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Committee Members

Ald Jeff Briscoe (Chairman)


Ald Eva Ruzicka
Ald Helen Burnet
Ald Tanya Denison
Aldermen
Lord Mayor Ald Sue Hickey
Deputy Lord Mayor Ald Ron Christie
Ald Marti Zucco
Ald Peter Sexton
Ald Philip Cocker
Ald Damon Thomas
Ald Suzy Cooper
Ald Anna Reynolds

N. Heath G.M.
H. Salisbury D.G.M.
Corporate Services
K. Baker P.A.M.C.R.
R. Enders P.E.O.L.M.
C.S.O. x2
City Planning
N. Noye D.C.P.
I. Stanley M.D.A.
K. Turner S.L.O.
Parks and City Amenity
G. Doyle D.P.C.A.

Media
Mercury
ABC Radio
Sub Total: 20
Minutes
Reception
Public x2
Trolley
Total Distribution: 25

CITY OF HOBART

AGENDA
CITY PLANNING COMMITTEE MEETING
(OPEN PORTION OF THE MEETING)
MONDAY 20 JULY 2015
AT 5.00 PM
THE MISSION
Our mission is to ensure good governance of our capital City.

THE VALUES
The Council is:
about people

We value people our community, our customers and colleagues.

professional

We take pride in our work.

enterprising

We look for ways to create value.

responsive

Were accessible and focused on service.

inclusive

We respect diversity in people and ideas.

making a difference

We recognise that everything we do shapes Hobarts future.

HOBART 2025 VISION


In 2025 Hobart will be a city that:
Offers opportunities for all ages and a city for life
Is recognised for its natural beauty and quality of environment
Is well governed at a regional and community level
Achieves good quality development and urban management
Is highly accessible through efficient transport options
Builds strong and healthy communities through diversity, participation and
empathy
Is dynamic, vibrant and culturally expressive

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

TABLE OF CONTENTS
1.

MINUTES OF THE OPEN PORTION OF THE MEETING OF THE CITY


PLANNING COMMITTEE HELD ON MONDAY 6 JULY 2015

2.

CONSIDERATION OF SUPPLEMENTARY ITEMS TO THE AGENDA

3.

INDICATIONS OF PECUNIARY AND CONFLICTS OF INTEREST

4.

TRANSFER OF AGENDA ITEMS

5.

PLANNING AUTHORITY ITEMS CONSIDERATION OF ITEMS WITH


DEPUTATIONS

6.

COMMITTEE ACTING AS PLANNING AUTHORITY


6.1

6.2

APPLICATIONS UNDER THE CITY OF HOBART PLANNING


SCHEME 1982
6.1.1

4 GOWRIE STREET AND ADJACENT ROAD


RESERVATION, NEW TOWN DEMOLITION, TWO
HOUSES AND ASSOCIATED HYDRAULIC
INFRASTRUCTURE PLN-15-00590-01 FILE REF: 5502683
& P/4/531

6.1.2

361-365 SANDY BAY ROAD (ALSO KNOWN AS 7-9 QUORN


STREET), SANDY BAY PARTIAL DEMOLITION,
EXTENSIONS AND ALTERATIONS TO EDUCATIONAL
ESTABLISHMENT PLN-15-00398-01 FILE REF: 7692409 &
P/361-365/820

6.1.3

30 RED CHAPEL AVENUE, SANDY BAY PARTIAL


DEMOLITION, HOUSE EXTENSION, ALTERATIONS,
ANCILLARY DWELLING, GARAGE, CARPORT AND
STORAGE (READVERTISED - AMENDED PROPOSAL)
PLN-15-00123-01 FILE REF: 5636294 & P/30/784

6.1.4

191 AND 199 NEW TOWN ROAD, NEW TOWN NEW


BUILDING FOR UNLISTED USE (SERVICE STATION),
ALTERATIONS TO HOTEL CAR PARKING AND
CONSOLIDATION OF TITLES PLN-15-00181-01 FILE
REF: 5516065 & P/199/712

6.1.5

1 BURNETT STREET, NORTH HOBART SIGN PLN-1500581-01 FILE REF: 1798691 & P/1/372

APPLICATIONS UNDER THE BATTERY POINT PLANNING


SCHEME 1979

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

6.2.1

6.3

6.4

65 HAMPDEN ROAD, BATTERY POINT PARTIAL


CHANGE OF USE TO VISITOR ACCOMMODATION PLN14-00922-01 FILE REF: 5577001 & P/65-67/550

APPLICATIONS UNDER THE SULLIVANS COVE PLANNING


SCHEME 1997
6.3.1

63 SALAMANCA PLACE, BATTERY POINT NEW SIGN


PLN-15-00717-01 FILE REF: 5672316 & P/63/817

6.3.2

SULLIVANS COVE VARIOUS LOCATIONS, HOBART


WAYFINDING SIGNAGE PLN-15-00665-01 FILE REF: 301-62

APPLICATIONS UNDER THE HOBART INTERIM PLANNING


SCHEME 2015
6.4.1

109-113 LIVERPOOL STREET, HOBART PUBLIC


ARTWORK PLN-15-00648-01 FILE REF: 5668077 & P/109113/626

6.4.2

LOT 1, 513 SANDY BAY ROAD, SANDY BAY CHANGE OF


USE TO CAFE/TAKE-AWAY FOOD PREMISES PLN-1500743-01 FILE REF: 2920150/02 & P/513/820

6.4.3

16 REYNOLDS COURT, DYNNYRNE CHANGE OF USE TO


RESIDENTIAL (BOARDING HOUSE) PLN-15-00632-01
FILE REF: 5638329 & P/16/967

6.4.4

827 SANDY BAY ROAD, SANDY BAY SIGNAGE PLN-1500549-01 FILE REF: 5645721 & P/827/820

7.

LAND USE PLANNING AND APPROVALS AMENDMENT (TASMANIAN


PLANNING SCHEME) BILL 2015 FILE REF: 16-11-2

8.

SUSTAINABLE BUILDINGS PROGRAM UPDATE FILE REF: 33-20-1

MOTION OF WHICH NOTICE HAS BEEN GIVEN UNDER REGULATION 16 (5)


OF THE LOCAL GOVERNMENT (MEETING PROCEDURES) REGULATIONS
2015
9.

PROPOSED NEW HERITAGE ADVISORY COMMITTEE -FILE REF: 13-1-9

10. QUESTIONS WITHOUT NOTICE FILE REF: 13-1-10


11. CLOSED PORTION OF THE CITY PLANNING COMMITTEE MEETING

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

BUSINESS LISTED ON THE AGENDA IS TO BE CONDUCTED IN THE ORDER


IN WHICH IT IS SET OUT UNLESS THE COMMITTEE BY SIMPLE MAJORITY
DETERMINES OTHERWISE

I, Nicholas David Heath, General Manager of the Hobart City Council, hereby certify
that:
1.

In accordance with Section 65 of the Local Government Act 1993, the reports in
this agenda have been prepared by persons who have the qualifications or the
experience necessary to give such advice, information or recommendations
included therein.

2.

No interests have been notified, pursuant to Section 55(1) of the Local


Government Act 1993, other than those that have been advised to the Council.

N.D. HEATH
GENERAL MANAGER

CITY PLANNING COMMITTEE AGENDA (OPEN)


Committee Members
Briscoe (Chairman)
Ruzicka
Burnet
Denison
Aldermen
Lord Mayor Hickey
Deputy Lord Mayor Christie
Zucco
Sexton
Cocker
Thomas
Cooper
Reynolds

City Planning Committee (Open Portion of the Meeting)


- Monday, 20 July 2015 at 5.00 pm in the Lady Osborne
Room.

PRESENT:

APOLOGIES:

LEAVE OF ABSENCE:

CO-OPTION OF COMMITTEE MEMBERS IN THE


EVENT OF A VACANCY
Where a vacancy may exist from time to time on the
Committee, the Local Government Act 1993 provides that
the Council Committees may fill such a vacancy.
1.

MINUTES OF THE OPEN PORTION OF THE MEETING OF THE CITY


PLANNING COMMITTEE HELD ON MONDAY 6 JULY 2015

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

2.

CONSIDERATION OF SUPPLEMENTARY ITEMS TO THE AGENDA


In accordance with the requirements of Part 2 Regulation 8 (6) of the Local
Government (Meeting Procedures) Regulations 2015, the Committee, by simple
majority may approve the consideration of a matter not appearing on the agenda, where
the General Manager has reported:
(a)
(b)
(c)

the reason it was not possible to include the matter on the agenda, and
that the matter is urgent, and
that advice has been provided under Section 65 of the Local Government Act
1993.

RECOMMENDATION
That the Committee resolve to deal with any supplementary items not appearing on the
agenda, as reported by the General Manager in accordance with the provisions of the
Local Government (Meeting Procedures) Regulations 2015.

3.

INDICATIONS OF PECUNIARY AND CONFLICTS OF INTEREST


In accordance with Part 2 Regulation 8 (7) of the Local Government (Meeting
Procedures) Regulations 2015, the chairman of a meeting is to request Aldermen to
indicate whether they have, or are likely to have, a pecuniary interest in any item on
the agenda.
In addition, in accordance with the Councils resolution of 14 April 2008, Aldermen
are requested to indicate any conflicts of interest in accordance with the Aldermanic
Code of Conduct adopted by the Council on 27 August 2007.
Accordingly, Aldermen are requested to advise of pecuniary or conflicts of interest
they may have in respect to any matter appearing on the agenda, or any supplementary
item to the agenda, which the committee has resolved to deal with, in accordance with
Part 2 Regulation 8 (6) of the Local Government (Meeting Procedures) Regulations
2015.

4.

TRANSFER OF AGENDA ITEMS


Are there any items which the meeting believes should be transferred from this agenda
to the closed agenda or from the closed agenda to the open agenda, in accordance with
the procedures allowed under Regulation 15 of the Local Government (Meeting
Procedures) Regulations 2015?

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

5.

PLANNING AUTHORITY ITEMS CONSIDERATION OF ITEMS WITH


DEPUTATIONS
In accordance with the requirements of Part 2 Regulation 8 (3) of the Local
Government (Meeting Procedures) Regulations 2015, the General Manager is to
arrange the agenda so that the planning authority items are sequential.
In accordance with Part 2 Regulation 8 (4) of the Local Government (Meeting
Procedures) Regulations 2015, the Committee by simple majority may change the
order of any of the items listed on the agenda, but in the case of planning items they
must still be considered sequentially in other words they still have to be dealt with as
a single group on the agenda.
Where deputations are to be received in respect to planning items, past practice has
been to move consideration of these items to the beginning of the meeting.
RECOMMENDATION
That in accordance with Regulation 8 (4) of the Local Government (Meeting
Procedures) Regulations 2015, the Committee resolve to deal with any items which
have deputations by members of the public regarding any planning matter listed on the
agenda, to be taken out of sequence in order to deal with deputations at the beginning
of the meeting.

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

6.

COMMITTEE ACTING AS PLANNING AUTHORITY


In accordance with the provisions of Part 2 Regulation 25 of the Local Government
(Meeting Procedures) Regulations 2015, the intention of the Committee to act as a
planning authority pursuant to the Land Use Planning and Approvals Act 1993 is to be
noted.
In accordance with Regulation 25, the Committee will act as a planning authority in
respect to those matters appearing under this heading on the agenda, inclusive of any
supplementary items.
The Committee is reminded that in order to comply with Regulation 25(2), the General
Manager is to ensure that the reasons for a decision by a Council or Council
Committee acting as a planning authority are recorded in the minutes.
6.1

APPLICATIONS UNDER THE CITY OF HOBART PLANNING


SCHEME 1982
6.1.1

4 GOWRIE STREET AND ADJACENT ROAD


RESERVATION, NEW TOWN DEMOLITION, TWO
HOUSES AND ASSOCIATED HYDRAULIC
INFRASTRUCTURE PLN-15-00590-01
FILE REF: 5502683 & P/4/531
53xs
(Council)

CPC Agenda

Item No. 6.1.1 / Page No. 1

20/7/2015

APPLIC
CATION UN
NDER CITY
Y OF HOBA
ART PLAN
NNING SCH
HEME 1982
2

Type
T
of Re
eport

Council

Committee:

20 July 2015
2

Council:

27 July 2015
2

Expiry Date
e:

15 August 2015

Application
A
n No:

PLN-15-00590-01

Address:
A

4 Gowrie
e Street and
d Adjacent road reservvation, New
w Town

Applicant:
A

Ashton Keene,
K
299 Nelson Ro
oad, Mount Nelson

Proposal:

Demolitio
on, two hou
uses and as
ssociated hydraulic
h
inffrastructure
e

Representa
ations:

Seven (7
7)

Discretion:

Density, private ope


en space, building
b
envvelope, privvacy

1.

Execu
utive Summ
mary
1.1.

Planning approval
a
is sought for demolition of the exissting shed and
a
weighbridge at 4 Gow
wrie Street (the site is otherwise vacant), an
nd the
construction of two, two-storey
houses. Work
t
W
to the ssewer main
n is propose
ed
within the road reserrvation.

1.2.

Four (4) discretions


d
were
w
invoke
ed.
1.2.1.

Density
D

1.2.2.

Private
P
ope
en space

1.2.3.

Building
B
envelope

1.2.4.

Privacy
P

1.3.

Seven (7)) representa


ations objeccting to the proposal w
were received within th
he
statutory advertising
a
period.

1.4.

The propo
osal is reco
ommended for approva
al.

1.5.

The final decision


d
ha
as been delegated to the Council.

CPC Agenda

2.

Item No. 6.1.1 / Page No. 2

Site D
Detail

Fig.. 1. Subject site

Fig.. 2. Subject site

Fig.. 3. Subject site

20/7/2015

CPC Agenda

Item No. 6.1.1 / Page No. 3

20/7/2015

Fig. 4. Subject site

2.1

3.

The property is located within an established residential area, characterised by


predominantly single storey brick or weatherboard houses with some flats and
two-storey houses. The houses are orientated to the street, with small front
gardens, larger rear gardens and off-street parking for one to two cars. Front
fences are generally low.

Proposal
3.1.

The proposal is to demolish the shed and weighbridge on the otherwise vacant
site and construct two, two-storey houses.

3.2.

A sewer main within the site will be diverted, and additional work to the main is
proposed within the road reserve.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


-3-

File Ref: 5502683 P/4/531

CPC Agenda

Item No. 6.1.1 / Page No. 4

20/7/2015

Fig. 5. Site plan as proposed

Fig. 6. Northern and southern elevation of the proposed units

Fig. 7. The shed to be demolished.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


-4-

File Ref: 5502683 P/4/531

CPC Agenda

Item No. 6.1.1 / Page No. 5

20/7/2015

Fig. 8. Area of the site where the western unit will be located, looking towards the rear of 9-9A Bishop Street.
The yellow painted building is the neighbours dwelling. The two cream painted buildings are outbuildings.

Fig. 9. Area of the site where the eastern unit will be located

4.

Background
4.1.

The site was previously used as a woodyard (Gorringes Woodyard), but has
not been used for this purpose since at least 2005.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


-5-

File Ref: 5502683 P/4/531

CPC Agenda

5.

Item No. 6.1.1 / Page No. 6

20/7/2015

Concerns raised by representors


5.1.

The following table outlines the issues raised by representors. All concerns
raised with respect to the discretions invoked by the proposal will be
addressed in Section 6 of this report.
Please note that five of the representors have lodge reasons for objection
under the Hobart Interim Planning Scheme 2015. As the application is not
being assessed under the Hobart Interim Planning Scheme 2015, these
grounds of objection have not been summarised.
Representor #1: The upper level
deck from bedroom 1 (eastern
unit) should be screened as it
looks straight into our living area.
Representors #3 to #7: The
application is invalid because
Section 52(1B) of the Land Use
Planning and Approvals Act 1993
has not been met.
Habitable rooms will directly
overlook neighbours.

The development should have five


(5) parking spaces where three (3)
are proposed.
Sight distance does not comply
with the scheme.
Access points do not ensure safe
access to and from the site.

Representor #2: The western unit


is too high and too close to my
boundary and will unreasonably
overshadow my house.
The proposal is incompatible with
houses in the area.
Representors #3 to #7: The units
do not complement the built and
natural values of the area. They
do not have regard to streetscape
qualities and do not complement
or enhance the character of the
neighbourhood.
The development is visually bulky
and inconsistent with the size and
scale of existing development in
the area (including heritage listed
properties).
Parking is located in front of the
building line.

The cross-over will reduce the


amount of on-street parking.
The units will cause an
unreasonable loss of amenity to
the occupants of adjacent lots
through visual bulk and
unreasonable appearance.
The development does not make
The setback of the garages does
efficient use of the site and does
not comply with the scheme and
not provide for amenity for
be detrimental to streetscape and
residents.
dominate the view of the dwelling
from the street.
While I strongly oppose the
The site should be developed in a
development as proposed, I do not
more sensitive way.
oppose the site being developed.
6.

Assessment
6.1.

The site is located within Precinct 17 of the Residential 2 Zone of the City of
Hobart Planning Scheme 1982.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


-6-

File Ref: 5502683 P/4/531

CPC Agenda

6.2.

6.3.

Item No. 6.1.1 / Page No. 7

20/7/2015

The development has been assessed against;


6.2.1.

Zone objective

6.2.2.

Statement of desired future character

6.2.3.

Rescode (Schedule K)

The following discretions were invoked:


6.3.1.

Discretion Table

Discretion 1

Density

Discretion 2

Private open
space
Building
envelope

Discretion 3

Discretion 4

Privacy
(windows)

Privacy (decks)

6.3.2.

CHPS
requirement
760m2 site area
for two
dwellings
5.0 metres wide
Development
should be sited
within the
building
envelope
9.0 metre
setback for
habitable room
windows to
neighbouring
habitable room
windows
9.0 metre
setback for
decks to
neighbouring
windows; 5.0
metre setback
to boundaries

Proposed
development
698m2

<5.0 metres
wide in parts
The north-west
corner of the
eastern unit is
outside the
envelope
<9.0m in places

<5.0m to
boundaries in
places

Discretion 1 - Density
The development of two houses on a lot in Precinct 17 requires
760m2 of land to be permitted under the City of Hobart Planning
Scheme 1982. The subject site is 698m2.
Interestingly, under the provisions of the Hobart Interim Planning
Scheme 2015, the minimum density in the Inner Residential Zone is
200m2 per multiple dwelling, so three dwellings would be permitted.
Nevertheless, the application was lodged under the City of Hobart
Planning Scheme 1982 and so the provisions of this scheme must be
used. In particular, the proposal must be assessed against
performance criteria PC1.1 to PC1.5.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


-7-

File Ref: 5502683 P/4/531

CPC Agenda

Item No. 6.1.1 / Page No. 8

20/7/2015

Clause PC1.1:
The number and size of dwelling units are to complement the built
and natural values of an area.
This clause asks the Council to consider two elements of the
proposal (the number and size of dwellings) and whether these
complement the built and natural values of the area.
The units have a site coverage of 21% where 30% is permitted. Two
storey houses are permissible within the zone. Refusing the houses
based on their size would be inconsistent with what is permitted in
the area, and therefore what is considered to complement the built
and natural values of the area.
In terms of the number of houses, the land is 62m2 short of the
permitted standard. 62m2 is 8% of 760m2. An 8% shortfall is
considered to be a minor discretion as it is, in effect, an additional
31m2 of land next to each dwelling. There are a number of houses in
the immediate vicinity that have a similar footprint to land ratio,
including the closest neighbour at 9-9A Bishop Street. The housing
form and density is consistent with the objective of the Residential 1
Zone of providing diverse dwelling types and the statement of
desired future character for precinct 17 to consist principally of
single detached houses set on small .... allotments.
Clause PC1.2:
Existing dwellings are to maintain a curtilage that provides sufficient
separation to preserve residential amenity.
This Clause is applicable to the curtilage around existing dwellings
when a second dwelling is proposed in the garden behind it. It is not
applicable to this assessment.
Clause PC1.3:
The number and size of dwelling units shall not exceed the capacity
of the current or intended community and/or physical services of the
area.
The number proposed will not exceed community or servicing
capacity in the area.
Clause PC1.4:
This clause is not relevant as a subdivision is not proposed.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


-8-

File Ref: 5502683 P/4/531

CPC Agenda

Item No. 6.1.1 / Page No. 9

20/7/2015

Clause PC1.5:
Building form shall have regard to the need to:
(a) minimise direct overlooking of the main internal living areas and
private open spaces of neighbouring dwelling units;
(b) minimise any reduction in existing winter sunlight to the principal
area of ground level living rooms and private open space of
neighbouring dwelling units;
(c) minimize visual bulk in close proximity to existing buildings;
(d) minimise noise intrusion to neighbouring dwelling units; and
(e) complement or enhance the character of the neighbourhood.
The houses have been designed to be within the building envelope
apart from a small section of the north-west corner of the eastern
house. The windows and decks are also generally setback the
distance from neighbouring houses and title boundaries required
under the privacy schedule. The design is considered to minimise the
impact on both the privacy and sunlight loss to neighbouring
properties and so is consistent with (a) and (b). Again, as the houses
are within the building envelope (apart from the upper corner of the
eastern unit), the design minimises visual bulk and complies with (c).
Noise intrusion would not be any different to that normally associated
with residential development in an inner suburb of Hobart and so (d)
is met.
The character of the neighbourhood is typical of streets in New
Town: generally single storey brick or weatherboard houses with
pitched roofs, set in small to standard sized allotments. Less
common in the area are two storey houses or flats. The proposed
design is undoubtedly modern and will contrast with existing olderstyle houses in the area. The issue is, however, that the Council is
only exercising discretion over the design of the houses based on a
62m2 shortfall of land. If the land were 62m2 larger, or if a single
house were proposed, the modern design of the house(s) would be
of no consequence. The two buildings are domestic in appearance,
and will read as two separate, two-storey houses. This housing form
is consistent with the objective of the Residential 1 Zone of providing
diverse dwelling types and the statement of desired future character
for Precinct 17 to build single detached houses set on small ....
allotments. There is no requirement in the City of Hobart Planning
Scheme 1982 that new development in this area of New Town be
single storey or in an older-style. The site is not located within a
heritage precinct under either the City of Hobart Planning Scheme
1982 or Hobart Interim Planning Scheme 2015.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


-9-

File Ref: 5502683 P/4/531

CPC Agenda

Item No. 6.1.1 / Page No. 10

20/7/2015

In addition, the new density provisions under the Hobart Interim


Planning Scheme 2015 require a minimum of 200m2 per house and a
maximum of 400m2. This would allow three houses to be constructed
on the lot without a density discretion. It is clear from the higher
density provisions under the Hobart Interim Planning Scheme 2015
that the Council is aiming for denser development within New Town,
and the proposal is consistent with this.
In summary, if the land were 62m2 larger, the proposal would be
permitted in terms of density. This is a minor discretion as it is a
short-fall of 8% or, in effect, an additional 31m2 of land next to each
house.. If the applicant had lodged the application under the Hobart
Interim Planning Scheme 2015, three houses would be permitted on
a lot of that size, and the Council would have no discretion to refuse
a two house development on the basis of density. A higher density of
infill housing is clearly the desired future state for this area of New
Town, as the density provisions in the Hobart Interim Planning
Scheme 2015 attest. The buildings are domestic in scale, will look
like two detached houses, and so are consistent with the zone
objective and statement of desired future character for the precinct.
The proposal is consistent with the performance criteria, Clauses
PC1.1 to PC1.5.
6.3.3.

Discretion 2 - Private open space


Both houses achieve more than 50m2 of private open space (decks,
patio paving and garden area are included in this calculation);
however some sections of the open space is less than 5.0 metres
wide. This creates a discretion under Clause AS2.1 of the City of
Hobart Planning Scheme 1982 and so the proposal must be
assessed under Clauses PC2.1 to PC2.5 which state:
Clause PC2.1:
Private open space is clearly defined for private use.
Clause PC2.2:
Private open space areas are of dimensions to suit the projected
requirements of the occupants of the dwelling unit, and to
accommodate some outdoor recreational needs as well as providing
space for service functions.
Clause PC2.3:
Part of the private open space is capable of serving as an extension
of the dwelling unit for relaxation, dining, entertaining, recreation and
childrens play, and is accessible from a living room.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


- 10 -

File Ref: 5502683 P/4/531

CPC Agenda

Item No. 6.1.1 / Page No. 11

20/7/2015

Clause PC2.4:
Location of private open space takes advantage of outlook and the
natural features of the site; minimises adverse impact of adjacent
buildings on privacy and overshadowing; and addresses surveillance,
privacy and security issues where private open space abuts public
spaces.
Clause PC2.5:
Orientation of private open space helps to achieve comfortable yearround use.
The open space is a mixture of paved patio area, unroofed decks
and garden. These areas are orientated to the north, west and/or
east of the houses and so achieve comfortable year round use for a
variety of recreation/dining/entertaining purposes. They are
separated both physically and with a screen to achieve privacy. They
will provide spaces for childrens play as well as clothes drying and
garden storage and are directly accessible from living rooms.
The private open space provisions of the City of Hobart Planning
Scheme 1982 are considered to be met.
6.3.4. Discretion 3 - Building setback and bulk
The houses are located within the building envelope relative to the
side and rear boundaries. The only exception is the north-west
corner of the eastern house which exceeds the envelope by a minor
amount.

Fig. 10. Extent of building envelope discretion

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


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Fig. 11. Extent of building envelope discretion

When assessing a building envelope discretion, the Council is


required to assess the difference in impact between a permitted
development and the development as proposed. In this case, the
amount of building outside the envelope is small, and would not
unreasonably overshadow the neighbouring property (11 Bishop
Street) compared to a permitted development. The extent of wall
outside the envelope is not considered to be overbearing compared
to a permitted development.
The proposal therefore meets Clause PC4.1 of the City of Hobart
Planning Scheme 1982 which states:
Buildings are to be designed and sited such that there is no
unreasonable loss of amenity to the residents of adjacent dwellings
caused by overbearing appearance, loss of daylight or sunlight.
The development is within the building envelope relative to the
neighbour who had concerns about overshadowing, and so there are
no grounds to refuse the proposal on this basis.
6.3.5.

Discretion 4 Privacy
Eastern dwelling
The windows of the eastern dwelling are set back more than 9.0
metres from neighbours habitable room windows and so comply with
Clause AS6.1.
The rear (north-facing) ground floor deck is between 0.5 metres and
1.25 metres above natural ground level and is within 5.0 metres of
the rear boundary. The side (east-facing) ground floor deck is also
slightly over 1.0 meters in part and is closer than 5.0 metres to the
side boundary. This creates a discretion under Clause AS6.2 which
requires decks over 1.0 metre to be set back 5.0 metres from
boundaries.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


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The upper level bedroom 1 deck is also within 5.0 metres of the side
boundary. The consultant planners report states screening to this
(upper level) deck in accordance with Clause AS6.3 is shown on the
plan A 1.2 metre high screen is shown which complies with Clause
AS6.3. A condition will be placed on the permit to ensure that this
screen is no more than 25% transparent. This deck is more than 9.0
metres from the neighbours habitable room windows and so a 1.7
metre high screen is not required.
Western dwelling
The western house is within 9.0 metres of a section of the
neighbours house at 11 Bishop Street, New Town. This wall would
not be unreasonably affected by the new windows.

Fig. 12. Neighbouring property at 11 Bishop Street. Source: 4 Gowrie Street New
Town consultant planners report, author: K Loveday.

The ground floor living room window is within 9.0 metres of the rear
of 9-9A Gowrie Street, New Town. Any overlooking from this window
is mitigated by the fact that the window is at ground floor level, with a
boundary fence in between. The upper level window is an ensuite
bathroom. The applicant has proposed screen planting to reduce any
loss of privacy to this neighbour.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


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Fig. 13. Neighbouring property at 9-9A Bishop Street. The yellow painted wall is
the dwelling. The cream painted wall in the fore-ground is an outbuilding.

Fig. 14. Neighbouring property at 9-9A Bishop Street. The photograph is taken
from Gowrie Street and shows the dwelling (yellow paint) and the small outbuilding
on the boundary (cream paint).

7.

Discussion
7.1.

There are four discretions in relation to the proposal, and seven


representations were received during the statutory advertising period.

Author: Liz Wilson

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Item No. 6.1.1 / Page No. 15

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Five of the representors have argued that the application is invalid because
Section 52 (1B) of the Land Use Planning and Approvals Act 1993 has not
been met. In particular they state:
It is noted that the General Manager of the Hobart City Council has
signed the application form in accordance with Section 52(1B)(a).
However, the application for planning permit form (submitted on 15 May
2015) makes no reference to the Gowrie Street road reservation in the
location of proposed development on page 1 of the form. Furthermore
the General Manager has failed to complete the relevant section on page
4 of that form, meaning that the General Manager has failed to comply
with Section 52(1B)(b) of the Act. As such, the application is not valid, and
the Council (acting as a planning authority) cannot determine the
discretionary planning application under the provisions of the relevant
legislation.
In Councils opinion, the application does satisfy Section 52(1B) of Land Use
Planning and Approvals Act 1993. The General Manager of the Hobart City
Council has signed the application form, thereby granting consent to the
making of the application for development on Council land, in accordance with
Section 52(1B) of the Act. When granting consent to the making of a planning
application, the General Manager is granting consent to the totality of the
application, including the proposal plans. The fact that the application form
does not say and Gowrie Street road reservation in the location of proposed
development on the application form does not mean that the General
Manager has not satisfied Section 52 (1B) of the Land Use Planning and
Approvals Act 1993, and it does not render the application invalid. Similarly,
the fact that the General Manager has not filled in all of the section 4 of the
application form does not mean that the General Manager has not satisfied
Section 52 (1B) of the Land Use Planning and Approvals Act 1993, and it does
not render the application invalid.

7.3.

Five of the representors are concerned that the garages do not have safe sight
distances when exiting onto the foopath. This concern has been assessed by
the Councils Development Engineer, who has recommended approval subject
to a condition to widen the width of the garage openings.

7.4.

Some of the representors have raised grounds of objection which do not relate
directly to the discretion being exercised by the Council. These are as follows.

7.5.

Five of the representors contend that each dwelling unit should provide two
parking spaces plus one visitor space (five in total), thereby creating a parking
discretion under Clause AS3.2 of the City of Hobart Planning Scheme 1982.
This is not the case. Each house is required to provide 1.5 spaces. 1.5
spaces x two houses = three spaces. The rounding up is done at the end of
the calculation not at the start. If the number of spaces were rounded up from
1.5 to 2.0 before multiplication, there would be no benefit in requiring 1.5
spaces the scheme should simply say 2.0 spaces per dwelling. No visitor
parking is required as the site is not in a cul-de-sac and less than four units
are proposed. Three parking spaces are provided, so there is no parking
discretion.

Author: Liz Wilson

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7.6.

Five of the representors contend that the garages are in front of the building
line and so are discretionary under Clause AS3.4 of the City of Hobart
Planning Scheme 1982. Again, this is not considered to be the case. The
garage is within the curtilage of the house and is part of the building line. If this
assumption is incorrect, the garages would comply with the relevant
performance criteria, Clause PC3.2 of the City of Hobart Planning Scheme
1982 in any case, as the garage design (which only projects from the entry to
the front of the house by 1.0 and 1.5m) maintains streetscape amenity,
complements the house design and allows surveillance of the street from
within the house..

7.7.

One representor contends that the application should be refused because the
development is too high and too close to their side boundary. As the building is
within the building envelope relative to this neighbour, there is no discretion to
refuse the proposal on this basis.

7.8.

In summary, the application is for two houses on a disused woodyard site.


The proposal is consistent with the Objective of the Residential 1 Zone
(Clause 5.7 of the City of Hobart Planning Scheme 1982), which is to:
Sustain and enhance the character and amenity of established residential
areas with diverse dwelling types.......

7.9.

The proposal is consistent with the statement of desired future character for
precinct 17 (Clause 5.7.2 of the City of Hobart Planning Scheme 1982) which
states:
The precinct should continue as an inner urban residential area consisting
principally of single detached houses set mainly on small to standard size
allotments....

7.10. The proposal is considered to meet the relevant acceptable solutions and
performance criteria. The discretions exercised are relatively minor, and do
not warrant refusal of the proposal.
8.

Conclusion
8.1.

9.

The proposed demolition, two houses and associated hydraulic infrastructure


at 4 Gowrie Street, New Town, satisfies the relevant provision of the City of
Hobart Planning Scheme 1982, and as such is recommend for approval.

Recommendations
That: A. Pursuant to the City of Hobart Planning Scheme 1982, the Council
approve the application for a demolition, two houses and associated
hydraulic infrastructure at 4 Gowrie Street and Adjacent Road
Reservation, New Town for the reasons outlined in the officers report and
a permit containing the following conditions be issued:

Author: Liz Wilson

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1.

20/7/2015

The use and development must be substantially in accordance with


the documents and drawings that comprise the planning application
No. PLN-15-00590-01 as outlined in Attachment A to the permit
except where modified below.
Reason for condition
To clarify the scope of the permit.

2.

The use and development must comply with the requirements of


TasWater as detailed in the form Submission to Planning Authority
Notice, Reference No. TWDA 2015/00791-HCC, dated 9 June 2015,
as attached to the permit.
Reason for condition
To clarify the scope of the permit.

3.

Fixed screening to the satisfaction of the Councils Director City


Planning must be installed prior to the first occupation of the houses
and maintained along the eastern edge of the upper level deck,
which extends from bedroom one of the eastern most house. The
screen must be at least 1.2m in height above the floor level of the
deck and be no more than 25% transparent.
Prior to the issue of any building consent, amended plans
demonstrating compliance with this condition must be submitted to
and approved by the Councils Director City Planning. When
approved, the amended plans will form part of this permit and must
be complied with.
Reason for condition
To protect the privacy of the adjacent dwelling.

4.

Prior to the issue of a certificate of completion, the lots comprising


the site area must be the subject of an adhesion order pursuant to
Section 110 of the Local Government (Building and Miscellaneous
Provisions) Act 1993.
Reason for condition
To ensure that title arrangements are reflective of and
compatible with the use/development.

5.

All driveways, drainage, services and accesses to/at the site are to
be constructed in accordance with approved working drawings and
specifications and municipal standard drawings and specifications.
Reason for condition
To ensure that all works are done to the Councils standards.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


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6.

20/7/2015

The design and construction of the parking, access and turning areas
must generally comply with the Australian Standard, Parking
facilities, Part 1: Off-Street Carparking, AS 2890.1 2004, to the
satisfaction of the Councils Director City Planning.
Reason for condition
To ensure that the parking layout for the development is to
accepted standards.

7.

All driveway access and car parking areas must be constructed,


sealed and drained in accordance with approved engineering
drawings and with the Councils standard requirements prior to the
first occupation/new use of the buildings. Note any coloured or
textured surface construction must not extend beyond the back of
footpath.
Reason for condition
To ensure that the works will comply with the Councils
standard requirements.

8.

The proposed driveway must comply with the following:


(i)

If constructed to a sealed finish, the finished gradient shall not


exceed 1 in 4 (25%).

(ii)

Vertical alignment shall include transition curves (or straight


sections) to the Australian Standard, Parking facilities - Part 1:
Off-Street Carparking AS 2890.1 - 2004, Clause 2.5.3 (d) at all
grade changes greater than 12.5%.

(iii)

The gradient of any parking areas must not exceed 5%.

(iv) Minimum carriageway width is to be 3.0 metres


Design drawings of the driveway access and car parking areas
showing dimensions, levels, gradients and other details as necessary
and demonstrating compliance with the above requirements shall be
submitted to the Council for approval prior to the issuing of a building
consent under the Building Act 2000 or the commencement of any
construction.
Reason for condition
In the interests of vehicle user safety and the amenity of the
development.
9.

Author: Liz Wilson

The entrance to the proposed parking areas must be designed to


allow adequate visibility between vehicles leaving the carpark and
pedestrians on the frontage road footpath, as well as vehicles on the
road.

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Prior to the issuing of any building consent, amended plans showing


compliance with this condition must be submitted to and approved by
the Councils Director City Planning. When approved, the plans will
form part of this permit and must be complied with.
Advice: Acceptable solutions for achieving adequate visibility as
required by this condition include:
(i)

Compliance with the Australian Standard, Parking facilities Part


1: Off-Street Carparking AS2890.1-2004, Fig 3.3, ie. provide
2.0 metre by 2.5 metre sight splays or triangles.

(ii)

Minimum driveway/garage width is 3 metres. Because the


garage walls on either side of the vehicle entrance are high and
will allow no transparency, as an absolute minimum would
require 1 metre by 1 metre sight triangles on either side of a 3
metre wide driveway. That is you could have a 3 metre wide
clear opening for the vehicle entrance or garage door if it is set
back 1 metre from the front boundary, or you could have a 4
metre wide opening if the entrance is set back 0.5 metres from
the front boundary, or you could have a 5 metres wide clear
opening for the vehicle entrance if it is located at the front
boundary.

Reason for condition


To ensure the safety of vehicles entering and leaving the
development and of pedestrians and traffic in the vicinity.
10. A long section of the proposed driveway and crossovers from the
kerb and channel (KC) to the end of the parking bay in accordance
with the Tasmanian Standard Drawings (IPWEA) TSD R09.v1
Urban Roads Driveways, showing appropriate gradients and
prepared by a suitably qualified designer, must be submitted to and
approved by the Council (to the satisfaction of the Director City
Infrastructure) prior to the issue of any building consent.
Reason for condition
To ensure that all works are done to Councils standards.
11. Drawings showing the location of the proposed vehicle crossovers
and any services in the vicinity, along with the location of any
redundant driveway crossovers within the highway reservation in
accordance with the Tasmanian Standard Drawings(IPWEA) TSD
R09.v1 Urban Roads Driveways and TSD R14-v1 type KC
vehicular crossing, must be submitted to the satisfaction of the
Director City Infrastructure, prior to the issue of any building consent.
Reason for condition
To ensure that all works are done to Councils standards.

Author: Liz Wilson

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12. Construct new vehicle crossovers at developers cost in accordance


with Tasmanian Standard Drawings (IPWEA) TSD R09.v1 Urban
Roads Driveways and TSD R14-v1 type KC vehicular crossing prior
to the issue of a completion/occupancy certificate.
Reason for condition
To ensure that all works are done to Councils standards.
13. Reinstate any redundant vehicle crossovers to footpath, kerb and
gutter in accordance with Tasmanian Standard Drawings(IPWEA)
TSD-R14-v1 and TSD-R15-v1 Type KC( Kerb and Channel ) and
Urban Roads Footpaths TSD-R11-v1 prior to the issue of a
completion/occupancy certificate.
Reason for condition
To ensure that all works are done to Councils standards.
14. The proposed site must be provided with an adequate stormwater
service connection to the Council mains/systems at the developers
cost and to the satisfaction of the Council. The developer is
responsible for the design of the SW service connections. Note that
the size of the proposed connections will depend on the number of
dwellings that they are likely to serve. Existing service connections
may be reused if they are of the appropriate size and are in good
condition. Any proposed building envelopes must be shown clear of
all easements.
A detailed services plan showing both existing and proposed
services and access to all lots on the site must be prepared by a
qualified and experienced designer and submitted to and approved
by the Council prior to the commencement of work on site. The plan
must clearly distinguish between private and public infrastructure.
Advice: Note that the site will also require adequate water and sewer
service connections to Taswater mains/systems. The Services Plan
must clearly show the existing/ proposed water, sewer and
stormwater service connections.
Reason for condition
To ensure that all works are done to the Councils standards.
15. Stormwater runoff from the proposed development - including from
roofs, driveways, parking and other paved areas, subsoil and
retaining wall drainage and any rainwater tank overflows, is to be
discharged to the Councils infrastructure/legal point of discharge at
the developers cost. Prior to the issuing of a plumbing or building
consent under the Building Act 2000 and the start of works, submit
design drawings of the proposed stormwater drainage system,
prepared by a suitably qualified designer, to the satisfaction of the
Councils Director City Infrastructure and Director City Planning.
Author: Liz Wilson

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These must include appropriate long sections, levels and gradients to


the point of discharge, as required. Drawings must clearly show how
the sites stormwater drainage system will connect into the Council
stormwater drainage system.
Advice:

Please note that pumping systems may only be used where drainage
to Council infrastructure via gravity is impractical. All stormwater
which is able to drain via a gravity system (including suspended and
charged systems) must be allowed to do so.

In accordance with the Tasmanian Plumbing Regulations 2014 you


are required to drain driveways, parking areas and other paved areas
to an approved stormwater disposal system to prevent nuisance
problems with neighbours, or with the public where water flows onto
footpaths. This will require the installation of suitable grated
trenches/spoon drains /grated pits, etc to collect the runoff from
paved areas within the property boundaries and an outlet connection
to the kerb and gutter or to the Council stormwater mains system. A
kerbline on the low side of the paved area may be required to direct
the stormwater to a pit. The paved area should have a suitable
crossfall to the kerbline (a minimum of 3% is often used). Such
drainage must be to the satisfaction of the Councils Plumbing
Compliance Officer.
Reason for condition
To ensure that stormwater from the site will be discharged to a
suitable Council approved outlet.

16. If a new stormwater connection is required, of a size appropriate to


satisfy the needs of the development, it must be constructed by the
Council at theowners cost. Prior to the issuing of a plumbing or
building permit/consent under the Building Act 2000, engineering
drawings detailing the connection to Council infrastructure must be
submitted to and approved by Council's Director City Infrastructure.
These must include a long-section and cross-section, highlighting
any potential clashes with other services. Any existing stormwater
connections must be clearly identified on these drawings, and if
redundant, be abandoned and sealed by Council at the owners cost
prior to the issue of any certificate of occupancy/completion. Once
approved, the engineering drawings will form part of this permit and
must be complied with.
Advice: The Plumbing Regulations 2014 require a single stormwater
connection per Lot, at the lowest point practicable of the Lot.
Reason for condition
To ensure the site is drained adequately.

Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


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17. Prior to the issue of any building consent under the Building Act 2000
(including demolition) or the commencement of works on site
(whichever occurs first), submit to and have approved by the
Councils Director City Planning a soil and water management plan
(SWMP) detailing proposed sediment and erosion control measures.
The approved control measures must be installed prior to any
disturbance of soil or vegetation, and must be regularly inspected
and maintained during the construction/ demolition period to prevent
soil and other materials entering the local stormwater system,
roadways or adjoining properties. The control measures must remain
in place until such time as all construction activity likely to generate
sediment has been completed or all disturbed areas have been
stabilised using vegetation and/or restored or sealed to the
satisfaction of the Council. The approved SWMP forms part of this
permit and must be complied with.
Advice: For further guidance on preparing soil and water
management control measures, please refer to the proforma and soil
and water fact sheet no.3- management plans provided in the
planning permit package or alternatively the Department of
Environment, Parks, Heritage and the Arts has published Soil and
Water Management Factsheets (2008). These are available from the
Council or online at www.derwentestuary.org.au
Reason for condition
To avoid the pollution and sedimentation of roads, drains and
natural watercourses that could be caused by erosion and
runoff from the development, and to comply with relevant State
legislation.
18. The owner must pay the cost of any alterations and/or reinstatement
to the Councils infrastructure, including the sites service connection
points, incurred as a result of the proposed development works.
Reason for condition
To ensure that any Council infrastructure affected by the
proposal will be reinstated at the Developers full cost.
19. Prior to the issuing of any building consent under the Building Act
2000 (including demolition) or the commencement of work on site,
whichever occurs first, the ownershall lodge with the Council an
infrastructure protection bond in the form of a cash/cheque deposit or
a bank guarantee from an approved financial institution, for an
amount of $2,000 (this is the minimum bond), as security for the
protection from damage of the Council's infrastructure during the
construction of the development. The bond will be released once the
works are completed should no damage have occurred.
Advice: Once the certificate of occupancy/completion for the
development has been issued and/or the works are completed,
please contact the Council's Project and Development Inspector on
Author: Liz Wilson

4 Gowrie Street & Adjacent Road Reservation


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telephone (03) 6238 2967 to arrange an inspection prior to the


release of the Councils Infrastructure Protection Bond.
Reason for condition
To ensure the protection of the Council's infrastructure.
20. Prior to the issuing of any building permit/consent under the Building
Act 2000 (including demolition) or the commencement of works on
site (whichever occurs first), the owner must lodge with the Council a
comprehensive photographic record of the condition of the Councils
infrastructure (road surface, services, footpaths, kerb and gutter,
driveway crossovers and nature strips) at the road frontage to the
site and adjacent to the site.
Any damage to the Councils infrastructure during construction must
be repaired within 30 days to the satisfaction of Councils Director
City Infrastructure at the owners cost.
The photographic record will be relied upon to establish the extent of
any damage caused to the Council infrastructure during construction.
In the event that the owner fails to provide a pre-construction
photographic record of the site then any damage to the Council
infrastructure found on completion of works will be deemed to be the
responsibility of the owner and must be repaired within 30 days to the
satisfaction of the Councils Director City Infrastructure at the
developers cost.
Advice:
(i) The developer should take particular care to photograph any
pre-existing damage or defects to Council infrastructure at the
road frontage and adjacent to the site.
(ii)

Any damage to the Councils infrastructure during construction


must be reported to the Councils Project and Development
Inspector, on telephone (03) 62 382 967 within five working
days.

Reason for condition


To ensure that any Council infrastructure and/or site-related
service connections affected by the proposal will be altered
and/or reinstated at the developers full cost.
B. The Council include the following advice to the applicant:
1.

Author: Liz Wilson

As approval is required for the use/development under the Building


Act 2000, approval of the working drawings is required prior to the
commencement of any works or the occupancy of the premises.

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Item No. 6.1.1 / Page No. 24

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2.

An application for a plumbing permit must be lodged in accordance


with the Building Act 2000 and Tasmanian Plumbing Regulations
2014, and a permit issued prior to the commencement of any
plumbing work on site.

3.

The Council's Project and Development Inspector must be contacted


on telephone (03) 6238 2967 at least 24 hours prior to the
commencement of any work that requires inspection. The inspector
must be contacted to discuss the requirements for any new vehicle
crossovers and new stormwater connections.

4.

The footpath material must match existing footpath.

5.

Tasmanian Standard Drawings can be accessed on the Local


Government Association Tasmania web site: www.lgat.tas.gov.au.

6.

Prior to the commencement of any work within the road reservation


by a private contractor, the owner must obtain a road opening permit,
otherwise known as a permit to temporarily open up and occupy a
highway (pursuant to Section 46 of the Local Government
(Highways) Act 1982) for any privately undertaken works in the
highway reservation. This permit will include items such as hours of
work, road safety, reinstatement, etc. Note that an application form
and advice regarding the permit requirements can be found on the
Councils web site: www.hobartcity.com.au .

7.

Once a permit has been issued the owner must contact the Project
and Development Inspector on telephone (03) 6238 2967 at least 48
hours notice prior to the commencement of any works. Please note
completed applications for the permit must be accompanied by a
safe work method statement. Any queries should be directed to the
Councils Traffic Engineering Unit on telephone (03) 6238 2791.

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Item No. 6.1.1 / Page No. 25

8.

20/7/2015

Prior to any works commencing within the highway reservation a


license pursuant to the Council's by-laws must be obtained for the
use of the public footpath or road pavement/reservation during
construction for hoarding, scaffolding, signage, skip bins, cranes,
scissor lifts or other equipment in accordance with conditions to be
established by the Council.
Advice:Prior to contacting the Council please refer to the advice on
the Councils web page Work in the Road Reservation:
www.hobartcity.com.au
To apply for the relevant permit please submit completed application
forms to traffic@hobartcity.com.au or mail to the Councils Manager
Traffic Engineering Hobart City Council GPO Box 503 Hobart 7001.
Note that all applications for permits and licences must be
accompanied by a safe work method statement. Any queries should
be directed to the Councils Traffic Engineering Unit on telephone
(03) 6238 2791.

DEVELOPMENT APPRAISAL PLANNER


As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.

(Leanne Lassig)
ACTING SENIOR STATUTORY PLANNER
As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.
Date of Report: 2 July 2015
Attachment(s) Attachment A Documents and Drawings List
Attachment B TasWater form Reference No. TWDA 2015/00791-HCC
Attachment C Documents and Drawings

Author: Liz Wilson

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Item No. 6.1.1 / Page No. 26

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Documents and Drawings that comprise


Planning Application Number - PLN-15-00590-01
DEVELOPMENT ADDRESS:

4 Gowrie Street and Adjacent Road


Reservation, New Town

LIST OF DOCUMENTATION:
Description

Drawing
Number/Revision/Author/Date,
Report Author/Date, Etc

Application form
Title
Consultant planners report
Attachment A (site photos)
Photo
Site/demolition plan

Site plan

Ground floor plan

First floor plan

Roof plan

Author: Liz Wilson

CT 3/5451
Author: Kate Loveday

Project No:
Drawing No: 01
Revision No: B
Drawn by: Ashton Keene
Associates
Date of Drawing: April 2015
Project No:
Drawing No: 02
Revision No: B
Drawn by: Ashton Keene
Associates
Date of Drawing: April 2015
Project No:
Drawing No: 03
Revision No: B
Drawn by: Ashton Keene
Associates
Date of Drawing: April 2015
Project No:
Drawing No: 04
Revision No: 0
Drawn by: Ashton Keene
Associates
Date of Drawing: April 2015
Project No:
Drawing No: 05
Revision No: 0
Drawn by: Ashton Keene
Associates
Date of Drawing: April 2015

4 Gowrie Street & Adjacent Road Reservation


- 26 -

Date of Lodgement
to Council
15/5/15
15/5/15
15/5/15
15/5/15
1/6/15
15/5/15

15/5/15

15/5/15

15/5/15

15/5/15

File Ref: 5502683 P/4/531

CPC Agenda

Item No. 6.1.1 / Page No. 27

Elevations (north and south)

Elevations (east and west)

Private open space plan

Stormwater concept plan

Author: Liz Wilson

Project No:
Drawing No: 06
Revision No: 0
Drawn by: Ashton Keene
Associates
Date of Drawing: April 2015
Project No:
Drawing No: 07
Revision No: 0
Drawn by: Ashton Keene
Associates
Date of Drawing: April 2015
Project No:
Drawing No: 08
Revision No: B
Drawn by: Ashton Keene
Associates
Date of Drawing: April 2015
Project No:
Drawing No: 09
Revision No:
Drawn by: Ashton Keene
Associates
Date of Drawing: May 2015

4 Gowrie Street & Adjacent Road Reservation


- 27 -

20/7/2015

15/5/15

15/5/15

15/5/15

1/6/15

File Ref: 5502683 P/4/531

CPC Agenda

Item No. 6.1.1 / Page No. 28

20/7/2015

TasWater

Phone: 13 6992
Fax: 1300 862 066
Web: www.taswater.com.au

Submission to Planning Authority Notice


Council
Planning Permit PLN-15-00590
No.
TasWater details
TasWater
TWDA 2015/00791-HCC
Reference No.
TasWater
Greg Clausen
Contact
Response issued to

Council notice
23/05/2015
date

Date of response 9 June 2015


Phone No. (03) 6237 8242

Council name HOBART CITY COUNCIL


Contact details Development@hobartcity.com.au
Development details
Address 4 GOWRIE ST, NEW TOWN

Property ID (PID)

5502683

Description of
Demolition + 2 new houses
development
Schedule of drawings/documents
Prepared by
Ashton Keane

Drawing/document No.
Ground Floor Plan (sheet 3)

Revision No.
B

Date of Issue
Apr 15

Conditions
SPAN DWELLING UNITS, CONNECTIONS, 56W, HEADWORKS
Pursuant to the Water and Sewerage Industry Act 2008 (TAS) Section 56P(1) TasWater imposes the
following conditions on the permit for this application:
CONNECTIONS, METERING & SEWER DIVERSION
1.

The existing water connection must be upgraded to minimum 25mm ID with metered connections to each
dwelling unit of the development must be designed and constructed to TasWaters satisfaction and be in
accordance with any other conditions in this permit.

2.

Any removal/supply and installation of water meters and/or the removal of redundant and/or installation of new
and modified property service connections must be carried out by TasWater at the developers cost.

3.

Prior to TasWater issuing a Certificate(s) for Certifiable Work (Building) and/or (Plumbing), the sewer relocation
including the main and new manholes illustrated on the plan titled Ground Floor Plan must by carried out by
TasWater at the developers cost.

HEADWORKS
4.

Prior to TasWater issuing a Certificate(s) for Certifiable Work (Building) and/or (Plumbing), the applicant or
landowner as the case may be, must pay a headworks charge totalling $657.60 to TasWater for water
infrastructure for 0.6 additional Equivalent Tenements, indexed as approved by the Economic Regulator from
the date of this Submission to Planning Authority Notice until the date it is paid to TasWater

5.

Prior to TasWater issuing a Certificate(s) for Certifiable Work (Building) and/or (Plumbing), the applicant or
landowner as the case may be, must pay a headworks charge totalling $2,416.00 to TasWater for sewerage
infrastructure for 1.0 additional Equivalent Tenements, indexed as approved by the Economic Regulator from
the date of this Submission to Planning Authority Notice until the date it is paid to TasWater.
Advice: If the Certificate for Certifiable Work is applied for in the period 1 April 2014 to 31 March 2016, then
the above headworks amount(s) will be waived in line with the prevailing State Government Policy. Please visit
www.development.tas.gov.au for further information.

DEVELOPMENT ASSESSMENT FEES


6.

The applicant or landowner as the case may be, must pay a development assessment fee to TasWater for this
Page 1 of 2

Template 04 Submission to Planning Authority Notice

Version 1.0 - June 2013

CPC Agenda

Item No. 6.1.1 / Page No. 29

20/7/2015

TasWater

Phone: 13 6992
Fax: 1300 862 066
Web: www.taswater.com.au

proposal of $203.22 for development assessment as approved by the Economic Regulator and the fees will be
indexed as approved by the Economic Regulator from the date of the Submission to Planning Authority Notice
for the development assessment fee until the date they are paid to TasWater. Payment is required within 30
days from the date of the invoice.

Advice
For information on TasWater development standards, please visit
http://www.taswater.com.au/Development/Development-Standards
For information regarding headworks, further assessment fees and other miscellaneous fees, please visit
http://www.taswater.com.au/Development/Fees---Charges
For detailed information on how headworks have been calculated for this development please contact the TasWater
contact as listed above.
For application forms please visit http://www.taswater.com.au/Development/Forms
The developer is responsible for arranging to locate existing TasWater infrastructure and clearly showing it on any
drawings. Existing TasWater infrastructure may be located by TasWater (call 136 992) on site at the developers
cost, alternatively a surveyor and/or a private contractor may be engaged at the developers cost to locate the
infrastructure.

Declaration
The drawings/documents and conditions stated above constitute TasWaters Submission to Planning
Authority Notice.
If you need any clarification in relation to this document, please contact TasWater. Please quote the TasWater reference
number. Phone: 13 6992, Email: development@taswater.com.au

Authorised by

Jason Taylor
Development Assessment Manager

Page 2 of 2
Template 04 Submission to Planning Authority Notice

Version 1.0 - June 2013

CPC Agenda

Item No. 6.1.1 / Page No. 30

4 Gowrie Street, New Town


DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

2 Dwellings
Neighbourhood and Site Description
with Design Response

Kate Loveday B Arch


May 2015

20/7/2015

CPC Agenda

DEVELOPMENT APPLICATION
DOCUMENT

Item No. 6.1.1 / Page No. 31

20/7/2015

Kate Loveday Town Planning Consultant 1


4 Gowrie Street, New Town

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

Introduction
The City of Hobart Planning Scheme contains standards and criteria for dwellings in
Residential Zones in Schedule K. This Schedule requires by virtue of Clause K.2A that:
An application for 2 or more new dwellings on one site must be
accompanied by:
A neighbourhood and site description.
A design response.
This report has been prepared to fulfil the abovementioned requirement. The design
response is undertaken by addressing the specific standards of Schedule K in turn
and identifying the Acceptable Solutions and Performance Criteria that are satisfied.

Neighbourhood and Site Description


The subject site is known as 4 Gowrie Street, New Town. It is a generally L shaped
block in the centre of the street on the northern side of the road. It has an old brick
garage/shed abutting the street frontage in the centre of the site and is otherwise
vacant.
The site has previously been a wood yard called Gorringes; this use having
ceased many years ago.
Gowrie Street is a short residential street between Park Street and Burnside Avenue.
It has only two houses which it serves as the primary frontage: the neighbour to the
west being No. 9 Bishop Street (which is a house attached to a vacant shop which,
in turn, is on the corner with Bishop and Park Streets) and No. 1 Gowrie Street across
the road from the site.
Attachment A to this report provides photographs of the site and surroundings.
The neighbourhood is a residential suburb. It is characterised mostly by single
dwellings with some blocks of flats and some corner shops and churches that have
also been converted into dwellings.
The houses and other buildings are mostly post-war construction with some later
styles of houses and flats interspersed. It would appear that as the buildings are
basically sound and well-constructed, this has led to many renovations in the recent
past, with extensions and some modernisations. There are few vacant sites.
Houses are generally one and two storey with hipped roofs. They are mostly brick,
with some weatherboard and have varying roof styles, wall colours and finishes.
They are mostly set back from the street with a smaller front garden and a larger

CPC Agenda

Item No. 6.1.1 / Page No. 32

20/7/2015

Kate Loveday Town Planning Consultant 2


4 Gowrie Street, New Town
back garden and there are driveways down the side of the blocks, with some
garages at the street frontage (mostly brick).
The streetscape is predominated by higher fences and hedges (due in part to the
established gardens in the area). There are some 1 metre fences but the majority
are over shoulder height(1.5 metres), brick construction or timber palings with
substantial hedges behind. Across the road from the subject site is one such hedge
at 33 Park Street. This is a dominant visual feature of Gowrie Street.
DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

Figure 1: Site location

The area is characterised by:

Single dwellings (Post war)


Tree and hedge lined streets with high fences in both brick and timber.
Most properties have driveways and garages and parking for 1-2 cars.

CPC Agenda

Item No. 6.1.1 / Page No. 33

20/7/2015

Kate Loveday Town Planning Consultant 3


4 Gowrie Street, New Town
DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

Figure 2: Site and immediate surrounds

The site has an area of 698 square metres. A copy of the title is included with this
application. There is an easement for services running generally through the centre
of the site under the existing shed.
Immediately adjacent to the site is a house attached at the rear of the shop on the
corner of 9 Bishop Street. This house is single storey with a small rear garden and
lean-to outbuildings adjacent to the subject site. The next neighbour to the northwest is a dwelling at No. 11 Bishop Street which has a modern rear extension
immediately adjacent to the site. It is also single storey. The rear garden of No. 11
Bishop Street extends along the northern boundary of the site to the central point of
the L. There is another rear garden to the north which is again for a single dwelling
being No. 22 Burnside Avenue. This has a boundary fence with trees and shrubs
along its length.
The final neighbour is No. 20 Burnside Avenue which is on the corner with Gowrie
Street. This has its rear garden abutting the subject site on the east and the
boundary is marked by a metal fence and shrubs.

CPC Agenda

Item No. 6.1.1 / Page No. 34

20/7/2015

Kate Loveday Town Planning Consultant 4


4 Gowrie Street, New Town
DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

Figure 3: Title diagram for the subject site

The neighbourhood is well serviced. There are buses down Park Street. The site is
close to the supermarkets and other shops in New Town and there are a number of
schools nearby. The site is within easy commuting distance of the city and public
parks such as the Domain and Cornelian Bay. Generally, the level of amenity of the
area is high.
There are no heritage listed properties adjacent to the site, nor are there any
heritage areas. In the Draft City of Hobart Planning Scheme there will be some of
both nearby but not immediately adjacent.

Figure 3: Aerial view of site and surroundings

CPC Agenda

Item No. 6.1.1 / Page No. 35

20/7/2015

Kate Loveday Town Planning Consultant 5


4 Gowrie Street, New Town
DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

Figure 4 : The proposed Heritage Areas (HA) under the Draft Interim Planning Scheme - Note the subject site is not
adjacent to a proposed HA. No. 1 Gowrie Street across the road is to be heritage listed.

Proposal
The proposal involves two separate dwellings. Each is two storey with 3 bedrooms.
The living areas are on the ground floor and the bedrooms on the upper level. Each
dwelling has a garage for one car with a storage area included and additional
space adjacent to park a second vehicle.
The dwellings are both able to be accessed without steps into the ground level and
they have private gardens at the rear. The dwellings have their living areas generally
oriented to the north with the open space and patio/ deck areas extending into the
open spaces. The master bedrooms have a small deck also facing to the north or
north/east.
The floor area of each dwelling is:
 East unit 165.6 square metres
 West unit 158.75 square metres
The style of the dwellings is contemporary. To be consistent with this style and to
reduce physical bulk they have a low curved roof.
Details of materials, finishes and colours are included with the plans and elevations
submitted. The buildings will be of lightweight insulated construction, clad in a proprietry
cladding panel finished with a combination of principally textured coloured render and
areas of complimentary prefinished coloured feature panels.

CPC Agenda

Item No. 6.1.1 / Page No. 36

20/7/2015

Kate Loveday Town Planning Consultant 6


4 Gowrie Street, New Town
DEVELOPMENT APPLICATION
DOCUMENT

Design Response
Location / Context

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

The design provides two family homes in an established residential area. The layout
and position of the two new dwellings reflects that of the surroundings dwellings set
in a garden with rear open space, bedrooms on upper levels and living areas below
opening out into the gardens. Each dwelling has on-site parking.
Design Principles
The design principle is that both houses will be contemporary style with a modern
layout and the full range of facilities. This is commensurate with the surroundings
where the dwellings in the neighbourhood have been designed each for their
specific period and to the highest standard of the day for family houses of medium
large size.
The design does not mimic or reflect the older dwellings. This is not considered
necessary in this instance as the street is short, with no specific singular architectural
character and the two dwellings will not be prominent when viewed from Park Street
end or the Burnside Avenue approach. Both gardens enable landscaping to take
place around both houses and it is anticipated that with time, the gardens would
also blend with the surrounding area.
Access
The dwellings will both have access at ground level for the full extent of the ground
floor. There will be on-site parking and storage and open plan living area with open
plan dining and galley kitchen to ensure maximum flexibility.
Form / Scale / Bulk and Mass / Height
The dwellings have the same scale, bulk, general floor area and same general
height as surrounding buildings. They do not however mimic the form of adjacent
dwellings.
Materiality / Fenestration
The dwellings will have contemporary fenestration with the majority of glassed areas
on the north facades, at ground level. Upper windows have higher sill heights and
the balcony railings of the master bedrooms will be solid to ensure privacy with
appropriate screens.
Sustainability
The dwellings have been oriented north to provide year round comfort and sunlight
with smaller openings ensuring minimal heat loss on the south side. They will be fully

CPC Agenda

Item No. 6.1.1 / Page No. 37

20/7/2015

Kate Loveday Town Planning Consultant 7


4 Gowrie Street, New Town
insulated. The gardens have sufficient area for drying of clothes, storage and any
desired gardening.
DEVELOPMENT APPLICATION
DOCUMENT

City of Hobart Planning Scheme


Schedule K: Design Elements

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

K.3.1 Residential Density

Planning Authority: Hobart City Council

Intent:
To achieve a number and size of dwelling units in an area that are compatible with
the existing built and natural environment.
The site is within Residential Zone 1, Precinct 17 and under Acceptable Solution (AS)
1.2 the Dwelling Unit Factor for the area gives a permitted density for 2 dwellings as
760 m2 site area. The lot is 698 m2. This is a minor discretion in my opinion. The
performance criteria are therefore the applicable assessment criteria.
It would appear from the title that the site was created originally from the backyards
of the adjoining lots to the east and west both owned by the same person.
AS1.4 states that a lot shall have a maximum permitted site coverage of 30% in
Precinct 17. The footprint of the units is 118.2 m2 for the west unit and 120.8 m2 for
the east unit: a total of 148 m2. Site coverage proposed is 21 % and complies with
the permitted standard.
AS1.5 states that a minimum permitted percentage of 30% of the site area shall be
retained or developed as usable landscaped space(ULS).
The west unit has 152.6 m2 of ULS and the east unit has 199.6 m2 of ULS.
This gives a total of 352 m2.
The ULS in this development is 50% and complies with the Acceptable Solution.
Performance Criteria
PC1.1
The number and size of dwelling units are
to complement the built and natural
values of an area.

PC1.2
Existing dwelling units are to maintain a
curtilage that provides sufficient
separation to preserve residential
amenity.

PC1.3

Design Response
The footprint of each new dwelling is similar in
size to the surrounding dwellings in the area
(see the diagram/aerial view below). The
garden areas are smaller as is consistent with
modern standards where houses literally
take up less space and have easier more
manageable gardens.
The side and rear setbacks are greater than
the Scheme building envelope requires and
there is minimal hard surface surrounding the
houses so landscaping can be achieved.
The two dwellings will present their backyards
and outdoor living spaces at ground level to
the neighbouring houses backyards and
living areas also at ground level. This is a
compatible relationship preserving amenity.
The proposed two dwellings will easily be

CPC Agenda

Item No. 6.1.1 / Page No. 38

20/7/2015

Kate Loveday Town Planning Consultant 8


4 Gowrie Street, New Town
The number and size of dwelling units
shall not exceed the capacity of the
current or intended community and/or
physical services of the area.

accommodated in an established residential


area that is well serviced. The proposal will
have no more impact than a large single
home.

PC1.5
Building form shall have regard to the
need to:
(a) minimise direct overlooking of the
main internal living areas and private
open spaces of neighbouring dwelling
units;

The proposed living areas are at ground level


and have a more than adequate setback
from rear and side boundaries. The two
neighbours in Burnside Avenue are protected
from any overlooking by extensive plantings
along the boundary and high fences. Both
plantings and fences will remain and will not
be impacted by the development.
The boundary fences to the adjacent Bishop
Street properties will also remain. As can be
seen from the photographs in Attachment A.
There is no overlooking into adjacent living
areas as these are oriented away from the
site itself. The private open spaces next door
in both cases are adjacent to the private
open spaces proposed on the site. This a
complimentary and reciprocal normal
suburban arrangement and with new
plantings in the gardens on the subject site
the privacy will be further improved.

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

(b) minimise any reduction in existing


winter sunlight to the principal area of
ground level living rooms and private
open space of neighbouring dwelling
units;

(c) minimize visual bulk in close proximity


to existing buildings;

(d) minimise noise intrusion to


neighbouring dwelling units;

The site is generally oriented with the street


frontage being the southern side. This means
that the two new houses are both to the
south of the rear gardens of the adjacent
dwellings to the north. This guarantees no loss
of sunlight to gardens or the living areas of 11
Bishop Street and No. 22 Burnside Avenue.
The western dwelling is set 4.7 metres at its
closest point from the dwelling at No.2
Gowrie Street so meeting the setback and
building envelope standards on this side. The
same is the case for the eastern neighbour
where there is a setback of a minimum of 3.9
metres also a compliance with the
standard.
The two dwellings will read in the
landscape in the same way as the
surrounding buildings as individual houses
surrounded by their own individual gardens.
They will be no higher or have greater bulk
than any of the two storey or single storey
homes with attic roofs in the area.
All living areas are at ground level and their
associated open space will have ample area
for landscaping. There will be the usual

CPC Agenda

Item No. 6.1.1 / Page No. 39

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

(e) complement or enhance the


character of the neighbourhood.

20/7/2015

Kate Loveday Town Planning Consultant 9


4 Gowrie Street, New Town
boundary fences between dwellings and no
adjacent screening landscaping on
neighbouring sites will be affected by the
construction. The decks off the master
bedrooms are small and designed to suit a
small table and chair setting. Both are well
within the building envelope the Scheme
requires and look over the adjacent roofs to
the distant views rather than into private living
areas.
The proposed two dwellings will complete a
blighted section of Gowrie Street, which has
remained under- developed and dis-used for
many years.

In conclusion the number of dwellings and density of building on site is compatible


with the surrounding built environment as is required by the Performance Criteria for
the Residential Density Standards of K.3.1.

K.3.2 Private Open Space


Intent:
To ensure that private open space provided for dwelling units is clearly defined,
useable and meets user requirements for privacy, access, outdoor activities and
landscaping.

AS2.1 states:
All houses and flats at ground floor level shall have a total area of 50m2 (in
one parcel) of Private Open Space with a minimum horizontal dimension of
5m. The private open space shall not be located primarily between the front
of the house and the street.

AS2.2 states:
All houses and flats shall have an outdoor living space directly accessible*
from a living room with a gradient that is not steeper than 1 in 20 and:(a) if at ground level have a minimum area of 25m2 and minimum horizontal
dimension of 3.5m;
The proposal meets the Acceptable Solution 2.2 and meets the area and position for
the Acceptable Solution 2.1. The minimum distance of 5 metres is not however met
and the Performance Criteria 2.1 to 2.5 must be assessed.
Performance Criteria
2.1- Private open space is clearly
defined for private use.

Proposal
The proposed open space for both
dwellings is at the rear and side of each
dwelling and is defined by the position of
the buildings and the proposed central
fencing.

CPC Agenda

Item No. 6.1.1 / Page No. 40

DEVELOPMENT APPLICATION
DOCUMENT
This document
one of the
documents
2.2 is
- Private
open
space areas are
relevant to the application for a planning
of dimensions to suit the projected
permit No. PLN-15-00590-01 and was
requirements
received on 15 May 2015. of the occupants of

the dwelling unit, and to

Planning Authority:
Hobart Citysome
Counciloutdoor
accommodate

recreational needs as well as


providing space for service
functions.
2.3 - Part of the private open
space is capable of serving as an
extension of the dwelling unit for
relaxation, dining, entertaining,
recreation and childrens play, and
is accessible from a living room.
2.4 - Location of private open
space takes advantage of outlook
and the natural features of the
site; minimises adverse impact of
adjacent buildings on privacy and
overshadowing; and addresses
surveillance, privacy and security
issues where private open space
abuts public spaces.
2.5 - Orientation of private open
space helps to achieve
comfortable year-round use.

20/7/2015

Kate Loveday Town Planning Consultant 10


4 Gowrie Street, New Town
The minimum 5 metre dimension is a
technical discretion in reality. The
outdoor spaces are more than adequate
in area to serve as gardens, childrens
play areas, drying areas and garden
storage as well as extensions of the living
areas.
Both gardens are immediately accessible
from living areas and good surveillance
from both kitchens to the open space for
childrens play is maintained.

As the buildings are to the south of the


site the open space is oriented to the
north so maximising sunlight and outlook
without affecting adjacent open spaces.
There are no security issues.

The private open space is oriented to the


north for both dwellings so achieving
maximum sunlight.

The performance criteria in respect of Private Open Space are therefore easily met
by the proposal.

K.3.3 Parking & Access


Intent:
To ensure adequate provision of secure and accessible on-site parking for residents
and visitors without unreasonably diminishing the residential amenity of the area.
The development provides 3 car spaces two in garages and one open space
adjacent between the two buildings. This is in compliance with the requirements of
AS 3.2 and the dimensions also meet the requirements of AS 3.1 and the access
requirements of AS 3.5.
AS3.4 states in part:
Garages, carports and car parking spaces fronting a street shall be set back behind
the alignment of the front facade,

The two garages are an integral part of the architecture of the buildings and
therefore would meet this standard in principle. If the 1 metre projection is
considered a non-compliance, it is a minor one which ensures the facades have
depth articulation. To set them back further would reduce open space and room
for services such as laundry and stairs etc.

CPC Agenda

Item No. 6.1.1 / Page No. 41

20/7/2015

Kate Loveday Town Planning Consultant 11


4 Gowrie Street, New Town
The performance criteria are considered to be met as there is no negative
streetscape impact. It is also not unusual in this locality for dwellings to have
garages built to the street frontage.

DEVELOPMENT APPLICATION
DOCUMENT

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
Intent:
on 15 May
2015.
To ensure that the height and setback of a building fromreceived
a boundary
maintains

K3.4 Building Setback and Bulk

appropriate residential scale and limits the impact on the amenity of neighbours
Planning Authority: Hobart City Council
caused by overbearing appearance or unreasonable loss of daylight or sunlight.
The proposed two dwellings comply with the Acceptable Solutions 4.3 and 4.4 with
regard to setbacks. There is a minor non - compliance with the Building envelope of
AS 4.1 at the north-west corner of the eastern unit. It is similar in dimension to the
allowance that is made for eaves in AS 4.2 and would have no discernible impact
on sunlight or shadowing to the adjacent garden at No. 11 Bishop Street. The
Performance Criteria 4.2 is therefore met which states:
Minor encroachments beyond the building envelope shall not have any
detrimental impact on the amenity of adjoining properties.
The extent of the discretion is shown also on the roof plan. It is clearly a small portion
of the roof and eaves only.
PC4.1 states:
Buildings are to be designed and sited such that there is no unreasonable loss
of amenity to the residents of adjacent dwellings caused by overbearing
appearance, loss of daylight or sunlight.
The eastern unit is stepped back from No. 11 Bishop Street from its closest point
where the discretion occurs. It is fully surrounded by garden area and will obviously
be landscaped. There will be no loss of daylight or sunlight to the house itself which
is over 9 metres away. The garden area may have some overshadowing in the
mornings only over the south east corner. This is not the primary area of the private
open space adjacent and would not be overshadowed by mid-day. PC 4.1 is
therefore met in my opinion.

K3.5 Streetscape and Street Setback


Intent:
To contribute towards attractive streetscapes and security for occupants and
passers-by, ensure adequate open space in front of dwellings and provide an
attractive setting for buildings.
AS 5.3 states:
In established areas, new buildings may have a minimum setback from the
street boundary up to 25% less than that of an adjacent development, unless
they are within a Heritage Area identified in Schedule F of this Scheme, in
which case setbacks shall match that of an adjacent development.
The proposed development complies with this as the existing setbacks on this side of
Gowrie Street are minimal to zero. The proposed dwellings will provide small front

CPC Agenda

DEVELOPMENT APPLICATION
DOCUMENT

Item No. 6.1.1 / Page No. 42

20/7/2015

Kate Loveday Town Planning Consultant 12


4 Gowrie Street, New Town

garden
areas
fordocuments
landscaping consistent with the general form of the area but with
This document
is one
of the
relevant less
to the
application
for
planning
maintenanceathan
previously required in the past.
permit No. PLN-15-00590-01 and was
receivedAS5.5
on 15 May
2015.
states:
Front
boundary
fences and walls shall be no more than 1.8m high and that
Planning Authority:
Hobart
City Council

part of the wall or fence greater than 1m in height shall have openings which
make it not less than 50% transparent.

Front fences and walls and hedges are characteristic of the area. The proposal
achieves a similar result without providing the actual separate entity being a
fence. The front facades of the two buildings are articulated to have a modern
interpretation, showing the way to the front door with a screen, ramp and entry
porch. The standard is met and no front fences are proposed.

K3.6 Privacy
Intent:
To ensure that dwellings are sited and designed to provide visual and acoustic
privacy for residents and their neighbours in their dwellings.
There are no habitable room windows within 9 metres of the proposed eastern
dwelling. It therefore complies with AS 6.1 and AS 6.2. The upper level deck of the
eastern house is set less than 5 metres from the eastern boundary for part of its
length. Screening to this deck in accordance with AS 6.3 is shown on the plans.
The western house also has a small section of the adjacent house at 11 Bishop Street
that is within 9 metres. This is shown on Site Plan drawing 02. This is the back corner
of the new extension at No. 11 and a photograph below shows this area. It is a
blank wall for the most part and a portion of a small side window that does not look
directly over the new western house, but rather towards the existing hose at No. 2
(back of 9 Bishop Street). The Performance Criteria of 6.1 and 6.2 are considered to
be met.

Figure 5: View of No. 11 Bishop Street side wall and area within 9 metres of new dwelling on site

CPC Agenda

Item No. 6.1.1 / Page No. 43

20/7/2015

Kate Loveday Town Planning Consultant 13


4 Gowrie Street, New Town
The upper level deck of the master bedroom of the western house is set 4 metres
from the boundary. The plans show a 25% obscure glazed upstand 200mm high on
the top of a solid balustrade so achieving a screening to 1200mm high is shown in
accordance with AS 6.3.
The relationship to the rear of No. 2 Gowrie Street is shown on the following
photograph and plan 02. The new western house will be set generally over the 9
metres distance specified from the house at N0.2 however where the living room
projects to meet the garden a small area reduces this distance to approximately 8
metres. This correlates with the window shown on the photograph below which is
slightly elevated above the level of the new house.
DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

Figure 6: No. 2 Gowrie Street rear facade

There is therefore screen planting shown on the plans ensuring no privacy issues
result. The proposal therefore complies with PC 6.1, 6.2 and 6.3.

Statement of Desired Future Character for the Precinct


5.7 THE RESIDENTIAL 1 ZONE
(Use Schedule A - Zone Reference 6)
The Objective of the Residential 1 Zone is to sustain and enhance the
character and amenity of established residential areas with diverse dwellingtypes with minimal intrusion or further development of non-residential uses not
necessary to serve local residents.
The East New Town Precinct - No. 17
5.7.2 The Precinct should continue as an inner urban residential area
consisting principally of single detached houses set mainly on small to
standard size allotments. Changes of use of existing buildings to flats and
accommodation hostels may be permitted in appropriate locations close to
institutional uses and Risdon Road and New Town Road. Commercial
activities will generally be restricted to existing non-conforming uses or be

CPC Agenda

Item No. 6.1.1 / Page No. 44

20/7/2015

Kate Loveday Town Planning Consultant 14


4 Gowrie Street, New Town
allowed on the scale of a domestic business. However, local shops may be
permitted in conjunction with an existing residential use where there is a lack
of such facility in the vicinity.
The proposed two dwellings will enhance the amenity of the established residential
area and with minimal intrusion to their immediate neighbours. The dwellings are of
a standard of finish and design commensurate with the high quality of their
surroundings and todays standards of living. They are wholly consistent with the
Objectives of the Residential 1 Zone and the Statement of Desired Future Character
for the East New Town Precinct.

Principles of Development Control


All the Principles of Development Control of the City of Hobart Planning Scheme are
met and there is no additional need for further conditions to modify the design or
ameliorate any impacts in my opinion.

Conclusion
The proposed two dwellings will repair a long blighted site in the established
residential area. They are compatible in scale and form with their surroundings while
having individual modern design and architectural expression.
The discretions requested under the Scheme are minor and do not have any
discernible impact on the amenity of any adjacent property. The Performance
Criteria in all instances are met by the proposal.
The design proposed responds to the established residential area with high quality
construction and finishes. The form of the houses is modern as were the surrounding
houses when they were built in their time. The two dwellings do not obstruct views or
vistas from any public area or adjacent site and are generally to the south of
neighbouring properties, so having minimal shadowing impacts.
I commend the proposal to Council. Please contact me if any further consultation is
required.

Kate Loveday B Arch


14 May 2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

.19

0
0.2

Shed eaves are


240mm over
boundary, cut
back & make
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37 585

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1:100
Apr '15
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scale
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50

699m

Lot 3

2
7.6

47

47

12 95
4

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48

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48

remove street fences & gates 48.1

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47

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49

remove e
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257 25' 00"

49

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48 50

Planning Authority: Hobart City Council

GOWRIE STREET

49

.37

49

0
9.4

IRS Pty Ltd


Gowrie St town houses
Site / Demolition Plan

DEVELOPMENT APPLICATION
DOCUMENT

drawing

project

client

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

aka.hbt @ bigpond.com

Tasmania 7007

outline of proposed West dwelling

25 215

remove street fences & gates

1
9.7

263 53" 3
0"

T (03) 6225 0586

299 Nelson Road, Mount Nelson,

Project + Construction Managers + Consultants

Ashton Keene Associates


building envelope

46
50
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nail in
crossover
RL 47.93

F
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ndary
fence

.69

47

.64

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outline of proposed
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0

.25

49

.23

remove dwarf concrete wall

50

revisions

.22

49

c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

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49

180

346 53' 00"

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boun

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top

46

22 34
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CPC Agenda
20/7/2015

9m from ground floor


building line

1300

6380

2270

257 25' 00"

4230

1260

15 443
2

3900
5

6M

14403

diverted sewer

2415

8100

3580

4470

15 24

T (03) 6225 0586

aka.hbt @ bigpond.com

Tasmania 7007

Project + Construction Managers + Consultants

drawing

project

client

IRS Pty Ltd


Gowrie St town houses
Site Plan

Planning Authority: Hobart City Council

02 / B

Apr '15

1:200

north

sheet / rev

date

scale

20/7/2015

299 Nelson Road, Mount Nelson,

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

Ashton Keene Associates

STREET

revisions
c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

GOWRIE

cloak

pantry

2540

9000

' 30"

90 32

9m from first floor


building line

Item No. 6.1.1 / Page No. 46

37 585

25 215

510

263 53" 3
0"

13200

4116

9m from ground floor


building line

0 45
' 00"
1500

12 95
4

1300

4615

6380

1260
13200

3143

22 34
44' 0
0"
180

346 53' 00"

2840

CPC Agenda

screen

paving

263 53" 3
0"

ax 3000 high

257 25' 00"

screening m

glazed roof over

vegatation

37 585

Library / Study

Living

TV

346 53' 00"

15 443

Dining

UP

island bench

garden

Entry

Kitchen

6M

WC

cloak

pantry

wo

ref

Garage

Laundry

m
e
as
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ew

2500
sewer easement

new
MH

Visitor parking
6000 x 2750

screen

t
en

new
MH

revisions
c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

new
MH

Store

paving

Service Area

Landscaped privacy &


seperation screening
between dwellings

12 95
4
0 45
' 00"

paving

Garage

UP

grated drain

cloak

T (03) 6225 0586

aka.hbt @ bigpond.com

Tasmania 7007

Project + Construction Managers + Consultants


299 Nelson Road, Mount Nelson,

Dining

Living

drawing

project

client

Laundry

Kitchen

RL 47 500
island bench

Entry

Library / Study

glazed roof over

Ashton Keene Associates

Store

WC

Service Area

up

decking

IRS Pty Ltd


Gowrie St town houses
Ground Floor Plan

screen

garden

TV

BBQ

decking

03 / B

Apr '15

1:100

north

sheet / rev

date

scale

Item No. 6.1.1 / Page No. 47

RL 49 000

grated drain

BBQ

25 215

ramp
down

screen

Planning Authority: Hobart City Council

ramp
up

existin
g sew
er

Sewer relocated route

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

ramp
down

15 24
0

DEVELOPMENT APPLICATION
DOCUMENT

ramp
down

90 3 2
' 30 "

22 34
180
44' 0
0"

CPC Agenda
20/7/2015

Glass
roof below

Ensuite

Bedroom 1

Deck

linen

robe

Entry roof below

UP

open to below

linen

robe

6M

Garage roof below

revisions
c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

Bath

UP

Entry roof below

Bath

linen

T (03) 6225 0586

Tasmania 7007
aka.hbt @ bigpond.com

299 Nelson Road, Mount Nelson,

Project + Construction Managers + Consultants

drawing

project

client

Deck

IRS Pty Ltd


Gowrie St town houses
First Floor Plan

Bedroom 3

robe

Bedroom 2

Bedroom 1

robe

RL 50 200

robe

Ashton Keene Associates

Garage roof below

r
ed
laz

er
f ov
roo

robe

Bedroom 3

linen

Ensuite

Glass
roof below

04 / 0

Apr '15

1:100

north

sheet / rev

date

scale

Item No. 6.1.1 / Page No. 48

zed
gla

RL 51 700

Bedroom 2

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

DEVELOPMENT APPLICATION
DOCUMENT

ver

o
oof
open to below

CPC Agenda
20/7/2015

Glass
roof below

Deck

6M

c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

revisions

Garage roof below

T (03) 6225 0586

Tasmania 7007
aka.hbt @ bigpond.com

299 Nelson Road, Mount Nelson,

Project + Construction Managers + Consultants

drawing

project

client

Glass
roof below

Entry roof below

Ashton Keene Associates

Garage roof below

Extent of dwelling
exceeding the building
envelope

IRS Pty Ltd


Gowrie St town houses
Roof Plan

Deck

sheet / rev

date

scale

05 / 0

Apr '15

1:100

Item No. 6.1.1 / Page No. 49

Entry roof below

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

DEVELOPMENT APPLICATION
DOCUMENT

CPC Agenda
20/7/2015

boundary

NSL

screen

RL 49 000

NSL

RL 51 700

building envelope 'A'


for South elevation
of West dwelling

Scale: 1:100

South Elevation

Scale: 1:100

North Elevation

building envelope 'H'


for North elevation
of East dwelling

Applied coloured render


finish to dwelling
colour 'Off White'

RL 50 200

6M

NSL

Visitor parking
6000 x 2750

screen beyond

relocated
sewer

screen beyond

5430

6300
revisions
c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

Extent of dwelling
exceeding the building
envelope

boundary

building envelope 'J'


for South elevation
of East dwelling

T (03) 6225 0586

Tasmania 7007
aka.hbt @ bigpond.com

299 Nelson Road, Mount Nelson,

200
1000
drawing

project

client

RL 50 200

screen

NSL

sheet / rev

date

scale

RL 47 500

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

IRS Pty Ltd


Gowrie St town houses
North & South Elevations

building envelope 'H'


for North elevation
beyond

RL 49 000

DEVELOPMENT APPLICATION
DOCUMENT

RL 51 700

Item No. 6.1.1 / Page No. 50

Project + Construction Managers + Consultants

Ashton Keene Associates

blind panel

25% obscure glazed


upstand to solid
balustrade - typical

boundary

building envelope 'E'


for North elevation
of East dwelling

06 / 0

Apr '15

1:100

NSL

boundary

RL 47 500

1120

B'
e'
p
lo n
ve tio
en leva ng
g
e lli
in
ild rth we
bu r No st d
fo We
of

1020

CPC Agenda
20/7/2015

screen

Nth boundary

NSL

840

RL 47 500

Scale: 1:100

Scale: 1:100

West Elevation

RL 47 500

RL 50 200

Extent of East dwelling


exceeding the building
envelope

East Elevation

building envelope 'F' for


Nth-West elevation of
East dwelling

NSL

6M

NSL

boundary

NSL

RL 51 700

NSL

building envelope 'G' for


Nth-East elevation of
East dwelling

T (03) 6225 0586

Tasmania 7007
aka.hbt @ bigpond.com

299 Nelson Road, Mount Nelson,

4670
drawing

project

client

DEVELOPMENT APPLICATION
DOCUMENT

IRS Pty Ltd


Gowrie St town houses
East & West Elevations

sheet / rev

date

scale

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

1250

RL 49 000

NSL

boundary
NSL

07 / 0

Apr '15

1:100

20/7/2015

Project + Construction Managers + Consultants

Ashton Keene Associates

building envelope 'D'


for East elevation of
West dwelling

building envelope 'C'


for West elevation of
West dwelling

BBQ

revisions
c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

NSL

blind panel

West dwelling beyond

Item No. 6.1.1 / Page No. 51

ing be
NSL East dwell

yond

RL 49 000

boundary

CPC Agenda

6M

revisions
c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

T (03) 6225 0586

Tasmania 7007
aka.hbt @ bigpond.com

299 Nelson Road, Mount Nelson,

Project + Construction Managers + Consultants

Ashton Keene Associates

drawing

project

client

IRS Pty Ltd


Gowrie St town houses
Private Open Space Plan

199.6 sq.m.

08 / B

Apr '15

1:100

north

sheet / rev

date

scale

Item No. 6.1.1 / Page No. 52

152.25 sq.m.

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on 15 May 2015.

DEVELOPMENT APPLICATION
DOCUMENT

CPC Agenda
20/7/2015

.20

49

49

.88

8
9.8

1
9.7

49

.76

49

.71

.37

4
9.3

49

7
9.1

UP

1
9.0

.00

new
MH

2500

47

.81

en

t
new
MH

New SW
kerb outlet

permiable hardstand
Visitor parking
6000 x 2750

sewer easement

revisions
c This document is copyright and the sole property of Keene Consulting Pty Ltd
and can only be used in accordance with the terms of engagement, and may not
be copied, used or reproduced in any form without prior written authorisation.

remove
existing
kerb outlet

er
ew

em
s
ea

new
MH

50
0

7
8.1

48

.15

UP

grated surface drain

.67

.69

47

47

T (03) 6225 0586

Tasmania 7007
aka.hbt @ bigpond.com

299 Nelson Road, Mount Nelson,

Project + Construction Managers + Consultants

drawing

project

client

RL 47 500

Ashton
Keene Associates47.64
.20
48

2
7.6

47

50
46

47

.12

47

.11

45

.58

45

.54

09

May '15

1:100

New SW
kerb outlet

46

north
sheet / rev

date

scale

.03

exposed SW wall fixed


invert nom 47 280

IRS Pty Ltd


Gowrie St town houses
Stormwater Concept

.22

20/7/2015

6M

49

48

50

0
0.2

3
9.6

grated surface drain

RL 49 000

48 50

47

up

46

Item No. 6.1.1 / Page No. 53

9
0.1

50

.23

.22

49 500

49

49

Stormwater drain

Surface drain

Sub-surface drain

Planning Authority: Hobart City Council

ramp
up

Gully pit

Sewer relocated route

0 45
' 00"

4
12 95

Rain Water Pipe

ramp
down

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00590-01 and was
received on the 01 June 2015.

ramp
down

Legend, stormwater concept

ramp
down

g sew
er
existin

r
of b
to p

46

atte

CPC Agenda

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

6.

COMMITTEE ACTING AS PLANNING AUTHORITY


6.1

APPLICATIONS UNDER THE CITY OF HOBART PLANNING


SCHEME 1982
6.1.2

361-365 SANDY BAY ROAD (ALSO KNOWN AS 7-9 QUORN


STREET), SANDY BAY PARTIAL DEMOLITION,
EXTENSIONS AND ALTERATIONS TO EDUCATIONAL
ESTABLISHMENT PLN-15-00398-01
FILE REF: 7692409 & P/361-365/820
74xs
(Council)

CPC Agenda

Item No. 6.1.2 / Page No. 1

20/7/2015

APPLICATION UNDER CITY OF HOBART PLANNING SCHEME 1982


Committee:

20 July 2015

Council:

27 July 2015

Expiry Date:

11 August 2015

Application No:

PLN-15-00398-01

Address:

361-365 Sandy Bay Road (Also Known as 7-9 Quorn


Street), Sandy Bay

Applicant:

Luttrell Pyefinch Architects, 224 Murray Street, Hobart

Proposal:

Partial Demolition, Extensions and Alterations to


Educational Establishment

Representations:

14

Discretion:

Use, Density, Height, Heritage

Executive Summary
The Mount Carmel College complex extends from Sandy Bay Road to Quorn Street, with a
smaller frontage onto Nelson Road, Sandy Bay.
The application relates particularly to two buildings fronting onto Quorn Street, and which
are known as 7-9 Quorn Street, Sandy Bay.
The proposal involves demolition of 9 Quorn Street (called the Whitehouse or Erehwon)
and demolition of the chapel portion of 7 Quorn Street (called Providence House). The
demolished buildings will be replaced with an integrated structure attached to the
remaining section of Providence House, and which will accommodate office space for staff
and new classroom and teaching facilities for grade 7 and 8 students.
No increase in the number of staff or students is proposed.
After demolition, the work will be built in two stages. Stage 1 is a new two-storey extension
replacing the chapel wing of Providence House and internal work to convert the rest of the
building into a learning space and staff facilities for grade 7 and 8 students. Stage 2 is a
two storey building on the vacant 9 Quorn Street site. The two buildings will be connected,
with teaching areas on the upper floor and a dance studio and kitchenette on the ground
floor.
Fourteen (14) representations were received during the statutory advertising period.
The proposal generates discretion under the City of Hobart Planning Scheme 1982
associated with use, density, height and heritage.
The proposal is recommended for refusal.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)

File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 2

20/7/2015

Site and location


Quorn Street is an established residential street, characterised by: large, two storey
dwellings, often with gables; established and well tended front gardens; high front fences;
and, mature street trees. The two subject buildings (7 and 9 Quorn Street) fit within this
streetscape and look as if they are two residential dwellings, rather than part of a larger
school complex.
The broader local area is characterised by a mixture of uses: dwellings, educational
establishments (Mt Carmel College, University of Tasmania and Hutchins), sports fields
and Wrest Point Casino.

Fig. 1. Subject site

Fig. 2. The Whitehouse (9 Quorn Street) to be demolished

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


-2-

File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 3

20/7/2015

Fig. 3. Providence House (7 Quorn Street)

Fig. 4. The chapel section of Providence house is proposed to be demolished

Zoning and Precinct


The property is located within precinct 30B of the residential 2 Zone, City of Hobart
Planning Scheme 1982.
Clause 5.8 of the City of Hobart Planning Scheme 1982 states that the objective of the
residential 2 zone is as follows:
The Objective of the Residential 2 Zone is to sustain and enhance the character and
amenity of areas of predominantly detached houses, with limited development of
complementary dwelling-types and minimum intrusion or further development of nonresidential uses not necessary to serve local residents.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 4

20/7/2015

Clause 5.8.7 of the City of Hobart Planning Scheme 1982 states that the statement of
desired future character for precinct 30B is as follows:
The Precinct should continue to be characterised by predominantly single family
detached houses supported by a limited number of medium density housing
developments and a range of small local shops. Further development of offices and
non-local shops should be discouraged.
The environmental character of the Precinct should be derived from the existing high
quality of development and the mature gardens of the many early residences.
The beaches and waterfront between Sandy Bay Point and Wrest Point should be
accessible to the Public.

CONSIDERATION
Proposal
The proposal involves demolition of 9 Quorn Street (called the Whitehouse or Erehwon)
and demolition of the chapel portion of 7 Quorn Street (called Providence House). The
demolished buildings will be replaced with an integrated structure attached to the
remaining section of Providence House, and which will accommodate office space for staff
and new classroom and teaching facilities for grade 7 and 8 students.
No increase in the number of staff or students is proposed.
After demolition, the work will be built in two stages. Stage 1 is a new two-storey extension
replacing the chapel wing of Providence House and internal work to convert the rest of the
building into a learning space and staff facilities for grade 7 and 8 students. Stage 2 is a
two storey building on the vacant 9 Quorn Street site. The two buildings will be connected,
with teaching areas on the upper floor and a dance studio and kitchenette on the ground
floor.

Background
The house at 9 Quorn Street was granted a planning permit to be used by the school in
1987 under application number 870395 (change of use to educational establishment).
Three conditions and one piece of advice were placed on the permit:
1.

The use not being detrimental to the amenity of adjacent residential properties
by reason of noise emanating from the site.

2.

The existing building and front garden as viewed from the street are to retain
their current residential appearance.

3.

The interior of the building is to be restricted to office, resource and specialist


usage.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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CPC Agenda

Item No. 6.1.2 / Page No. 5

20/7/2015

Advice: That the applicant be advised that the Corporations approval of the change
of use of the building at 9 Quorn Street has been strongly influenced by the
undertaking of the school that no further school buildings will be erected on the land
known as 9 Quorn Street, that the rear yard will remain as a green space play area
and that the Corporation is not likely to approve of additional school buildings on the
land.
The Principal of Mt Carmel gave the following written undertaking at the time:
To allay any fears that residents may have in respect to property values and
continuity of the pleasant general environment that is very much part of the area, the
following points are made in respect to future usage:

The building will retain its current external appearance.

Interior of building will be used for some administrative purposes and resource
and specialist areas

Rear garden in due course will be used as an extension of the playground.

Noise level will continue to be maintained at an acceptable level.

Enrolments will not increase as a result of the purchase.

The school is within its rights to apply for a planning permit that is different to the one
lodged previously. As this permit pre-dates the Land Use Planning and Approvals Act
1993, the building has existing use rights to be used as an educational establishment.

Discretion
Discretion

Planning Scheme Requirement

Proposed

Use

Educational establishment is a
discretionary use in the
residential 2 zone.

The new building is to


be used as part of the
existing educational
establishment.

Density

Plot ratio 0.4

Plot ratio 0.42

Height

4.8 metres

5.1 metres

Heritage

Use and development on places


that are listed under Schedule F
of the City of Hobart Planning
Scheme 1982 is discretionary.

The proposal is on a
listed site.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 6

20/7/2015

Representations
Fourteen (14) representations were received during the statutory advertising period.
Concerns Raised

Planning Response

Demolition / character of the area / building


These issues are discussed in the body
of the report. Broadly, the concerns of
design:
the representors are agreed with.
7 and 9 Quorn Street are integral to the
character of the area.
The extension to 7 Quorn Street will
destroy its integrity.
9 Quorn Street is a fine Arts and Crafts
building and should not be demolished.
The height, form, bulk, scale and site
coverage of the new building is
inconsistent with the Objective of the
Residential 2 Zone and the Statement of
Desired Future Character for Precinct 30B.
The new building will negatively impact on
streetscape.
The materials of the new building do not
reflect the materials in the streetscape and
the design is poorly articulated.
Overlooking:
The new building will impact upon privacy.

This is discussed in the body of the


report.

Traffic and parking:


The proposed changes will result in a
significant increase in the number of
students and staff at the Quorn Street side
of the school and this will lead to traffic
congestion.

The proposal will not increase the


number of students or staff at the
school, and there is no evidence to
suggest that it will lead to increased
traffic congestion in Quorn Street,
Sandy Bay.
No additional onsite car parking spaces
need to be provided, and the proposal
complies with the parking and access
provisions in the City of Hobart Planning
Scheme 1982.

Use:
The use of the building as an educational
establishment is not a use not necessary
to serve local residents.

See discussion under use in the body of


this report.

Hours of operation / use of the dance studio


after hours:
The proposal to use the studio up until
10pm would have a negative impact on
residential amenity in the vicinity.

After consultation with the applicant, this


element has been removed from the
proposal.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 7

Heritage:
The proposal is detrimental to the heritage
values of the Mt Carmel site (particularly
the building known as Lauramont which is
within the site) and the heritage values of 2
Quorn Street.

20/7/2015

The Councils cultural heritage officer


has assessed the proposal against the
heritage values of Lauramont. There is
no discretion in relation to 2 Quorn
Street as this property is not adjacent to
the subject site.

The report of the Councils cultural


The history of Erehwon should be provided heritage officer goes into some detail
by the applicant so that its heritage value
about the history of both buildings, and
can be properly considered.
finds that they have historical and
streetscape significance.
The $4.1 million proposed to be spent on
construction could be used to reconfigure the
existing buildings and add an extension to the
rear, thus keeping the streetscape intact.
They could construct the middle years centre
elsewhere on the site.

It is noted that there are any number of


design possibilities that could be
proposed that would retain the existing
buildings as much as possible.

Construction will result in the removal of a


mature garden.

Not a ground for refusal.

The proposal is disrespectful to the nuns,


their purpose and their history.

No comment; not a planning issue.

The gap between the buildings will be


removed and views towards the Derwent
River obscured.

No comment; not a planning issue.

Mt Carmel is disingenuous in lodging the


planning application before the introduction of
the Hobart Interim Planning Scheme 2015
under which they will be located in a heritage
area.
Proper consultation with neighbours should
have been undertaken prior to lodgement.
I am open to engaging with Mt Carmel in a
non-litigious environment so that my
concerns, and the concerns of others in the
community can be heard, and a different,
more acceptable design put to Council.

No comment; not a planning issue.

Consultation
The applicant was advised of the number of representations, and the basis of their
objections. In response to the concerns, the applicant decided to withdraw the element of
the proposal relating to the extended after hours use of the dance studio, and confirmed
that there will be no change to the existing operating hours of Mount Carmel College.

Delegation
As more than three representations were received, delegation rests with the Council.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 8

20/7/2015

Appraisal
i.

Use

The use of land for an educational establishment is discretionary within the residential 2
zone. The use of the property as a school predates the City of Hobart Planning Scheme
1982. The applicant is proposing to use the new building as part of the school. The
applicant has stated that the development will not result in an increase in staff or student
numbers. The proposal is for an increase in floor area for the existing approved use,
demolition, and a change in the building form from two buildings to one, integrated
structure.
Clause 2.3.2 of the City of Hobart Planning Scheme 1982 states:
Before granting or refusing approval for any development or imposing conditions in
respect of any development the Council shall have regard to:
(a)

The Principles;

(b)

The Desired Future Character of the Precinct in which the development is


situated;

(c)

The provisions of any relevant Schedule and/or Code;

(d)

Any valid representation received in relation to an application for which


Section 57 of the Act applies;

(e)

Furthering the objectives of Schedule One of the Act;

(f)

The Zone Objectives;

Non-compliance with the zone objective and statement of desired future character has
been raised as a ground of objection by the representors.
The statements of desired future character and zone objectives do not, of themselves,
sustain a refusal of a development application. The Resource Management and Planning
Appeal Tribunal noted in the case of Arnold v Hobart City Council ([2013] TASRMPAT 15)
that the zone objective looks at an area in a strategic sense, rather than on a case by
case basis and that the desired future character statement is concerned with broader
strategic considerations.
Mt Carmel College was established in 1947 and so predates the coming into effect of the
City of Hobart Planning Scheme 1982 by some 44 years. The drafting of both the zone
objective and statement of desired future character in the City of Hobart Planning Scheme
1982 was undertaken with the knowledge of this established non-residential use within the
zone.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 9

20/7/2015

Clause 5.8 of the City of Hobart Planning Scheme 1982 states that the objective of the
residential 2 zone is as follows:
The Objective of the Residential 2 Zone is to sustain and enhance the character and
amenity of areas of predominantly detached houses, with limited development of
complementary dwelling-types and minimum intrusion or further development of nonresidential uses not necessary to serve local residents.
This clause has two main considerations: whether the proposal in a general sense
sustains and enhances the character and amenity of areas of predominantly detached
houses; and whether there is minimum intrusion or further development of non-residential
uses not necessary to serve local residents.
The representors are very concerned about demolition of the buildings, and would like
them to be retained.
The consultant planner has written:
Efforts have been taken to ensure that the form and scale of development is
mitigated to reflect the domestic scale and character of the surrounding residences.
In other words: large two storey structures with prominent roofs and gables; set back
from the street in established mature gardens. Further design details have been
incorporated to reduce the potential bulk and scale of the new development with
articulated roof forms and recessive masonry panelling.....Although the proposal is
new and therefore different to what is currently on site, it is sympathetic to the form
and scale of development in the locality.
Character
The two existing buildings have a combined frontage of around 41 metres (this includes
the width of the garage at 7 Quorn Street). The proposed building will also have a frontage
of 41 metres. In simple terms, the major points of difference are: there will no longer be a
gap between the buildings; the building replacing 7 Quorn Street is higher, bulkier and two
storeys across the entire facade; and, the new building does not look like two single,
detached houses.
It is not an expectation under the zone objective that replacement buildings be exactly the
same as existing buildings. The buildings are replaced with buildings of a similar, but
certainly not identical, scale and form (that is, two storeys with gabled ends). The
replacement building is considerably larger and bulkier, and looks more like an institutional
building than a house. The zone objective should be used when considering the particular
discretions that relate to an application, and the relationship between the design of the
proposed building and the character of the area is discussed further in the density section
of this report.
Amenity
The residential amenity of the area is unaffected: as the use remains the same, so does
the degree of impact on the amenity of neighbours. There is no change proposed to the
hours of operation, the number of students or the number of staff. The proposal to use the
dance studio after hours has been removed from the application.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 10

20/7/2015

The second element of the statement of desired future character deals with further
development of non-residential uses.
Further development of non-residential uses
The school is an established non-residential use, and both 7 and 9 Quorn Street are
currently used for school purposes. Neither are used as houses despite the fact that they
look as if they are. . The continued use of the buildings, or the use of new buildings for
school purposes, does not change the balance of residential use currently found along this
part of Quorn Street, Sandy Bay. The non-residential educational use was established
before the implementation of the City of Hobart Planning Scheme 1982, will continue
under the proposal, and the proposal will not change the way in which the site is used.
The broad strategic considerations found within the zone objective in respect of use, that
is, minimum intrusion or further development of non-residential uses not necessary to
serve local residents is met by the proposal.
The statement of desired future character for precinct 30B is as follows:
The Precinct should continue to be characterised by predominantly single family
detached houses supported by a limited number of medium density housing
developments and a range of small local shops. Further development of offices and
non-local shops should be discouraged.
The environmental character of the Precinct should be derived from the existing high
quality of development and the mature gardens of the many early residences.
The beaches and waterfront between Sandy Bay Point and Wrest Point should be
accessible to the Public.
This statement is concerned with broad strategic considerations for the area; that is, that
the area should continue to be dominated by detached houses with a limited number of
denser housing and some local shops, and that the character of the area should be
derived from the existing high quality of development and mature gardens of many of the
early residences.
In terms of use, the proposal does not alter the dominance of single detached houses in
the immediate area. Neither 7 nor 9 Quorn Street are currently used as houses; no
buildings being currently used as houses are being demolished as part of the proposal.
The proposal instead removes from the streetscape two buildings which have the form of
houses. Despite their use, they do not look like part of the school, and to the casual
observer, apart from the school bus parked in the driveway, they could easily be
interpreted as houses, particularly number 9. The existing high quality of houses set in
large, mature gardens elsewhere in the street remains and is unaffected by the proposal,
however numbers 7 and 9 will be replaced with a structure that no longer looks like a
house. It no longer looks like the single detached house set within a garden which is
encouraged by the statement of desired future character. It looks like a large, conjoined,
institutional building and would be unlikely to be read by the casual observer as a large
house. It does, however, retain a front garden. The proposal does not introduce higher
density housing or a new non-residential use.
The proposal is considered to be consistent with the statement of desired future character
in terms of use; however this statement should be used as a guide when assessing all of
the discretions relating to the proposal, and this is discussed further in the report below.
Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 11

20/7/2015

The zone objective and statement of desired future character do not sustain a refusal in
their own right. They provide guidance when assessing discretions under the provisions of
the City of Hobart Planning Scheme 1982. If an application was otherwise permitted, it
could not be refused because it did not comply with the zone objective or statement of
desired future character. The statement and objective can only be used in so far as they
apply to the discretion being assessed.
It is not considered that the statement and objective can be relied upon to sustain a refusal
of the application based on its discretionary use status.

iii.

Density

The permitted (basic) plot ratio for non-residential uses in the Residential 2 Zone of the
City of Hobart Planning Scheme 1982 is 0.4. The current floor area across the site is
5629m2 and the site area is 15,510m2, giving an existing plot ratio of 0.362. The proposed
development will increase floor area to 6492m2, which is a plot ratio of 0.42. The permitted
floor area is 6204m2. The proposal exceeds this by 288m2.
Clause B.11.2 of the City of Hobart Planning Scheme 1982 states:
In the Residential 1 to 4 Zones any development which exceeds the basic plot ratio
shall only be approved where Council is satisfied that the criteria in Schedule K
PC1.5 are met.
Clause PC1.5 of the City of Hobart Planning Scheme 1982 states:
Building form shall have regard to the need to:
(a)

minimise direct overlooking of the main internal living areas and private open
spaces of neighbouring dwelling units;

(b)

minimise any reduction in existing winter sunlight to the principal area of


ground level living rooms and private open space of neighbouring dwelling
units;

(c)

minimise visual bulk in close proximity to existing buildings;

(d)

minimise noise intrusion to neighbouring dwelling units; and

(e)

complement or enhance the character of the neighbourhood.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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Item No. 6.1.2 / Page No. 12

20/7/2015

With regard to the above:


(a)

Minimise direct overlooking into the main internal living areas and private open space
of neighbouring dwelling units:
5 Quorn Street:
5 Quorn Street is to the south-east of the section of the site that is the subject of the
application, and is adjacent to 7 Quorn Street (Providence House). On this side, the
ground floor boardroom, kitchen and toilets will be converted into a learning space. A
10.7 metre long extension is proposed, sited 4.155 metres from the side boundary
and also to be used as a learning space. New windows are proposed, whilst others
are filled in with brickwork. On the upper level, the existing staff offices will be
converted into a staff workroom, and an extension will be placed over the new
learning space downstairs.
The house at 5 Quorn Street is sited towards the front of the lot, and is adjacent to
the existing Providence House building. The 10.7 metre long two-storey extension is
adjacent to their rear garden. Privacy concerns have been raised about the proximity
of the extension to this property, and in particular the impact on the propertys private
garden and living spaces.
The ground floor windows would not unreasonably impact upon the privacy of the
neighbouring property as they would be largely shielded by the neighbours
outbuilding on the fence line, the boundary fence and the existing vegetation.
If the planning permit is granted, the upper level window in the extension should be
conditioned to be a highlight window so that it does not impact upon the privacy of
the neighbouring property. Light into this room can still be sourced from the large
north-east (rear) facing windows.
11 Quorn Street:
11 Quorn Street is to the north-west of the site and is adjacent to 9 Quorn Street (the
Whitehouse). 9 Quorn Street is proposed to be demolished and replaced with a twostorey building. On the ground floor facing this neighbour will be a dance studio,
kitchenette/common room and covered terrace outdoor learning area. On the upper
floor will be two learning spaces and a sitting/locker area.

Concerns have also been raised about the impact on this neighbour, in particular that the
size of the building will be overbearing and privacy will be compromised.
The applicant has stated that the windows on the north-western elevation will be highlight
windows to prevent overlooking, and will be augmented where necessary with screening
and plantings. The upper level office in the existing building currently has a clear view into
the neighbours swimming pool. The proposed extension will have a section of wall
extended beyond the new window to provide screening to the neighbouring property, and
so will reduce the level of overlooking to less than which is currently experienced by the
neighbour.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 13

20/7/2015

Fig. 5. Existing side wall of 11 Quorn Street

Fig. 6. Current view from deck at rear of 9 Quorn Street towards 11 Quorn Street.

(b)

Minimise any reduction in existing winter sunlight to the principle area of ground level
living rooms and private open space of neighbouring dwelling units:
5 Quorn Street
The existing wall of Providence House is set back between 1.7 metres and 2.0
metres from the side boundary with 5 Quorn Street, Sandy Bay. The extension is
setback 4.155m and is 5.7m high. Under Clause D.3.4.2 of the City of Hobart
Planning Scheme 1982, to be permitted, a wall greater than 9.0 metres in length
needs to be set back 3.0 metres or 55% the height of the wall, whichever is greater.
To be permitted, the wall therefore needs to be set back 3.1 metres from the side
boundary. It complies with this provision. In fact, it complies with the exempt provision
under Clause D.3.4.2 of the City of Hobart Planning Scheme 1982, which requires a
setback of 2/3 the height of the wall, or 3.8 metres. By complying with the permitted
standards, the development has had regard to the need to minimise winter sunlight
loss to the neighbouring property.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 14

20/7/2015

11 Quorn Street
The extension is 8.2 metres high and set back 5.8 metres from the side boundary
with 11 Quorn Street, Sandy Bay. Under Clause D.3.4.2 of the City of Hobart
Planning Scheme 1982, to be permitted, a wall needs to be set back 3.0 metres or
55% the height of the wall, whichever is greater. To be permitted, the wall therefore
needs to be set back 4.5 metres from the side boundary. It complies with this
provision. In fact, it complies with the exempt provision under Clause D.3.4.2 of the
City of Hobart Planning Scheme 1982, which requires a setback of 2/3 the height of
the wall, or 5.4 metres. By complying with the permitted standards, the development
has had regard to the need to minimise winter sunlight loss to the neighbouring
property.
(c)

Minimise visual bulk in close proximity to existing buildings.


Both walls comply with the provisions of the City of Hobart Planning Scheme 1982 in
relation to their setback to the boundary (Clause D.3.4.2). By complying with the
permitted standards, the development has had regard to the need to minimise visual
bulk in close proximity to neighbouring buildings.

(d)

Minimise noise intrusion to neighbouring dwelling units


If a planning permit is granted, it is recommended that a condition be placed on the
planning permit, requiring that the dance studio comply with the acceptable solution
under the Hobart Interim Planning Scheme 2015 for commercial use noise emissions
in residential zones.

(e)

Complement or enhance the character of the neighbourhood


The words complement and enhance are not defined in the City of Hobart
Planning Scheme 1982. The Macquarie Concise Dictionary defines complement as
something that completes or makes perfect. The Shorter Oxford English Dictionary
defines it as meaning completing or fulfilling.
These definitions were used by the Resource Management and Planning Appeal
Tribunal in their determination of Aviation Consolidated Holdings Pty Ltd G Ters
and Y Wang v. Hobart City Council [2010] TASRMPAT 41 (11 March 2010) in
relation to Clause PC1.5, City of Hobart Planning Scheme 1982.
Whilst the immediate area is bordered by the University to the west, Hutchins School
to the south and sports grounds to the east, the area between Earl Street, Nelson
Road and Sandy Bay Road has a distinct residential neighbourhood feel. This
perception is enhanced by the fact that it is surrounded by these large institutions
and open playing fields; like it is a residential enclave in the midst of much larger
sites. It has a consistency of housing types (with some exceptions) and building form,
and gardens that tend to be mature and well tended, and this contributes to the
sense of neighbourhood. The area does not simply blend into the surrounding
residential streets; it is kept separate from the rest of Sandy Bay by the educational
institutions and sports fields that surround it.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 15

20/7/2015

Whilst the area is not located in a heritage area under the City of Hobart Planning
Scheme 1982, it will be under the Hobart Interim Planning Scheme 2015 (heritage
area Sandy Bay 9). Areas have been listed as heritage areas in the Hobart Interim
Planning Scheme 2015 because they have particular significance; because of the
collective heritage value of individual places as a group for their streetscape and
townscape values.
The area has therefore been identified as having a particular streetscape or
townscape value. This value exists today, irrespective of which planning scheme is in
force, and these streetscape and townscape values help to define the character of
the neighbourhood.
The area defined in Fig. 7 below has been identified as having highly intact
Federation and Inter-War building stock and subdivision patterns reflecting the
original land grants and examples of very fine Federation and Inter-War housing
located in key positions. The Councils Cultural Heritage Officer has identified 7 and
9 Quorn Street as being important examples of Inter-War housing and integral to the
streetscape.
These highly intact and fine buildings form the character of the neighbourhood.
The Councils cultural heritage officer notes that 7 and 9 Quorn Street are important;
they are considered to be two of the highly intact and fine buildings, and are
therefore an integral part of the fabric of the neighbourhood that contribute to its
character. The replacement development does not complement or enhance the
character of the neighbourhood in the same way that the existing buildings do. Whilst
the replacement development is similar in form in a general sense, in that it is two
storeys with gabled ends, it does not complement the neighbourhood in that it does
not complete or make it perfect. In fact, it has the opposite effect, in that it removes a
building (number 9) which has formed an integral part of the character of the
neighbourhood since 1934, and which is still considered to complement the character
of the neighbourhood, and replaces it with a modern structure which is much larger,
bulkier and which does not look like a dwelling.

Fig. 7. Subject site and heritage area Sandy Bay 9 under the Hobart Interim Planning Scheme 2015
Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


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File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 16

20/7/2015

In a more general sense, the statement of desired future character for precinct 30B,
of which this area is a small part, says that the precinct should be characterised by
single family detached houses and that the environmental character of the Precinct
should be derived from the existing high quality of development and the mature
gardens of the many early residences. For the reasons stated above, the proposal is
not considered to be consistent with this statement. It is also not consistent with the
objective of the residential 2 zone which says that development should sustain and
enhance the character of an area. The character of the area is described above, and
the proposal is not considered to sustain or enhance it.
Whilst the zone objective and statement of desired future character cannot sustain a
refusal in their own right, and are broad strategic statements, they assist the Council
in determining whether the density discretion is met; that is, whether the proposal
complements or enhances the character of the neighbourhood.
In summary, Clause B.11.2 of the City of Hobart Planning Scheme 1982 states:
In the Residential 1 to 4 Zones, any development which exceeds the basic plot ratio
shall only be approved where Council is satisfied that the criteria in Schedule K
PC1.5 are met.
The proposal exceeds basic plot ratio by 288m2, and so is subject to the Councils
discretion under Clause B.11.2 of the City of Hobart Planning Scheme 1982. It does not
satisfy the criteria in clause PC1.5 referenced in clause B.11.2 City of Hobart Planning
Scheme 1982. In particular it does not complement or enhance the character of the
neighbourhood as required by clause PC1.5(e) of the City of Hobart Planning Scheme
1982.
It is considered that the proposal does not comply with clause PC1.5(e) of the City of
Hobart Planning Scheme 1982 and so the Council should exercise its discretion under
clause B.11.2 of the City of Hobart Planning Scheme 1982 to refuse the planning
application.

iv.

Height

Clause C.2.1 of the City of Hobart Planning Scheme 1982 states that the permitted height
for non-residential developments in the zone is 4.8 metres from natural ground level to the
upper floor level. The required variation to this height is 300mm which occurs at a single
point at the northern corner of the stage two building. This is not enough of a breach to
warrant refusal of the proposal.

v.

Siting and Landscaping

The proposal complies with the exempt and permitted setback provisions prescribed under
clause D.3.4.2 of the City of Hobart Planning Scheme 1982.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


- 16 -

File Ref: 7692409 P/361-365/820

CPC Agenda

vi.

Item No. 6.1.2 / Page No. 17

20/7/2015

Traffic, Access and Parking

The parking provisions under Schedule E for a primary and secondary school are based
on the number of staff. As the number of staff is not proposed to change under the
proposal, there is no requirement to provide any additional onsite car parking spaces, and
no discretion to refuse the proposal under schedule E of the City of Hobart Planning
Scheme 1982.

vii. Heritage
The Tasmanian Heritage Council has no interest in the proposal.
The Mount Carmel site is listed in schedule F of the City of Hobart Planning Scheme 1982.
It is not located within a heritage area. There is one listed property in Quorn Street
(number 2), which is not adjacent to the subject site.
Clause F.4.4 of the City of Hobart Planning Scheme 1982 states:
Any new development within or adjacent to a place listed on the Heritage Register
shall be in keeping with and shall not detract from those characteristics of the place
which contribute to its cultural significance.
The Councils cultural heritage officer has commented as follows:
The proposal is for demolition and new structures on a site that is listed on the
Heritage Register. The City of Hobart Planning Scheme 1982 requires new
development within or adjacent to a place listed on the Heritage Register as being in
keeping and not detracting from the characteristics of the place. In this instance the
character is the loss of two residential dwellings and creation of a single two storey
development in a streetscape of individual houses.
In relation to the objective of the residential 2 zone and statement of desired future
character for Precinct 30B and its impact on the heritage values of the place, the Councils
cultural heritage officer has commented as follows:
The comments of the representors are relatively self explanatory and express the
degree of concern [within] the local neighbourhood about the loss of these two
buildings, both of which were originally family homes, originally built in 1933 and
1934 for well known Hobart families. The degree of change is also highlighted as
being considerable with the change from two single homes to a single larger nonresidential looking building with the loss of the rhythm of a residential street and the
filling in of the gap that exists between homes in this area. The streetscape and the
types of older homes are seen as being important characteristics to those living in the
immediate neighbourhood.
9 Quorn Street has been owned by the school since about 1987. The proposal is in
response to the fact that the houses do not provide an efficient layout for school life
and activities. There is no doubt that this is the case, however these two properties
were only ever built as houses for a family with bedrooms, living spaces, domestic
scaled bathrooms and kitchens. Both were designed in the domestic style of the
1930s as a home within a streetscape of other like homes and it was never
envisaged they would be owned or used by a school for school purposes.
Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


- 17 -

File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 18

20/7/2015

The demolition of 9 Quorn Street would be premature in light of it being located within
a proposed Heritage Precinct under the Hobart Interim Planning Scheme 2015 which
aims to protect the residential character of the area, a factor also spelt out by
residents.
In summary, the proposed partial demolition and full demolition of 7 and 9 Quorn
[Street] respectively does not sustain and enhance the character and amenity of the
area of predominantly detached houses and is therefore contrary to the Objective of
the Residential 2 Zone.
It is also considered contrary to the Statement of Desired Future Character which
describes the precinct as being characterised by predominately single family
detached houses in which the further development of offices is discouraged.
It is considered that the proposal is contrary to the relevant provisions of the City of
Hobart Planning Scheme 1982 and should be refused.
As background to the above comment, the Councils Cultural Heritage Officer has
thoroughly investigated the history of the property:
9 Quorn Street
The house at 9 Quorn Street dates to 1934 and was built for Mr Albert J. Connor.
Albert Connor was the founder of the drapery business AJ Connor Pty Ltd which was
set up in November 1923, growing into one of Hobarts major department stores,
located on the corner of Harrington Street and Liverpool Street, Hobart. It supplied
clothing, school uniforms and all manner of drapery to Hobart shoppers for many
decades and was an institution in the retail world of Hobart.
A garage was added to the house by the Connors in 1948 and was the basis of the
garage on the site today. In 1952 the house was advertised for sale, appearing in the
Mercury.
During this period the house was renumbered from 11 to 9 Quorn Street. It was
described as a modern Sandy Bay home, a gentlemans residence with four
bedrooms, having a double garage and beautiful garden. It was bought in about 1987
by the Catholic Church for administrative functions and study facilities.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


- 18 -

File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 19

20/7/2015

Fig. 8 Extract from The Mercury 6 February 1952 p.17

7 Quorn St
The property at 7 Quorn Street (currently known as Providence House) was
previously a house and known as Addlestone. It was built in 1933 for Mrs R
Robertson and was the work of architect G Stanley Crisp. In 1938 and then in 1940,
when the house was owned by Mr C H Grant additions and alterations were done
including a new garage and the addition of the front bay window, the conversion of
this space from a garage to a living room with the tall chimney on the right. The
architect for this work was Eric Round. Architecturally it is reminiscent of English
homes and its name comes, most likely, from the town Addlestone south west of
London. The influence on domestic architecture in Hobart during the 1930s and
1940s can be traced firmly to Britain that encompassed ideals of the Arts and Crafts
movement as well as Tudor and Old English styles.
Both 7 and 9 Quorn Street exhibit these influences and G Stanley Crisp, architect for
7 Quorn Street was described as a gentlemen architects. 7 Quorn Street is most
likely one his designs before his early death in 1933. His office was the training
ground of other notable Hobart architects including Eric Round who completed the
alterations to 7 Quorn Street in 1940. The following drawings show the house as
designed in 1933 and with alterations in 1940.

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


- 19 -

File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 20

20/7/2015

Fig. 9. 7 Quorn Street 4998 (AE417/1/1857) 1933 Tasmanian Archive and Heritage Office

Fig. 10. 7 Quorn Street 8005 (AE417/1/3218) 1940 Tasmanian Archive and Heritage Office

By 1956 7 Quorn Street was converted into the Mt Carmel Convent including a new
chapel and bedrooms for the nuns. Roderick Cooper was the architect who designed
most of the Catholic Churchs buildings during the 1950s and 1960s.
Clause F.6.1 of the City of Hobart Planning Scheme 1982 grants Council discretion to
refuse or permit any proposed use or development within a listed place. The subject
buildings (7-9 Quorn Street) are part of the heritage listed site, 361-365 Sandy Bay Road,
Sandy Bay. The Councils Cultural Heritage Officer has advised that the proposal detracts
from the characteristics of the place that contribute to its cultural significance, and has
recommended refusal.

xi.

Signage

No signage is proposed as part of the application.

Conclusion
The proposal does not comply with clause PC1.5 and clause F.4.4 of the City of Hobart
Planning Scheme 1982 in that it does not complement or enhance the character of the
neighbourhood and detracts from the characteristics of the subject site that contribute to its
cultural significance. Refusal of the proposal is therefore recommended.
Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


- 20 -

File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 21

20/7/2015

Recommendation
That: A. Pursuant to Part 2 of the City of Hobart Planning Scheme 1982, the
Council refuse the application for partial demolition, extensions and
alterations to educational establishment at 361-365 Sandy Bay Road (Also
Known as 7-9 Quorn Street), Sandy Bay for the following reasons:
The proposal does not comply with with clause PC1.5(e) of the City
of Hobart Planning Scheme 1982, and as a result the proposal does
not complement or enhance the character of the neighbourhood.
.
(a)

The proposal is inconsistent with clause F.4.4 of the City of


Hobart Planning Scheme 1982 and as result it the proposal
detracts from the characteristics of the listed place (361-365
Sandy Bay Road), which contribute to its cultural significance. .

(Liz Wilson)
DEVELOPMENT APPRAISAL PLANNER
As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.

(Ian Stanley)

MANAGER DEVELOPMENT APPRAISAL


As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.
Date of Report: 18 May 2015
Attachment(s) Attachment A Documents and Drawings List
Attachment B Documents and Drawings

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


- 21 -

File Ref: 7692409 P/361-365/820

CPC Agenda

Item No. 6.1.2 / Page No. 22

20/7/2015

Documents and Drawings that comprise


Planning Application Number - PLN-15-00398-01
DEVELOPMENT ADDRESS:
LIST OF DOCUMENTATION:
Description
Application Form
Title
Planning consultants report
Letter of application (2 pages
of letter only & not the
attached consultants report as
this has been superseded
above)
Site plan

Ground floor demolition plan

First floor demolition plan

Ground floor plan

First floor plan

Elevations & sections

Author: Liz Wilson

361-365 Sandy Bay Road (Also Known as 79 Quorn Street), Sandy Bay
Drawing
Number/Revision/Author/Date,
Report Author/Date, Etc
CT 1/149926
Author: Neil Shephard &
Associates
Author: G Luttrell

Project No: LPA 1402


Drawing No: SK01
Revision No:
Drawn by: Luttrell Pyefinch
Date of Drawing: 2 April 2015
Project No: LPA 1402
Drawing No: SK02
Revision No:
Drawn by: Luttrell Pyefinch
Date of Drawing: 2 April 2015
Project No: LPA 1402
Drawing No: SK03
Revision No:
Drawn by: Luttrell Pyefinch
Date of Drawing: 2 April 2015
Project No: LPA 1402
Drawing No: SK04
Revision No:
Drawn by: Luttrell Pyefinch
Date of Drawing: 2 April 2015
Project No: LPA 1402
Drawing No: SK05
Revision No:
Drawn by: Luttrell Pyefinch
Date of Drawing: 2 April 2015
Project No: LPA 1402
Drawing No: SK06a
Revision No: A
Drawn by: Luttrell Pyefinch
Date of Drawing: 21 April 2015

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


- 22 -

Date of Lodgement
to Council
2/4/15
2/4/15
13/4/15
2/4/15

2/4/15

2/4/15

2/4/15

2/4/15

2/4/15

22/4/15

File Ref: 7692409 P/361-365/820

CPC Agenda

Existing elevation

Author: Liz Wilson

Item No. 6.1.2 / Page No. 23

Project No: LPA 1402


Drawing No: SK07
Revision No:
Drawn by: Luttrell Pyefinch
Date of Drawing: 22 April 2015

361-365 Sandy Bay Road (Also Known as 7-9 Quorn Street)


- 23 -

20/7/2015

22/4/15

File Ref: 7692409 P/361-365/820

eet
Quorn Str

21340
49690

PROVIDENCE
HOUSE

AREA OF PROPOSED WORK

61730

GLA's

PERFORMING
ARTS

Metro Bus Stop

LIBRARY

AMENITIES

Nelson

44300
Road

PRIMARY

KINDERGARTEN

61070

76050

31660
10

20

30

40

50

CAPITAL DEVELOPMENT PLAN


Middle Years Centre

361 - 365 Sandy Bay Road, Sandy Bay

Mount Carmel College

54090

ART

60

70

80

Metro Bus Stop

90

100

No Standing 7.30am - 9.00am

ad

NORTH

Site Plan

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

LPA1402.SK01

Scale 1:500 @ A1
2 April 2015

Item No. 6.1.2 / Page No. 24

224 Murray St, HOBART


6231 5112
info@lparchitects.com.au

LUTTRELL PYEFINCH architects

P5 8.30am - 9.00am
Mon - Fri

20120

ADMINISTRATION

SCIENCE

PRIMARY

42970

Metro School Bus Only


2.30pm - 4.30pm

Metro School Bus Only


2.30pm - 4.30pm

2P 8.00am - 6.00pm
Mon - Fri
Authorised Residents Excepted

1490 6140

No Standing 8.00am - 9.00am


2.30pm - 3.45pm
School Days
2P 9.30am - 2.30pm
Mon - Fri

20730

Street

44270

20000

42510

1430

David

2P 8.00am - 6.00pm
Mon - Fri
Authorised Residents Excepted

Bus Zone
School Days
Only

No Standing 8.00am - 9.00am


2.30pm - 3.45pm
School Days
2P 9.30am - 2.30pm
Mon - Fri

Sandy Bay Ro

DEVELOPMENT APPLICATION
DOCUMENT

CPC Agenda
20/7/2015

STREET

Existing Crossing

QUORN

Retain existing school entry

Retain existing
crossover

Existing Bus Parking

Retain existing fence

Protect existing tree

Retain existing garden beds

Existing Driveway and Car


Parking

Retain existing garden beds

Existing lawn

Remove fence and low planting internal


to property

Retain existing concrete hardstanding

Ex. Carpark

Protect and retain existing brickwork


fence

Existing lawn

Retain existing entry in


brick fence

Protect and maintain


existing garden beds
and planting to
frontage

Ex. Porch

Ex. Office

Ex. Stair

Ex.
Porch

Ex. Office

Existing
Boardroom

Ex. Foyer

Ex. WC

Ex.
Change

Ex. Uniform Store

demolish internal walls and re-support as required


partially demolish external walls for extensions for proposed
Middle Years Centre
Retain soft landscaping

7 QUORN STREET
'Providence House'

Ex. Maintenance
Store

fully demolish and clear site for Middle Years Centre

9 QUORN STREET

Remove existing path.


Reinstate pathway to existing
gate at completion of works

Protect and maintain existing planting


to side boundary.

Ex. Kitchen

Ex. Staff Study

Ex. Chapel

Ex. Maintenance
Store

Ex. Office

Ex. Store

Ex. Learning
Support

Ex. WC

Ex. WC

Ex. Staff Study

Ex. Store

Existing
Pavilion

Existing Sports
Court

80

90

Existing
Pavilion

Existing
Pavilion

10

20

30

40

50

CAPITAL DEVELOPMENT PLAN


Middle Years Centre

361 - 365 Sandy Bay Road, Sandy Bay

Mount Carmel College

60

70

100

NORTH

LPA1402.SK02

Scale 1:100 @ A1
2 April 2015

Ground Floor - Demolition Plan

Item No. 6.1.2 / Page No. 25

224 Murray St, HOBART


6231 5112
info@lparchitects.com.au

LUTTRELL PYEFINCH architects

Existing grassed area

Existing Playground
Equipment

Existing Playground

Existing concrete path

Existing grassed area

Existing Playground

Planning Authority: Hobart City Council

Existing grassed area

Protect and maintain existing tree

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

DEVELOPMENT APPLICATION
DOCUMENT

Existing Playground

cut back paving to extent of


new work

Existing Shed

remove existing fruit trees as required

Ex. Deck

remove existing paving

Ex. Store

Ex. Office

Ex. Office

Ex. Learning
Support

Ex. Learning
Support

Protect and maintain existing planting


to side boundary.

CPC Agenda
20/7/2015

demolish internal walls and re-support as required


partially demolish external wall to form link to proposed
Middle Years Centre
Retain Quorn Street facade

7 QUORN STREET
'Providence House'

fully demolish and clear site for Middle Years Centre

9 QUORN STREET

Ex. Office

Ex. Office

Ex. Office

Ex. Stair

Ex. Passage

Ex. Office

retain existing chimney

Ex. Office

Ex. WC

Ex. Office

Ex. Store

Ex. Office

Ex. Office

form opening in external wall


for glazed link and bridge

Ex. Office

retain existing dormer window

Ex. WC

Retain existing stair

Ex. Stair

Ex. Office

Ex. Office

Ex. Bath

Ex. Office

Ex.
Store

cut back existing tiled roof for


first floor expansion

Ex. Balcony
remove existing escape stair

remove existing roof for first


floor extension

10

20

30

40

50

CAPITAL DEVELOPMENT PLAN


Middle Years Centre

361 - 365 Sandy Bay Road, Sandy Bay

Mount Carmel College

60

70

80

90

100

NORTH

LPA1402.SK03

Scale 1:100 @ A1
2 April 2015

First Floor - Demolition Plan

Item No. 6.1.2 / Page No. 26

224 Murray St, HOBART


6231 5112
info@lparchitects.com.au

LUTTRELL PYEFINCH architects

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

DEVELOPMENT APPLICATION
DOCUMENT

CPC Agenda
20/7/2015

Existing Crossing

STREET

QUORN

Retain existing crossover

Retain existing crossover

Retain existing school


entry and pathway

Retain existing crossover

Existing Bus Parking

Retain existing fence

Protect existing tree

Retain existing garden beds

Existing Driveway and Car


Parking

Retain existing garden beds

5100

Low 'sitting' wall with


trafficable lawn

Protect and maintain


existing garden beds
and planting to
frontage

Establish new garden bed with


planting pattern and plant types
consistent with existing residential
character

Existing lawn

12100

New planting to match residential planting


type of decidous species

Proposed 1200mm long x 600mm high


ground mounted sign:
'MOUNT CARMEL COLLEGE
Middle Years Centre'

Retain existing concrete hardstanding

Ex. Carpark

Protect and retain existing brickwork


fence

Repair existing lawn upon completion to


maintain residential character. Provide
mature trees consistent with the Quorn Street
residential planting pattern of deciduos types

Office/
Store

Ex. Porch

Porch

Bench
Seat

WC

Work
bench

Bench
Seat

Lockers

Bag
Store

Lift

Bench
Seat

Lockers
under
bench

centralised staff workroom with glazing to


adjacent areas (operable windows)
provide work bench

Staff

provide storage wall under existing stair for


resources
operable wall between each learning
space and breakout
high level glazing to maximise flexibility
glazing to north east wall

Learning Space (75m2)

Alternate
egress

Lockers
under

Lockers

provide storage wall for resources


operable wall between learning space
and breakout
high level glazing to maximise flexibility

Learning Space (70m2)

Lockers
under work
bench

WC

Store

provide sliding glass door to Learning Areas


to secure use of Dance Studio after hours

Foyer

Access
WC

Clnr

direct external access to Quorn Street for secure


community and after hours use
mirror and adjustable wall mounted barre
external access to terrace and concourse
access to sanitary facilities for after hours use
highlight windows to west elevation

Dance Studio (125m2)

New pathway to existing front gate. Increase


width of garden bed to boundary and reinforce
existing residential planting pattern and plant
types

5800

4900

10735

Entry

Tutorial

Office 2

Entry

operable wall between each learning


space and breakout
high level glazing to maximise flexibility

Learning Space (71m2)

Foyer

Office 1

Kitchenette/
Common Room

Lockers
under
bench

Services

WC

Server

Stools

Covered Terrace &


Outdoor Learning

Plant/ Store under

Terrace

Building line above shown dotted

4155

1840

Retain existing entry in


brick fence

13785

10

20

30

40

50

CAPITAL DEVELOPMENT PLAN


Middle Years Centre
60

Existing Sports
Court

361 - 365 Sandy Bay Road, Sandy Bay

Mount Carmel College

Existing Platform

Existing Path

Existing
Playground

70

80

90

100

NORTH

LPA1402.SK04

Scale 1:100 @ A1
2 April 2015

Ground Floor Plan

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

DEVELOPMENT APPLICATION
DOCUMENT

Item No. 6.1.2 / Page No. 27

224 Murray St, HOBART


6231 5112
info@lparchitects.com.au

LUTTRELL PYEFINCH architects

Protect and maintain existing planting


to side boundary.

CPC Agenda
20/7/2015

7600

Lockers

Lockers
under

Work
bench

Work
bench

Bench
Seat

work bench

Work bench

retain existing chimney

existing tiled roof

existing 'attic' window

Bench
Seat

existing stair

Lockers

centralised staff workroom with glazing to


adjacent areas (operable windows)
provide work bench, shelving

Staff

provide storage wall for resources


operable wall between learning space
and breakout
high level glazing to maximise flexibility

Learning Space (74m2)

Lockers under

Bench
Seat

Lockers
under

centralised staff workroom with glazing to


adjacent areas (operable windows)
provide work bench, shelving

Staff

provide storage wall for resources


operable wall between learning space and
breakout
high level of internal glazing to maximise
supervision and flexibility

Learning Space (74m2)

highlight windows

Bench
Seat

Bench
Seat

Lockers
under

Lockers

Bench
Seat

Lift

Bench
Seat

WC

Tutorial

Outdoor
Learning

operable wall between learning space


and breakout
high level glazing to maximise flexibility

Learning Space (72m2)

Work bench

Lockers under

domestic cooking equipment


stools to one side

Kitchen/ Science

Lockers

provide storage wall for resources


operable wall between learning space and
breakout and between adjacent learning
space
high level glazing to maximise flexibility

Learning Space (70m2)

provide storage wall for resources


operable wall between learning space and
breakout and between adjacent learning
space
high level glazing to maximise flexibility

Learning Space (71m2)

highlight windows

roof line over

extend building to provide


shading and screening

10

20

30

40

50

CAPITAL DEVELOPMENT PLAN


Middle Years Centre

361 - 365 Sandy Bay Road, Sandy Bay

Mount Carmel College

60

70

80

90

100

NORTH

LPA1402.SK05

Scale 1:100 @ A1
2 April 2015

First Floor Plan

Item No. 6.1.2 / Page No. 28

224 Murray St, HOBART


6231 5112
info@lparchitects.com.au

LUTTRELL PYEFINCH architects

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

DEVELOPMENT APPLICATION
DOCUMENT

CPC Agenda
20/7/2015

6785

8500

Longitudinal Section

North West Elevation (Side Boundary)

Plant floor level beyond shown


dashed

Etched coloured Blockwork

Lourved Screen

Brickwork

High level dormer window to


maintain privacy (no overlooking) powder coat finish

North East Elevation (Internal)

Building elements to be interpretation of 'domestic' scale:


utilise masonry and rendered panels to reduce scale
form plinth to building to reduce scale
window pattern and heights to be similar to existing
roof plane to be 'transferred ' to ground plane similar to
existing building elements including roof, gable and portico

South West Elevation (Quorn Street)

Brickwork

Render - paint finish

Brickwork

Existing tile roof

Breakout

Office

Learning Space

Dance Studio

Roof form continuous through internal space. Internal full


height walls to be glazed to underside ceiling to create
continuous folding ceiling visually 'connecting' all spaces

Brickwork

Aluminium framed windows powder coat finish

Render paint finish

Metal roof - colorbond finish

Aluminium framed windows powder coat finish

Render paint finish

Extend existing gable roof and


ridge line to extension

Brickwork

Aluminium framed windows powder coat finish

Render paint finish

Staff

Render - paint finish

Blockwork

Brickwork

Covered area shown dashed

Existing gable

Existing tile roof

Learning Space

Learning Space

Render paint finish

Remove existing gable

Existing tile roof

Aluminium framed windows powder coat finish

Render paint finish

existing face brickwork

Building elements to be interpretation of 'domestic' scale:


utilise masonry and rendered panels with setbacks to
each plane to reduce scale
form plinth to building to reduce scale
window pattern and heights to be similar to existing
window sill height and screening to prevent over looking

Proposed 1200mm long x 600mm high ground mounted sign

Face brickwork

Remove existing gable. Return gable to south


west and match existing roof pitch

Quorn Street

Existing face brickwork fence to be


retained

Plant floor level beyond shown


dashed

Blockwork

Brickwork

Existing brickwork

Existing chimney

Face brickwork to former


doorway and louvre window

Replace existing windows to dormer


with performance glass

Extend existing dormer

Existing tile roof at abutment to


extension

10

20

30

40

50

CAPITAL DEVELOPMENT PLAN


Middle Years Centre

361 - 365 Sandy Bay Road, Sandy Bay

Mount Carmel College

60

70

80

Brickwork

90

100

Aluminium framed windows powder coat finish

Render paint finish

Metal roof - colorbond finish

NORTH

LPA1402.SK06

Scale 1:100 @ A1
2 April 2015

Elevations and Sections

Blockwork

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

DEVELOPMENT APPLICATION
DOCUMENT

Item No. 6.1.2 / Page No. 29

224 Murray St, HOBART


6231 5112
info@lparchitects.com.au

LUTTRELL PYEFINCH architects

South East Elevation (Side Boundary)

8200

Match roof pitch of existing gable


end. Ridge height to match existing

CPC Agenda
20/7/2015

Longitudinal Section

11 QUORN STREET

North West Elevation (Side Boundary)

Plant floor level beyond shown


dashed

Etched coloured Blockwork

Lourved Screen

Brickwork

High level dormer window to


maintain privacy (no overlooking) powder coat finish

North East Elevation (Internal)

Building elements to be interpretation of 'domestic' scale:


utilise masonry and rendered panels to reduce scale
form plinth to building to reduce scale
window pattern and heights to be similar to existing
roof plane to be 'transferred ' to ground plane similar to
existing building elements including roof, gable and portico

South West Elevation (Quorn Street)

11 QUORN STREET

Brickwork

8500

Existing tile roof

Brickwork

Existing face brickwork


boundary wall (2240mm
high minimum)

Existing 9 Quorn Street


building outline and
chimney shown dashed

Aluminium framed windows powder coat finish

Render paint finish

Metal roof - colorbond finish

Aluminium framed windows powder coat finish

Render paint finish

Extend existing gable roof and


ridge line to extension

Existing 9 Quorn Street


building outline and
chimney shown dashed

Render - paint finish

Blockwork

Brickwork

Covered area shown dashed

Existing gable

Existing tile roof

Render - paint finish

Brickwork

Dance Studio

Learning Space

Aluminium framed windows powder coat finish

Render paint finish

Office

Breakout

Staff

Existing 7 Quorn Street


end gable shown
dashed

Building elements to be interpretation of 'domestic' scale:


utilise masonry and rendered panels with setbacks to
each plane to reduce scale
form plinth to building to reduce scale
window pattern and heights to be similar to existing
window sill height and screening to prevent over looking

Roof form continuous through internal space. Internal full


height walls to be glazed to underside ceiling to create
continuous folding ceiling visually 'connecting' all spaces

Render paint finish

Remove existing gable

Former Garage building outline shown dashed

Brickwork

Aluminium framed windows powder coat finish

Render paint finish

Match roof pitch of existing gable


end. Ridge height to match existing

Learning Space

Quorn Street

Existing face brickwork fence to be


retained

Learning Space

Existing tile roof

Plant floor level beyond shown


dashed

Blockwork

Brickwork

Proposed 1200mm long x 600mm high ground mounted sign

Face brickwork

Remove existing gable. Return gable to south


west and match existing roof pitch

8200

Face brickwork to former


doorway and louvre window

Replace existing windows to dormer


with performance glass

Extend existing dormer

7145
10

20

30

40

50

CAPITAL DEVELOPMENT PLAN


Middle Years Centre

361 - 365 Sandy Bay Road, Sandy Bay

Mount Carmel College

60

70

80

Brickwork

90

100

Aluminium framed windows powder coat finish

Render paint finish

Metal roof - colorbond finish

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 22 April 2015.

NORTH

LPA1402.SK06.a

Scale 1:100 @ A1
21 April 2015

Elevations and Sections

Blockwork

Item No. 6.1.2 / Page No. 30

224 Murray St, HOBART


6231 5112
info@lparchitects.com.au

LUTTRELL PYEFINCH architects

Existing brickwork

Existing tile roof at abutment to


extension

South East Elevation (Side Boundary)

existing face brickwork

Existing chimney

CPC Agenda
20/7/2015

South West Elevation (Existing Quorn Street Elevation)

11 QUORN STREET

10

20

30

40

50

CAPITAL DEVELOPMENT PLAN


Middle Years Centre

361 - 365 Sandy Bay Road, Sandy Bay

Mount Carmel College

60

70

80

90

100

NORTH

LPA1402.SK07

Scale 1:100 @ A1
22 April 2015

Existing Elevation

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 22 April 2015.

Item No. 6.1.2 / Page No. 31

224 Murray St, HOBART


6231 5112
info@lparchitects.com.au

LUTTRELL PYEFINCH architects

Existing brickwork

Existing chimney

CPC Agenda
20/7/2015

CPC Agenda

Item No. 6.1.2 / Page No. 32

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.
Planning Authority: Hobart City Council

20/7/2015

CPC Agenda

Item No. 6.1.2 / Page No. 33

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.
Planning Authority: Hobart City Council

CPC Agenda

Item No. 6.1.2 / Page No. 34

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.
Planning Authority: Hobart City Council

APPLICATION FOR PLANNING PERMISSION


UNDER THE

CITY OF HOBART PLANNING SCHEME 1982

Demolition, alteration and extensions at


361-365 Sandy Bay Road, Sandy Bay
(aka 7 and 9 Quorn Street)

Prepared by Neil Shephard & Associates


31 March 2015

CPC Agenda

Item No. 6.1.2 / Page No. 35

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

CONTENTS
1.0

INTRODUCTION...............................................................................................................3

2.0

SCOPE OF PROPOSED DEVELOPMENT...3

3.0

LOCATION OF PROPOSED DEVELOPMENT....4

4.0

DETAIL OF THE PROPOSED DEVELOPMENT.7

5.0

CURRENT PLANNING SCHEME PROVISIONS..10

6.0

CONSIDERATION OF ISSUES..14

7.0

PLANNING POLICIES15

8.0

STATE POLICIES..15

9.0

SOUTHERN TASMANIA REGIONAL LAND USE STRATEGY.16

10.0

CONCLUSION..................................................................................................................16

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.
Planning Authority: Hobart City Council

This report is subject to copyright the owner of which is Neil Shephard & Associates Pty Ltd. All
unauthorized copying or reproduction of this report or any part of it is forbidden by law and is subject to
civil and criminal penalties as set out in the Copyright Act 1968. All requests for permission to
reproduce this report or its contents must be directed to Neil Shephard.

CPC Agenda

Item No. 6.1.2 / Page No. 36

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

1.0
INTRODUCTION
______________________________________________________________________________
1.1

This is an application seeking planning permission to undertake the upgrading and


refurbishment of existing facilities as well as extensions to accommodate new classroom
and teaching facilities for middle years students (years 7 and 8).

1.2

The proposal requires the demolition of a former dwelling at 9 Quorn Street that has
been used by the school for teaching and administrative purposes for many years, as
well as a chapel at 7 Quorn Street (known as Providence House), and replacement with
a new integrated structure annexed to the remaining balance of Providence House.

1.3

No increase in either student or staff numbers is proposed.

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.
Planning Authority: Hobart City Council

2.0
SCOPE OF PROPOSED DEVELOPMENT
______________________________________________________________________________
2.1

The Application for a planning permit is submitted in conjunction with this report. It
proposes the following:
Demolition of 9 Quorn Street ;
Demolition of the northern Chapel wing at 7 Quorn Street;
As Stage 1, a new 2 storey extension replacing the Chapel wing and converting
the entirety of 7 Quorn Street to learning spaces and accompanying staff
facilities for Year 7 and 8 students;
As Stage 2, a two (2) storey addition on 9 Quorn Street connecting to Stage 1,
integrating teaching areas on the upper floor, whilst providing a dance studio
and a kitchenette on the ground floor.

2.2

In summary the Application seeks to provide new and improved teaching facilities which
will integrate the building envelope over the two (2) sites without any significant
increase in building footprint or site coverage. The most obvious external change will be
that to the form of the building on 9 Quorn Street.

CPC Agenda

Item No. 6.1.2 / Page No. 37

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
3.0
LOCATION OF PROPOSED DEVELOPMENT
relevant to the application for a planning
______________________________________________________________________________
permit No. PLN-15-00398-01 and was

3.1

received on the 2 April 2015.

The site of the proposed works is the western end of the Mount Carmel College campus
Authority:
that sits between Sandy Bay Road and Quorn Street. A sitePlanning
plan showing
theHobart
overallCity Council
campus site within the context of the local area is provided below in Figure 1. The entire
school campus is in a single title CT 149926/1 with an area of 1.551ha and frontage to
Sandy Bay Road, Quorn Street, and Nelson Road. A copy of the title documents is
Appendix A to this report.

Figure 1: Location of the Mount Carmel College campus at Sandy Bay.(base source: DPIW The
LIST 31/03/15)
3.2

The location of the proposed development relative to the overall school campus is
shown in the following aerial photo (Plate 1).

CPC Agenda

Item No. 6.1.2 / Page No. 38

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

Plate 1: Aerial photograph showing the location of the proposed development (pink) relative to
the overall school campus. (base source: DPIW TheLIST, State Orthophoto 31/03/15)
3.3

A more detailed plan showing the location of the development site relative to the
remainder of the school campus is provided in Figure 2 below.
DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.
Planning Authority: Hobart City Council

CPC Agenda

Item No. 6.1.2 / Page No. 39

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.
Planning Authority: Hobart City Council

Figure 2: Detail of the school campus showing the relative location of the proposed development
(hatched). (source: Luttrell Pyefinch Architects, Drawing No. LPA1402.SK01, 31/03/15)
3.4

9 Quorn Street is a former residence that has been owned by the school for several
decades. It is presently utilised for administration purposes including storage and supply
of school uniform items and parking for a school bus in a garage between the house and
the front boundary. The inter-war style building does not provide an efficient layout for
any aspect of school life on account of its small rooms, narrow corridors, small windows,
poor ventilation and ageing services.

3.5

The front garage is a relatively recent addition in a utilitarian rectangular style that is
unsympathetic to both the adjoining buildings and the streetscape on account of its
prominent projection forward of the building line.

3.6

7 Quorn Street, known as Providence House is a former residential accomodation for the
Sisters of Charity, who founded and administered Mount Carmel College on the site in
1947. Providence House is currently used as offices for teaching staff, a board room and
a chapel.

3.7

Providence House is underutilised on account of its small rooms, poor access to natural
light, and relative distance to the main areas of teaching and student activity elsewhere
on the campus.

3.8

As can be seen from both Figure 1 and Plate 1 above, the Mount Carmel campus sits
within a suburban residential area, although it fronts a busy arterial thoroughfare in the
form of Sandy Bay Road.

CPC Agenda

Item No. 6.1.2 / Page No. 40

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

3.9

At a slightly larger scale, the residential area is surrounded by institutional development


in the form of the University of Tasmania to the northwest, Hutchins School to the
southwest, Queenborough Recreation Ground to the south and southeast, the Wrest
Point commercial complex to the east, and the Derwent Sailing Squadron and Royal
Yacht Club of Tasmania clubhouses, slipyards and marinas to the north.

3.10

So whilst Mount Carmel Colleges immediate neighbours are residential, that character
and to some extent amenity is tempered by the presence of the school itself since 1947,
and the broader institutional, recreation and commercial developments that are also
well established.

3.11

The adjoining and nearby residences in Quorn Street are predominantly large two (2)
storey inter-war style (Federation and Arts and Crafts) set within large established
and mature gardens with generous front setbacks. Certain detailed features also
predominate including steep-pitched rooves with prominent gables, dark toned
masonry, and low, brick-piered front fences with a variety of picket, paling and breezebrick infill. Renovations to some properties over the years have varied the degree of
consistency of these details to some extent. Large exotic trees in front yards also
contribute significantly to the character of the streetscape.

3.12

Development to the southwest centred on David Street and Nelson Road provide much
greater extant consistency in terms of being predominantly single storey, dark red and
liver coloured brick, similar sized and located dwellings of more modest proportions and
detail. Generally these residences, set on similar sized rectangular lots with little
variation, have not undergone the same degree of redevelopment
or renovation
as
DEVELOPMENT
APPLICATION
DOCUMENT
those in Quorn Street.
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

4.0
DETAIL OF THE PROPOSED DEVELOPMENT
______________________________________________________________________________

Planning Authority: Hobart City Council

4.1

The proposed development will involve the following detailed works:


7 Quorn Street (Stage 1):
a) Demolition of the northern wing of Providence House comprising a chapel, offices
and staff study rooms.
b) Construction of a new two (2) storey extension to Providence House
approximately within the envelope of the demolition area.
c) Conversion of the existing board room kitchen and study to a formal learning
space (75m) with adjoining supportive utility, tutorial and office spaces. An
additional formal learning space (71m) is to be added to the rear of this original
part of the building and the adjoining outdoor terrace remodelled and expanded.
d) The new northern extension will be integrated to provide a seamless continuation
of the aforementioned spaces plus one additional 70m learning space.

CPC Agenda

Item No. 6.1.2 / Page No. 41

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
e) At the upper level the small dysfunctional existing offices (formerly
bedrooms for
the Sisters of Charity) will be converted to a centralised
staff workroom
withdocuments
an
This document
is one of the
to the
application
for a planning
adjoining 72m formal learning space and utilityrelevant
informal
spaces
with seating,
permit No. PLN-15-00398-01
lockers etc. Adjacent to that will be a new kitchen/domestic
science area, withand
a was
received
on
the
2
April
2015.
further formal learning space (74m), tutorial room and corridor connecting
through to the Stage 2 development at 9 Quorn Street.
Planning Authority: Hobart City Council

f)

4.2

An outdoor learning area in the form of an enclosed gallery is provided on the


upper level of the northeastern elevation between the eastern most learning
space in the original portion of Providence House and the Stage 2 building at 9
Quorn Street.

9 Quorn Street (Stage 2):


a) Demolition of the existing former dwelling currently housing learning support/staff
offices, storage, uniform supply, and administration offices.
b) Demolition of garage/maintenance store
c) Removal of existing front partition fence and plantings on the boundary between 9
and 7 Quorn Street.
d) Construction of a new two (2) storey building to be integrated with Stage 1.
e) The new building will comprise a dance studio (125m) , office, storage, and
kitchenette on the ground floor with a terraced outdoor area provided as an
undercroft in the eastern and northeastern portion of the overall building
envelope. The existing garden bed and plantings will be augmented to reinforce
the residential planting pattern and assist maintaining neighbouring residential
amenity. A connecting foyer will provide the linkage to the Stage 1 development of
Providence House.
f)

4.3

On the upper floor three (3) formal learning spaces each approximately 70m will
enclose a central utility space to be used for lockers, informal seating. A small staff
workroom will be located above the ground floor foyer, with a glazing overlooking
the adjoining utility space. A corridor connects this part of the development to
Stage 1, adjacent to the staff workroom.

Building form and materials


The design of the new building components has been undertaken having regard to the
character of the existing and adjoining buildings and streetscape, particularly noting the
desire for a domestic scale whilst providing for the practical needs of the school.

4.4

As a consequence the development is no greater than two (2) storey and the current
height of Providence House.

4.5

The design utilises prominent gables and roof pitches, and retains a respectful 12m
setback to the street boundary (greater than currently).

4.6

The project architects Luttrell Pyefinch have provided the following description of the
details of the design intended to address the issues of domestic scale, the character of
the existing buildings, and the local character and streetscape:

CPC Agenda

Item No. 6.1.2 / Page No. 42

Mount Carmel College, Sandy Bay


Planning Application, March 2015

4.7

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT

document
is one
the documents
A combination of masonry and rendered panels This
are to
be utilised
toofreduce
relevant
to
the
application
for a planning
scale. On the northwestern elevation (side boundary) these shall include
permit No. PLN-15-00398-01 and was
setbacks to the panels to further reduce scale;
received on the 2 April 2015.

the building sits on a plinth, creating a further reduction in scale;

window pattern and heights are similar to existing;

window sill height on the northwestern elevation (side boundary) to be


highlight form to prevent overlooking. To be augmented where necessary with
screening/plantings;

the roof plane is to be transferred to the ground plane similar to the existing
building elements including roof, gable and portico;

retention of the face brickwork fence on the front boundary of 9 Quorn Street;

Inclusion of new planting to frontages;

Cutting back the existing gable end to Providence House to preserve a more
open outlook from David Street;

Providing additional specific building elements which reflect existing patterns,


such as:

Planning Authority: Hobart City Council

glazing to gables with mullions reflecting those in Providence House;

dormer windows an extension of existing dormer;

gable ends detailed to be continuous to the ground plane similar to


Providence House bargeboard detail and roof;

entry porch between extension and existing similar in scale and detail to
existing porch;

glazing to gable ends to create a transparency for light/view;

new low roof between new and existing to reduce scale and preserve
outlook from David Street.

Hours of operation
No change is proposed to the regular established school operating envelope, ie 8.30 am
to 6pm (as required) Monday to Friday and 9am to 6pm weekends.

4.8

However the school seeks Councils consideration for an allowance to use the proposed
dance studio for occasional extended weekday hours to 10pm. This would enable
flexibility to utilise that facility by a broader cohort of students and the community.

CPC Agenda

Item No. 6.1.2 / Page No. 43

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

5.0
CURRENT PLANNING SCHEME PROVISIONS
______________________________________________________________________________

Planning Authority: Hobart City Council

5.1

Planning Scheme
The subject land is within the area of the City of Hobart Planning Scheme 1982 (the
planning scheme).

5.2

Zoning
The subject property is zoned Residential 2 under the planning scheme. This is shown in
Figure 3 below with the subject land coloured pale salmon.

Figure 3: representation of the City of Hobart Planning Scheme 1982 as provided on


TheLIST (31/03/15). In this version the pale salmon colour of the subject land Residential
2. The zonings correlate with the zone boundaries provided on the actual sealed
planning scheme map.

10

CPC Agenda

Item No. 6.1.2 / Page No. 44

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATESDEVELOPMENT


Planning and Development
Consultants
APPLICATION

DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

5.3

The objective for the Residential 2 Zone is provided in clause 5.8 as being:
Planning Authority: Hobart City Council

...to sustain and enhance the character and amenity of areas of


predominantly detached houses, with limited development of
complementary dwelling-types and minimum intrusion or further
development of non-residential uses not necessary to serve local
residents.
5.4

This objective does not prevent school use or development a fact reflected in the
Discretionary status of the relevant Use Group within both the Residential 2 Zone and
the respective Precinct (see further discussion below). There are a great many schools
existing within the Residential 2 Zone and they provide an important social and
economic function to both local residents, the greater metropolitan area and southern
Tasmania region. Mt Carmel College has provided this function since 1947 and
continues to do so.

5.5

The test required is minimum intrusion or (sic) further development of non-residential


uses not necessary to serve local residents. The use of the subject land and buildings is
long-established, and provides a local educational function.

5.6

In consideration of the minimum intrusion of further development, the construction of


the new development must be balanced against the demolition of the existing elements.
In this respect:

the footprint of the new development is, if taken overall not significantly greater
than the existing. It does consolidate the current fragmented structures on the
subject site into a single integrated form, which sits generally within the current
envelope;
efforts have been taken to ensure that the form and scale of the development is
mitigated to reflect the domestic scale and character of the surrounding
residences. In other words, large two (2) storey structures with prominent
rooves and gables. Set back from the street in established mature gardens.
Further design details have been incorporated to reduce the potential bulk and
scale of the new development with articulated roof forms and regressive
masonry panelling;
use of highlight windows, screening and additional plantings will practically
address impacts at the side boundary .

5.7

Although the proposal is new and therefore different to what is currently on site, it is
sympathetic to the form and scale of development in the immediate locality, addresses
potential impacts on adjoining amenity, and has the potential to restore a superior
streetscape outcome than currently exists through careful selective plantings.

5.8

Precinct
The subject land is within Precinct 30B The Lower Sandy Bay Precinct. The desired
future character for Precinct 30B is stated under clause 5.8.7 as:

11

CPC Agenda

Item No. 6.1.2 / Page No. 45

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT

This document is one of the documents


to the application for a planning
The Precinct should continue to be characterised relevant
by predominantly
single
permit No. PLN-15-00398-01 and was
family detached houses supported by a limited number
of on
medium
density
received
the 2 April
2015.

housing developments and a range of small local shops. Further


Authority: Hobart City Council
development of offices and non-local shops shouldPlanning
be discouraged.
The environmental character of the Precinct should be derived from the
existing high quality of development and the mature gardens of the many
early residences.
The beaches and waterfront between Sandy Bay Point and Wrest Point
should be accessible to the Public..
5.9

No change from one use group to another is proposed, rather a net increase in floor
area for the same use, and a change in the building form from two separate buildings to
one single integrated building. The development will not result in an increase staff or
student numbers, but rather is intended to be an improvement in the quality of facilities
provided to the teaching and administrative staff, and the middle years students.

5.10

In terms of consistency with the statement of the above desired future character for the
precinct the following applies:
the proposed development will not alter the predominance of single detached
houses within Precinct 30B;
The proposed development will not introduce further medium density housing
into the precinct;
The proposed development will not introduce offices or shops into the precinct
other than to provide for such functions as are currently integrated into,
ancillary, and specific to the school;
The proposed development seeks to retain and augment the quality of
development through sympathetic building form and attention to streetscape
impacts;
The proposed development will have no impact on access to the beaches and
waterfront.

5.11

In summary the proposal is considered to be consistent with the stated desired future
character for Precinct 30B.

5.12

Use Class Status


The school is classified as an Educational Establishment under clause A.1 of the planning
scheme which is categorized into Use Group VII and is Discretionary under Table A1 of
Schedule A of the planning scheme. However no change of Use is proposed as the
educational function will continue unchanged.

5.13

Development Status
Under Schedule B of the planning scheme a Basic Plot Ratio of 0.4 is prescribed for
Precinct 30B, but no Maximum Plot Ratio is provided. The current floor area is 5629m

12

CPC Agenda

Item No. 6.1.2 / Page No. 46

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT

Thisproposed
documentdevelopment
is one of the documents
and the site area is 15,510m giving a plot ratio of 0.362. The
relevant
to
the
application
for a planning
will increase the overall floor area to 6492m which is a plot ratio of 0.419 (areas
permit No. PLN-15-00398-01 and was
provided by Luttrell Pyefinch Architects, op cit). Accordingly a variation is required,
received on the 2 April 2015.
which can be considered at Councils discretion pursuant to clause B.11.1 of the
planning scheme. This is considered separately below.
Planning Authority: Hobart City Council

5.14

Under Schedule C of the planning scheme the permitted maximum height for Precinct
30B is 4.8m. The proposed maximum height as defined between natural ground level
and the upper most floor level is 5.1m at the northern corner of the Stage 2 building. A
variation to the permitted standard is therefore required and can be considered at
Councils discretion pursuant to clause C.2.1.

5.15

Under clause D.3.4.2 of Schedule D the permitted minimum setback to the


northwestern side boundary for the subject wall with a maximum 8m height is 55% or
4.33m. In the subject case the setback to the lower half of the wall is 5.8m, and that to
the upper part is 4.9m. Under the respective clause Council must ensure that the intents
of Parts 4 and 5 of the planning scheme are met.

5.16

No variation to car parking is required under Schedule E as there are no additional staff
members proposed.

5.17

The overall school campus is listed under Schedule F of the planning scheme as a
Heritage Place which consequently requires Council to exercise a discretion under
clause F.6.1. However the listing of the entire property relates to its origins as
Lauramont of which only the original residence survives in the northern third of the
property close to Sandy Bay Road. The Quorn Street buildings are approximately 60m
distant and separated by a variety of other school buildings and functions of different
architectural ages and styles. The proposed development is therefore not considered to
raise any practical concerns in respect of the fundamental heritage values of the
property.

5.18

The subject property is not within a Heritage Precinct.

13

CPC Agenda

Item No. 6.1.2 / Page No. 47

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

6.0

CONSIDERATION OF ISSUES REQUIRING ADDRESSING

6.1

Plot ratio
Given the significant public benefit that the school provides, it is assumed that
developments associated with the school automatically meet the test required under
Principle 8 of the planning scheme, ie:

Planning Authority: Hobart City Council

Bonus plot ratio may be awarded in respect of development


which provides specific uses, facilities and features approved or
required for the benefit of the city in particular precincts.
6.2

Given that a variation (if required) is therefore provided for pursuant to clause B.4.1 of
the planning scheme, and there is no Maximum Plot Ratio prescribed for the Precinct,
the calculation of Plot Ratio is of no practical or statutory relevance. The more relevant
assessments are in respect of the impact of the proposed development on nearby
residential amenity, principally street character and car parking impacts.

6.3

Notwithstanding this the variation required to the Basic Plot Ratio is relatively minor,
being 0.019 or 104.7m, and cannot be realistically identified as producing a deleterious
outcome within the context of the overall site area and development on the school
campus. It is therefore considered that the minor variation to Basic Plot Ratio should be
allowed.

6.4

Height
The required variation to height is 300mm. It occurs at a single point at the northern
corner of the Stage 2 building.

6.5

Council is required to have regard to Principle 11 of the planning scheme before varying
the height standard. Principle 11 states:
Permitted height limits have been established for the various
Precincts, having regard to the nature of preferred development
for the Precinct in question. Within these limits the height of any
building or structure may be further controlled having regard to
the relevant Zone Objective, the desired future character of the
relevant Precinct, and considerations of streetscape, townscape
and amenity. A relaxation of these limits will only be considered
where the relevant Zone Objective and desired future character of
the Precinct are not compromised.

6.6

The consistency of the overall development is considered in detail in Section 5 of this


submission above, and it is concluded that on balance the proposed development
provides a sympathetic form and scale, having regard to the features and character of
the surrounding area. It is therefore considered that the minor variation to permitted
Height standard should be allowed.

14

CPC Agenda

Item No. 6.1.2 / Page No. 48

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents

6.7

relevant to the application for a planning


Side setback
permit
PLN-15-00398-01
In considering the setback to the northwestern side boundary
as No.
a permitted
setback and was
received
on
the
2
April
rather than meeting the standard for an exempt setback Council must ensure that2015.
the
intents of Parts 4 and 5 of the planning scheme are met before
applying
conditions
to
Planning Authority: Hobart City Council
the Permit.

6.8

The matters required to be addressed in respect of the Principles under Part 4 of the
scheme, and the Zone objectives and Precinct statements are considered to have been
addressed above in Section 5 of this report. It is therefore considered that Council can
be satisfied that no particular emit conditions are required.

6.9

Car parking
As indicated above, no additional students or staff are proposed. The element that
generates additional car parking for Primary and Secondary schools under Schedule E of
the scheme is additional staff. Consequently no further spaces are generated by this
proposal.

6.10

Heritage impact
Council is required to exercise a discretion under clause F.6.1 of the planning scheme.
However as indicated above, the proposed development is sited a considerable distance
from the fundamental reason for the subject property being listed the original
Lauramont residence. The development is also separated from Lauramont by several
other buildings of different styles, and the extent of the proposal does not encroach in
any significant way beyond the envelope of the existing buildings on that part of the
site. The proposed development is therefore not considered to raise any practical
concerns in respect of the fundamental heritage values of the property.

7.0
PLANNING POLICIES
______________________________________________________________________________
7.1

There are no specific strategic land use policies described in the planning scheme that
act against the proposed development. As stated above the key criteria for enabling the
proposal within the Residential 2 Zone and Precinct 30B are met.

8.0
STATE POLICIES
______________________________________________________________________________
8.1

There are no State Policies that are relevant to either the proposed developments.

15

CPC Agenda

Item No. 6.1.2 / Page No. 49

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES


Planning and Development
Consultants
DEVELOPMENT
APPLICATION

DOCUMENT
This document is one of the documents

9.0
SOUTHERN TASMANIA REGIONAL LAND USE STRATEGY
relevant to the application for a planning
______________________________________________________________________________
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.

9.1

The Southern Tasmania Regional Land Use Strategy (STRLUS) identifies the need to
Planning Authority: Hobart City Council
provide high quality social and community facilities to meet the
education, health and
care needs of the community. Schools, whether public or private are an essential
infrastructure element in this context.

9.2

Taking these matters into account the proposed development is considered to be


consistent with the following policy statements made in the STRLUS:
SI 1.2 Match location and delivery of social infrastructure with the
needs of the community and, where relevant, in sequence with
residential land release.
SI 1.3 Provide social infrastructure that is well located and
accessible in relation to residential development, public transport
services, employment and education opportunities.
SI 1.4 Identify and protect sites for social infrastructure,
particularly in high social dependency areas, targeted urban
growth areas (both infill and greenfield) and in identified Activity
Centres.
SI 1.5 Provide multi-purpose, flexible and adaptable social
infrastructure that can respond to changing and emerging
community needs over time.

10.0 CONCLUSION
______________________________________________________________________________
10.1

The proposed development is necessary to overcome the currently constraining


provision that prevents delivery of up-to-date educational services and student care for
middle years students and their teachers at the Mount Carmel College.

10.2

The proposed development is a constrained and carefully considered replacement of


existing outdated if not dysfunctional school buildings.

10.3

Minor variations to the standards for plot ratio and height are required, but do not
significantly impact on the surrounding area or adjoining owners.

10.4

It is considered that the new development will have limited impact on the amenity of
dwellings or the streetscape and character of the adjoining residential area.

10.5

In conclusion the proposed development IS considered to represent a sustainable


outcome.

Neil Shephard, BA, MTCP (SYD),MPIA, CPP

16

CPC Agenda

Mount Carmel College, Sandy Bay


Planning Application, March 2015

Item No. 6.1.2 / Page No. 50

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 2 April 2015.
Planning Authority: Hobart City Council

17

CPC Agenda

Item No. 6.1.2 / Page No. 51

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

APPLICATION FOR PLANNING PERMISSION


UNDER THE

CITY OF HOBART PLANNING SCHEME 1982

Demolition, alteration and extensions at


361-365 Sandy Bay Road, Sandy Bay
(aka 7 and 9 Quorn Street)

Prepared by Neil Shephard & Associates


Rev 1- 31 March 2015

CPC Agenda

Item No. 6.1.2 / Page No. 52

Mount Carmel College, Sandy Bay


Planning Application, March 2015

CONTENTS

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.

1.0

INTRODUCTION...............................................................................................................3

2.0

SCOPE OF PROPOSED DEVELOPMENT...4

3.0

LOCATION OF PROPOSED DEVELOPMENT....5

4.0

DETAIL OF THE PROPOSED DEVELOPMENT.11

5.0

CURRENT PLANNING SCHEME PROVISIONS..15

6.0

CONSIDERATION OF ISSUES..19

7.0

PLANNING POLICIES22

8.0

STATE POLICIES..22

9.0

SOUTHERN TASMANIA REGIONAL LAND USE STRATEGY.22

10.0

CONCLUSION..................................................................................................................23

Planning Authority: Hobart City Council

REFERENCES24

This report is subject to copyright the owner of which is Neil Shephard & Associates Pty Ltd. All
unauthorized copying or reproduction of this report or any part of it is forbidden by law and is subject to
civil and criminal penalties as set out in the Copyright Act 1968. All requests for permission to
reproduce this report or its contents must be directed to Neil Shephard.

CPC Agenda

Item No. 6.1.2 / Page No. 53

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
1.0
INTRODUCTION
DOCUMENT
______________________________________________________________________________

1.1

This document is one of the documents


relevant to the application for a planning
This is an application seeking planning permission to undertake
upgrading andand was
permit No.the
PLN-15-00398-01
refurbishment of existing facilities as well as extensions to accommodate
new
classroom
received on the 13 April
2015.

and teaching facilities for middle years students (years 7 and 8).
Planning Authority: Hobart City Council

1.2

The proposal requires the demolition of a former dwelling at 9 Quorn Street that has
been used by the school for teaching and administrative purposes for many years, as
well as a chapel at 7 Quorn Street (known as Providence House), and replacement with
a new integrated structure annexed to the remaining balance of Providence House.

1.3

No increase in either student or staff numbers is proposed.

Plate 1: 9 Quorn Street (known as the Whitehouse) proposed to be demolished

CPC Agenda

Item No. 6.1.2 / Page No. 54

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

Plate 2: 7 Quorn Street (known as Providence House). The 2 storey wing to the left of the large
central gable in the photo is proposed to be demolished and the area redeveloped with a new 2
storey building that extends across into the former building envelope of the Whitehouse at 9
Quorn Street.
DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.

2.0
SCOPE OF PROPOSED DEVELOPMENT
______________________________________________________________________________

Planning Authority: Hobart City Council

2.1

The Application for a planning permit is submitted in conjunction with this report. It
proposes the following:
Demolition of 9 Quorn Street ;
Demolition of the northern Chapel wing at 7 Quorn Street;
As Stage 1, a new 2 storey extension replacing the Chapel wing and converting
the entirety of 7 Quorn Street to learning spaces and accompanying staff
facilities for Year 7 and 8 students;
As Stage 2, a two (2) storey addition on 9 Quorn Street connecting to Stage 1,
integrating teaching areas on the upper floor, whilst providing a dance studio
and a kitchenette on the ground floor.

2.2

In summary the Application seeks to provide new and improved teaching facilities which
will integrate the building envelope over the two (2) sites without any significant
increase in building footprint or site coverage. The most obvious external change will be
that to the form of the building on 9 Quorn Street.

CPC Agenda

Item No. 6.1.2 / Page No. 55

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

3.0
LOCATION OF PROPOSED DEVELOPMENT
______________________________________________________________________________
3.1

The site of the proposed works is the western end of the Mount Carmel College campus
that sits between Sandy Bay Road and Quorn Street. A site plan showing the overall
campus site within the context of the local area is provided below in Figure 1. The entire
school campus is in a single title CT 149926/1 with an area of 1.551ha and frontage to
Sandy Bay Road, Quorn Street, and Nelson Road. A copy of the title documents is
provided under separate cover.

Figure 1: Location of the Mount Carmel College campus at Sandy Bay.(base source: DPIW The
LIST 31/03/15)
3.2

The location of the proposed development relative to the overall school campus is
shown in the following aerial photo (Plate 3).

CPC Agenda

Item No. 6.1.2 / Page No. 56

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

Plate 3: Aerial photograph showing the location of the proposed development (pink) relative to
the overall school campus. (base source: DPIW TheLIST, State Orthophoto 31/03/15)
3.3

A more detailed plan showing the location of the development site relative to the
remainder of the school campus is provided in Figure 2 below.

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

CPC Agenda

Item No. 6.1.2 / Page No. 57

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

Figure 2: Detail of the school campus showing the relative location of the proposed development
(hatched). (source: Luttrell Pyefinch Architects, Drawing No. LPA1402.SK01, 31/03/15)
3.4

9 Quorn Street is a former residence that has been owned by the school for several
decades. It is presently utilised for administration purposes including storage and supply
of school uniform items and parking for a school bus in front of a garage/workshop
between the house and the front boundary. The inter-war style building does not
provide an efficient layout for any aspect of school life on account of its small rooms,
narrow corridors, small windows, poor ventilation and ageing services.

3.5

The front garage/workshop is a more recent addition in a utilitarian rectangular style


that is unsympathetic to both the adjoining buildings and the streetscape on account of
its prominent projection forward of the building line.

3.6

7 Quorn Street, known as Providence House is a former residential accomodation for the
Sisters of Charity, who founded and administered Mount Carmel College on the site in
1947. Providence House is currently used as offices for teaching staff, a board room and
a chapel.

3.7

Providence House is underutilised on account of its small rooms, poor access to natural
light, and relative distance to the main areas of teaching and student activity elsewhere
on the campus.

3.8

As can be seen from both Figure 1 and Plate 3 above, the Mount Carmel campus sits
DEVELOPMENT
within a suburban residential area, although
it fronts a busyAPPLICATION
arterial thoroughfare in the
DOCUMENT
form of Sandy Bay Road.
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

CPC Agenda

Item No. 6.1.2 / Page No. 58

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

3.9

At a slightly larger scale, the residential area is surrounded by institutional development


in the form of the University of Tasmania to the northwest, Hutchins School to the
southwest, Queenborough Recreation Ground to the south and southeast, the Wrest
Point commercial complex to the east, and the Derwent Sailing Squadron and Royal
Yacht Club of Tasmania clubhouses, slipyards and marinas to the north.

3.10

So whilst Mount Carmel Colleges immediate neighbours are residential, that character
and to some extent amenity is tempered by the presence of the school itself since 1947,
and the broader institutional, recreation and commercial developments that are also
well established.

3.11

The adjoining and nearby residences in Quorn Street are predominantly large two (2)
storey inter-war style (Federation and Arts and Crafts) set within large established
and mature gardens with generous front setbacks. Certain detailed features also
predominate including steep-pitched rooves with prominent gables, dark toned
masonry, and low, brick-piered front fences with a variety of picket, paling and breezebrick infill. Renovations to some properties over the years have varied the degree of
consistency of these details to some extent. Large exotic trees in front yards also
contribute significantly to the character of the streetscape.

Plate 4: examples of 2 storey residences adjoining 9 Quorn Street.

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

CPC Agenda

Item No. 6.1.2 / Page No. 59

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

Plate 5: examples of 2 storey residences opposite 9 Quorn Street.

Plate 6: streetscape opposite Providence House.


3.12

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.

Planning
Authority:
Council
Development to the southwest centred on David
Street and
NelsonHobart
Road City
provides
much
greater extant consistency in terms of being predominantly single storey, dark red and

CPC Agenda

Item No. 6.1.2 / Page No. 60

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

liver coloured brick, similar sized and located dwellings of more modest proportions and
detail. Generally these residences, set on similar sized rectangular lots with little
variation, have not undergone the same degree of redevelopment or renovation as
those in Quorn Street.

Plate 7: examples of single storey residences in Nelson Road.

Plate 8: examples of single storey residences in Nelson Road.


DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

10

CPC Agenda

Item No. 6.1.2 / Page No. 61

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

Plate 9: examples of single storey residences in Nelson Road.


DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
4.0
DETAIL OF THE PROPOSED DEVELOPMENT
received on the 13 April 2015.
______________________________________________________________________________

4.1

Planning Authority: Hobart City Council

The proposed development will involve the following detailed works:


7 Quorn Street (Stage 1):

a) Demolition of the northern wing of Providence House comprising a chapel, offices


and staff study rooms.
b) Construction of a new two (2) storey extension to Providence House
approximately within the envelope of the demolition area.
c) Conversion of the existing board room kitchen and study to a formal learning
space (75m) with adjoining supportive utility, tutorial and office spaces. An
additional formal learning space (71m) is to be added to the rear of this original
part of the building and the adjoining outdoor terrace remodelled and expanded.
d) The new northern extension will be integrated to provide a seamless continuation
of the aforementioned spaces plus one additional 70m learning space.
e) At the upper level the small dysfunctional existing offices (formerly bedrooms for
the Sisters of Charity) will be converted to a centralised staff workroom with an
adjoining 72m formal learning space and utility informal spaces with seating,
lockers etc. Adjacent to that will be a new kitchen/domestic science area, with a
further formal learning space (74m), tutorial room and corridor connecting
through to the Stage 2 development at 9 Quorn Street.

11

CPC Agenda

Item No. 6.1.2 / Page No. 62

Mount Carmel College, Sandy Bay


Planning Application, March 2015

f)

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

An outdoor learning area in the form of an enclosed gallery is provided on the


upper level of the northeastern elevation between the eastern most learning
space in the original portion of Providence House and the Stage 2 building at 9
DEVELOPMENT APPLICATION
Quorn Street.
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

Plate 10: The 2 storey Chapel wing of Providence House shown here with the ridge line
perpendicular to the original west-facing gables is to be demolished and replaced with a new
building connecting to the Stage 2 redevelopment of the Whitehouse at 9 Quorn Street.

Figure 3: the proposed redevelopment of the Chapel wing to provide additional learning spaces
and staff offices/facilities and a foyer integrating with redevelopment of the Whitehouse site
at 9 Quorn Street on the left edge of this drawing (source: Luttrell Pyefinch Architects, Drawing
No. LPA1402.SK06, 31/03/15).

12

CPC Agenda

Item No. 6.1.2 / Page No. 63

Mount Carmel College, Sandy Bay


Planning Application, March 2015

4.2

9 Quorn Street (Stage 2):

20/7/2015

DEVELOPMENT APPLICATION
NEIL SHEPHARD & ASSOCIATES Planning
and Development Consultants
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.

a) Demolition of the existing former dwelling currently housing


learning
support/staff
Planning
Authority:
Hobart City Council
offices, storage, uniform supply, and administration offices.
b) Demolition of garage/maintenance store
c) Removal of existing front partition fence and plantings on the boundary between 9
and 7 Quorn Street.
d) Construction of a new two (2) storey building to be integrated with Stage 1.
e) The new building will comprise a dance studio (125m), office, storage, and
kitchenette on the ground floor with a terraced outdoor area provided as an
undercroft in the eastern and northeastern portion of the overall building
envelope. The existing garden bed and plantings will be augmented to reinforce
the residential planting pattern and assist maintaining neighbouring residential
amenity. A connecting foyer will provide the linkage to the Stage 1 development of
Providence House.
f)

On the upper floor three (3) formal learning spaces each approximately 70m will
enclose a central utility space to be used for lockers, informal seating. A small staff
workroom will be located above the ground floor foyer, with a glazing overlooking
the adjoining utility space. A corridor connects this part of the development to
Stage 1, adjacent to the staff workroom.

Figure 4: the proposed redevelopment of the Whitehouse to provide a dance studio, additional
learning spaces and staff offices. This building will connect to the Stage 1 redevelopment of the
Chapel wing on the right edge of the drawing (source: Luttrell Pyefinch Architects, Drawing No.
LPA1402.SK06, 31/03/15).

4.3

Building form and materials


The design of the new building components has been undertaken having regard to the
character of the existing and adjoining buildings and streetscape, particularly noting the
desire for a domestic scale whilst providing for the practical needs of the school.

4.4

As a consequence the development is no greater than two (2) storey and the current
height of Providence House.

13

CPC Agenda

Item No. 6.1.2 / Page No. 64

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

4.5

The design utilises prominent gables and roof pitches, and retains a respectful 12m
setback to the street boundary (greater than currently).

4.6

The project architects Luttrell Pyefinch have provided the following description of the
details of the design intended to address the issues of domestic scale, the character of
the existing buildings, and the local character and streetscape:

4.7

A combination of masonry and rendered panels are to be utilised to reduce


scale. On the northwestern elevation (side boundary) these shall include
setbacks to the panels to further reduce scale;

the building sits on a plinth, creating a further reduction in scale;

window pattern and heights are similar to existing;

window sill height on the northwestern elevation (side boundary) to be


highlight form to prevent overlooking. To be augmented where necessary with
screening/plantings;

the roof plane is to be transferred to the ground plane similar to the existing
building elements including roof, gable and portico;

retention of the face brickwork fence on the front boundary of 9 Quorn Street;

Inclusion of new planting to frontages;

Cutting back the existing gable end to Providence House to preserve a more
open outlook from David Street;

Providing additional specific building elements which reflect existing patterns,


such as:
-

glazing to gables with mullions reflecting those in Providence House;

dormer windows an extension of existing dormer;

gable ends detailed to be continuous to the ground plane similar to


Providence House bargeboard detail and roof;

entry porch between extension and existing similar in scale and detail to
existing porch;

glazing to gable ends to create a transparency for light/view;

new low roof between new and existing to reduce scale and preserve
outlook from David Street.

Hours of operation
No change is proposed to the regular established school operating envelope, ie 8.30 am
to 6pm (as required) Monday to Friday and 9am to 6pm weekends.

4.8

However the school seeks Councils consideration for an allowance to use the proposed
dance studio for occasional extended weekday hours to 10pm. This would enable
flexibility to utilise that facility by a broader cohort of students and the community.
DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

14

CPC Agenda

Item No. 6.1.2 / Page No. 65

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.

5.0
CURRENT PLANNING SCHEME PROVISIONS
______________________________________________________________________________

Planning Authority: Hobart City Council

5.1

Planning Scheme
The subject land is within the area of the City of Hobart Planning Scheme 1982 (the
planning scheme).

5.2

Zoning
The subject property is zoned Residential 2 under the planning scheme. This is shown in
Figure 3 below with the subject land coloured pale salmon.

Figure 3: representation of the City of Hobart Planning Scheme 1982 as provided on


TheLIST (31/03/15). In this version the pale salmon colour of the subject land Residential
2. The zonings correlate with the zone boundaries provided on the actual sealed
planning scheme map.

15

CPC Agenda

Item No. 6.1.2 / Page No. 66

Mount Carmel College, Sandy Bay


Planning Application, March 2015

5.3

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DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit5.8
No.asPLN-15-00398-01
and was
The objective for the Residential 2 Zone is provided in clause
being:
received on the 13 April 2015.

...to sustain and enhance the character


and amenity of areas of
Planning Authority: Hobart City Council
predominantly detached houses, with limited development of
complementary dwelling-types and minimum intrusion or further
development of non-residential uses not necessary to serve local
residents.
5.4

This objective does not prevent school use or development a fact reflected in the
Discretionary status of the relevant Use Group within both the Residential 2 Zone and
the respective Precinct (see further discussion below). There are a great many schools
existing within the Residential 2 Zone and they provide an important social and
economic function to both local residents, the greater metropolitan area and southern
Tasmania region. Mt Carmel College has provided this function since 1947 and
continues to do so.

5.5

The test required is minimum intrusion or (sic) further development of non-residential


uses not necessary to serve local residents. The use of the subject land and buildings is
long-established, and provides a local educational function.

5.6

In consideration of the minimum intrusion of further development, the construction of


the new development must be balanced against the demolition of the existing elements.
In this respect:

the footprint of the new development is, if taken overall not significantly greater
than the existing. It does consolidate the current fragmented structures on the
subject site into a single integrated form, which sits generally within the current
envelope;
efforts have been taken to ensure that the form and scale of the development is
mitigated to reflect the domestic scale and character of the surrounding
residences. In other words: large two (2) storey structures with prominent
rooves and gables; set back from the street in established mature gardens.
Further design details have been incorporated to reduce the potential bulk and
scale of the new development with articulated roof forms and recessive
masonry panelling;
use of highlight windows, screening and additional plantings will practically
address impacts at the side boundary .

5.7

Although the proposal is new and therefore different to what is currently on site, it is
sympathetic to the form and scale of development in the immediate locality, addresses
potential impacts on adjoining amenity, and has the potential to restore a superior
streetscape outcome than currently exists through careful selective plantings.

5.8

Precinct
The subject land is within Precinct 30B The Lower Sandy Bay Precinct. The desired
future character for Precinct 30B is stated under clause 5.8.7 as:

16

CPC Agenda

Item No. 6.1.2 / Page No. 67

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT The Precinct should continue to be characterised by predominantly single
family detached houses supported by a limited number of medium density
This document is one of the documents
relevant to the application for housing
a planningdevelopments and a range of small local shops. Further
permit No. PLN-15-00398-01 development
and was
of offices and non-local shops should be discouraged.
received on the 13 April 2015.

The environmental character of the Precinct should be derived from the


existing high quality of development and the mature gardens of the many
early residences.

Planning Authority: Hobart City Council

The beaches and waterfront between Sandy Bay Point and Wrest Point
should be accessible to the Public..
5.9

No change from one use group to another is proposed, rather a net increase in floor
area for the same use, and a change in the building form from two separate buildings to
one single integrated building. The development will not result in an increase in staff or
student numbers, but rather is intended to be an improvement in the quality of facilities
provided to the teaching and administrative staff, and the middle years students.

5.10

In terms of consistency with the statement of the above desired future character for the
precinct the following applies:
the proposed development will not alter the predominance of single detached
houses within Precinct 30B;
The proposed development will not introduce further medium density housing
into the precinct;
The proposed development will not introduce offices or shops into the precinct
other than to provide for such functions as are currently integrated into,
ancillary, and specific to the school;
The proposed development seeks to retain and augment the quality of
development through sympathetic building form and attention to streetscape
impacts;
The proposed development will have no impact on access to the beaches and
waterfront.

5.11

In summary the proposal is considered to be consistent with the stated desired future
character for Precinct 30B.

5.12

Use Class Status


The school is classified as an Educational Establishment under clause A.1 of the planning
scheme which is categorized into Use Group VII and is Discretionary under Table A1 of
Schedule A of the planning scheme. However no change of Use is proposed as the
educational function will continue unchanged.

5.13

Development Status
Under Schedule B of the planning scheme a Basic Plot Ratio of 0.4 is prescribed for
Precinct 30B, but no Maximum Plot Ratio is provided. The current floor area is 5629m

17

CPC Agenda

Item No. 6.1.2 / Page No. 68

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

and the site area is 15,510m giving a plot ratio of 0.362. The proposed development
will increase the overall floor area to 6492m which is a plot ratio of 0.419 (areas
provided by Luttrell Pyefinch Architects, op cit). Accordingly a variation is required,
which can be considered at Councils discretion pursuant to clause B.11.1 of the
planning scheme. This is considered separately below.
5.14

Under Schedule C of the planning scheme the permitted maximum height for Precinct
30B is 4.8m. The proposed maximum height as defined between natural ground level
and the upper most floor level is 5.1m at the northern corner of the Stage 2 building. A
variation to the permitted standard is therefore required and can be considered at
Councils discretion pursuant to clause C.2.1.

5.15

Under clause D.3.4.2 of Schedule D the permitted minimum setback to the


northwestern side boundary for the subject wall with a maximum 8m height is 55% or
4.33m. In the subject case the setback to the lower half of the wall is 5.8m, and that to
the upper part is 4.9m. Under the respective clause Council must ensure that the intents
of Parts 4 and 5 of the planning scheme are met.

5.16

No variation to car parking is required under Schedule E as there are no additional staff
members proposed.

5.17

The overall school campus is listed under Schedule F of the planning scheme as a
Heritage Place which consequently requires Council to exercise a discretion under
clause F.6.1. However the listing of the entire property relates to its origins as
Lauramont of which only the original residence survives in the northeastern third of
the property close to Sandy Bay Road. The Quorn Street buildings are approximately
60m distant and separated by a variety of other school buildings and functions of
different architectural ages and styles. The proposed development is therefore not
considered to raise any practical concerns in respect of the fundamental heritage values
of the property.

5.18

The subject property is not within a Heritage Precinct.

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

18

CPC Agenda

Item No. 6.1.2 / Page No. 69

Mount Carmel College, Sandy Bay


Planning Application, March 2015

6.0

CONSIDERATION OF ISSUES

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

6.1

Plot ratio
Given the significant public benefit that the school provides, it is assumed that
developments associated with the school automatically meet the test required under
Principle 8 of the planning scheme, ie:
Bonus plot ratio may be awarded in respect of development
which provides specific uses, facilities and features approved or
required for the benefit of the city in particular precincts.

6.2

Given that a variation (if required) is therefore provided for pursuant to clause B.4.1 of
the planning scheme, and there is no Maximum Plot Ratio prescribed for the Precinct,
the calculation of Plot Ratio is of no practical or statutory relevance. The more relevant
assessments are in respect of the impact of the proposed development on nearby
residential amenity, principally street character and car parking impacts.

6.3

Notwithstanding this the variation required to the Basic Plot Ratio is relatively minor,
being 0.019 or 104.7m, and cannot be realistically identified as producing a deleterious
outcome within the context of the overall site area and development on the school
campus. It is therefore considered that the minor variation to Basic Plot Ratio should be
allowed.

6.4

Height
The required variation to height is 300mm. It occurs at a single point at the northern
corner of the Stage 2 building.

6.5

Council is required to have regard to Principle 11 of the planning scheme before varying
the height standard. Principle 11 states:
Permitted height limits have been established for the various
Precincts, having regard to the nature of preferred development
for the Precinct in question. Within these limits the height of any
building or structure may be further controlled having regard to
the relevant Zone Objective, the desired future character of the
relevant Precinct, and considerations of streetscape, townscape
and amenity. A relaxation of these limits will only be considered
where the relevant Zone Objective and desired future character of
the Precinct are not compromised.

6.6

The consistency of the overall development is considered in detail in Section 5 of this


submission above, and it is concluded that on balance the proposed development
provides a sympathetic form and scale, having regard to the features and character of
the surrounding area. It is therefore considered that the minor variation to permitted
Height standard should be allowed.

19

CPC Agenda

Item No. 6.1.2 / Page No. 70

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

6.7

Side setback
In considering the setback to the northwestern side boundary as a permitted setback
rather than meeting the standard for an exempt setback Council must ensure that the
intents of Parts 4 and 5 of the planning scheme are met before applying conditions to
the Permit.

6.8

The matters required to be addressed in respect of the Principles under Part 4 of the
scheme, and the Zone objectives and Precinct statements under Part 5 are considered
to have been addressed above in Section 5 of this report. It is therefore considered that
Council can be satisfied that no particular permit conditions are required. In addition to
the increased setback of the proposed building compared to the current situation, as
well as use of highlight windows to prevent overlooking, existing landscaping and
screening can be augmented to retain if not improve the residential amenity (see Plates
11 and 12 below)

Plate 11
Plate 12
Existing side boundary setback between 9 and 11 Quorn Street showing current landscaping
from the street and the rear respectively.
6.9

Car parking
As indicated above, no additional students or staff are proposed. The element that
generates additional car parking for Primary and Secondary schools under Schedule E of
the scheme is additional staff. Consequently no further spaces are generated by this
proposal.

6.10

Heritage impact
Council is required to exercise a discretion under clause F.6.1 of the planning scheme.
However as indicated above, the proposed development is sited a considerable distance
from the fundamental reason for the subject property being listed the original
Lauramont residence. The development is also separated from Lauramont by several
other buildings of different styles, and the extent of the proposal does not encroach in
any significant way beyond the envelope of the existing buildings on that part of the
site. The proposed development is therefore not considered to raise any practical
in respect of the fundamental heritage values of the property.
DEVELOPMENT concerns
APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

20

CPC Agenda

Mount Carmel College, Sandy Bay


Planning Application, March 2015

Item No. 6.1.2 / Page No. 71

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

Plate 13: Lauramont the original residence and the reason for the heritage listing is not
visible in the round but can only be appreciated from the Sandy Bay Road end of the school
campus, primarily from the front car park/forecourt and entrance driveway.

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

Plate 14: From the proposed development site only the distant glimpse of a chimney is any
indication of the original remaining portion of Lauramont. The intervening buildings, playground
and modern additions to the rear of Lauramont already prevent any direct view or appreciation
from the Quorn street end of the school campus.

21

CPC Agenda

Item No. 6.1.2 / Page No. 72

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
7.0
PLANNING POLICIES
permit No. PLN-15-00398-01 and was
______________________________________________________________________________
received on the 13 April 2015.

7.1

There are no specific strategic land use policies described


in the
planning
scheme
Planning
Authority:
Hobart
City that
Council
act against the proposed development. As stated above the key criteria for enabling the
proposal within the Residential 2 Zone and Precinct 30B are met.

8.0
STATE POLICIES
______________________________________________________________________________
8.1

There are no State Policies that are relevant to the proposed developments.

9.0
SOUTHERN TASMANIA REGIONAL LAND USE STRATEGY
______________________________________________________________________________
9.1

The Southern Tasmania Regional Land Use Strategy (STRLUS) identifies the need to
provide high quality social and community facilities to meet the education, health and
care needs of the community. Schools, whether public or private are an essential
infrastructure element in this context.

9.2

Taking these matters into account the proposed development is considered to be


consistent with the following policy statements made in the STRLUS:
SI 1.2 Match location and delivery of social infrastructure with the
needs of the community and, where relevant, in sequence with
residential land release.
SI 1.3 Provide social infrastructure that is well located and
accessible in relation to residential development, public transport
services, employment and education opportunities.
SI 1.4 Identify and protect sites for social infrastructure,
particularly in high social dependency areas, targeted urban
growth areas (both infill and greenfield) and in identified Activity
Centres.
SI 1.5 Provide multi-purpose, flexible and adaptable social
infrastructure that can respond to changing and emerging
community needs over time.

22

CPC Agenda

Item No. 6.1.2 / Page No. 73

Mount Carmel College, Sandy Bay


Planning Application, March 2015

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

10.0 CONCLUSION
______________________________________________________________________________
10.1

The proposed development is necessary to overcome the currently constraining


provision that prevents delivery of up-to-date educational services and student care for
middle years students and their teachers at the Mount Carmel College.

10.2

The proposed development is a constrained and carefully considered replacement of


existing outdated if not dysfunctional school buildings.

10.3

Minor variations to the standards for plot ratio and height are required, but do not
significantly impact on the surrounding area or adjoining owners.

10.4

It is considered that the new development will have limited impact on the amenity of
dwellings or the streetscape and character of the adjoining residential area.

10.5

In conclusion the proposed development is considered to represent a sustainable


outcome.

Neil Shephard, BA, MTCP (SYD),MPIA, CPP

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.
Planning Authority: Hobart City Council

23

CPC Agenda

Item No. 6.1.2 / Page No. 74

Mount Carmel College, Sandy Bay


Planning Application, March 2015

REFERENCES

20/7/2015

NEIL SHEPHARD & ASSOCIATES Planning and Development Consultants

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00398-01 and was
received on the 13 April 2015.

Certificate of Title Volume 149926 Folio 1


Planning Authority: Hobart City Council
City of Hobart Planning Scheme 1982
DPIW TheLIST 31/03/15
DPIW TheLIST, State Orthophoto 31/03/15
LUTTRELL PYEFINCH ARCHITECTS, Drawings No. LPA1402.SK01 to SK06, 31/03/15
Personal communications with Susan Ryan, Principal Mount Carmel College, and Kerrie
Lovelock, Business Manager Mount Carmel College
Southern Tasmania Regional Land Use Strategy 2010-2035 (Amended 1 October 2013)
www.mountcarmel.tas.edu.au

24

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

6.

COMMITTEE ACTING AS PLANNING AUTHORITY


6.1

APPLICATIONS UNDER THE CITY OF HOBART PLANNING


SCHEME 1982
6.1.3

30 RED CHAPEL AVENUE, SANDY BAY PARTIAL


DEMOLITION, HOUSE EXTENSION, ALTERATIONS,
ANCILLARY DWELLING, GARAGE, CARPORT AND
STORAGE (READVERTISED - AMENDED PROPOSAL)
PLN-15-00123-01 FILE REF: 5636294 & P/30/784
33xs
(Council)

CPC Agenda

Item No. 6.1.3 / Page No. 1

20/7/2015

APPLICATION UNDER CITY OF HOBART PLANNING SCHEME 1982


Committee:

20 July 2015

Council:

27 July 2015

Expiry Date:

14 August 2015

Application No:

PLN-15-00123-01

Address:

30 Red Chapel Avenue, Sandy Bay

Applicant:

Luke and Prue Taylor, 30 Red Chapel Avenue, Sandy Bay

Proposal:

Partial Demolition, House Extension, Alterations, Ancillary


Dwelling, Garage, Carport and Storage (Re-advertised Amended Proposal)

Representations:

Four (4)

Discretion:

Building Envelope, Garage and Carport Opening Width, Privacy

Executive Summary
The application proposes internal alterations to the existing house and a first floor rear
extension to accommodate a dining room and deck. The application also proposes the
demolition of the existing carport and its replacement with an enclosed garage with
attached carport and associated undercroft storage. The application proposes a granny
flat to be attached to the rear of the garage and carport.
The large site is on the eastern side of Red Chapel Avenue, close to its intersection with
both Chesham Court (to the north) and Longview Avenue (to the south). The site is in an
established residential area and is surrounded on all sides by residential properties.
The proposal invokes discretion under Planning Directive 4 with respect to privacy
(proximity of the deck proposed for the existing dwelling to the northern boundary),
building envelope (the southern elevation of the garage and ancillary dwelling) and garage
and carport opening width (the combined width of the openings of the garage and carport).
The proposal attracted four objections. All objections related only to the garage, carport
and ancillary dwelling. The concerns focussed on the impact on the amenity to the
northern and southern neighbours in terms of privacy, light and visual intrusion, as well as
the impact on the streetscape and character of the area.
The proposal is recommended for approval.

Author: Ben Ikin

30 Red Chapel Avenue

File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 2

20/7/2015

Site and location


The 1095m2 site is on the north eastern side of Red Chapel Avenue in an established
residential area and surrounded on all sides by residential properties. The site slopes
down at a gradient of approximately 20% towards the River Derwent in a north easterly
direction.

Fig 1. Locational image with the site highlighted in red. Sandy Bay Road is the main road at the top right of
the image, Churchill Avenue is the main road on the bottom left of the image.

Fig. 2: A site image with the site bordered in blue.

Author: Ben Ikin

30 Red Chapel Avenue


-2-

File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 3

20/7/2015

Fig. 3: The existing street front of the site.

Zoning and Precinct


The site is within the Residential 2 Zone and Precinct 30B The Lower Sandy Bay
Precinct.
CONSIDERATION
Proposal
The application proposes internal alterations to the existing house and a first floor rear
extension to accommodate a dining room and deck. The application also proposes the
demolition of the existing carport and its replacement with an enclosed garage with
attached carport and associated undercroft storage. The application proposes a granny
flat to be attached to the rear of the garage and carport.

Fig. 4 The proposed upper level floor plan


with rear extension and deck.
Author: Ben Ikin

Fig. 5: The proposed garage, carport and


granny flat.

30 Red Chapel Avenue


-3-

File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 4

20/7/2015

Background
The proposal was originally advertised between 04 and 19 March 2015. Two (2) objections
were received.
In response to the concerns raised in the objections and by the Councils Development
Appraisal Officer the proposal was amended. The amended design resulted in a smaller
garage and an increased setback of the ancillary dwelling from the southern boundary.
The amended proposal was readvertised between 05 and 22 June 2015. Four (4)
objections were received during the readvertising period. Refer below to Representations
for details of the concerns raised by the objections.
Discretion
The discretions invoked under Planning Directive 4 are set out in the table below.
Discretion

Planning Scheme Requirement

Proposed

Building envelope

Development is required to be
contained with a prescribed
building envelope.

Portions of the south


elevation of the garage
and ancillary dwelling
are outside the
prescribed building
envelope.

Garage and Carport


Opening Width

The total width of the openings of


garages and carports on a
primary frontage must not exceed
6m.

The proposal includes a


double garage and a
carport. The garage has
an opening of 5m and
the carport has an
opening of 4 metre,
giving a combined total
opening of 9m.

Privacy

Decks with a floor level of more


than 1m above natural ground
level must have a setback from a
side boundary of 3 metres.

The extension to the


existing dwelling
includes a deck which is
setback 2.7 metres from
the northern boundary.

Representations
Four (4) objections were received during the readvertising period of 05 June to 22 June
2015. The table below details the concerns raised and provides a planning response to
them. An assessment of the discretions invoked is provided below under Appraisal.
Concerns Raised

Planning Response

The proposal is out of character with the


desired future character of the Lower Sandy
Bay Precinct.

This is not supported. The proposal is


for works associated with a single
dwelling. Refer below to Appraisal.

Author: Ben Ikin

30 Red Chapel Avenue


-4-

File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 5

20/7/2015

Allowing a granny flat in the front garden sets


a new precedent whereby the majority of
residents could establish an income earner in
the front garden to the detriment of the
amenity of the surrounding area.

It is generally accepted that there is no


precedent in planning with each new
application dealt with on its merits.
There is also no indication that the
ancillary dwelling is a money earner.
The ancillary dwelling is proposed as an
accessory to the existing single
dwelling. As an ancillary dwelling it
cannot be stratum titled and sold off to a
separate owner. Any change of use of
the ancillary dwelling (i.e. to visitor
accommodation) would require separate
planning approval. A condition to this
effect has been included.

The proposed garage and carport will require


an undesirable modification to the footpath.

The proposed elevations show the


garage and carport at footpath level.

The ancillary dwelling and garage has a


significant impact on the streetscape and is
completely out of character with the existing
dwellings in the street.

The proposal complies with the setback


requirements of Planning Directive 4.
Refer below to Appraisal.

The ancillary dwelling is well outside the


prescribed building envelope on its southern
side.

The ancillary dwelling is outside the


prescribed building envelope on its
southern elevation. Refer below to
Appraisal and in particular Figure 6,
which illustrates the extent to which the
proposal is outside the prescribed
envelope.

The ancillary dwelling will be visually bulky


and intrusive for the southern neighbour and
will over shadow their private open space in
the front garden.

The proposed ancillary dwelling will alter


the view from the southern neighbours
garden and from their front (street side)
rooms. However the impact is not
considered to be unreasonable based
on the extent to which the ancillary
dwelling is outside the building
envelope, the north easterly facing
aspect of the site and dwelling and the
large size of the neighbours site. The
proposal will only impact on a very small
portion of this neighbours property.

The ancillary dwelling has windows within 3m


of the southern boundary.

Windows in the ancillary dwelling which


face the southern boundary and
neighbour are frosted (obscured). This
is compliant with the applicable
acceptable solution. Refer below to
Appraisal.

Author: Ben Ikin

30 Red Chapel Avenue


-5-

File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 6

20/7/2015

The garage and carport extend across 60% of The sites frontage is 15.2 metres; the
the frontage, with the total width of the carport garage and carport extend across the
frontage for 10.3 metres. The extent of
and garage openings exceeds 6m.
opening for the garage is 5 metres, and
the carport is entirely open. Therefore
the frontage remains open for 9 metres
(or 59% of the sites frontage). The
garage is the only closed portion of the
frontage, and it amounts to 41%.
The carport, garage and ancillary dwelling will
leave no front garden area.

This is not supported. The proposal


retains at least 179m2 of front garden.
Refer to the proposed site plan (DA-01).

The proposed site plan is inconsistent with


the proposed floor plan of the ancillary
dwelling, garage and carport (setback from
southern boundary not shown).

This is correct. The proposed site plan


shows the footprint of the originally
designed garage, carport and ancillary
dwelling rather than the amended
design. A condition of approval is
proposed for clarification.

The information supplied online in


trimdownload_532114 implies the planning
application has already been approved.

An email between the Councils


Development Appraisal Planner and
applicant was erroneously placed on the
internet as part of the advertised
documents. It does not form part of the
advertised documents. The content of
the email indicated that the Councils
Development Appraisal Officer was
prepared to support the proposal, but
gave no guarantees of approval and
indicated that the support was
conditional on the advertising period. No
pre-approval was given.

The proposed ancillary dwelling will overlook


and reduce the privacy of the northern
neighbour.

The north facing windows of the


ancillary dwelling have a sill height of
1.8 metres above the finished floor level
which is compliant with the applicable
acceptable solution. Refer below to
Appraisal.

Delegation
The application received four objections, and as such no subordinate delegations are
applicable and the Council must determine the application.

Author: Ben Ikin

30 Red Chapel Avenue


-6-

File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 7

20/7/2015

Appraisal

i.

Use

The proposal includes a granny flat. The granny flat meets the definition of an ancillary
dwelling for the purposes of Planning Directive 4, which is as follows:
means an additional dwelling
a)

with a floor area not greater than 60m2;

b)

that is appurtenant to a single dwelling; and

c)

that shares with that single dwelling access and parking and water, sewerage,
gas, electricity and telecommunications connections and meters.

The floor area is 58m2 and the applicants have confirmed in writing that the services are to
be shared. A granny flat is considered to be appurtenant to the single dwelling to the
extent that it serves as an accessory to the single dwelling.
For the purposes of Planning Directive 4 an ancillary dwelling is included in the definition
of a single dwelling as follows:
Single dwelling means a dwelling or a dwelling and an ancillary dwelling on a lot on
which no other dwelling is situated.
As such the proposal relates to the existing single dwelling or house use on the site, and
will not change that use. A house is a permitted use in the zone.
Principle 1 of the City of Hobart Planning Scheme 1982 also provides the following with
respect to use:
The use and development of land throughout the Planning Area shall be controlled
by mandatory provisions of the Parts and Schedules that constitute the Planning
Scheme, and may be further or differently controlled by the exercise of the Councils
discretion to refuse or permit development in accordance with the relevant Objectives
and Desired Future Character relating to particular Zones and Precincts respectively.
The site is in the Residential 2 zone which has the following objective:
The Objective of the Residential 2 Zone is to sustain and enhance the character and
amenity of areas of predominantly detached houses, with limited development of
complementary dwelling-types and minimum intrusion or further development of nonresidential uses not necessary to serve local residents.
The site is in Precinct 30B which has the following statement of desired future character:
The Precinct should continue to be characterised by predominantly single family
detached houses supported by a limited number of medium density housing
developments and a range of small local shops. Further development of offices and
non-local shops should be discouraged.

Author: Ben Ikin

30 Red Chapel Avenue


-7-

File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 8

20/7/2015

The environmental character of the Precinct should be derived from the existing high
quality of development and the mature gardens of the many early residences.
The beaches and waterfront between Sandy Bay Point and Wrest Point should be
accessible to the Public.
The proposal will sustain and enhance the single detached character of the existing house,
ensuring that it can continue to meet the needs of the current and future families that live
in it. The proposal is considered to be of a high quality in accordance with the quality of
both contemporary and early residences. The proposal will not impact on the ability to
access the waterfront.
The proposal is therefore considered to be consistent with the applicable zone objective
and precinct statement.

ii.

Rescode

The proposal relates to a single dwelling and an ancillary dwelling as defined in Planning
Directive 4. As such Rescode is not applicable.

iii.

Planning Directive 4

Standard 1 - Setback from Frontage


The proposed ancillary dwelling is setback 6.1 metres from the frontage which complies
with acceptable solution A1.
Please note that the setback of the garage is assessed separately under Frontage
Setback and Width of Garages and Carports below.
Standard 2 - Site Coverage and Rear Setback
The proposal will have a site coverage less than 50% and a rear setback of more than 4m
in compliance with acceptable solutions A1 and A2 of this Standard.
Standard 3 - Building Envelope
Portions of the southern elevation of the garage and ancillary dwelling are outside the
prescribed building envelope. The extent of encroachment beyond the envelope is shown
in the Figure below.

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 9

20/7/2015

Fig. 6: The blue highlighting shows the extent to which the garage is outside the
prescribed building envelope. It is located on the southern boundary so the maximum
permitted height it can be at that setback is 3m. The green highlighting shows the extent to
which the ancillary dwelling is outside the prescribed building envelope. It is setback 1.2m
from the southern boundary so the maximum permitted height it can be at that setback is
4.3m.
As such the proposal must be assessed against the applicable performance criterion
which provides:
The siting and scale of single dwellings must be designed to:
(a)

ensure there is no unreasonable loss of amenity on adjoining lots by:


(i) overshadowing and reduction of sunlight to habitable rooms and private
open space to less than 3 hours between 9.00 am and 5.00 pm on June
21 or by increasing existing overshadowing where greater than above; and
(ii) overlooking and loss of privacy; and
(iii) visual impacts when viewed from adjoining lots: and

(b)

take into account steep slopes and other topographical constraints; and

(c)

have regard to streetscape qualities or be consistent with the statements of


desired future character.

The proposed garage will be adjacent to the southern neighbours existing double carport
and essentially replaces the existing double carport on the subject site. The impact of the
garages encroachment beyond the envelope is therefore considered to be acceptable.
In terms of the encroachment of the ancillary dwelling, it is noted that it will be adjacent to
the front garden of the southern neighbour and approximately 7 metres from the nearest
point of that neighbours house. This neighbour benefits from a large back garden and a
predominantly north east facing house, the vast majority of which will be unaffected by the
proposed ancillary dwelling. On this basis the extent of encroachment of the ancillary
dwelling beyond the building envelope is not considered to unreasonably impact on
sunlight to this neighbour, or to be unreasonably overbearing or intrusive for this
neighbour. The extent of encroachment will also not impinge on this neighbours privacy,
noting that the south facing windows are to be of frosted (glazing).
The extent of the ancillary dwellings encroachment is set behind the garage, so requiring
it to become compliant with the envelope would have no visible impact on the streetscape.
The proposal is considered to be consistent with this Standard.
Standard 4 - Frontage Setback and Width of Garages and Carports

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 10

20/7/2015

The proposed garage and carport are set on the front boundary. The applicable
acceptable solution provides that
Garages or carports within 12m of the frontage whether free-standing or part
of the dwelling: must have:
(i)
a setback from frontage measured to the door, post or supporting column no
less than that required for a single dwelling in Standard 1 A1; or
(ii)

a setback from the primary frontage of a minimum 0.5m if the ground slopes
up or down for 10m from the frontage at more than 1:5.

The slope of the land back from the frontage is 1:5, but does not exceed 1:5, therefore
subclause (ii) is not applicable.
The required setback in Standard 1 A1 provide:
Unless within a building area shown on a plan of subdivision, the wall of a single
dwelling excluding minor protrusions) must have a setback from a frontage that is:
(a)

a minimum 4.5m from primary frontage; and a minimum 3m to a frontage other


than primary frontage; or

(b)

a distance which is not more or less than the maximum and minimum
setbacks of the dwellings on immediately adjoining lots; or

(d)

not less than the existing dwelling setback if less than 4.5m; or

(e)

for development on land that abuts a road specified in the planning scheme to
be a road to which a greater setback is to apply, the minimum setback
specified in the planning scheme in respect of that road.

For the purposes of subclause (b) Planning Directive 4 defines dwelling as:
a building, or part of a building, used as a self contained residence and which
includes food preparation facilities, a bath or shower, laundry facilities, a toilet and
sink, and any outbuilding and works normally forming part of a dwelling.
Outbuildings are further defined as follows:
means a non-habitable detached building of Class 10a of the Building Code of
Australia and includes a garage, carport or shed.
Therefore the setback requirement in Standard A1 allows a garage to be setback no more
or no less than a garage or carport on an immediately adjacent lot.
The lot to the south, 32 Red Chapel Avenue, has a carport immediately on the street
frontage:

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 11

20/7/2015

Fig. 7: The subject sites existing carport is on the left of the image and the double carport on the
immediately adjoining lot to the south at 32 Red Chapel Avenue is to the right.

As such the proposed garage and carport being built to the boundary satisfy the
acceptable solution.
The permitted total width of garage and carport openings is set at 6m. The proposed
garage has an opening of 5 metres, and the open carport is 4m wide. The total width of
openings is therefore 9 metres, which exceeds the 6m permitted standard. Accordingly the
extent of openings must be assessed against the applicable performance criterion which
provides:
The siting and design of garages and carports must:
(a)

complement the character of the dwelling; and

(b)

not dominate the frontage of the lot through location and visual bulk; and

(c)

retain mutual passive surveillance between dwelling and road; and

(d)

provide for safe vehicular movements between road and site; and

(e)

have regard to streetscape qualities or be consistent with the statements of


desired future character.

It is noted that in assessing the above performance criteria the discretion relates only to
the width of openings, which exceeds the permitted amount by 3 metre. The question is
therefore does an additional 3 metre of opening on the frontage fail to meet any of (a) to
(e)?
With respect to (a) it is considered that the proposed additional opening will be adequately
sympathetic to the existing house it is noted that the design of the carport will allow for
views underneath to the existing dwelling:

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 12

20/7/2015

Fig. 8. A montage of the proposed garage and carport design allowing for views below through to the
existing dwelling.

With respect to (b) the additional 3 metres of opening will not dominate the frontage, given
that the additional opening is for a carport which is completely open on two sides.
With respect to (c) due to the slope of the land the degree of mutual passive surveillance is
already limited, however the design as shown in the montage in Figure 8 will allow for
some surveillance from the house of the street, and the design certainly allows for
surveillance of the house and front garden from the street, with more than 60% of the
frontage being open.
With respect to (d) the vehicular arrangements will allow for safe ingress and egress to
and from the site onto Red Chapel Avenue, Sandy Bay.
With respect to (d) it has already been noted above under use that the proposal accords
with the statement of desired future character. Certainly the additional 3 metres of opening
is not considered to undermine the proposals ability to comply with the statement.
Similarly the additional 3 metres of opening beyond the permitted standard is not
considered to result in a proposal that is out of keeping with the streetscape, noting the
presence of the double carport to the south for 32 Red Chapel Avenue, Sandy Bay.
The proposal is considered to comply with this Standard.
Standard 5 - Privacy
The proposal includes a first floor deck to the existing house, which would be on the
northern side of the house and would be setback 2.7 metres from the northern boundary.
No screening is proposed. The proposal does not meet the minimum permitted setback of
3 metres so must be assessed against the applicable performance criterion which
provides:
The potential for direct overlooking from decks with a finished surface or floor
level more than 1m above natural ground level on one lot to the habitable rooms and
balconies, decks and roof gardens on adjacent lots must be avoided or minimized
through their separation or off-set or by use of solid or translucent screening.

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 13

20/7/2015

The nearest dwelling (26 Red Chapel Avenue) to the proposed deck is over 15 metres
away. This separation is sufficient to ensure that there will be no direct overlooking of that
dwelling.
The proposed deck complies with this performance criterion.
The proposed ancillary flat has windows facing towards both the northern and southern
neighbour and which windows are within 3m of the boundary. However the north facing
windows have a sill height of 1.8m, and the south facing windows are both obscured with
frosted glazing. As such the windows are compliant with the applicable acceptable solution
for this Standard.
The proposal complies with this Standard.
Standard 6 - Frontage Fences
No front fence is proposed. This Standard is not applicable.
Conclusion
The proposal is partially for internal alterations, rear extension and deck to the existing
house. These changes are uncontroversial and supported.
The proposal also incorporates a double garage and carport set on the front boundary,
with an ancillary dwelling set back behind these elements. This aspect of the proposal is
the subject of the four objections received, with concerns being raised about the impact on
the amenity of the northern and southern neighbours, as well as about the impact on the
streetscape and character of the area.
The preceding assessment has demonstrated that the proposal is compliant with the
acceptable solutions for street setback, and invokes relatively minor discretions for the
building envelope and width of garage and carport openings. The proposal is considered
to adequately address the performance criteria applicable to the invoked discretions. The
impact on the amenity of neighbours is not considered to be unreasonable, and the
suggested detrimental impact on the streetscape and character of the area is not borne
out in the provisions of the City of Hobart Planning Scheme 1982 and Planning Directive 4.
The proposal is recommended for approval with conditions and advice.

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 14

20/7/2015

Recommendation
That:

A.

Pursuant to Part 2 of the City of Hobart Planning Scheme 1982, the Council
approve the application for a partial demolition, house extension, alterations,
ancillary dwelling, garage, carport and storage (re-advertised - amended
proposal) at 30 Red Chapel Avenue, Sandy Bay for the reasons outlined in
the officers report and a permit containing the following conditions be issued:
1.

The use and development must be substantially in accordance with


the documents and drawings that comprise the planning application
No. PLN-15-00123-01 as outlined in Attachment A to the permit
except where modified below.
Reason for condition
To clarify the scope of the permit.

2.

The use and development must comply with the requirements of


TasWater as detailed in the form Submission to Planning Authority
Notice, Reference No. TWDA 2015/00208-HCC, dated 16/02/2015,
as attached to the permit.
Reason for condition
To clarify the scope of the permit.

3.

The ancillary dwelling is approved for residential purposes ancillary


to the existing house on the site only. Any change of use of the
ancillary dwelling must be the subject of a separate development
application, submitted to and approved by the Council.
Reason for condition
To clarify the scope of the permit.

4.

The garage, carport and ancillary dwelling footprint as shown on site


plan DA-01 (Council date stamped 02/06/2015) is not approved. Prior
to the issue a building consent under the Building Act 2000, a revised
site plan in accordance with garage, carport and ancillary dwelling
footprint shown on plan DA-04 (Council date stamped 02/06/2015)
must be submitted to and approved by the Councils Director City
Planning. Once approved the revised site plan will form part of the
permit and must be complied with.
Reason for condition
To address inconsistency in plans between plan DA-01 and DA04 and to clarify the scope of the permit.

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 15

5.

20/7/2015

Prior to the issue of any building consent (including demolition),


pursuant to the Building Act 2000 or the commencement of works
(whichever occurs first), the owner must lodge with the Council a
comprehensive assessment of the condition of the Councils
infrastructure (existing property service connection points, roads,
buildings, stormwater, footpaths, driveway crossovers and nature
strips) at the road frontage and adjacent to the site.
This assessment shall be to the satisfaction of the Councils Director
City Infrastructure and include:
(i)

Comprehensive video and photograph records;

(ii)

Written assessment;

(iii)

Pavement condition report;

(iv) Detailed survey;


(v)

Details of ongoing monitoring; and

(vi) Details of a post-completion survey.


The above assessment will be relied upon to establish the extent of
damage caused to the Councils infrastructure during construction. In
the event that the developer fails to provide a pre-construction
assessment of the site then any damage to the Councils
infrastructure found on completion of works will be deemed to be the
responsibility of the owner and must be repaired within 30 days of
demand, to the satisfaction of the Councils Director City
Infrastructure, and at the owners cost.
Advice: The Councils Project and Development Inspector must be
contacted on telephone (03) 6238 2967 at least 24 hours prior to the
commencement of any works to locate and inspect public
infrastructure within and adjacent to the development site.
Any damage to the Councils infrastructure (existing property service
connection points, roads, buildings, stormwater, footpaths, driveway
crossovers and nature strips) during construction must be reported to
the inspector within five working days.
Reason for condition
To ensure that any Council infrastructure and/or site-related
service connections affected by the proposal will be altered
and/or reinstated at the owners full cost.

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 16

6.

20/7/2015

The new vehicle access/driveway crossover must be constructed


prior to the first occupation/new use of the building.
Detailed design drawings of the proposed vehicle access over the
highway reservation must be in accordance with the Tasmanian
Standard Drawings (IPWEA) TSD-R09-v1 Urban Roads Driveways,
TSD-R16-v1 Concrete Kerbs and Channels Vehicular Crossings by a
suitably qualified person to the satisfaction of the Councils Director
City Infrastructure, must be submitted prior to the issue of a building
permit.
Advice: Concrete slabs over the gutter are no longer permissible as
per the requirements of the Hobart City Councils Highways By-law,
By-law 3 of 2008. To provide trafficable gradient transitions a
concrete plinth to the Councils standards may be constructed at the
gutter. A drawing of a standard concrete plinth can be obtained from
the Councils Technical Officer Roads.
Prior to the commencement of development works, the owner must
obtain a permit to temporarily open up and occupy a highway
(pursuant to Section 46 of the Local Government (Highways) Act
1982) for any privately undertaken works in the highway reservation.
This permit will include items such as hours of work, road safety,
reinstatement etc. The application form and advice regarding the
permit requirements can be found on the Councils website
www.hobartcity.com.au.
Once a permit has been issued the developer must contact the
Councils Project and Development Inspector on telephone (03) 6238
2967 at least 48 hours notice prior to the commencement of any
works. Completed applications for a permit to temporarily open up
and occupy a highway must be accompanied by a safe work method
statement.
The agreement of the Councils Manager Road and Environmental
Engineering is required to adjust footpath levels to suit the design of
any proposed floor levels or entrances to the development prior to
the issue of any building permit.
Typical Property Access and Driveway Profile drawings can be
accessed on the Local Government Association of Tasmania (LGAT)
website www.lgat.tas.gov.au.
Reason for condition
To ensure that all works are undertaken to the Councils
standards.

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 17

7.

20/7/2015

The driveway and car parking areas must be constructed prior to the
first occupation/new use of the building.
The proposed driveway and car parking areas must comply with the
Australian/New Zealand Standard, Parking Facilities Part 1: Off-street
Car Parking (AS/NZS 2890.1:2004) and the Councils standards
including the following:
(i)

Vertical alignment must include transition curves at all grade


changes greater than 12.5% (1 in 8) for uphill grade changes or
15% (1 in 6.7) for downhill grade changes;

(ii)

Parking areas must not exceed a maximum grade of 5% (1 in


20);

(iii)

Minimum width must be 3.0 metres;

(iv) Fully dimensioned horizontal and vertical geometry (plan view);


(v)

Construction details in a typical cross-section(s) including any


proposed barriers; and

(vi) Drainage details (crossfalls, kerblines, spot levels, pits and


reticulation details, pipe material, class and gradients).
Design drawings for the driveway demonstrating compliance with the
above requirements must be submitted to and approved by the
Councils Director City Planning prior to the issue of any building
consent, (including demolition), or the commencement of works
(whichever occurs first). Once approved the design drawings will
form part of this permit and must be complied with.
Reason for condition
In the interests of vehicle user safety and the amenity of the
development.
8.

Prior to the issue of a certificate of occupancy, a new stormwater


connection, if required, must be constructed and any redundant
connections be abandoned by the Council. This will be at the owners
cost and the new connection at a size appropriate to satisfy the
needs of the development.
Prior to the issue of any building consent (including demolition),
pursuant to the Building Act 2000 or any plumbing consent, or the
commencement of works (whichever occurs first), engineering
drawings detailing the connection to the Councils infrastructure must
be submitted to and approved by the Councils Director City
Infrastructure. Once approved, the engineering drawings will form
part of this permit and must be complied with.
Advice: Engineering drawings must detail materials and gradients of
new connections and show all existing connections. The Urban

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 18

20/7/2015

Drainage Act 2013 requires a single connection point to be wholly


contained within the boundaries of the property.
Reason for condition
To ensure the site is drained adequately.
9.

Prior to the issue of a certificate of occupancy, stormwater from the


proposed development (including hardstand runoff and rainwater
tank overflows) must be discharged to the Councils infrastructure at
the owners cost.
Prior to the issue of any building consent (including demolition),
pursuant to the Building Act 2000 or any plumbing consent, or the
commencement of works (whichever occurs first), design drawings of
the proposed stormwater drainage and connection to the Councils
infrastructure, prepared by a suitably qualified person, must be
submitted to and approved by the Councils Director City
Infrastructure and the Councils Director City Planning
Design drawings must include appropriate long section(s)/levels and
grades to the point of discharge. Once approved the design drawings
will form part of this permit and must be complied with.
Advice: All stormwater where practicable must be gravity reticulated
to the Councils infrastructure.
Reason for condition
To ensure that stormwater from the site will be discharged to a
suitable Council approved outlet.

10. Prior to the issue of a building permit/approved drawings, or


commencement of works (whichever occurs first), a soil and water
management plan detailing proposed sediment and erosion control
measures must be submitted to and approved by the Councils
Director City Planning. The approved control measures must be
installed prior to any disturbance of soil or vegetation and be
regularly inspected and maintained during the
construction/demolition period to prevent soil and other materials
entering the local stormwater system, roadways or adjoining
properties. The approved control measures must remain in place
until such time as all disturbed areas have been stabilised using
vegetation and/or restored or sealed to the satisfaction of the
Council. The approved soil and water management plan forms part of
this permit and must be complied with.
Advice: For further guidance on preparing soil and water
management control measures, please refer to the fact sheets on the
Derwent Estuary Programs website www.derwentestuary.org.au .

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 19

20/7/2015

Reason for condition


To avoid the pollution and sedimentation of roads, drains and
natural watercourses that could be caused by erosion and
runoff from the development, and to comply with relevant State
Legislation.
11. Prior to the issue of any building consent (including demolition),
pursuant to the Building Act 2000 or the commencement of works
(whichever occurs first), a demolition/waste management plan must
be submitted that addresses, but is not limited to, storage, handling
and disposal of demolition waste, any re-use, recycling and sorting of
demolition and/or post construction waste material. The plan must be
submitted to and approved by the Councils Director City
Infrastructure and Director City Planning. Once approved the solid
waste management documentation will form part of this permit and
must be complied with.
The demolition/waste management documentation must include, but
not be limited to, the following information:
(i)
(ii)

Provisions for the handling, transport and disposal of postconstruction solid waste from the development; and
Provisions for the handling transport and disposal of demolition
material, including any contaminated waste.

Advice: Should you have any queries in relation to solid waste


management issues Council staff can assist with the development of
a waste management strategy outlining the benefits of waste
minimisation, recycling and re-use, and the additional financial
benefits gained with reduction of tip fees at time of disposal, from
following those waste separation processes. Please contact the
Councils Cleansing and Solid Waste Customer Liaison Officer on
telephone (03) 6238 3273.
Refer also to the development application information flyer Ten Top
Tips on the Councils website www.hobartcity.com.au.
Reason for condition
To ensure that solid waste management from the site meets the
Councils requirements and standards.
B. The Council include the following advice to the applicant:
1.

Author: Ben Ikin

Please consult your private building surveyor to ascertain whether


the proposal requires approval under the Building Act 2000. Where
approval is required this is to be obtained from the Council prior to
the commencement of any works.

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 20

20/7/2015

2.

An application for a plumbing permit must be lodged in accordance


with the Building Act 2000, the Plumbing Regulations 2014 and the
Tasmanian Plumbing Code, and a permit issued prior to the
commencement of any plumbing work on site.

3.

The designer must ensure that the needs of all providers including
TasWater, TasGas, TasNetworks, and Telstra are catered for both in
the design and construction of the works. Underground service
providers should be contacted for line marking of their services and
any requirements or conditions they may have prior to commencing
any works on site. Phone 1100, Dial Before You Dig or visit
www.dialbeforeyoudig.com.au for information on the location of
underground services and cables in relation to the proposed
development prior to commencing any works on site.

(Ben Ikin)
DEVELOPMENT APPRAISAL PLANNER
As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.

(Ian Stanley)
MANAGER DEVELOPMENT APPRAISAL
As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.
Date of Report:
Attachment(s) Attachment A Documents and Drawings List
Attachment B TasWater form Reference No. TWDA 2015/00208-HCC
Attachment C Documents and Drawings

Author: Ben Ikin

30 Red Chapel Avenue


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File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 21

20/7/2015

Documents and Drawings that comprise


Planning Application Number - PLN-15-00123-01
DEVELOPMENT ADDRESS:

30 Red Chapel Avenue, Sandy Bay

LIST OF DOCUMENTATION:
Description

Drawing
Number/Revision/Author/Date,
Report Author/Date, Etc
Application Form
15-00123-01
Title
72320/5
Project No: x1407
Drawing No: EX-01
Existing floor plan
Revision No: Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015
Project No: x1407
Drawing No: EX-02
Existing elevations
Revision No: Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015
Project No: x1407
Drawing No: DA-01
Proposed site plan
Revision No: Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015
Project No: x1407
Drawing No: DA-02
Proposed floor plan - house
Revision No: Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015
Project No: x1407
Drawing No: DA-03
Proposed elevations - house
Revision No: Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015
Project No: x1407
Drawing No: DA-04
Proposed floor plan granny flat Revision No: Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015
Project No: x1407
Drawing No: DA-05
Proposed elevations granny
Revision No: flat
Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015

Author: Ben Ikin

30 Red Chapel Avenue


- 21 -

Date of
Lodgement to
Council
10 Feb 2015
10 Feb 2015
02 June 2015

02 June 2015

02 June 2015

02 June 2015

02 June 2015

02 June 2015

02 June 2015

File Ref: 5636294 P/30/784

CPC Agenda

Site section

Street view montage

Email confirm ancillary flat

Author: Ben Ikin

Item No. 6.1.3 / Page No. 22

Project No: x1407


Drawing No: DA-06
Revision No: Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015
Project No: x1407
Drawing No: 3D-01
Revision No: Drawn by: GAETANO PALMESE
Date of Drawing: 10 FEB 2015
Author: Luke Taylor
Date: 3 June 2015

30 Red Chapel Avenue


- 22 -

20/7/2015

02 June 2015

02 June 2015

03 June 2015

File Ref: 5636294 P/30/784

CPC Agenda

Item No. 6.1.3 / Page No. 23

20/7/2015

TasWater

Phone: 13 6992
Fax: 1300 862 066
Web: www.taswater.com.au

Submission to Planning Authority Notice


Council
Planning Permit PLN-15-00123-01
No.
TasWater details
TasWater
TWDA 2015/00208-HCC
Reference No.
TasWater
David Boyle
Contact
Response issued to

Council notice
12/02/2015
date

Date of response 16/02/2015


Phone No. 6345 6323

Council name HOBART CITY COUNCIL


Contact details Development@hobartcity.com.au
Development details
Address 30 RED CHAPEL AVE, SANDY BAY

Property ID (PID)

5636294

Description of
House Extension
development
Schedule of drawings/documents
Prepared by
Gaetano Palmese Architects

Drawing/document No.

Revision No.

X1407 DA-04

Date of Issue
10/02/2015

Conditions
Pursuant to the Water and Sewerage Industry Act 2008 (TAS) Section 56P(1) TasWater imposes the
following conditions on the permit for this application:
CONNECTIONS, METERING
ADVICE
TasWater property connections (water & sewer) are not to be located within the foot print of the carport and
garage, if they do occur in the footprint of the proposed building then the developer must pay to have them
relocated clear of the footprint. At the Building application stage drawings will need to show the location of any
property connection. (water & sewer)
CONDITION
1.

Any removal/supply and installation of water meters and/or the removal of redundant and/or installation of new
and modified property service connections must be carried out by TasWater at the developers cost.

2.

Prior to commencing construction, a boundary backflow prevention device and water meter must be installed,
to the satisfaction of TasWater in accordance with condition 1 where relevant.

DEVELOPMENT ASSESSMENT FEES


3.
4.

The applicant or landowner as the case may be, must pay a development assessment and
Consent to register a Legal Document fee to TasWater for this proposal of:
1. $203.22 for development assessment; and
as approved by the Economic Regulator and the fees will be indexed as approved by the
Economic Regulator until the date they are paid to TasWater. The payment is required within 30
days of the issue of an invoice by TasWater which will be when an application for Certificate(s) for
Certifiable Work (Building) and/or (Plumbing) is made.

Advice
For information on TasWater development standards, please visit
http://www.taswater.com.au/Development/Development-Standards
For information regarding headworks, further assessment fees and other miscellaneous fees, please visit
Page 1 of 2
Template 04 Submission to Planning Authority Notice

Version 1.0 - June 2013

CPC Agenda

Item No. 6.1.3 / Page No. 24

20/7/2015

TasWater

Phone: 13 6992
Fax: 1300 862 066
Web: www.taswater.com.au

http://www.taswater.com.au/Development/Fees---Charges
For application forms please visit http://www.taswater.com.au/Development/Forms
The developer is responsible for arranging to locate existing TasWater infrastructure and clearly showing it on any
drawings. Existing TasWater infrastructure may be located by TasWater (call 136 992) on site at the developers
cost, alternatively a surveyor and/or a private contractor may be engaged at the developers cost to locate the
infrastructure.

Declaration
The drawings/documents and conditions stated above constitute TasWaters Submission to Planning
Authority Notice.
If you need any clarification in relation to this document, please contact TasWater. Please quote the TasWater reference
number. Phone: 13 6992, Email: development@taswater.com.au

Authorised by

Jason Taylor
Development Assessment Manager

Page 2 of 2
Template 04 Submission to Planning Authority Notice

Version 1.0 - June 2013

GAETANO PALMESE ARCHITECTS

TASMANIA REGISTERED ARCHITECT No: 888


TASMANIA BUILDING PRACTITIONER ACCREDITATION No: CC 6164 O
ABN: 34 934 298 65

NOMINATED ARCHITECT: GAETANO PALMESE


NSW ARCHITECTS REGISTRATION BOARD No: 6866

C 2560

C 2560

200 STEP

TO BEAM

C 2230

TO FLOOR

LEGEND

150 STEP

NEW WORK

NEW WALLS

WALLS TO BE DEMOLISHED

EXISTING WALLS

SHWR / WC

LAUNDRY

150 STEP

C 2600

110 STEP

C 2560

KITCHEN

C
HOBART:
SYDNEY:

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

22 SALAMANCA SQ BATTERY PT TASMANIA 7004


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

GAETANO
PALMESE

UPPER FLOOR

ENTRY
PORCH

DINING ROOM

LOUNGE ROOM

CUPB

C 2760

BEDROOM 3

FLOOR LEVEL
RL 69.910

HALL

5M

CUPB

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

GARAGE

X1407

1:100 @ A3
DWG
NO.

DATE

EXISTING PLANS

EX-01

REV
NO.

10 FEBRUARY 2015

30 RED CHAPEL AVE _ SANDY BAY

PRUE & LUKE'S HOUSE

BEDROOM 2

BATHROOM

BEDROOM 1

Item No. 6.1.3 / Page No. 25

NOTE
1. DO NOT SCALE DIMENSIONS FROM PRINTED DRAWING
2. VERIFY ALL DIMENSIONS ON SITE

LOWER FLOOR

C 2560

FAMILY ROOM

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

DEVELOPMENT APPLICATION
DOCUMENT
CPC Agenda
20/7/2015

UPPER FLOOR
RL 69.910

CEILING
RL 72.670

2760

290

UPPER FLOOR
RL 69.910

CEILING
RL 72.670

LOWER FLOOR
RL 67.060

2560

2760

220

FACE RED BRICK

GAETANO PALMESE ARCHITECTS

TASMANIA REGISTERED ARCHITECT No: 888


TASMANIA BUILDING PRACTITIONER ACCREDITATION No: CC 6164 O
ABN: 34 934 298 65

NOMINATED ARCHITECT: GAETANO PALMESE


NSW ARCHITECTS REGISTRATION BOARD No: 6866

CORRUGATED IRON ROOF

FACE RED BRICK

CORRUGATED IRON ROOF

LEGEND

NEW WORK

NEW WALLS

WALLS TO BE DEMOLISHED

EXISTING WALLS

BOUNDARY

BOUNDARY
R

C
HOBART:
SYDNEY:

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

22 SALAMANCA SQ BATTERY PT TASMANIA 7004


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

GAETANO
PALMESE

FACE RED BRICK

CORRUGATED IRON ROOF

FACE RED BRICK

CORRUGATED IRON ROOF

5M

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

X1407

1:100 @ A3
DWG
NO.

DATE

EX-02

REV
NO.

10 FEBRUARY 2015

EXISTING ELEVATIONS

30 RED CHAPEL AVE _ SANDY BAY

PRUE & LUKE'S HOUSE

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

DEVELOPMENT APPLICATION
DOCUMENT

GARAGE DOOR

Item No. 6.1.3 / Page No. 26

NOTE
1. DO NOT SCALE DIMENSIONS FROM PRINTED DRAWING
2. VERIFY ALL DIMENSIONS ON SITE

LOWER FLOOR
RL 67.060

2560

BOUNDARY
BOUNDARY

CPC Agenda
20/7/2015

OUTLINE OF
EXISTING GARAGE
TO BE DEMOLISHED

PROPOSED
GRANNY FLAT

EXISTING
HOUSE
NO. 32

LEGEND

EXISTING
HOUSE

30 RED CHAPEL AVE

PLANTER

69

NEW WALLS

WALLS TO BE DEMOLISHED

EXISTING WALLS

21040'00" 72.08

STEPPED BRICK WALL

CONCRETE

LAWN

PATH

C
HOBART:
SYDNEY:

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

22 SALAMANCA SQ BATTERY PT TASMANIA 7004


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

GAETANO
PALMESE

EXISTING
SHED

NEW
ADDITION

PALING FENCE

LAWN

63

GAETANO PALMESE ARCHITECTS

WATER

PIT

CONCRETE RAMP

AT
H

GARDEN

66

GARDEN

5M

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

PALING FENCE

EXISTING
GREEN HOUSE

REMAINS OF MESH FENCE IN IVY HEDGE

X1407

1:200 @ A3

SITE PLAN
DWG
NO.

DATE

DA-01

REV
NO.

10 FEBRUARY 2015

30 RED CHAPEL AVE _ SANDY BAY

PRUE & LUKE'S HOUSE

61

TASMANIA REGISTERED ARCHITECT No: 888


TASMANIA BUILDING PRACTITIONER ACCREDITATION No: CC 6164 O
ABN: 34 934 298 65

REMOVE
TREE

CO
NC
RE
TE
P

3040'00" 72.06

NTS

LOCATION PLAN

12038'40" 15.24
60

NOMINATED ARCHITECT: GAETANO PALMESE


NSW ARCHITECTS REGISTRATION BOARD No: 6866

LAWN

CONCRETE PATH

67

30 RED CHAPEL AVE

Planning Authority: Hobart City Council

RED CHAPEL AVE

Item No. 6.1.3 / Page No. 27

NOTE
1. DO NOT SCALE DIMENSIONS FROM PRINTED DRAWING
2. VERIFY ALL DIMENSIONS ON SITE

1:200

74

INING WALL
TOE OF RETA

73

SITE PLAN

30044'20" 15.24

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

65

DEVELOPMENT APPLICATION
DOCUMENT

62

POWER POLE

RED CHAPEL AVENUE

Spike
at edge
of path

CONCRETE PATH

REMOVE
TREE

70

CONCRETE STEPS

CO

N
C
RE
TE

RETAINING WALL
CONCRETE

CONCRETE STEPS

PA
TH

71

PATH
CONCRETE

RETAINING WALL
SLEEPER

CPC Agenda
20/7/2015

64

68

72

TASMANIA REGISTERED ARCHITECT No: 888


TASMANIA BUILDING PRACTITIONER ACCREDITATION No: CC 6164 O
ABN: 34 934 298 65

NOMINATED ARCHITECT: GAETANO PALMESE


NSW ARCHITECTS REGISTRATION BOARD No: 6866

NEW SLIDING
DOOR
200 STEP

RL 67.360

LDY /
STORE

NEW
DOOR

700

LEGEND

S1

RL 67.560

EXIST. RAMP

180

280

BATH

NEW WORK

NEW WALLS

WALLS TO BE DEMOLISHED

EXISTING WALLS

LDY / STORE

WC

BATHRM

RAISE
FLOOR

KID'S
BEDROOM 2

ENLARGE EXISTING WINDOW

2430

3200

BOUNDAR
R

C
HOBART:
SYDNEY:

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

ENTRY
PORCH

FORMAL
LOUNGE /
TV ROOM

NEW
PIVOT
DOOR

NEW SLIDING
DOOR

2355

10010

EXIST.
CUPB.

RL 69.910

ENTRY
HALL

4360

BEDROOM 1

4855

EXISTING
SLIDING DOORS

SITTING

BANQUETTE SEAT
STORAGE UNDER

UPPER FLOOR

TV

2400

DECK

22 SALAMANCA SQ BATTERY PT TASMANIA 7004


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

GAETANO
PALMESE

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

DEVELOPMENT APPLICATION
DOCUMENT

2700 NOM

NEW SLIDING
DOOR

BOUNDAR

NOTE
1. DO NOT SCALE DIMENSIONS FROM PRINTED DRAWING
2. VERIFY ALL DIMENSIONS ON SITE

RL 67.060

SHARED
PLAY
AREA

NEW SLIDING DOOR

3350

3240

NEW SEAT
& SCREEN

10370

NEW
WINDOW

NEW
OPENING

WC

P.R.

NEW
DOOR

900
STOVE

800

700

SEAT

CHUTE

STUDY /
GUEST ROOM

PANTRY

FRIDGE

5M

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

S1

2910

NEW W.I.R. &


EN-SUITE WITHIN
EXIST. GARAGE

2300 NOM

6660

X1407

1:100 @ A3
DWG
NO.

DATE

PLANS / HOUSE

DA-02

REV
NO.

10 FEBRUARY 2015

30 RED CHAPEL AVE _ SANDY BAY

PRUE & LUKE'S HOUSE

NEW WINDOW & WALL WITHIN


EXISTING GARAGE DOOR OPENING

EN-S

RL 70.120

W.I.R.

STEP
UP

KITCH

DOUBLE
SINK

DINING

3360

4855

S1

Item No. 6.1.3 / Page No. 28

GAETANO PALMESE ARCHITECTS

KID'S
BEDROOM 1

LOWER FLOOR

STORE

NEW
DOOR

2430

NEW EXTERNAL CONCRETE DECK

700

NEW SLIDING
DOOR

180

3130

2280
3820

280

1500

1000

BANQUETTE SEAT
STORAGE UNDER
CUPBS

BOUNDAR
100
2600
280
1080
900
1000
700
800

S1
BOUNDAR
WC

3680
2130
890
1410

3680
1950
3860
3420
2090

CPC Agenda
20/7/2015

2760

2760

2170

TASMANIA REGISTERED ARCHITECT No: 888


TASMANIA BUILDING PRACTITIONER ACCREDITATION No: CC 6164 O
ABN: 34 934 298 65

NOMINATED ARCHITECT: GAETANO PALMESE


NSW ARCHITECTS REGISTRATION BOARD No: 6866

GAETANO PALMESE ARCHITECTS

EXISTING
WINDOW

EXIST.
WINDOW
MODIFIED

NORTH-WEST ELEVATION

NEW
SLIDING
DOOR

SOUTH-EAST ELEVATION

GARAGE FLOOR LEVEL

EXISTING
WINDOW

NEW
ACCESS
DOOR

EXISTING
WINDOW

EXISTING FACE BRICK

EXISTING CORRUGATED
METAL ROOF

EXISTING
WINDOW

EXISTING
WINDOW

EXISTING FACE RED BRICK

EXISTING CORRUGATED
METAL ROOF

LEGEND

EXISTING
WINDOW

EXISTING
WINDOW

NEW WORK

NEW WALLS

WALLS TO BE DEMOLISHED

EXISTING WALLS

EXISTING
WINDOW

EXISTING
WINDOW

EXIST.
NEW
WINDOW WINDOW
MODIFIED

BOUNDARY

BOUNDARY
R

C
HOBART:
SYDNEY:

NEW
WINDOW

NEW
SLIDING
DOOR

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

NORTH-EAST ELEVATION

EXISTING
FACE BRICK
ENLARGE
EXISTING
WINDOW

NEW
WINDOW

EXISTING CORRUGATED
METAL ROOF

NEW
SLIDING
DOOR

EXISTING FACE BRICK


EXISTING
WINDOW

SOUTH-WEST ELEVATION

EXISTING
WINDOW

22 SALAMANCA SQ BATTERY PT TASMANIA 7004


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

GAETANO
PALMESE

NEW
WINDOW

NEW
WINDOW

DEVELOPMENT APPLICATION
DOCUMENT

NEW WINDOW
WITHIN EXISTING
GARAGE DOOR
OPENING

EXISTING
WINDOW

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

NEW
WINDOW

X1407

1:100 @ A3

DWG
NO.

DATE

DA-03

REV
NO.

10 FEBRUARY 2015

ELEVATIONS / HOUSE

30 RED CHAPEL AVE _ SANDY BAY

PRUE & LUKE'S HOUSE

EXISTING
WINDOW

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

5M

EXISTING CORRUGATED METAL ROOF

Item No. 6.1.3 / Page No. 29

NOTE
1. DO NOT SCALE DIMENSIONS FROM PRINTED DRAWING
2. VERIFY ALL DIMENSIONS ON SITE

LOWER FLOOR
RL 67.060

2560

290

UPPER FLOOR
RL 69.910

CEILING
RL 72.670

LOWER FLOOR
RL 67.060

2560

UPPER FLOOR
RL 69.910

290 220

CEILING
RL 72.670

600

BOUNDARY
BOUNDARY

CPC Agenda
20/7/2015

1000

4400

800

9000

5000

LEGEND

S1

BOUNDARY
NEW WORK

NEW WALLS

WALLS TO BE DEMOLISHED

EXISTING WALLS

250

BOUNDARY
R

C
HOBART:
SYDNEY:

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

22 SALAMANCA SQ BATTERY PT TASMANIA 7004


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

GAETANO
PALMESE

RETAIN
EXISTING
TREE

100

800

900 100 1000

OPEN
PERGOLA
OVER
CARPORT

100

KITCHEN

DINING

3500

10900

3000

30044'20"

RL 74.830

15240

OPEN CARPORT

COVERED ENTRY

1 BEDROOM
GRANNY FLAT

RL 74.930

LOUNGE

3500

BATH

QUEEN SIZE

BEDROOM

3500

S1

RL 74.880

GARAGE
IN PLACE OF
EXISTING
GARAGE

5M

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

1200 NOM
100

BOUNDARY

X1407

1:100 @ A3
DWG
NO.

DATE

DA-04

1 JUNE 2015
REV
NO.

PLANS / GARAGE & GRANNY FLAT

30 RED CHAPEL AVE _ SANDY BAY

PRUE & LUKE'S HOUSE

6200

ADJUST EXISTING CROSSOVER TO SUIT

FOOTPATH

CARPORT

LDY

100

6200

GAETANO PALMESE ARCHITECTS

250

FOOTPATH

200

3250

15240

3050 NOM

6000

TASMANIA REGISTERED ARCHITECT No: 888


TASMANIA BUILDING PRACTITIONER ACCREDITATION No: CC 6164 O
ABN: 34 934 298 65

250

30044'20"

RL 72.260

250 900

4200

SUBFLOOR SPACE

STORE

RL 72.240

STORE

4850

1200 NOM

100

NOMINATED ARCHITECT: GAETANO PALMESE


NSW ARCHITECTS REGISTRATION BOARD No: 6866

3750

PRIVATE OPEN SPACE

250

900

900

5200

Planning Authority: Hobart City Council

Item No. 6.1.3 / Page No. 30

NOTE
1. DO NOT SCALE DIMENSIONS FROM PRINTED DRAWING
2. VERIFY ALL DIMENSIONS ON SITE

BOUNDARY

DEVELOPMENT APPLICATION
DOCUMENT

1800

EXISTING
TREE

3400

9200

5400

4000

ROLLER DOOR

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

100
900 100

EXISTING HOUSE

100

3600

3300

6100

EXISTING HOUSE

5300

1500

1000
HIGH LEVEL WINDOW

100

WC

CPC Agenda
20/7/2015

100

6200

250

BOUNDARY

BOUNDARY

GAETANO PALMESE ARCHITECTS

TASMANIA REGISTERED ARCHITECT No: 888


TASMANIA BUILDING PRACTITIONER ACCREDITATION No: CC 6164 O
ABN: 34 934 298 65

TIMBER
CLADDING

NEW
WINDOW

LEGEND

NEW
WINDOW

NEW WORK

NEW WALLS

WALLS TO BE DEMOLISHED

EXISTING WALLS

EXISTING
GROUND

1800

C
HOBART:
SYDNEY:

ROLLER
DOOR

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

NORTH-WEST ELEVATION

TIMBER
CLADDING

MASONRY

HANDRAIL

CARPORT

5M

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

PARAPET
RL 77.930

EXISTING GROUND

LOWER FLOOR
RL 72.230

UPPER FLOOR
RL 74.930

X1407

1:100 @ A3
DWG
NO.

DATE

DA-05

1 JUNE 2015
REV
NO.

ELEVATIONS / GARAGE & GRANNY FLAT

30 RED CHAPEL AVE _ SANDY BAY

LOWER FLOOR
RL 72.230

UPPER FLOOR
RL 74.930
FOOTPATH

PRUE & LUKE'S HOUSE

TIMBER
CLADDING
NEW HIGHLIGHT
WINDOW

NEW
WINDOW

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

OPEN PERGOLA OVER CARPORT

MASONRY

TIMBER
CLADDING

DEVELOPMENT APPLICATION
DOCUMENT

NEW TRANSLUCENT
WINDOW

FASCIA

SOUTH-EAST ELEVATION

22 SALAMANCA SQ BATTERY PT TASMANIA 7004


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

GAETANO
PALMESE

EXISTING
GROUND

FOOTPATH

MASONRY

20/7/2015

NOMINATED ARCHITECT: GAETANO PALMESE


NSW ARCHITECTS REGISTRATION BOARD No: 6866

NORTH-EAST ELEVATION

TIMBER
CLADDING

NEW
NEW
WINDOW
WINDOW

TIMBER
CLADDING

NEW
WINDOW

NEW
WINDOW

SOUTH-WEST (STREET) ELEVATION

FASCIA

GARAGE
DOOR

FASCIA

MODIFY CROSSOVER TO SUIT

OPEN
CARPORT

TIMBER
CLADDING

PERGOLA OVER CARPORT


600
2400
2400

PARAPET
RL 77.930

Item No. 6.1.3 / Page No. 31

NOTE
1. DO NOT SCALE DIMENSIONS FROM PRINTED DRAWING
2. VERIFY ALL DIMENSIONS ON SITE

EXISTING TREE

600
2400
2400
900

CPC Agenda

BOUNDARY

BOUNDARY

STORE

GAETANO PALMESE ARCHITECTS

TASMANIA REGISTERED ARCHITECT No: 888


TASMANIA BUILDING PRACTITIONER ACCREDITATION No: CC 6164 O
ABN: 34 934 298 65

NOMINATED ARCHITECT: GAETANO PALMESE


NSW ARCHITECTS REGISTRATION BOARD No: 6866

BATHROOM

BEDROOM

LEGEND

NEW WORK

NEW WALLS

WALLS TO BE DEMOLISHED

EXISTING WALLS

EXISTING GROUND

LOWER FLOOR
RL 72.230

UPPER FLOOR
RL 74.930

LOWER FLOOR
RL 67.060

UPPER FLOOR
RL 69.910

CEILING
RL 72.670

C
HOBART:
SYDNEY:

W.I.R

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

WC

PANTRY

BATHROOM

GUEST BEDROOM

LDY

22 SALAMANCA SQ BATTERY PT TASMANIA 7004


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

GAETANO
PALMESE

ENSUITE

DINING

5M

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

X1407

1:100 @ A3

SITE SECTION
DWG
NO.

DATE

2400

DA-06

REV
NO.

10 FEBRUARY 2015

30 RED CHAPEL AVE _ SANDY BAY

PRUE & LUKE'S HOUSE

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

DEVELOPMENT APPLICATION
DOCUMENT

KIDS BEDROOM

KITCHEN / LIVING

2700

Item No. 6.1.3 / Page No. 32

NOTE
1. DO NOT SCALE DIMENSIONS FROM PRINTED DRAWING
2. VERIFY ALL DIMENSIONS ON SITE

SECTION 1

EXISTING GROUND AT
RED CHAPEL AVE

2400

600
2400
2400

GARAGE

2760
290
2560

PARAPET
RL 77.930

CPC Agenda
20/7/2015

HOBART:
SYDNEY:

T 0408 018 858


gaetano @ gaetanopalmese.com
www.gaetanopalmese.com

22 SALAMANCA SQ BATTERY PT TASMANIA 7005


LEVEL 2 / 9 ROSLYN ST POTTS POINT NSW 2011

X1306

NTS

STREET VIEW
DWG
NO.

DATE

3D-01

1 JUNE 2015
REV
NO.

30 RED CHAPEL AVE _ SANDY BAY

PRUE & LUKE'S HOUSE

GAETANO PALMESE ARCHITECTS

PROJECT
NO.

SCALE

DRAWING

PROJECT
ADDRESS

PROJECT

Item No. 6.1.3 / Page No. 33

GAETANO
PALMESE

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00123-01 and was
received on the 02/06/2015.

DEVELOPMENT APPLICATION
DOCUMENT

CPC Agenda
20/7/2015

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

6.

COMMITTEE ACTING AS PLANNING AUTHORITY


6.1

APPLICATIONS UNDER THE CITY OF HOBART PLANNING


SCHEME 1982
6.1.4

191 AND 199 NEW TOWN ROAD, NEW TOWN NEW


BUILDING FOR UNLISTED USE (SERVICE STATION),
ALTERATIONS TO HOTEL CAR PARKING AND
CONSOLIDATION OF TITLES PLN-15-00181-01
FILE REF: 5516065 & P/199/712
190xs
(Council)
Supporting documentation in respect to this item is available in the
Aldermens Lounge and on the Aldermens webpage.

CPC Agenda

Item No. 6.1.4 / Page No. 1

20/7/2015

APPLICATION UNDER CITY OF HOBART PLANNING SCHEME 1982

Type of Report

Council

Committee:

20 July 2015

Council:

27 July 2015

Expiry Date:

23 July 2015 (extension granted until 30 July 2015)

Application No:

PLN-15-00181-01

Address:

191 and 199 New Town Road, New Town

Applicant:

Findella c/o Kon Mantzis, Level 1,


480 Bourke Street, Melbourne, Vic

Proposal:

New Building for Unlisted Use (Service Station), Alterations to


Hotel Carparking and Consolidation of Titles

Representations:

11

Discretion:

1.

Executive Summary
1.1.

Planning approval is sought for a new building for unlisted use (service
station), alterations to hotel carparking and consolidation of Titles.

1.2.

Three (3) discretions were invoked.


1.2.1.

Use

1.2.2.

Heritage

1.2.3.

Siting

1.3.

Eleven (11) representations objecting to the proposal were received within the
statutory advertising period (2 June 2015 to 17 June 2015).

1.4.

The proposal is recommended for approval.

1.5.

The final decision has been delegated to the Council.

Author: Cameron Sherriff

191 & 199 New Town Road

File Ref: 5516065 P/199/712

CPC Agenda

2.

Item No. 6.1.4 / Page No. 2

20/7/2015

Site Detail

Image 1: Aerial view of the subject site and surrounds. The lines bisecting the site represent the
boundaries of each of the three titles.

2.1.

191 and 199 New Town Road as a combined site is made up of three
separate titles in common ownership, with a total area of 6,906sq.m. The two
lots closest to the intersection of New Town and Risdon Roads present as one
property accommodating the Maypole Hotel, attached BWS Bottle Shop and
associated carparking, access and manoeuvring areas. There is also a
freestanding coffee outlet located in the carpark. 199 New Town Road is
fenced off from the other titles, having more recently been in separate
ownership. This lot is primarily grassed and vacant aside from the presence of
high voltage powerlines and a support tower close to New Town Road, New
Town.

2.2.

The site of the proposed development at the rear of the Maypole Hotel is lower
than the level of New Town Road, and is effectively depressed when viewed
from the street on this frontage. The site also slopes gradually downwards to
its centre from Risdon Road and then rise again to the north-western side
boundary of 199 New Town Road, New Town.

2.3.

The area of the subject site proposed for the service station development has
for many years been used as a thoroughfare and parking area for the hotel
and associated drive-through bottle shop on the site. This bituminised area as
existing is in a reasonably poor state of repair. Garden beds in and around the
space which have not been cleared and left bare are for the most part filled
with low maintenance shrubs of moderate height. The overall feel of the area
is not overly welcoming and apart from some limited activation and the ability
to park and pass through the site the area presents as underutilised dead
space.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 3

20/7/2015

2.4.

The adjoining properties to the north-west are residential, whilst to the northeast, consulting rooms and a shop (hair salon), as well as a residential
property extend rearwards in this configuration along the north-eastern side
boundary.

2.5.

Opposite across New Town Road is the Pizza Hut restaurant and Ogilvie High
School. Opposite on Risdon Road is the New Town Plaza Shopping Centre.
Additional commercial properties, including a car yard surround the
intersection of New Town Road, Risdon Road, Forster Street and Montagu
Street, New Town. A mix of residential and commercial properties extend
further afield.

2.6.

Images 2 through 9 provide various views of the subject site.

Image 2: The interior of the site is lower than New Town Road.

Image 3: Looking towards the rear of the site of the proposed service station from the
propertys Risdon Road frontage.

Author: Cameron Sherriff

191 & 199 New Town Road


-3-

File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 4

20/7/2015

Image 4: The vacant Residential 1 Zoned lot at 199 New Town Road.

Image 5: The approximate location of the car parking area to be cut into the 199 New Town
Road lot.

Image 6: Looking to the north-eastern rear corner of the site. The tan building behind the
green container is the only adjoining residential development.
Author: Cameron Sherriff

191 & 199 New Town Road


-4-

File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 5

20/7/2015

Image 7: Looking back towards New Town Road from the north-eastern corner of the site.

Image 8: Looking west towards New Town Road. The proposed service station would replace
the central parking spaces in the midground. Note the powerline towers adjacent.

Image 9: The view from directly opposite the subject site from Pizza Hut on New Town Road.
Author: Cameron Sherriff

191 & 199 New Town Road


-5-

File Ref: 5516065 P/199/712

CPC Agenda

3.

Item No. 6.1.4 / Page No. 6

20/7/2015

Proposal
3.1. The proposal seeks approval for the development of a service station upon the
site.
3.2.

The service station would be located within the rear car park area of the
existing Maypole Hotel and would extend across existing boundary lines.

3.3.

The development would extend partially into a vacant lot to the north-west of
the existing bitumen car park, where high-voltage powerlines run within a
wayleave easement.

3.4.

Alterations to part of the existing parking arrangement at the rear of the


Maypole Hotel would occur as part of the development. Overall twenty existing
parking spaces would be displaced, with 28 new spaces proposed in and
around the proposed service station, to be shared across all site uses.

3.5.

The proposed service station would consist of a 4.8 metre high flat-roofed
canopy over six refuelling points, with an associated shop at the rear, in what
is now a common configuration for a service station. The proposed structures
would primarily address New Town Road, albeit set back approximately 14m
from the New Town Road property boundary, and at a lower ground level than
the road itself.

3.6.

Primary access to the proposed service station would be provided by new


dedicated in and out ramps from/to New Town Road. These would replace the
current combined in/out ramp from New Town Road, and would be located to
either side of the current access point. Access and egress can also be gained
from Risdon Road via the current arrangement which would remain
unchanged.

3.7.

The proposed new and rearranged carparking would run perpendicular to the
proposed service station, as well as in an improved area to the rear of the
shop building of the service station, in the vicinity of the drive-through coffee
container currently existing on the site. New kerbing in and around the service
station and parking areas, with associated retaining walls to account for cross
slope are also proposed. The parking area at the north-western end of the site
would be cut into a vacant, grassed gently sloping bank towards the alignment
of the high-voltage wires running through this end of the site.

3.8.

Between the front of the service station canopy and the New Town Road
frontage of the property, between the new access and egress points, five
underground fuel storage tanks and an underground LPG tank are proposed.
Associated fuel vents would be placed within a landscaped bed adjacent to the
property frontage in this area.

3.9.

Landscape beds are proposed in and around the site of the proposed service
station and revised car parking areas.

3.10. No signage is proposed in the application. It is likely that signage would be


applied for separately in the event that this application is successful.

Author: Cameron Sherriff

191 & 199 New Town Road


-6-

File Ref: 5516065 P/199/712

CPC Agenda

4.

5.

Item No. 6.1.4 / Page No. 7

20/7/2015

Background
4.1.

The site has been used as a hotel for perhaps over 100 years. The current
hotel and bottle shop operate independent of each other so are effectively two
separate uses.

4.2.

In August 2010 approval was granted by the Council for a shipping container
to be used as a drive-through coffee operation located towards the northern
rear corner of the existing carpark. This business continues to operate but
would however be displaced by the proposed service station development.

Concerns raised by representors


5.1.

The following table outlines the issues raised by representors. All concerns
raised with respect to the discretions invoked by the proposal will be
addressed in Section 6 of this report.
Insufficient demand for an
additional service station. Not
viable as is evidenced by several
closed service station sites in the
area.

Heritage Impact - Proposal does


not adequately address the extent
of heritage impact upon the
Maypole hotel. 5m high LPG tank
will be an eyesore.

The suggestion of no signage


being proposed is fanciful.

Safety concerns associated with


the developments proximity to
high voltage transmission lines.
Public risk. Terrorist target. Lack
of protection of TasNetwork
assets.

Author: Cameron Sherriff

Traffic - Unreasonable impact


upon traffic flows, the road
network and pedestrian safety,
particularly students of nearby
schools. Access to nearby
properties affected by extra
banked traffic. Cyclists ignored.
Displacement of bus stop.
Amenity Impact - Residential
amenity noise impact associated
with 24 hour operation,
contributing to existing impact of
hoons in the surrounding streets
and commercial complex. Lighting
Impact. Affect access to power
lines and tower, and access to
adjoining residential blocks.
Devalue properties. Fumes will
affect residential amenity, as well
as garden health.
Lack of Scheme compliance Inconsistency with statement of
desired future character and
Zones. Increased front setback
not compliant with Scheme
standards. Principle 22 and
Schedule D.
Environmental Concerns
proximity to watercourse
Impacts of underground tanks,
leakage, pollution.

191 & 199 New Town Road


-7-

File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 8

20/7/2015

Encourages channelling of petrol


customers to the adjacent bottle
shop. Would lead to service
stations being allowed to sell
alcohol. Not sound planning
practice or policy.
6.

Assessment
6.1.

The site is located within the commercial and residential 1 zones of the City of
Hobart Planning Scheme 1982.

6.2.

The objective of the commercial and residential zone at part 5.5 of the City of
Hobart Planning Scheme 1982 is:
to provide for a diversity of commercial and professional uses and some
important associated residential uses at densities responsive to the character
of historic areas and buildings and/or adjacent Precincts.

6.3.

That part of the site zoned commercial and residential falls within the New
Town Road precinct No. 18 where the statement of desired future character
under Part 5.5.5 of the scheme states;
The Precinct should continue to be an appropriate location for local shopping
facilities and major road commercial uses as well as for residential flat
development. Sub-regional shopping facilities and industrial development
should be restricted generally to existing establishments.
Increased provision of seating and shelter for pedestrians is desirable, as is an
improvement to the quality of the townscape by landscaping of street
frontages.

6.4.

The title for 199 New Town Road, within which twelve car parking spaces
associated with the development are proposed, is zoned residential 1. The
objective of this zone under part 5.7 of the City of Hobart Planning Scheme
1982 states;
to sustain and enhance the character and amenity of established residential
areas with diverse dwelling-types with minimal intrusion or further
development of non-residential uses not necessary to serve local residents.

6.5.

That part of the site within the residential 1 zone falls within the East New
Town precinct No. 17 where the statement of desired future character under
part 5.7.2 of the scheme states:
The Precinct should continue as an inner urban residential area consisting
principally of single detached houses set mainly on small to standard size
allotments. Changes of use of existing buildings to flats and accommodation
hostels may be permitted in appropriate locations close to institutional uses
and Risdon Road and New Town Road. Commercial activities will generally
be restricted to existing non-conforming uses or be allowed on the scale of a
domestic business. However, local shops may be permitted in conjunction
with existing residential use where there is a lack of such facility in the vicinity.

Author: Cameron Sherriff

191 & 199 New Town Road


-8-

File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 9

20/7/2015

The properties shown on Map A1 may be used for a variety of commercial


uses in accordance with Schedule A primarily to facilitate the reuse of the
existing institutional buildings. Any development on these properties shall
ensure that the amenity of the surrounding residential area is maintained. The
properties should not be used solely for office purposes or to accommodate a
major office development that would be more appropriately located in Zones 1,
2 or 3. Any application for development likely to significantly increase traffic
volumes will be required to be accompanied by a traffic impact assessment.
6.6.

6.7.

The development has been assessed against;


6.6.1.

Schedule A Use

6.6.2.

Schedule B Density

6.6.3.

Schedule C Height

6.6.4.

Schedule D Siting and Landscaping

6.6.5.

Schedule E Traffic, Access and Parking

6.6.6.

Schedule F Heritage

6.6.7.

Part 4 Principles of Development Control.

The following discretions were invoked:


6.7.1.

Discretion Table
CHPS requirement
Discretion 1

Discretion 2

Author: Cameron Sherriff

Use

Schedule A.7.1b) the


Council may use its
discretion to refuse or
permit the development
and use of land
unconditionally or
subject to conditions:
b) for a use considered
to be not listed within a
Use Group pursuant to
Section A.3.1
Heritage Schedule F.6.1 The
Council has a discretion
to refuse or permit any
proposed use or
development: (i) within or adjacent
to a place listed
on the Heritage
Register.

191 & 199 New Town Road


-9-

Proposed
development
A service
station is not
considered to
be part of any
defined Use
Group.

The title upon


which the
Maypole hotel
is located is
listed on the
Heritage
Register. It is
also listed on
the Tasmanian
Heritage
Register.

File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 10

Discretion 3

6.7.2.

Siting

20/7/2015

D.6.1(b)
Development to be set
back a minimum of 3
metres from the centre
of any piped
watercourse.

The
development is
in close
proximity to the
piped Maypole
Rivulet.

Discretion 1 - Use
As an unlisted use, the proposed service station is not immediately
considered an acceptable use within either zone existing on the site.
However given its location at the edge of a well-established
commercial hub and within the curtilage of an existing commercial
property, the characteristics and location of the subject site are
considered to benefit the proposed use, regardless of the applicable
zone.
The proposed use would not displace any existing use, but would
however complement those uses already occurring on the site, which
is entirely commercial in nature. No existing residential uses occur
on either the 191 New Town Road titles or upon the residential 1
zoned 199 New Town Road title, which is influenced by the wayleave
easement.
With regard to the objective of the commercial and residential zone,
the proposal is considered complementary. There is nothing within
the statement of desired future character for precinct 18 that
expressly rules out service stations. The proposed commercial use
is associated with an existing commercial site.
In terms of the objective of the residential 1 zone, whilst the service
station would not solely serve local residents, it would not preclude
their access either. Regardless, given the extent of the
developments intrusion into that part of the overall site zoned
Residential 1 (12 car parking spaces and a section of access
driveway, landscaping and kerbing), the degree of intrusion is
considered to be minimal. The statement of desired future character
for Precinct 17 is not necessarily supportive of the proposed use,
however due to the minimal intrusion mentioned above, and the
presence of commercial uses adjacent and beyond, this
inconsistency is not considered to be a significant factor.
The wayleave easement extending across 199 New Town Road
would reduce this sites desirability as a site for residential
development. Additionally, the location of the support tower and
wires extending across the site would impact upon the development
potential of the site, reducing the area available for buildings. The
proposal includes minimal development in close proximity to the
power lines, and the new buildings would maintain a reasonable
setback. The proposal has the in principle support of TasNetworks.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 11

20/7/2015

Part 5.1.2 of the City of Hobart Planning Scheme 1982 provides an


ability for adjustment to the relevant controls to create a gradual
transition of use and building form from one precinct to another
where development is in close proximity to the boundary between
two dissimilar precincts. Such development must still not detract
from the attainment of the desired future character of either precinct.
Precinct 17 is an established, older residential precinct where the
character is set. The minimal intrusion into this precinct by the
development, and without buildings extending within, the character of
the precinct is considered to be adequately protected.
6.7.3.

Discretion 2 - Heritage
The larger of the two 191 New Town Road titles (where the Maypole
Hotel is located) is listed for heritage significance under Schedule F
of the City of Hobart Planning Scheme 1982. It is also listed on the
Tasmanian Heritage Register. In accordance with Schedule F.6.1,
the Council has a discretion to refuse or permit any proposed use or
development upon or adjacent to such a property.
Accordingly, the proposed development has been referred to and
assessed by both the Councils Cultural Heritage Officer and also the
Tasmanian Heritage Council. The Councils Cultural Heritage Officer
has prepared the following assessment and conclusions:

i) View from New Town Road.

ii) Area of proposed Service Station

The development application for the above site is for the removal of
a large mature tree and nature strip, and the erection of a Service
Station with associated open canopy and car parking, whilst also
seeking to rearrange existing car parking on the site and consolidate
titles within the wider site.
The site is consists of a Heritage Listed Public House (known as The
Maypole) with associated Bottle Shop as well as a wide strip of open
land associated with the position of electricity pylons that run
immediate next to the site. The site is also Heritage Listed with THC
and is therefore considered to be of State importance. The proposals
must therefore be assessed against Schedule F of the Hobart City
Planning Scheme 1982.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 12

20/7/2015

Schedule F stipulates that;


F.4.4 Any new development within or adjacent to a place listed on
the Heritage Register shall be in keeping with and shall not detract
from those characteristics of the place which contribute to its cultural
significance.
The proposed Service Station and associated canopy would sit close
to the roadside and largely set the context in which The Maypole
would be viewed when approaching from the north along New Town
Road.
It is acknowledged that at present, the immediate context of the Hotel
is generally commercial in nature, taking the form of car parking and
associated signage and there is an argument that the site already
suffers from considerable visual clutter. However, some limited
landscaping is present and significantly, the combination of a two
roadside trees, one of which is large and very visually prominent, and
the undeveloped open land associated with the Pylons, creates a
robust green buffer that significantly softens the context of the Hotel
when approached in this direction.
It is noted that both of the trees and the open land would be lost as a
result of the development to be replaced by the Service Station, its
canopy and associated car parking and hard standing. It is therefore
considered that the proposal has the ability to significantly alter the
streetscape context of the Heritage Listed Hotel, eroding open views
of the building and effectively enclosing it with commercial
development.
Given the commercial nature of the site, it is considered
unreasonable to refuse the proposal. However, it is considered
reasonable to seek the mitigation of the worse visual impact of the
proposal. Whilst a small degree of landscaping between the new
Service Station and Hotel is proposed, it entirely consists of low
scrub native plants that would have no impact whatsoever in
softening the visual impact of the proposal. It is therefore considered
that a far more robust landscaping scheme be sought by way of
condition to sit between the Hotel and the Service Station to retain
some sense of the Hotels original setting
It is therefore considered that subject to the above, the proposal
complies with the Schemes heritage requirements.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 13

20/7/2015

Suggested Condition
Prior the issue of any building consent under the Building Act 2000,
amended plans detailing a comprehensive landscaping plan, which
will provide visual separation and a landscaped buffer between the
new building development and the rear of the Maypole Hotel. The
plan shall indicate the species of trees and shrubs proposed which
shall be medium sized along with additional low scale planting. The
plan must be submitted for approval by Councils Senior Statutory
Planner. When approved, the amended plans will form part of this
permit and must be implemented and maintained to the satisfaction
of the Council
Reason for condition
To ensure that setting of the Maypole Hotel is conserved and
impacts of the new development on the heritage values of the
place are mitigated.
The Tasmanian Heritage Council has granted a permit for the
proposed development with a similar condition requiring a
landscaped buffer to be incorporated into a comprehensive plan for
the site.
6.7.4.

Discretion 3 Siting
The discretion raised in the proposal with regard to proximity to the
nearby Maypole Rivulet watercourse has been considered by the
Councils environmental development planner, whose assessment,
which addresses some additional environmental concerns relating to
the concerns of the representors, can be found in the discussion
section of this report.

7.

Discussion
7.1.

Referral officer comments


7.1.1.

The Councils environmental development planner provides the


following assessment of the proposal:
Approval is sought to establish a service station and car park at 191
and 199 New Town Road, New Town. The area is currently a mix of
vacant land and car parking areas.
Stormwater Management
Stormwater from beneath the canopy area would be directed to
sewer via an oil interceptor. Runoff from the rest of the site would be
directed to the Councils stormwater system via a gross pollutant trap
(GPT). Filtration gardens are also proposed to pre-treat stormwater
from some of the site prior to entry into the GPT.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 14

20/7/2015

Part A.2 of the City of Hobart Planning Scheme 1982


(Implementation of the State Policy on Water Quality Management)
states the following:
An application for a permit for the use or development of land
shall be accompanied by sufficient information to demonstrate
that it will not result in the transport of sediments into surface
water such that environmental harm might be caused either
during the carrying out of works, or the subsequent use of the
land.
Council shall consider the information supplied with the
application and determine whether,
a) the capability of the land is sufficient to support the use or
development without giving rise to sediment transport and
b) if there is a risk of sediment transport into surface waters,
the measures proposed to reduce such risk are adequate
Council may impose conditions on any permit to minimise the
potential for erosion or water quality degradation.
The submitted stormwater plan indicates that the GPT alone would
reduce total suspended solids (TSS) by around 89%. Further
reductions could be expected from the filtration gardens. This is
considered acceptable for the proposed use.
The works associated with construction of the development should
be managed through a Council-approved soil and water
management plan (SWMP). It is noted that Councils Environmental
Engineering Unit have recommended conditions to address both
stormwater pre-treatment and construction soil and water
management.
The proposal does not comply with clause D.6.1(b) of the planning
scheme which requires development to be set back a minimum of 3
metres from the centre of any piped watercourse. Clause D.6.2
states Council may exercise its discretion to refuse or permit any
development which departs from the setbacks specified in D.6.1.
Council will only approve a reduction in the specified setback where it
can be demonstrated that:
a) there will be minimum adverse impact upon the environment,
b) no compromising of recreational opportunities,
c) there will be no increased risk of any hazard such as flooding,
erosion or land instability level, and
d) there will be no constraint on access to a Council or other utility
service.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 15

20/7/2015

The proposed development could have an impact upon water quality


in Maypole Creek if polluted runoff is allowed to enter the stormwater
system. Minimum adverse impact is expected subject to
implementation of the proposed stormwater pre-treatment measures
(with the detailed design to the satisfaction of EEU) and of a Councilapproved soil and water management plan.
There are no recreational opportunities on the site itself, and
downstream recreational opportunities are unlikely to be jeopardised
subject to implementation of stormwater pre-treatment measures and
a Council-approved soil and water management plan.
Councils Environmental Engineering Unit are satisfied that the
proposed development will not lead to increase flooding downstream,
subject to the recommended permit conditions.
Potential impacts upon services will be assessed by Councils
Development Engineer, TasWater and TasNetworks.
High Voltage Transmission Lines
The site is close to a 110kV electricity transmission line, and part of
the development (car parking) would occur within transmission line
easements. The easements affect the lot known as 199 New Town
Road but do not affect the two lots known as 191 New Town Road.
All buildings and service station infrastructure would be sited on 191
New Town Road, New Town.
Principle 22 states the following:
Development shall be assessed as to whether any part of the
site is subject to the risk of safety hazard or constraints.
Conditions on a permit may impose requirements regarding
measures to be taken to ensure the risk of any hazard or
constraint is reduced to an acceptable level.
Potential hazards as a result of the proposed developments
proximity to the HVTLs include user/employee exposure to electromagnetic radiation and fire risk.
With regard to fire risk, TasNetworks have stated the following:
With respect to proposed activities adjacent to the
transmission easement (on CT 140542/2), TasNetworks
encourages the developer, through their due diligence
activities for this proposal, to take advice from experts when
satisfying itself that hazards associated with building a service
station in proximity to a transmission line are identified and
mitigated to an acceptable level. As a general principle, the
location of hazard areas at the furthest distance practicable
from the electricity transmission infrastructure is encouraged.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 16

20/7/2015

It is also expected that the issue would need to be addressed when


satisfying dangerous goods legal requirements.
With regard to health risk, the former Minister for Planning advised
Hobart City Council in 2011 as follows:
In response to your questions, I want to confirm that the
Government and Transend, the State-owned company
responsible for transmission lines, are aware of the issues and
research associated with high voltage' infrastructure as well as
concerns held in some sections of the community.
The Government considers that transmission line easements
in Tasmania adequately protect human health and safety in
accordance with World Health Authority guidelines as adopted
by the National Health and Medical Research Council of
Australia.
However, as the Director of Public Health, rather than the
TPC, advises Government on public health matters, I have
written to my colleague, the Minister for Health, seeking
clarification on whether there is any further evidence that
would justify this matter being referred to the Environment
Protection Authority or require a change in Government
planning policy.
Should the Director recommend a change of policy, I will
advise you and other relevant planning authorities in due
course.
No further advice has been received so the risk should be considered
acceptable.
7.1.2.

The Councils Development Engineer has assessed the development


in conjunction with the Councils road, traffic and stormwater
engineers, and also the Councils surveying services manager. In an
overall engineering sense, the proposal is endorsed with conditions.
With regard to the traffic concerns raised by the representors to the
proposal, the following comments have been provided by the
Councils Manager Traffic Engineering in response:
I have reviewed the plans and Traffic Impact Assessment Report (Pitt
& Sherry, February 2015) associated with the proposed Service
Station development at 191 New Town Road within the Maypole site.
I generally concur with the conclusions of the TIA Report.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 17

20/7/2015

A number of representations have been received in relation to the


traffic generated by the proposed new service station. The TIA
report has assessed the likely trip generation from the additional
development at the site and assessed the impacts of this on the
nearby road network, including the impacts at the Risdon Road / New
Town Road / Forster Street traffic signals. The TIA assessed the
performance of the intersection both now and into the future, both
with and without the additional development traffic. The proposed
development will not significantly increase delays or queue lengths at
this junction either now or in the next ten years. The level of
service of each road approach to the Risdon Road / New Town
Road / Forster Street traffic signals is unchanged as a result of the
additional traffic likely to be generated by the service station.
A number of representations raise concerns about the additional
driveways on New Town Road and the impacts of this on
pedestrians, cyclists and through traffic. The traffic modelling
suggests that there will be virtually no delays experienced by New
Town Road traffic at the accesses. There is currently a single
driveway on New Town Road that provides two-way accesses into
and out of the site. The TIA suggests limiting the New Town Road
accesses to left in at the northern access and left out at the southern
access. By separating the entry and exit movements and restricting
the right turn movements into and out of the site at New Town Road
is considered to improve the safety of this access. The sight
distance to both New Town Road traffic and to pedestrians has been
assessed as exceeding the required standards for a 50 km/h road.
Removal of the existing block work fences will assist with improving
sight distances particularly between drivers and pedestrians. The
TIA suggested that a solid median island would be required to
reinforce the turning restrictions however, a subsequent letter (from
pitt&sherry, dated 24 April 2015) states that a solid median is not
required on New Town Road to discourage right turns out of the New
Town Road access. The left turn out only arrangement at the access
can be sufficiently managed with signage and hatched line marking
at the New Town Road access approach.
It is also considered that the on-site layout of the service station will
assist in limiting the likelihood of vehicle queues extending beyond
the site boundary. There are 6 two-sided bowsers within the site, a
queuing area between the bowsers and the boundary and also a bypass route within the site.
Condition:
The New Town Road (northern) access driveway is to be limited to
left turn entry only. The New Town Road (southern) access driveway
is to be limited to left turn exit only. A plan showing appropriate
signage and linemarking will need to be provided to the satisfaction
of the Director City Infrastructure prior to the issue of a Certificate of
Occupancy for the service station building.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 18

20/7/2015

There is no change proposed to the current driveway access


arrangements on Risdon Road. The TIA Report assessed that there
would be negligible impacts at this location as a result of the additional
trips generated by the proposed service station.
The access driveway locations on New Town Road will impact on an
existing Metro Tasmania bus stop. The bus stop will need to be
relocated to accommodate the proposed development. As suggested
in the TIA, the bus stop locations along Elizabeth Street, New Town
Road and Main Road are being reviewed as part of the Main Road
Transit Corridor project. City of Hobart officers have been working with
officer of Metro Tasmania to determine a preferred location for a bus
stop near the Risdon Road / New Town Road / Forster Street traffic
signals. Although the location has not yet been finalised, the
southbound bus stop is likely to be located south of the Risdon Road
traffic signals (paired with the northbound bus stop new Woolworths).
It is considered appropriate to ask this developer to contribute towards
the cost of relocating the bus stop infrastructure including the bus
stop sign, seat and rubbish bin. Any new bus stops are required to
include tactile indicators on the footpath.
I know that I do not normally get involved with on-site matters,
however, the TIA refers to the inclusion of two parking spaces
designated as accessible spaces. These spaces do not appear to
be shown on the most recent plans and I believe it is important that a
condition is placed on the permit ensuring these spaces are provided.
Perhaps a final signage and linemarking plan to the satisfaction of the
Councils Senior Development Engineer.
It should be noted that I am aware of the assessment and conditions
that have been placed on the application by the Roads area. Please
feel free to contact me should you need to discuss.
7.2.

Additional notes:
7.2.1.

Author: Cameron Sherriff

As an unlisted use, a minimum number of car parks is not defined


under Schedule E of the City of Hobart Planning Scheme 1982 the
number is as determined by Council. The proposal would rearrange
some existing onsite parking but result in the addition of eight extra
spaces overall (not including the space available within the bottle
shop lanes) which could be shared across all site uses. For the most
part customers using the service station would park adjacent to the
fuel bowsers under the station canopy. The 12 spaces nearby would
provide additional parking but would be unlikely to be fully occupied
by users of the service station. Overall the partial rearrangement and
formalisation of the parking layout across the site is considered to
provide an appropriate regime for onsite parking.

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 19

20/7/2015

7.2.2.

The front setback of the proposed service station is consistent with


the requirements of the commercial and residential zone and
principle 16 where with no specific front setback defined,
development is therefore not permitted to obtain a lesser setback
from the street alignment than that prevailing in the vicinity, or such a
dimension as the Council may determine having regard to the
desired future character of its Precinct. The development exhibits a
greater setback from the street alignment and the statement of
desired future character for the precinct does not refer to front
setbacks.

7.2.3.

The proposed 24 hour a day operation of the proposed service


station is considered to be acceptable given the location of the site
and surrounding uses. With few immediately adjacent residential
developments immediate impacts from the service station as a
whole, but particularly regarding the hours of operation are unlikely to
be unreasonable. During early hours, customer numbers will
generally be reduced, and as such the benefits of having the site
activated at all hours as opposed to being a dark and unsociable
space when the current site uses are closed would outweigh any
potential noise or lighting impacts. This would allow some
consistency with Principle 24 of the City of Hobart Planning Scheme
1982 regarding crime prevention. It should be noted that no external
lighting on poles or otherwise is proposed as part of this application
and as such the lighting of the service station from within its own
structure, with the station facing away from the one adjoining
residential development and addressing New Town Road, would not
be detrimental. Residential amenity would not be unreasonably
diminished.

7.2.4.

It is considered warranted that some increased landscaping within


existing kerbed beds inside property boundaries should be
incorporated into the development to provide screening and softening
of the development site. The landscaping plan submitted with the
application focuses on the immediate surrounds and frontage of the
service station. This plan must be extended to addresses
landscaping within the abovementioned spaces.

7.2.5.

There is some ambiguity between the submitted plans and the


supporting documentation with regard to the LPG tank proposed at
the front of the service station, and whether or not this tank is
underground like the envirotanks or above ground. The impact of an
above ground LPG tank has been raised in some of the
representations received. This matter has been queried with the
applicants consultant, who has responded with confirmation that the
tank would definitely be underground. If approval is forthcoming a
condition to ensure that all tanks are installed underground should be
included on any permit issued.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 20

7.2.6.

8.

Although raised as a concern of one of the representors, no works


within New Town Road are proposed in the application. The initial
supporting report and traffic impact assessment referred to a median
strip within the road to prevent right-hand turns out of the site on New
Town Road. When queried in a request for additional information,
the applicants consultant confirmed with support from their traffic
engineer that no such works were proposed nor were they seen as
necessary, and traffic could be adequately controlled with directional
signage within the site. Such signage would not normally require a
planning permit.

Conclusion
8.1.

9.

20/7/2015

The proposed new building for unlisted use (service station), alterations to
hotel carparking and consolidation of titles at 191 and 199 New Town Road
satisfies the relevant provisions of the City of Hobart Planning Scheme 1982,
and as such is recommended for approval.

Recommendations
That: A. Pursuant to the City of Hobart Planning Scheme 1982, the Council
approve the application for a new building for unlisted use (service
station), alterations to hotel carparking and consolidation of titles at 191
and 199 New Town Road, New Town for the reasons outlined in the
officers report and a permit containing the following conditions be issued:
1.

The use and development must be substantially in accordance with


the documents and drawings that comprise the planning application
No. PLN-15-00181-01 as outlined in Attachment A to the permit
except where modified below.
Reason for condition
To clarify the scope of the permit.

2.

The use and development must comply with the requirements of


TasWater as detailed in the form Submission to Planning Authority
Notice, Reference No. TWDA 2015/00290-HCC, dated 12 March
2015, as attached to the permit.
Reason for condition
To clarify the scope of the permit.

3.

The use and development must comply with the requirements of the
Tasmanian Heritage Council as detailed in the Notice of Heritage
Decision, Works Application No. 4687 dated 17 June 2015, as
attached to the permit.
Reason for condition
To clarify the scope of the permit.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 21

4.

20/7/2015

Prior the issue of any building consent under the Building Act 2000,
an extended and comprehensive landscaping plan for the overall site
must be submitted, which must include the provision of:
(i) visual separation and a landscaped buffer of trees and medium
sized shrubs with additional low scale planting between the new
development and the rear of the Maypole Hotel; and
(ii) additional screen planting within existing boundary line garden
beds in the north-eastern rear corner and along the eastern
boundary of the property.
The plan must indicate the species of trees and shrubs proposed and
must be submitted for approval by the Councils Director City
Planning. When approved, the landscaping plan will form part of this
permit and must be implemented prior to the first use of the service
station and maintained to the satisfaction of the Council.
Reason for condition
To ensure that setting of the Maypole Hotel is conserved and
impacts of the new development on the heritage values of the
place are mitigated.

5.

All fuel/gas storage tanks associated with the service station must be
installed underground as indicated on the proposed site plan HAZ1907-A01 3 submitted to the Council on 27 April 2015.
Reason for condition
To clarify the scope of the permit and to address ambiguity
between the submitted plans and written documentation.

6.

Construct all driveways, drainage, services and accesses to/at the


site in accordance with the approved drawings and specifications and
Municipal Standard Drawings and Specifications.
Reason for condition
To ensure that all works are carried out to the Councils
standards.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 22

7.

20/7/2015

The design and construction of the access, parking and turning areas
must comply with the Australian Standard, AS 2890.22002:
Parking facilities: Part 2: Off-street commercial vehicle facilities, to
the satisfaction of the Councils Director City Planning. A suitably
qualified person must certify that fuel tanker trucks and other heavy
vehicles can safely enter and exit the site, and manoeuvre within the
site as required. Design drawings of these areas showing details as
necessary and demonstrating compliance with the above
requirements must be submitted to the Council for approval prior to
the issuing of a building permit/consent under the Building Act 2000
or the commencement of any construction
Reason for condition
To ensure that the access and parking layout for the
development is to accepted standards.

8. The New Town Road (northern) access driveway is to be limited to


left turn entry only. The New Town Road (southern) access driveway
is to be limited to left turn exit only. A plan showing appropriate
signage and linemarking must be submitted to the Council for
approval (to the satisfaction of the Director City Infrastructure) prior to
the issuing of a building permit/consent under the Building Act 2000
or the commencement of any construction.
Reason for condition
To ensure that the access layout for the development is to
accepted standards.
9.

Author: Cameron Sherriff

Barriers compliant with the Australian Standard AS 1170.1 must be


installed to prevent vehicles running off the edge of a carriageway,
raised platform or deck where the drop from the edge of the
trafficable area to a lower level is 600mm or greater, and wheel stops
shall be installed for drops between 150mm and 600mm.
Where barriers are required as above, prior to the issuing of a
building permit/consent under the Building Act 2000 submit a
structural detail and certificate issued by a suitably qualified engineer
demonstrating compliance with the above requirements. A suitably
qualified engineer must also inspect the construction of any vehicle
safety barriers and prior to occupancy submit a certificate to the
Council, certifying compliance with this requirement.

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 23

20/7/2015

Advice:
If vehicle safety barriers will not be required because the drops will
be less than 600mm, the designers should make this clear on the
drawings to help avoid unnecessary delays in building approval.
Sensible landscaping can help reduce any drops.
Handrails or safety barriers complying with the BCA may be required
in some cases to prevent injury to pedestrians.
Reason for condition
To ensure that the works will comply with the Councils
standard requirements
10. The proposed site must be provided with adequate stormwater
service connections to the Council mains/systems (at the developers
cost and in accordance with the Municipal Standard Drawings and
the relevant standards) to the satisfaction of the Council. Extension
of Council mains may be required. The developer is responsible for
the design of these service connections and for the design of any
mains extensions. Existing service connections may be reused if
they are of the appropriate size and are in good condition. Any
proposed building envelopes must be shown clear of all easements.
A detailed services plan showing both existing and proposed
services and access to all lots on the site must be prepared by a
qualified and experienced designer and submitted to and approved
by the Council prior to the commencement of work on site. The plan
must clearly distinguish between private and public infrastructure.
Any proposed stormwater mains will require detailed engineering
drawings including a longitudinal section. Note that engineering
drawings for any proposed public infrastructure will need to be
checked and certified by a qualified and experienced civil engineer.
Advice: Note that the lots will also require adequate water and sewer
service connections to Southern Water mains/systems. The services
plan must clearly show the existing/ proposed water, sewer and
stormwater service connections for each lot.
Reason for condition
To ensure that all works are carried out to the Councils
standards.
11. Prior to the issue of a certificate of occupancy/completion, all
stormwater from the proposed development (including hardstand
runoff and any rainwater tank overflows) must be discharged to the
Councils infrastructure at the owners cost.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 24

20/7/2015

Prior to the issue of any building consent (including demolition)


pursuant to the Building Act 2000 or any plumbing consent, or the
commencement of works (whichever occurs first), design drawings of
the proposed stormwater drainage and connection to the Councils
infrastructure, prepared by a suitably qualified person must be
submitted to and approved by the Councils Director City
Infrastructure and the Councils Director City Planning.
Design drawings must include appropriate long sections, levels and
gradients to the point of discharge, as required. Once approved, the
design drawings will form part of this permit and must be complied
with.
Advice:
In accordance with the Tasmanian Plumbing Regulations 2004 you
are required to drain driveways, parking areas and other paved areas
to an approved stormwater disposal system to prevent nuisance
problems with neighbours, or with the public where water flows onto
footpaths. This will require the installation of suitable grated
trenches/spoon drains /grated pits, etc to collect the runoff from
paved areas within the property boundaries and an outlet connection
to the kerb and gutter or to the Council stormwater mains system. A
kerbline on the low side of the paved area may be required to direct
the stormwater to a pit. The paved area should have a suitable
crossfall to the kerbline (a minimum of 3% is often used). Such
drainage must be to the satisfaction of the Councils Plumbing
Compliance Officer.
Reason for condition
To ensure that stormwater from the site will be discharged to a
suitable Council approved outlet.
12. Any construction of public infrastructure (which will be taken over by
the Council) must be carried out either by the Council or by a
Council-approved private contractor in strict accordance with the
conditions set out in the document Guidelines for Public
Infrastructure Construction by the Private Sector, with a
maintenance period of 12 months. A copy of this document is
appended to the planning approval. Note that live works such as
connections to existing SW mains or abandonment of existing
connections are to be carried out by the Council at the developers
cost.
Reason for condition
To ensure that public works are carried out to the required
standards.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 25

20/7/2015

13. Prior to the issuing of a building permit and/or Council-approved


engineering drawings, any private contractors who wish to build
public infrastructure that is part of this development must first obtain
a permit to construct public infrastructure from the Council's Project
and Development Inspector on telephone (03) 62 382 967.
Advice: Interested contractors must read the document "Guidelines
for Public Infrastructure Construction by the Private Sector" (copy
available from Council) and fill in an application form. Contact the
Project and Development Inspector for more information.
Reason for condition
To ensure that public works are carried out to the required
standards.
14. Where all approved works have been completed and prior to the
sealing of the final survey plan, the developer must lodge with the
Council security in the form of a cash deposit or bank guarantee from
an approved financial institution, equal to 5% of the contract value of
the works (for SW mains and any public infrastructure). This bond
will be released after 12 months, should no maintenance works on
public infrastructure be required. This will be demonstrated by a final
inspection by the Council, and submission of a recorded CCTV
inspection and associated report of any new public stormwater
infrastructure, taken no more than one month before the end of the
maintenance period. Where remedial works are to be undertaken,
the bond will not be released until the works are completed to the
satisfaction of the Director City Infrastructure.
Advice: Upon the expiry of the maintenance period and submission
of the CCTV, please contact the Councils Project and Development
Inspector on telephone 6238 2967 to arrange an inspection prior to
the release of the security bond.
Reason for condition
To ensure that public works are carried out to the required
standards.
15. Engineering drawings in both plan view and long-section of the
proposed stormwater main extension, as well as the associated
calculations and catchment area plans, must be submitted to and
approved by the Councils Director City Infrastructure prior to issue of
a building permit. These should include, but not be limited to flows,
velocities, clearances, cover, grade, sizing, material, connections,
erosion protection, adequate working platforms around manholes,
easements and inspection openings.
Reason for condition
To ensure Councils hydraulic infrastructure meets acceptable
standards.
Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 26

20/7/2015

16. Stormwater pre- treatment for stormwater discharges from the


development/ new car-parking/ hardstand area must be installed
prior to the issue of a certificate of completion. Prior to issue of a
plumbing permit, details of the proposed treatment, including
estimations of contaminant removal and a maintenance plan must be
submitted to and approved by Councils Director City Infrastructure.
Clearly state all assumptions.
Advice: Hobart City Council's Water Sensitive Urban Design Site
Development Guidelines and Practice Notes are available from
Councils website. For further detail, Council refers the applicant to
Water Sensitive Urban Design: Engineering Procedures for
Stormwater Management in Tasmania, available from
www.derwentestuary.org.au
Please note that the State Stormwater Strategy current best practice
for stormwater treatment includes an 80% removal of total
suspended solids, a 45% removal of total nitrogen, and a 45%
removal of total phosphorous, and maintenance of the 3mth ARI
flows. Treatment for carparks should target hydrocarbons and fine
sediments.
The Stormwater maintenance plan must outline the operational and
maintenance measures to check and ensure the ongoing effective
operation of all systems, ie. Including but not limited to: inspection
frequency; cleanout procedures; as installed design detail/diagrams;
a description and sketch of how the installed system operates; details
of life of asset and replacement requirement; Estimation of the life
cycle cost that includes maintenance cost.
Council recommends submission of a MUSIC model or similar, with
any alterations from the default values explained.
Reason for condition
To avoid the possible pollution of drainage systems and natural
watercourses, and o comply with relevant State Legislation.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 27

17.

20/7/2015

Prior to the issuing of a building permit/consent under the Building


Act 2000 (including demolition) or the commencement of works on
site (whichever occurs first), submit to and have approved by the
Councils Director City Planning a soil and water management plan
detailing proposed sediment and erosion control measures. The
approved control measures must be installed prior to any disturbance
of soil or vegetation, or construction activity such as concrete cutting,
demolition, etc and must be regularly inspected and maintained
during the construction/ demolition period to prevent soil and other
materials entering the local stormwater system, roadways or
adjoining properties. The control measures must remain in place until
such time as all construction activity likely to generate sediment has
been completed or all disturbed areas have been stabilised using
vegetation and/or restored or sealed to the satisfaction of the
Council. The approved soil and water management plan forms part of
this permit and must be complied with.
Advice:
To protect any onsite or nearby stormwater drainage pits, temporary
sediment traps should be installed around them. For further
guidance on preparing soil and water management control
measures, please refer to the pro-forma and Soil and Water Fact
Sheet No.3- Management Plans provided in the Planning Permit
Package or alternatively the Department of Environment, Parks,
Heritage and the Arts has published Soil and Water Management
Factsheets (2008). These are available from Council or online at
www.derwentestuary.org.au
Reason for condition
To avoid the pollution and sedimentation of roads, drains and
natural watercourses that could be caused by erosion and
runoff from the development, and to comply with relevant State
legislation.

18.

Two titles within the development site (CT158085/1 and CT140542/2)


must be adhered in accordance with the provisions of Section 110 of
the Local Government Building & Miscellaneous Provisions Act 1993
to the satisfaction of the Councils Director City Planning and the
Councils Manager Surveying Services prior to the issue of building
certificates.
Advice: The application for an Adhesion Order to the Council has a
fee of $220. Evidence will be required that the owners and
mortgagees do not object to the adhesion and the condition is
considered completed when a copy of the engrossed receipt of the
Land Titles Office lodgment slip for the Adhesion Order has been
received by the Council.
Reason for condition
To ensure compliance with statutory provisions.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 28

19.

20/7/2015

The developer must pay the cost of any alterations and/or


reinstatement to the Councils infrastructure, including the sites
service connection points, incurred as a result of the proposed
development works.
Reason for condition
To ensure that any Council infrastructure affected by the
proposal is reinstated at the developers full cost.

20.

Prior to the issuing of any building permit/consent under the Building


Act 2000 (including demolition) or the commencement of work on
site, the developer shall lodge with the Council an Infrastructure
Protection Bond in the form of a cash/cheque deposit or a bank
guarantee from an approved financial institution, for an amount of
$4,000, as security for the protection from damage of the Council's
infrastructure during the construction of the development. The bond
will be released once the works are completed should no damage
have occurred.
Advice: Once the certificate of occupancy/completion for the
development has been issued and/or the works are completed,
please contact the Council's Project and Development Inspector on
telephone (03) 62 382 967 to arrange an inspection prior to the
release of the Councils Infrastructure Protection Bond.
Reason for condition
To ensure the protection of the Council's infrastructure.

21.

Prior to the issuing of any building permit/consent under the Building


Act 2000 (including demolition) or the commencement of works on
site (whichever occurs first), the developer must lodge with the
Council a comprehensive photographic record of the condition of
Councils infrastructure (road surface, services, footpaths, kerb and
gutter, driveway crossovers and nature strips) at the road frontage to
the site and adjacent to the site.
Any damage to Councils infrastructure during construction must be
repaired within 30 days to the satisfaction of Councils Director City
Infrastructure at the developers cost.
The photographic record will be relied upon to establish the extent of
any damage caused to Council infrastructure during construction. In
the event that the developer fails to provide a pre-construction
photographic record of the site then any damage to Council
infrastructure found on completion of works will be deemed to be the
responsibility of the developer and must be repaired within 30 days to
the satisfaction of Councils Director City Infrastructure at the
developers cost.

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 29

20/7/2015

Advice:
The developer should take particular care to photograph any preexisting damage or defects to Council infrastructure at the road
frontage and adjacent to the site.
Any damage to Councils infrastructure during construction must be
reported to the Councils Project and Development Inspector, on
telephone (03) 62 382 967 within 5 working days.
Reason for condition
To ensure that any Council infrastructure and/or site-related
service connections affected by the proposal will be altered
and/or reinstated at the developers full cost.
22.

Detailed design drawings of the proposed vehicle entrances over the


highway reservation in general accordance with the Tasmanian
Standard Drawings (IPWEA) TSD R09.v1 Urban Roads Driveways,
TSD-R16-v1, Concrete Kerbs and Channels, Reinforced Heavy
Vehicular Crossings, by a suitably qualified and experienced
engineer to the satisfaction of the Councils Director City
Infrastructure, must be submitted prior to the issue of a building
permit.
Advice: Drawings must show location of existing Tasnetwork
easement vehicle crossing and the location of the road light pole
near the proposed northern access off New Town Road. A 2m
clearance between the light pole and the vehicle entrance is
preferred, any requirement to relocate the road light pole will be at
the developers cost. The drawings shall include a long section
through each proposed driveway from the road pavement seal to the
end of each ramp within the property boundary. The drawings shall
show the location of the metro bus stop.
Reason for condition
To ensure that all works are carried out to Councils standards.

23.

Reinstate any redundant vehicle crossover to footpath, kerb and gutter


in accordance with Tasmanian Standard Drawings(IPWEA) TSDR14-v1 and TSD-R15-v1 Type KC ( Kerb and Channel ) and
(concrete or asphalt) Urban Roads Footpaths TSD-R11-v1, prior to
the issue of a completion/occupancy certificate.
Advice: Reinstatement is required in accordance with Hobart City
Councils Highway By-Law 3 of 2008.
Reason for condition
To ensure that all works are carried out to Councils standards

Author: Cameron Sherriff

191 & 199 New Town Road


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File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 30

24.

20/7/2015

Any works, in particular any earth-retaining structures, within or which


supports the New Town Road highway reservation, must not
undermine the stability of the highway reservation. A structural design
and certificate signed by a suitably qualified and experienced
engineer certifying the above requirement to the approval of the
Councils Director Infrastructure Services must be submitted prior to
the issue of a building permit.
Advice: The Earth retaining structures must be designed in
accordance with the requirements of AS 4678, with a design life in
accordance with table 3.1, typical application major public work, and
must take account of the additional surcharge loading as required by
relevant Australian Standard. The structural certificate must be noted
accordingly.
Reason for condition
To ensure that the structural integrity of the Councils highway
reservation is not compromised by the development.

25.

The owner must indemnify the Council, to the satisfaction of the


Councils General Manager and enter into an agreement in
accordance with Part 5 of the Land Use Planning and Approvals Act
1993, with the Council, against any costs or claims arising from the
proposed excavation and construction adjacent to the New Town
Road highway reservation. The owner must comply with the Part 5
agreement, and submit a signed agreement to the Council prior to
the issue of a building permit. All costs pursuant to preparation and
registration of the Agreement must be borne by the owner(s).
Advice: The Councils solicitors will prepare the Part 5 Agreement(s)
for signing by the property owners, and once signed by all parties,
will lodge the agreement with the Lands Titles Office to be placed on
the property title. The cost of preparing the Part 5 Agreement and
registration with the Recorder of Titles must be met by the developer,
and a separate invoice will be forwarded.
Reason for condition
To ensure that structural support to the highway reservation is
maintained.

B.

The Council include the following advice to the applicant:


1.

Author: Cameron Sherriff

As approval is required for the use/development under the Building


Act 2000, approval of the working drawings is required prior to the
commencement of any works or the occupancy of the premises.

191 & 199 New Town Road


- 30 -

File Ref: 5516065 P/199/712

CPC Agenda

Item No. 6.1.4 / Page No. 31

20/7/2015

2.

An application for a plumbing permit must be lodged in accordance


with the Building Act 2000 and Tasmanian Plumbing Regulations
2014, and a permit issued prior to the commencement of any
plumbing work on site.

3.

Underground Petroleum Storage Systems (UPSS):


(i) Please note that the Environmental Management and Pollution
Control (Underground Petroleum Storage Systems)
Regulations 2010 apply to the design, construction,
maintenance, monitoring and decommissioning of underground
petroleum storage systems. For information about the
requirements of these Regulations, please refer to the following
EPA web page: www.epa.tas.gov.au
(ii) Section 32 of the Environmental Management and Pollution
Control Act 1994 requires persons responsible for an activity
whereby a pollutant is released into the environment that
causes, or may cause:
a. an environmental nuisance to notify the relevant Council;
and
b. environmental harm to notify the Director of the
Environment Protection Authority;
as soon as reasonably practicable, but not later than 24 hours
after becoming aware of the release. Further information in
relation to petroleum pollutant releases is provided in the
Department of Primary Industries, Parks, Water and
Environment information bulletin 101 Notification Obligations
for Site Contamination Due to Petroleum Hydrocarbons
(August 2006).
(iii) Section 74B of the Environmental Management and Pollution
Control Act 1994 requires the owner or occupier of land known
or believed (or under the circumstances should reasonably be
believed) to be a contaminated site:
a. not to commence or continue any activity that may directly
or indirectly further cause or continue the exposure, escape
or emission of the relevant pollutant; and
b. to notify the Director of the Environment Protection
Authority of the details of the known or suspected
contamination within 24 hours after becoming aware of the
situation.

4.

Environmental Nuisance:
(i) Noise, dust, fumes, odour or other pollutants emitted must not
cause disturbance or annoyance to owners/occupiers in the
vicinity during construction and ongoing operation and shall

Author: Cameron Sherriff

191 & 199 New Town Road


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Item No. 6.1.4 / Page No. 32

20/7/2015

comply with the Environmental Management and Pollution


Control Act 1994.
5.

Food Act 2003:


(i) If the service station will sell food, detailed plans must be
submitted to Councils Environmental Health Unit for
assessment as required by Regulation 16 of the Building
Regulations 2004. (Your building surveyor will initiate this
process with Council). The fit-out must comply with the
requirements of the National Construction Code (NCC) of the
Building Code of Australia (BCA) Tas Part H02 Food
Premises. This will also include complying with various
Australian Standards. Please be aware that all food
businesses must also comply with the Australia New Zealand
Food Standards Code and Food Act 2003.
(ii) You should contact TasWater to discuss trade waste
agreements.

6.

Prior to the commencement of any work within the road reservation


(such as new vehicle crossovers) by a private contractor, the owner
must obtain a Road Opening Permit, otherwise known as a Permit to
Temporarily Open Up and Occupy a Highway (pursuant to Section
46 of the Local Government (Highways) Act 1982) for any privately
undertaken works in the highway reservation. This permit will include
items such as hours of work, road safety, reinstatement, etc. Note
that an application form and advice regarding the permit
requirements can be found on Councils website
www.hobartcity.com.au

7.

Once a permit has been issued the developer must contact the
Project and Development Inspector on telephone (03) 6238 2967 at
least 48 hours notice prior to the commencement of any works.
Please note completed applications for the permit must be
accompanied by a Safe Work Method Statement. Any queries should
be directed to the Traffic Engineering Unit on telephone 62 382 791.

8.

Please note that the agreement of the Councils Director


Infrastructure Services is required to adjust footpath levels to suit the
design of any proposed floor levels or entrances to the development
prior to the issue of any building permit.

9.

The footpath material must match existing footpath, with the


exception of the vehicle aprons.

10.

The footpaths in the vicinity of the development will need to be


reinstated to their original (pre-development) condition. If this is not
feasible, new footpaths will need to be installed at the developers
cost to the satisfaction of the Councils Director City Infrastructure.

11.

Tasmanian Standard Drawings can be accessed on the Local


Government Association Tasmania website www.lgat.tas.gov.au

Author: Cameron Sherriff

191 & 199 New Town Road


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CPC Agenda

Item No. 6.1.4 / Page No. 33

12.

20/7/2015

Prior to any works commencing within the highway reservation a


license pursuant to the Council's by-laws must be obtained for the
use of the public footpath or road pavement for, hoarding,
scaffolding, a scissor lift, crane, skip bin or any other equipment in
accordance with conditions to be established by the Council. Prior to
contacting Council please refer to the advice on Councils web page
Work in the Road Reservation www.hobartcity.com.au . To apply
for the relevant permit please submit completed application forms to
traffic@hobartcity.com.au or mail to the Manager Traffic Engineering
Hobart City Council GPO Box 503 Hobart 7001. Any queries should
be directed to the Traffic Engineering Unit on 62 382 791 . All
applications for permits and licences must be accompanied by a Safe
Work Method Statement.

(Cameron Sherriff)
DEVELOPMENT APPRAISAL PLANNER
As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.

Leanne Lassig
ACTING SENIOR STATUTORY PLANNER
As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.
Date of Report:
Attachment(s) Attachment A Documents and Drawings List
Attachment B TasWater form Reference No. TWDA 2015/00290-HCC
Attachment C Tasmanian Heritage Councils Notice of Heritage
Decision, Works Application No. 4687
Attachment D Supporting Report
Attachment E Traffic Impact Assessment
Attachment F Plans
Attachment G Stormwater Plan
Supporting Document(s)

Author: Cameron Sherriff

Attachment 1 Correspondence re: Additional Information


Attachment 2 Correspondence and Information from
TasNetworks
Attachment 3 Email regarding Stormwater and Adhesion of
Titles

191 & 199 New Town Road


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CPC Agenda

Item No. 6.1.4 / Page No. 34

20/7/2015

Documents and Drawings that comprise


Planning Application Number - PLN-15-00181-01
DEVELOPMENT ADDRESS:

191 & 199 New Town Road, New Town

LIST OF DOCUMENTATION:
Description

Drawing
Number/Revision/Author/Date,
Report Author/Date, Etc

Application Form
Title
Supporting Report
Traffic Impact Assessment
Correspondence re: Additional
Information
Correspondence and
Information from TasNetworks
Email regarding Stormwater
and Adhesion of Titles
Drawing List

Proposed Site Plan

Tanker Path Layout

Concept Elevations

Landscape Plan

Existing and Proposed Access


Site Plan
Stormwater Plan Sketch
Author: Cameron Sherriff

Date of Lodgement
to Council
27 February 2015

CT 37218/1
CT 140542/2
CT 158085/1
Author: Pitt & Sherry
Author: Pitt & Sherry
Author: Pitt & Sherry

20 February 2015
20 February 2015
20 February 2015
27 April 2015
27 April 2015
12 May 2015

Project No: HAZ-1907


Drawing No: HAZ-1907
Drawn by: HAZKEM
Project No: HAZ-1907
Drawing No: HAZ-1907-A01
Revision No: 3
Drawn by: HAZKEM
Date of Drawing: 16.02.2015
Project No: HAZ-1907
Drawing No: HAZ-1907-A02
Revision No: 3
Drawn by: HAZKEM
Date of Drawing: 16.02.2015
Project No: HAZ-1907
Drawing No: HAZ-1907-A03
Revision No: 0
Drawn by: HAZKEM
Date of Drawing: 23.10.2014
Project No: HAZ-1907
Drawing No: HAZ-1907-L01
Revision No: 0
Drawn by: HAZKEM
Date of Drawing: 17.02.2015
Drawing No: HB14573R3
Revision No: A
Drawn by: Pitt & Sherry
Date of Drawing: 16/03/2015
Drawing No: HB14573-P5

12 May 2015

191 & 199 New Town Road

File Ref: 5516065 P/199/712

- 34 -

27 April 2015

27 April 2015

27 April 2015

27 April 2015

27 April 2015

27 April 2015

CPC Agenda

Drawing

Author: Cameron Sherriff

Item No. 6.1.4 / Page No. 35

20/7/2015

Drawn by: Pitt & Sherry


Date of Drawing: 12.05.2015

191 & 199 New Town Road


- 35 -

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CPC Agenda

Item No. 6.1.4 / Page No. 36

20/7/2015

TasWater

Phone: 13 6992
Fax: 1300 862 066
Web: www.taswater.com.au

Submission to Planning Authority Notice


Council
Planning Permit 15-00181
No.
TasWater details
TasWater
TWDA 2015/00290-HCC
Reference No.

Council notice
26/02/2015
date

Date of response 12/03/2015

TasWater Phil Papps


Contact Greg Cooper (Trade Waste)

Phone No.

(03) 6237 8246


(03) 6237 8280

Response issued to
Council name HOBART CITY COUNCIL
Contact details Development@hobartcity.com.au
Development details
Address 191 NEW TOWN RD, NEW TOWN

Property ID (PID)

2266734

Description of
Service Station
development
Schedule of drawings/documents
Prepared by
Hazkem

Drawing/document No.
Site Plan / HAZ-1907-A01

Revision No.

Date of Issue

16/02/2015

Conditions
Pursuant to the Water and Sewerage Industry Act 2008 (TAS) Section 56P(1) TasWater imposes the following
conditions on the permit for this application:
CONNECTIONS, METERING & BACKFLOW
1.

A suitably sized water supply with metered connections / sewerage system and connections to the
development must be designed and constructed to TasWaters standards.

2.

A high hazard backflow containment device (RPZD) must be provided on the water service connection at the
property boundary and the property owner must be responsible for the ownership, operation, maintenance,
inspection and testing of the devices in accordance with AS3500.1 and AS2845.3 and TasWaters Boundary
Backflow Containment Selection Guideline.

3.

The water property connection must be an above ground high hazard type and must be located outside of
trafficable areas.

4.

Proposed retaining walls must be no closer than 1.0m from the sewer property connection inspection opening.

5.

Any removal/supply and installation of water meters and/or the removal of redundant and/or installation of new
and modified property service connections must be carried out by TasWater at the developers cost.

REDUNDANT TASWATER INFRASTRUCTURE


6.

The developer must arrange to have the 150mm diameter sewer main (TasWater asset: SPZ1SEG53244)
located within 199 New Town Rd (CT 158085/1) CCTV inspected to confirm it does not service any upstream
properties. If this is verified the sewer main must be disconnected and capped and the redundant sewer either
removed or filled with flowable grout.

TRADE WASTE
7.

Prior to the commencement of operation the developer/property owner must obtain Consent to discharge Trade
Waste from TasWater.

8.

The developer must install appropriately sized and suitable pre-treatment devices prior to gaining Consent to
discharge.

9.

The Developer/property owner must comply with all TasWater conditions prescribed in the Trade Waste
Page 1 of 3

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Item No. 6.1.4 / Page No. 37

20/7/2015

TasWater

Phone: 13 6992
Fax: 1300 862 066
Web: www.taswater.com.au

Consent.
HEADWORKS
10.

Prior to TasWater issuing a Certificate(s) for Certifiable Work (Building) and/or (Plumbing), the applicant or
landowner as the case may be, must pay a headworks charge totalling $438.40 to TasWater for water
infrastructure for 0.4 additional Equivalent Tenements, indexed as approved by the Economic Regulator from
the date of this Submission to Planning Authority Notice until the date it is paid to TasWater

11.

Prior to TasWater issuing a Certificate(s) for Certifiable Work (Building) and/or (Plumbing), the applicant or
landowner as the case may be, must pay a headworks charge totalling $1,532.80 to TasWater for sewerage
infrastructure for 1.6 additional Equivalent Tenements, indexed as approved by the Economic Regulator from
the date of this Submission to Planning Authority Notice until the date it is paid to TasWater.
Advice: If the the Final Plan of Survey has been lodged with Council and a Certificate of Practical Completion
is issued in the period 1 April 2014 to 31 March 2016, then the above headworks amount(s) will be waived in
line with the prevailing State Government Policy. Please visit www.development.tas.gov.au for further
information.

DEVELOPMENT ASSESSMENT FEES


12.

The applicant or landowner as the case may be, must pay a development assessment fee to TasWater for this
proposal of $364.75 for development assessment as approved by the Economic Regulator and the fees will be
indexed as approved by the Economic Regulator from the date of the Submission to Planning Authority Notice
for the development assessment fee until the date they are paid to TasWater. Payment is required within 30
days from the date of the invoice.

Advice
TRADE WASTE
A. Prior to any Building and/or Plumbing work being undertaken, the applicant will need to make an application to
TasWater for a Certificate of Certifiable Work (Building and/or Plumbing). The Certificate of Certifiable Work
(Building and/or Plumbing) must accompany all documentation submitted to Council. Documentation must
include a floor and site plan with:
Location of all pre-treatment devices i.e. Oil Water Separator;
Schematic drawings and specification (including the size and type) of any proposed pre-treatment device and
drainage design; and
Location of an accessible sampling point in accordance with the TasWater Trade Waste Flow Meter and
Sampling Specifications for sampling discharge.
B. At the time of submitting the Certificate of Certifiable Work (Building and/or Plumbing) a Trade Waste Application
together with the Motor Trades Supplement form is also required.
C. If the nature of the business changes or the business is sold, TasWater is required to be informed in order to
review the pre-treatment assessment.
The application forms are available at http://www.taswater.com.au/Customers/Liquid-Trade-Waste/Commercial.
Further information regarding Trade Waste can be found at www.taswater.com.au
GENERAL
For information on TasWater development standards, please visit
http://www.taswater.com.au/Development/Development-Standards
For information regarding headworks, further assessment fees and other miscellaneous fees, please visit
http://www.taswater.com.au/Development/Fees---Charges
For detailed information on how headworks have been calculated for this development please contact the TasWater
contact as listed above.
For application forms please visit http://www.taswater.com.au/Development/Forms
The developer is responsible for arranging to locate existing TasWater infrastructure and clearly showing it on any
drawings. Existing TasWater infrastructure may be located by TasWater (call 136 992) on site at the developers
cost, alternatively a surveyor and/or a private contractor may be engaged at the developers cost to locate the
infrastructure.
Page 2 of 3
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TasWater

Phone: 13 6992
Fax: 1300 862 066
Web: www.taswater.com.au

Declaration
The drawings/documents and conditions stated above constitute TasWaters Submission to Planning Authority
Notice.
If you need any clarification in relation to this document, please contact TasWater. Please quote the TasWater reference
number. Phone: 13 6992, Email: development@taswater.com.au

Authorised by

Jason Taylor
Development Assessment Manager

Page 3 of 3
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CPC Agenda

Item No. 6.1.4 / Page No. 39

20/7/2015

Tasmanian Heritage Council


GPO Box 618 Hobart Tasmania 7000
103 Macquarie St, Hobart Tasmania 7000
Tel: 1300 850 332
Fax: [03] 6233 3186
enquiries@heritage.tas.gov.au
www.heritage.tas.gov.au

PLANNING REF:
THC WORKS REF:
REGISTERED PLACE NO:
FILE NO:
APPLICANT:
DATE:

PLN-15-00181-01
4687
2686
07-86-85THC
Konstantinos Mantzis
17 June 2015

NOTICE OF HERITAGE DECISION


(Historic Cultural Heritage Act 1995)
The Place:
Proposed Works:

Maypole Hotel, 191 New Town Road, New Town.


Construction of a new service station, landscaping work and signage.
Consolidation of titles.

Under section 39(6)(b) of the Historic Cultural Heritage Act 1995, the Heritage Council
gives notice that it consents to the discretionary permit being granted in accordance
with the documentation submitted with discretionary permit application PLN-1500181-01 received by the Tasmanian Heritage Council on 27/02/2015 and the
additional information received on 27/04/2015 and 12/05/2015 subject to the
following condition:
1. A landscaping plan, which will provide visual separation and a
landscaped buffer between the new building development and the
rear of the Maypole Hotel, must submitted to and signed off by
Heritage Tasmanias Works Manager prior to the commencement of
any works. The landscaping plan must include the provision of trees
and medium sized shrubs, along with low scale planting.
Reason for condition
To ensure that setting of the Maypole Hotel is conserved and impacts of the new
development on the heritage values of the place are mitigated.
Please ensure the details of this notice, including condition, are included in any permit
issued, and forward a copy of the permit or decision of refusal to the Heritage Council
for our records.
Please contact Deirdre Macdonald on 6165 3712 if you require clarification of any
matters contained in this notice.

Ian Boersma
Works Manager Heritage Tasmania
Under delegation of the Tasmanian Heritage Council

CPC Agenda

Item No. 6.1.4 / Page No. 40

17 June 2015

20/7/2015

Tasmanian Heritage Council


GPO Box 618 Hobart Tasmania 7000
103 Macquarie St, Hobart Tasmania 7000
Tel: 1300 850 332
Fax: [03] 6233 3186
enquiries@heritage.tas.gov.au
www.heritage.tas.gov.au

Mr Nick Heath
General Manager
Hobart City Council
GPO Box 503
Hobart TAS 7001
THR ID: #2686
FILE: 07-86-85THC
Dear Mr Heath
NOTICE OF HERITAGE DECISION
You will find enclosed a NOTICE OF HERITAGE DECISION for the discretionary permit
application that you recently forwarded to us.
The Historic Cultural Heritage Act 1995 requires the Planning Authority to notify the Heritage
Council of its determination and provide the Heritage Council with a copy of the discretionary
permit.
If a discretionary permit is granted it must be subject to (at least) any conditions required by
the Heritage Council in accordance with the Act. The Planning Authority must refuse to grant a
discretionary permit if so notified by the Heritage Council.
Should you require any advice on the handling of this application, please contact the
undersigned on 6777 2073. I will be happy to assist.
Yours sincerely

Ian Boersma
Works Manager Heritage Tasmania
Under delegation of the Tasmanian Heritage Council

CPC Agenda

Item No. 6.1.4 / Page No. 41

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

20/7/2015

Maypole Service Station


Development Application

Planning Authority: Hobart City Council

transport | community | industrial & mining | carbon & energy

Prepared for:

Kon Matzis

Date:

20 February 2015
Rev 00

CPC Agenda

Item No. 6.1.4 / Page No. 42

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the
application
for a planning
Table
of Contents
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

1.

Introduction .......................................................................................................................................... 1

2.
SiteHobart
Analysis
...........................................................................................................................................
1
Planning Authority:
City
Council
3.
4.
5.

The Applicant ........................................................................................................................................ 2


Proposal................................................................................................................................................. 2
City of Hobart Planning Scheme 1982................................................................................................... 3
5.1
Zoning ............................................................................................................................................. 3
5.2

6.
7.
8.

Schedules ........................................................................................................................................ 5
State Policies ......................................................................................................................................... 9
Conclusion ........................................................................................................................................... 10
References........................................................................................................................................... 11

List of figures
Figure 1: Location of subject site. Source: The List (www.thelist.tas.gov.au) .............................................. 1
Figure 2: Site Zoning. Source Hobart City Council
(http://www.hobartcity.com.au/Development/Planning/Planning_Schemes/City_of_Hobart_Planning_Sc
heme_1982) ................................................................................................................................................... 4
Figure 3. Maypole Hotel, Circa 1888 (State Library of Tasmania ADRI: AUTAS001126183722) .................... 8

Appendix A
Appendix B

Copy of Titles
Full Set of Plans

Prepared by:

.
Kate Jones

Date:

20 February 2015

Reviewed by:

.
Dion Lester

Date:

20 February 2015

Authorised by:

.
Dion Lester

Date:

20 February 2015

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 43

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Report Revision History

Planning Authority: Hobart City Council


Rev
Description
No.

Prepared by

Reviewed by

Authorised by

Date

2015 pitt&sherry
This document is and shall remain the property of pitt&sherry. The document may only be used for the purposes for
which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use
of this document in any form is prohibited.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 44

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to
for a planning
1.the application
Introduction
permit No. PLN-15-00181-01 and was
received This
on the
20 February
document
has 2015.
been prepared for the purpose of supporting a development application for a new

service station and car park at 191 and 199 New Town Road, New Town.
Planning Authority: Hobart City Council

There is an existing building, being the Maypole Hotel, located at 191 New Town Road, of which the
proposed development will adjoin. The Maypole Hotel is heritage listed and sufficient setbacks have been
provided within the development design to ensure that it will not detract from the cultural value of the
existing building.

2.

Site Analysis

The subject sites have frontage to New Town Road and Risdon Road, as shown in Figure 1 below. The
area is a mix of residential and commercial uses.

Figure 1: Location of subject site. Source: The List (www.thelist.tas.gov.au)

There is an existing building located on the corner title, being the Maypole Hotel at 191 New Town Road.
The title at 199 New Town Road is currently vacant.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 45

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to Titles
the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Certificates of Title

Property Owner

Planning Authority:
Hobart City Council
CT 37218/1

CT140542/2
CT158085/1

20/7/2015

Address

Mantzis Holdings Pty Ltd

'Maypole Tavern' - 191 New Town Road

Ennio Aldo Didomenico1

199 New Town Road

Copies of these titles can be found at Appendix A. There is a transmission easement that runs parallel to
the site on 199 New Town Road.
CT 158085/1 has a burdening transmission line easement over the title. Initial consultation with
TasNetworks has indicated they have no concerns with the site being used for car parking.

3.

The Applicant

The Applicant for this Permit is Findella Pty Ltd / Mantzis Holdings Pty Ltd (contact Kon Mantzis). The
applicant is the owner of 191 New Town Road and has recently purchased 199 New Town Road. The
applicant has notified the now previous owner (but as currently listed on the title) of 199 New Town Road
of the intention to make the application pursuant to section 52 of the Land Use Planning and Approvals
Act 1993.

Contact:
For the purpose of any clarification of further information, please contact:
Dion Lester
pitt&sherry
Principal Planner
Phone: (03) 6210 1473
Mobile: 0400 224 414
Email: planning@pittsh.com.au

4.

Proposal

The proposed development application is for a new service station and car park at 191 and 199 New
Town Road, New Town. The development will include:

A total site area (including car parking on adjacent title) of 1761 m2 across the two title of 191 and
199 New Town Road;

6 petrol bowsers;

Underground fuel tanks (fibreglass);

Above ground LPG tank at a height of approx. 5m;

A shop to facilitate petrol sales inc. toilets (approx. 40m2);

A permanent canopy at a height of 4.8m;

Additional car parking spaces and new kerbing;

This title has recently been purchased by the applicant (Mantzis Holdings Pty Ltd), however transfer of title details had not been
completed at the time of writing.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 46

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
extension
ofplanning
a existing retaining wall between the service station site proper and the existing
relevant totheThe
application
for a
Maypole Hotel and
parking
permit No. PLN-15-00181-01
wasarea (east west direction); and
received on the 20 February 2015.

A new retaining wall between the rear of the proposed service station shop and the Maypole Hotel
parking
area.City Council
Planning Authority:
Hobart

The shop area will include two toilets and two sinks. The underground fuel tanks will include single and
split compartment type 55KL U/G envirotanks and a 17KL U/G LPG tank. The installation of the
underground petrol tanks will require further approval from the Work Standards Tasmania, which will be
sought following the development application approval process.
There will be no building over the title boundaries, with the service station infrastructure proper being
within 191 Newtown Road, with additional car parks being located on the adjoining title at 199 Newtown
Road, with vehicular access between.
The hours of operation are proposed to be 24 hours, 7 days a week.
A full set of plans can be found at Appendix B with additional copies accompanying this report.
There will be no mechanical work occurring on the site and no car washing facilities.

Site Access
The traffic generated from the proposed service station is expected to increase traffic flows at the three
existing accesses (two via Risdon Road and one via New Town Road) and at the Risdon Road New Town
Road signalised intersection. This increase in traffic and the impact upon the overall operation of the
accesses and surrounding road network has been considered as a part of this application. A capacity
analysis has been undertaken to determine the overall operational efficiency of the accesses and the
nearby signalised intersection. The access arrangements will be altered so that there is a left in and left
out only onto Newtown Road.
A Traffic Impact Assessment (TIA) has been prepared and accompanies this report.

5.

City of Hobart Planning Scheme 1982

5.1

Zoning

The site is split across two zonings, as shown in Figure 2 below in accordance with the City of Hobart
Planning Scheme 1982 (the Scheme). The Commercial and Residential Zone (Precinct 18) applies to 191
New Town Road, while the Residential 1 Zone (Precinct 17) applies to 199 New Town Road.
The adjacent land, across the road to the east is zoned Special Use 1 Zone.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 47

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Figure 2: Site Zoning. Source Hobart City Council


(http://www.hobartcity.com.au/Development/Planning/Planning_Schemes/City_of_Hobart_Planning_Scheme_1982)

Zone Objectives and Statement of Desired Future Character


Commercial and Residential Zone
The objective of the Residential Zone (Clause 5.5 of the Scheme) is:
The Objective of the Commercial and Residential Zone is to provide for a diversity of commercial
and professional uses and some important associated residential uses at densities responsive to the
character of historic areas and buildings and/or adjacent Precincts.
The New Town Road Precinct - No. 18
The desired future character statement for precinct number 18 is stated at Clause 5.5.5 as follows:
The Precinct should continue to be an appropriate location for local shopping facilities and major
road commercial uses as well as for residential flat development. Sub-regional shopping facilities
and industrial development should be restricted generally to existing establishments. Increased
provision of seating and shelter for pedestrians is desirable, as is an improvement to the quality of
the townscape by the landscaping of street frontages.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 48

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
Zonefor1 a planning
relevant toResidential
the application
The
objective
of theand
Residential
Zone 1 (Clause 5.7 of the Scheme) is:
permit No. PLN-15-00181-01
was
received on the 20 February 2015.

The Objective of the Residential 1 Zone is to sustain and enhance the character and amenity of
established
residential
Planning Authority:
Hobart City
Council areas with diverse dwelling-types with minimal intrusion or further
development of non-residential uses not necessary to serve local residents.
The East New Town Precinct - No. 17
The desired future character statement for precinct number 18 is stated at Clause 5.7.2 as follows:
The Precinct should continue as an inner urban residential area consisting principally of single
detached houses set mainly on small to standard size allotments. Changes of use of existing
buildings to flats and accommodation hostels may be permitted in appropriate locations close to
institutional uses and Risdon Road and New Town Road. Commercial activities will generally be
restricted to existing non-conforming uses or be allowed on the scale of a domestic business.
However, local shops may be permitted in conjunction with an existing residential use where there
is a lack of such facility in the vicinity.
The properties shown on Map A1 may be used for a variety of commercial uses in accordance with
Schedule A primarily to facilitate the reuse of the existing institutional buildings. Any development
on these properties shall ensure that the amenity of the surrounding residential area is maintained.
The properties should not be used solely for office purposes or to accommodate a major office
development that would be more appropriately located in Zones 1, 2 or 3. Any application for
development likely to significantly increase traffic volumes will be required to be accompanied by a
traffic impact assessment.
Response:
The use of a service station will fit into the mix of these two zones and the objectives and desired future
character statements above as the service station will service the local residents within the residential
area, while being on the fringe of the existing commercial precinct to the south of the site. The scale of
the development fits within a residential area with the highest point being 5m. The modest landscaping
proposed will assist in enhancing the amenity of the streetscape and will buffer the commercial uses to
the south with the residential uses to the north.
The proposed development complies with the objectives of the Residential Zone and the Commercial and
Residential Zone.

5.2

Schedules

The following design requirements apply:

Schedule A - Use Schedule


The use and development of a service station is not described within the Use Schedule A.1. As the use is
an unlisted use, making it discretionary in both the Commercial and Residential Zone and also the
Residential Zone, as stated in Clause A.7.1.

Schedule C - Height Schedule


All new structures, being the canopy and the bowsers, are under the height of 5m, while the building that
is associated with the shop will be a height of 2.8m. This is consistent with the requirements of Schedule
C - Height Schedule, requiring new buildings to be under 4.8m and structures to be under 6m in height.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 49

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
D - Siting
Landscaping Schedule
relevant toSchedule
the application
for a and
planning
permit No. PLN-15-00181-01 and was
Landscaping
received on
the 20 February 2015.

The established residential amenity will be protected and enhanced through the additional landscaping

proposed Hobart
along the
frontages and as a buffer between the overall site boundary (199 New Town
Planning Authority:
Citystreet
Council
Road and the adjacent residential property, as required in Clause D.3.2.2.
Front setback
The front setback will not change as the Maypole Hotel building is setback closer to the front boundaries
than the proposed development.
Side and rear setback The shop is setback 5.8 m from the boundary between 191 and 199 New Town Road and the Canopy 1.4
m.

Schedule E - Traffic Access and Parking Schedule


Traffic Generation
It is likely that the development will result in a material increase in vehicular traffic entering and leaving
the public road. A specific Traffic Impact Assessment (TIA) has been provided that analyses the traffic
generation, access requirements and sight distances and provides safe and practicable solutions.
Access Requirements
There are multiple access and egress provisions to the site, to allow vehicles to enter and leave the site in
a forward motion and to provide a safe transition onto the public roads. The access is discussed further
within the TIA.
Parking Standards
As the use is an undefined use, the number of car parks required is 'as determined by Council' and there
is no specific requirement. It is considered that the provision of the additional car parks, as detailed in the
TIA, is sufficient for the use of a service station as the majority of cars will be pulling up at the petrol
bowsers and driving through once they have filled up the car with petrol. Any surplus car parks can be
used as an overflow for the use of the Maypole Hotel located on the same title.
Traffic, Access and Parking Policies For Each Zone
The development policy objectives for traffic, access and parking in each Zone are as set out at Clause 9.1
as follows:
Zone 4 Commercial and Residential Zone
E.9.5 High volumes of traffic pass through Precincts 18 and 11B and its smooth flow should be
maintained. All day non-resident on-street parking is to be discouraged especially in Precincts 11B,
12A and 12B.
Zone 6 Residential 1 Zone
E.9.7 A large number of major through streets cross the Zone, carrying public and private commuter
traffic. On-street parking by commuters should be discouraged in this Zone. Precinct 7 and minor
streets in other parts of the Zone should be restricted to local and service traffic only. Pedestrian or
cycle paths should be developed in Precincts 19A, 19B, 21A, 27A and 27B.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 50

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevantResponse:
to the application for a planning
ThePLN-15-00181-01
non-resident on-street
parking will not be affected by the proposed development; the smooth flow
permit No.
and was
receivedofontraffic
the 20
February
2015.
within
Precinct
18 will be maintained. Similarly, there will be no change to the existing on-street

parking arrangements within the adjacent Precinct 17 as a result of the development. The on-street
Planningparking
Authority:
Hobart City
pressure
mayCouncil
be slightly alleviated, considering that additional on-site parking is being

incorporated into the development.

Schedule F - Heritage Schedule


The existing building on the site, being the Maypole Hotel ('Maypole Tavern' - 191 New Town Road), is a
heritage listed building. The heritage listing means that any development adjoining this building will need
to be designed sensitively to ensure that:

Consideration is given to the definitions, conservations principles, processes and practices set
down in the Burra Charta (Clause F.2.2).

Any new development within or adjacent to a place listed on the Heritage Register shall be in
keeping with and shall not detract from those characteristics of the place which contribute to its
cultural significance (Clause F.4.4).

As consideration must be given to the definitions of the Burra Charta, the following terms have been
explored in order to consider Clause F.4.4.
Place means site, area, land, landscape, building or other work, group of buildings or other works,
and may include components, contents, spaces and views.2
Cultural significance means aesthetic, historic, scientific, social or spiritual value for past, present or
future generations. Cultural significance is embodied in the place itself, its fabric, setting, use,
associations, meanings, records, related places and related objects. Places may have a range of
values for different individuals or groups.3
The cultural significance of the Maypole Hotel may indeed be embodied in different parts of the place,
depending on the individual or group, however as the surrounding area around the building is currently a
car park, which is unlikely to hold any significance in relation to the heritage place. The environs of the
Maypole Hotel building have significantly changed from its early days. Figure 3 below shows the
Maypole Hotel in previous years, prior to the sealing of the existing roads and car parking areas.

2
3

Australia ICOMOS 1999 (Article 1.1)


Australia ICOMOS 1999 (Article 1.2)

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 51

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Figure 3. Maypole Hotel, Circa 1888 (State Library of Tasmania ADRI: AUTAS001126183722)

The Burra Charta, at Article 8 (Setting) refers to the retention of the visual setting and other relationships
that may contribute to the cultural significance of a place. Factors that influence the visual setting, such
as siting, bulk, form, scale, colour and materials should be considered. The proposed service station has
been setback a significant distance from the Maypole Hotel and as far is practically possible within the
site constraints, as the proximity of the high voltage transmission lines on the adjacent title limit the
placement of the service station any further in that direction. This provides an adequate separation
distance, ensuring that when the Maypole Hotel is viewed from a public place, its visual setting is not
interrupted.
The site is located within a built up urban environment; with the usual level of development one would
expect (signage, residential, large scale commercial, road and other infrastructure). The area surrounding
the Maypole Hotel does not provide significant value to the historic place given this existing context. The
design plans have incorporated landscaping within operational constraints as a visual buffer between the
historic place and the new development.

GHD 2008 (page 29)

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 52

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
6. State Policies
relevant to the application for a planning
permit No. The
PLN-15-00181-01
andProjects
was
State Policies and
Act 1993 establishes the process to put in place State Policies in relation to
received onthe
theResource
20 February
2015.
Management and Planning System. State policies seek to ensure a consistent and

coordinated approach and incorporate the minimum amount of regulation necessary to achieve their
objectives of managing natural resources. State Policies are implemented through their integration into
Local Government Planning Schemes.

Planning Authority: Hobart City Council

Currently there are three State Policies:

State Coastal Policy 1996 (Coastal Policy)

State Policy on Water Quality Management 1997 (Water Quality Policy)

State Policy on Protection of Agricultural Land 2009 (PAL Policy).

In addition, National Environment Protection Measures (NEPMs) are deemed to be State Policies under
the State Policies and Projects Act 1993.

State Coastal Policy 1996 (Coastal Policy)


The purpose of the State Coastal Policy 1996 is to implement the sustainable development objectives of
the RMPS in Tasmanias coastal areas.
The subject site is located at a distance greater than 1 kilometre from a coastal high water mark and is
therefore not applicable.

State Policy on Water Quality Management 1997 (Water Quality Policy)


The purpose of the Water Quality Policy is to achieve the sustainable management of Tasmanias surface
water and groundwater resources by protecting or enhancing their qualities while allowing for
sustainable development in accordance with the objectives of the RMPS.
This proposal is to develop a new service station. There will be some excavations and filling of the site to
install fuel tanks and to provide a flat and accessible building and trafficable area.
The management measures that will be applied to ensure compliance with the Water Quality Policy
include:
1.

Where required, erosion and sediment control measures such as silt stop fencing, sediment traps
and erosion control matting will be installed prior to the commencement of construction activities

2.

Overland drainage flow will be diverted away from disturbed areas and bare soil to outfalls with
sediment traps to reduce the potential for erosion

3.

Stockpiled materials will be managed to ensure that dust and potential runoff is minimised and does
not enter watercourses; and

4.

Erosion control measures and sediment traps will be regularly monitored; sediment material will be
collected and disposed of on site.

State Policy on Protection of Agricultural Land 2009 (PAL Policy)


The purpose of the PAL Policy is to conserve and protect agricultural land so that it remains available for
the sustainable development of agriculture, recognising the particular importance of prime agricultural
land.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 53

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to The
the application
a planning
PAL Policyfor
focuses
on protecting prime agricultural land (land capability classes 1, 2 and 3) from
permit No. conversion
PLN-15-00181-01
and was
to non-agricultural
uses or from being fettered from being used for agricultural activities.
received on the 20 February 2015.

There is no prime agricultural land in the area of the proposed development site.

Planning Authority: Hobart City Council

7.

Conclusion

The development application is for a new service station, which is an undefined use within the City of
Hobart Planning Scheme 1982. The site is zoned both Commercial and Residential Zone, and Residential
1 Zone. The existing building on site is the Maypole Hotel, which is heritage listed, however this has been
considered within the design of the proposed development and appropriate setback distances have been
established to ensure that the heritage listed building can be viewed as an individual building, which will
assist in the prevention of any detraction of the characteristics of the buildings. The additional traffic that
may potentially impact the area as a result of this development has been investigated and
recommendations made through the Traffic Impact Assessment provided as an Appendix (C) to this
report.
The development is considered to meet the provisions of the Scheme.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

10

CPC Agenda

Item No. 6.1.4 / Page No. 54

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to8.
the application
for a planning
References
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Australia ICOMOS (International Council on Monuments and Sites) 1999. The Burra Charter : the Australia
Planning Authority:
Councilof cultural significance, The Australian National Committee of ICOMOS on 19
ICOMOS Hobart
charterCity
for places

August 1979 at Burra, South Australia (Revisions were adopted on 23 February 1981, 23 April 1988 and 26
November 1999)
GHD (Harris, K), 2008. Newtown Heritage Review, Hobart City Council, April 2008.

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

11

CPC Agenda

Item No. 6.1.4 / Page No. 55

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Appendix A
Copy of Title

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

CPC Agenda

RESULTItem
OF
SEARCH
No. 6.1.4
/ Page No. 56

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

SEARCH OF TORRENS TITLE


VOLUME

FOLIO

37218

EDITION

DATE OF ISSUE

16

23-Jun-2008

Planning Authority:
City Council
SEARCH
DATE :Hobart
16-Feb-2015

SEARCH TIME : 03.37 PM

DESCRIPTION OF LAND
City of HOBART
Lot 1 on Diagram 37218
Being the land described in Conveyance No. 64/7053
Derivation : Part of 157A-1R-20Ps Gtd to C Swanston
Prior CT 4552/57

SCHEDULE 1
M183372

TRANSFER to MANTZIS HOLDINGS PTY LTD


23-Jun-2008 at 12.01 PM

Registered

SCHEDULE 2
Reservations and conditions in the Crown Grant if any
C596521 AGREEMENT pursuant to Section 71 of the Land Use
Planning and Approvals Act 1993 Registered
06-Oct-2004 at noon
C668702 LEASE to WOOLWORTHS LIMITED of a leasehold estate for
the term of ten (10) years from 1-Jul-2005 of the
premises erected on part of the said land within
described as shown by a site plan on the said Lease.
(together with rights in common with other occupiers
of the parking area and a right of carriageway as
defined in the said Lease.) Registered 24-Feb-2006
at 12.03 PM
C867086 MORTGAGE to Bank of Cyprus Australia Limited
Registered 23-Jun-2008 at 12.02 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

CPC Agenda

FOLIO PLAN
Item No. 6.1.4 / Page No. 57

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Search Date: 16 Feb 2015

Search Time: 03:38 PM

Volume Number: 37218

Department of Primary Industries, Parks, Water and Environment

Revision Number: 01

Page 1 of 1

www.thelist.tas.gov.au

Item No. 6.1.4


/ Page No. 58
PROPERTY
INFORMATION
REPORT

CPC Agenda

20/7/2015

VALUER GENERAL, TASMANIA


Issued pursuant to the Valuation of Land Act 2001

PROPERTY ID:
MUNICIPALITY:
PROPERTY ADDRESS:

PROPERTY NAME:
TITLE OWNER:
RATE PAYERS:
POSTAL ADDRESS:

2266734
HOBART
MAYPOLE TAVERN
191 NEW TOWN RD
NEW TOWN TAS 7008
MAYPOLE TAVERN
140542/2 : MANTZIS HOLDINGS PTY LTD
37218/1 : MANTZIS HOLDINGS PTY LTD
MANTZIS HOLDINGS PTY LTD
27-29 JESSICA RD
CAMPBELLFIELD VIC 3061

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

MAIN IMPROVEMENTS SUMMARY


Improvements:
Improvement Sizes
(Top 3 by Size):

Number of
Bedrooms:
Construction Year
of Main Building:
Roof Material:
Wall Material:
Land Area:

hotel
Area:
12.0 square metres
12.0 square metres
12.0 square metres

Improvement:
BOOTH
HOTEL
HOTEL

1880
Galvanised Iron
Brick
0.4873 hectares

LAST SALES
Contract Date
11/04/2008
23/03/2005

Settlement Date
02/06/2008
18/08/2005

Sale Price
$2,950,000
$2,100,000

LAST VALUATIONS
Date Inspected
24/03/2011

Levels At
01/10/2008

Land
$1,820,000

Capital
$2,500,000

A.A.V.
$192,000

27/01/2009

01/10/2008

$1,820,000

$2,500,000

$175,200

Reason
Drive thru coffee shop business
commenced.
REVALUATION

MULTIPLE TENANCIES
Property ID

Part Occupied

A.A.V.

2096421
2096448

Bottle Shop
Tavern & Flat

$122,400
$52,800

No information obtained from the LIST may be used for direct marketing purposes.
This data is derived from the Valuation List prepared by the Valuer General under the provisions of the Valuation of Land Act 2001. These values relate
to the level of values prevailing at the dates of valuation shown.
While all reasonable care has been taken in collecting and recording the information shown above, this Department assumes no liability resulting from
any errors or omissions in this information or from its use in any way.
COPYRIGHT. Apart from any use permitted under the Copyright Act 1968, no part of the report may be copied without the permission of
the General Manager, Information & Land Services, Department of Primary Industries, Parks, Water and Environment, GPO Box 44 Hobart
7001. Personal Information Protection statement
Search Date: 16/02/2015

Search Time: 03:37 PM

Department of Primary Industries, Parks, Water and Environment

Page 1 of 2

www.thelist.tas.gov.au

CPC Agenda

Item No. 6.1.4


/ Page No. 59
PROPERTY
INFORMATION
REPORT

20/7/2015

VALUER GENERAL, TASMANIA


Issued pursuant to the Valuation of Land Act 2001

3091657

$16,800

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Explanation of Terms
Property ID - A unique number used for Valuation purposes.
Date Inspected - The date the property was inspected for the valuation.
Levels At - The date at which values of properties are set to determine revaluations and any supplementary
valuations in the revaluation cycle.
Land Value - The value of the property excluding all visible improvements such as buildings, structures, fixtures,
roads, standings, dams, channels, artificially established trees, artificially established pastures and other like
improvements but does include draining, excavation, filling, reclamation, clearing and any other such like invisible
improvements make to the land.
Capital Value - The total value of the property, excluding plant and machinery, and includes the land value.
A.A.V. - The gross annual rental value of the property, excluding GST, municipal rates and land tax, but is not to be
less than 4% (percent) of the capital value.
Multiple Tenancies - Properties that have multiple tenants are assessed for separate A.A.V's. e.g. a house and flat.

Search Date: 16/02/2015

Search Time: 03:37 PM

Department of Primary Industries, Parks, Water and Environment

Page 2 of 2

www.thelist.tas.gov.au

CPC Agenda

RESULTItem
OF
SEARCH
No. 6.1.4
/ Page No. 60

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

SEARCH OF TORRENS TITLE


DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

VOLUME

FOLIO

140542

EDITION

DATE OF ISSUE

23-Jun-2008

SEARCH DATE : 20-Feb-2015


SEARCH TIME : 12.12 PM
Planning Authority: Hobart City Council

DESCRIPTION OF LAND
City of HOBART
Lot 2 on Sealed Plan 140542
Derivation : Part of 157A-1R-20Ps. Gtd. to C. Swanston
Prior CT 63810/1

SCHEDULE 1
M183372

TRANSFER to MANTZIS HOLDINGS PTY LTD


23-Jun-2008 at 12.01 PM

Registered

SCHEDULE 2
Reservations and conditions in the Crown Grant if any
SP 140542 EASEMENTS in Schedule of Easements
SP 140542 FENCING PROVISION in Schedule of Easements
C668702 LEASE of EASEMENT to WOOLWORTHS LIMITED for the term
of ten (10) years from 1-Jul-2005 of the benefit of a
right in common with other occupiers of the parking
area and a right of carriageway over part of the said
land within described as defined therein and shown on
the plan annexed thereto Registered 24-Feb-2006 at
12.03 PM
C867086 MORTGAGE to Bank of Cyprus Australia Limited
Registered 23-Jun-2008 at 12.02 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

CPC Agenda

SCHEDULE
EASEMENTS
Item No. OF
6.1.4 / Page
No. 61

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Search Date: 03 Oct 2014

Search Time: 01:17 PM

Volume Number: 140542

Department of Primary Industries, Parks, Water and Environment

Revision Number: 01

Page 1 of 3

www.thelist.tas.gov.au

CPC Agenda

SCHEDULE
EASEMENTS
Item No. OF
6.1.4 / Page
No. 62

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Search Date: 03 Oct 2014

Search Time: 01:17 PM

Volume Number: 140542

Department of Primary Industries, Parks, Water and Environment

Revision Number: 01

Page 2 of 3

www.thelist.tas.gov.au

CPC Agenda

SCHEDULE
EASEMENTS
Item No. OF
6.1.4 / Page
No. 63

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Search Date: 03 Oct 2014

Search Time: 01:17 PM

Volume Number: 140542

Department of Primary Industries, Parks, Water and Environment

Revision Number: 01

Page 3 of 3

www.thelist.tas.gov.au

CPC Agenda

FOLIO PLAN
Item No. 6.1.4 / Page No. 64

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Search Date: 03 Oct 2014

Search Time: 01:17 PM

Volume Number: 140542

Department of Primary Industries, Parks, Water and Environment

Revision Number: 01

Page 1 of 1

www.thelist.tas.gov.au

Item No. 6.1.4


/ Page No. 65
PROPERTY
INFORMATION
REPORT

CPC Agenda

20/7/2015

VALUER GENERAL, TASMANIA


Issued pursuant to the Valuation of Land Act 2001

PROPERTY ID:
MUNICIPALITY:
PROPERTY ADDRESS:

PROPERTY NAME:
TITLE OWNER:
RATE PAYERS:
POSTAL ADDRESS:

2266734
HOBART
MAYPOLE TAVERN
191 NEW TOWN RD
NEW TOWN TAS 7008
MAYPOLE TAVERN
140542/2 : MANTZIS HOLDINGS PTY LTD
37218/1 : MANTZIS HOLDINGS PTY LTD
MANTZIS HOLDINGS PTY LTD
27-29 JESSICA RD
CAMPBELLFIELD VIC 3061

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

MAIN IMPROVEMENTS SUMMARY


Improvements:
Improvement Sizes
(Top 3 by Size):

Number of
Bedrooms:
Construction Year
of Main Building:
Roof Material:
Wall Material:
Land Area:

hotel
Area:
12.0 square metres
12.0 square metres
12.0 square metres

Improvement:
BOOTH
HOTEL
HOTEL

1880
Galvanised Iron
Brick
0.4873 hectares

LAST SALES
Contract Date
11/04/2008
23/03/2005

Settlement Date
02/06/2008
18/08/2005

Sale Price
$2,950,000
$2,100,000

LAST VALUATIONS
Date Inspected
24/03/2011

Levels At
01/10/2008

Land
$1,820,000

Capital
$2,500,000

A.A.V.
$192,000

27/01/2009

01/10/2008

$1,820,000

$2,500,000

$175,200

Reason
Drive thru coffee shop business
commenced.
REVALUATION

MULTIPLE TENANCIES
Property ID

Part Occupied

A.A.V.

2096421
2096448

Bottle Shop
Tavern & Flat

$122,400
$52,800

No information obtained from the LIST may be used for direct marketing purposes.
This data is derived from the Valuation List prepared by the Valuer General under the provisions of the Valuation of Land Act 2001. These values relate
to the level of values prevailing at the dates of valuation shown.
While all reasonable care has been taken in collecting and recording the information shown above, this Department assumes no liability resulting from
any errors or omissions in this information or from its use in any way.
COPYRIGHT. Apart from any use permitted under the Copyright Act 1968, no part of the report may be copied without the permission of
the General Manager, Information & Land Services, Department of Primary Industries, Parks, Water and Environment, GPO Box 44 Hobart
7001. Personal Information Protection statement
Search Date: 20/02/2015

Search Time: 12:11 PM

Department of Primary Industries, Parks, Water and Environment

Page 1 of 2

www.thelist.tas.gov.au

CPC Agenda

Item No. 6.1.4


/ Page No. 66
PROPERTY
INFORMATION
REPORT

20/7/2015

VALUER GENERAL, TASMANIA


Issued pursuant to the Valuation of Land Act 2001

3091657

$16,800

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Explanation of Terms
Property ID - A unique number used for Valuation purposes.
Date Inspected - The date the property was inspected for the valuation.
Levels At - The date at which values of properties are set to determine revaluations and any supplementary
valuations in the revaluation cycle.
Land Value - The value of the property excluding all visible improvements such as buildings, structures, fixtures,
roads, standings, dams, channels, artificially established trees, artificially established pastures and other like
improvements but does include draining, excavation, filling, reclamation, clearing and any other such like invisible
improvements make to the land.
Capital Value - The total value of the property, excluding plant and machinery, and includes the land value.
A.A.V. - The gross annual rental value of the property, excluding GST, municipal rates and land tax, but is not to be
less than 4% (percent) of the capital value.
Multiple Tenancies - Properties that have multiple tenants are assessed for separate A.A.V's. e.g. a house and flat.

Search Date: 20/02/2015

Search Time: 12:11 PM

Department of Primary Industries, Parks, Water and Environment

Page 2 of 2

www.thelist.tas.gov.au

CPC Agenda

RESULTItem
OF
SEARCH
No. 6.1.4
/ Page No. 67

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

SEARCH OF TORRENS TITLE

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

SEARCH DATE : 03-Oct-2014


SEARCH TIME : 01.19 PM

VOLUME

FOLIO

158085

EDITION

DATE OF ISSUE

28-Oct-2009

Planning Authority: Hobart City Council

DESCRIPTION OF LAND
City of HOBART
Lot 1 on Plan 158085
Being the land described in Conveyance GL1268
Excepting thereout Part of Lot 1 (SP156823) 609m2
Derivation : Part of 157A-1R-20P Gtd to Charles Swanston
Prior CT 142372/1

SCHEDULE 1
C741614

TRANSFER to ENNIO ALDO DIDOMENICO


05-Oct-2006 at noon

Registered

SCHEDULE 2
Reservations and conditions in the Crown Grant if any
C740785 BURDENING TRANSMISSION LINE EASEMENT with the benefit
of a restriction as to user of land in favour of
Transend Networks Pty Ltd over whole of the said
land within described Registered 03-Nov-2006 at noon
M208078 CAVEAT by MANTZIS HOLDINGS PTY LTD Registered
21-Nov-2008 at noon

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

CPC Agenda

FOLIO PLAN
Item No. 6.1.4 / Page No. 68

20/7/2015

RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Search Date: 03 Oct 2014

Search Time: 01:19 PM

Volume Number: 158085

Department of Primary Industries, Parks, Water and Environment

Revision Number: 01

Page 1 of 1

www.thelist.tas.gov.au

Item No. 6.1.4


/ Page No. 69
PROPERTY
INFORMATION
REPORT

CPC Agenda

20/7/2015

VALUER GENERAL, TASMANIA


Issued pursuant to the Valuation of Land Act 2001

PROPERTY ID:
MUNICIPALITY:
PROPERTY ADDRESS:
TITLE OWNER:
RATE PAYERS:
POSTAL ADDRESS:

5516065
HOBART

DEVELOPMENT APPLICATION
DOCUMENT
199 NEW TOWN RD
This document is one of the documents
NEW TOWN TAS 7008
relevant to the application for a planning
158085/1 : ENNIO ALDO DIDOMENICOpermit No. PLN-15-00181-01 and was
received on the 20 February 2015.
DIDOMENICO, ENNIO ALDO
6 RISDON RD
NEW TOWN TAS 7008

Planning Authority: Hobart City Council

MAIN IMPROVEMENTS SUMMARY


Improvements:
Number of
Bedrooms:
Construction Year
of Main Building:
Roof Material:
Wall Material:
Land Area:

VL

0.1922 hectares

LAST SALES
Contract Date
21/07/2006

Settlement Date
03/10/2006

Sale Price
$30,000

LAST VALUATIONS
Date Inspected
04/02/2010
01/03/2009

Levels At
01/10/2008
01/10/2008

Land
$60,000
$247,000

Capital
$60,000
$247,000

A.A.V.
$2,400
$9,880

Reason
A052376 Values amended on Review
REVALUATION

No information obtained from the LIST may be used for direct marketing purposes.
This data is derived from the Valuation List prepared by the Valuer General under the provisions of the Valuation of Land Act 2001. These values relate
to the level of values prevailing at the dates of valuation shown.
While all reasonable care has been taken in collecting and recording the information shown above, this Department assumes no liability resulting from
any errors or omissions in this information or from its use in any way.
COPYRIGHT. Apart from any use permitted under the Copyright Act 1968, no part of the report may be copied without the permission of
the General Manager, Information & Land Services, Department of Primary Industries, Parks, Water and Environment, GPO Box 44 Hobart
7001. Personal Information Protection statement
Search Date: 20/02/2015

Search Time: 12:16 PM

Department of Primary Industries, Parks, Water and Environment

Page 1 of 2

www.thelist.tas.gov.au

CPC Agenda

Item No. 6.1.4


/ Page No. 70
PROPERTY
INFORMATION
REPORT

20/7/2015

VALUER GENERAL, TASMANIA


Issued pursuant to the Valuation of Land Act 2001

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Explanation of Terms
Property ID - A unique number used for Valuation purposes.
Date Inspected - The date the property was inspected for the valuation.
Levels At - The date at which values of properties are set to determine revaluations and any supplementary
valuations in the revaluation cycle.
Land Value - The value of the property excluding all visible improvements such as buildings, structures, fixtures,
roads, standings, dams, channels, artificially established trees, artificially established pastures and other like
improvements but does include draining, excavation, filling, reclamation, clearing and any other such like invisible
improvements make to the land.
Capital Value - The total value of the property, excluding plant and machinery, and includes the land value.
A.A.V. - The gross annual rental value of the property, excluding GST, municipal rates and land tax, but is not to be
less than 4% (percent) of the capital value.
Multiple Tenancies - Properties that have multiple tenants are assessed for separate A.A.V's. e.g. a house and flat.

Search Date: 20/02/2015

Search Time: 12:16 PM

Department of Primary Industries, Parks, Water and Environment

Page 2 of 2

www.thelist.tas.gov.au

CPC Agenda

Item No. 6.1.4 / Page No. 71

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Appendix B
Full Set of Plans

pitt&sherry ref: HB14573H001 DA 33P Rev 00/KJ/bb

Rev.

HAZ-1907

HAZ-1907-A01

HAZ-1907-A02

HAZ-1907-A03

HAZ-1907-L01

HAZ-1907-H01

UNDERGROUND DRAINAGE PLAN

LANDSCAPE PLAN

CONCEPT ELEVATIONS

TANKER PATH LAYOUT

PROPOSED SITE PLAN

DRAWING LIST

DRAWING TITLE

SITE SPECIFIC DRAWINGS

DWG. No.

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

HAZ-1907

DRAWING No

NORTH

DESIGNED

PK

HAZ-1907

DRAWING LIST

DRAWN

APPROVED

LPD

SCALE

DATE

ISSUE/AMT

NTS

BY

Item No. 6.1.4 / Page No. 72

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

FINDELLA PTY LTD

PROJECT

HAZKEM

ISS/AMT DESCRIPTION

CPC Agenda
20/7/2015

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

CAR PARKING

CAR PARKING

N
O
D
R I S

R D

POWERLINES

POWERLINES

LEASE BOUNDARY

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3 T5

T2 T4

DESCRIPTION
INITIAL HAZKEM ISSUE
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED

DRAWN

SCALE

ISSUE/AMT

1:200 @A3

DATE

DRAWING No

APPROVED

JS

BY
JS
LPD
LPD
LPD

HAZ-1907- A01

NORTH

DESIGNED

PK

HAZ-1907

PROPOSED SITE PLAN

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT
0
1
2
3

Item No. 6.1.4 / Page No. 73

CAR PARKING

REMOTE FUEL
FILL POINTS
ROLL-OVER KERB

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

MAYPOLE HOTEL

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

FUEL
VENTS

SHOP

Planning Authority: Hobart City Council

CAR PARKING

CAR PARKING

O N
D
S
R I

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

R D

POWERLINES

POWERLINES

LEASE BOUNDARY

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3 T5

T2 T4

DESCRIPTION
INITIAL HAZKEM ISSUE
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED

DRAWN

SCALE

ISSUE/AMT

1:300 @A3

DATE

DRAWING No

APPROVED

JS

BY
JS
LPD
LPD
LPD

HAZ-1907-A02

NORTH

DESIGNED

PK

HAZ-1907

TANKER PATH LAYOUT

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT
0
1
2
3

Item No. 6.1.4 / Page No. 74

CAR PARKING

REMOTE FUEL
FILL POINTS
ROLL-OVER KERB

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

MAYPOLE HOTEL

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

FUEL
VENTS

SHOP

Planning Authority: Hobart City Council

ABC

PETROL

ABC

PETROL

BOUNDARY

BOUNDARY

BOUNDARY

2700

ABC
PETROL

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
BOUNDARY

5000

4800

DRAWN

SCALE

ISSUE/AMT

1:150 @A3

DRAWING No

APPROVED

JS

DATE

HAZ-1907- A03

NORTH

DESIGNED

PK

HAZ-1907

CONCEPT ELEVATIONS

BY
JS

Item No. 6.1.4 / Page No. 75

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT DESCRIPTION
0
INITIAL HAZKEM ISSUE

CPC Agenda
20/7/2015

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

SHOP

POWERLINES

POWERLINES

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3

T2

T5

T4

DRAWN

SCALE

ISSUE/AMT

1:200 @A3

DATE

DRAWING No

APPROVED

LPD

BY
LPD

HAZ-1907-L01

NORTH

DESIGNED

PK

HAZ-1907

LANSCAPE PLAN

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

DIANELLA TASMANICA
0.5-2.0m WIDTH
0.5-2m HEIGHT

LOMANDRA LONGIFOLIA
0.1-1m WIDTH
0.5m HEIGHT

LEGEND

ISS/AMT DESCRIPTION
0
INITIAL HAZKEM ISSUE

Item No. 6.1.4 / Page No. 76

LEASE BOUNDARY

CAR PARKING

ROLL-OVER KERB

REMOTE FUEL
FILL POINTS

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

00

DN8

PIT

NEW SEWER
CONNECTION

RETAINING WALL
(2.0 - 2.5m HIGH)

FROM SERVICE
STATION AREA VIA
OIL INTERCEPTOR

EXISTING SW TO
BE ABANDONED

TO EXISTING
OUTLET
Planning Authority: Hobart City Council

EXISTING SEWER

EXISTING SEWER

OPEN DRAIN

G SEW
ER

EXIST
IN

RETAINING WALL
(2.0 - 2.5m HIGH)

OPEN DRAIN

NEW WATER METER


TO TAS WATER
REQUIREMENTS

PK

DRAWN

SCALE

ISSUE/AMT

1:200 @A3

HAZ-1907- H01

APPROVED

MDC

DATE

DRAWING No

NORTH

DESIGNED

HAZ-1907

UNDERGROUND DRAINAGE PLAN

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

PRELIMINARY

BY
MDC

Item No. 6.1.4 / Page No. 77

POWERLINES

POWERLINES

OPEN DRAIN

CAR PARKING

DN225 SW PIPE

EXISTING WATER CONNECTION


TO BE ABANDONED

LEASE BOUNDARY

CAR PARKING

ISS/AMT DESCRIPTION
0
INITIAL HAZKEM ISSUE

CPC Agenda
20/7/2015

CPC Agenda

Contact
Dion Lester
(03) 6210 1473
dlester@pittsh.com.au

Item No. 6.1.4 / Page No. 78

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

transport | community | industrial & mining | carbon & energy

Brisbane
Level 2
276 Edward Street
Brisbane QLD 4000
T: (07) 3221 0080
F: (07) 3221 0083

Hobart
199 Macquarie Street
GPO Box 94
Hobart TAS 7001
T: (03) 6210 1400
F: (03) 6223 1299

Devonport
Level 1
35 Oldaker Street
PO Box 836
Devonport TAS 7310
T: (03) 6424 1641
F: (03) 6424 9215

Launceston
Level 4
113 Cimitiere Street
PO Box 1409
Launceston TAS 7250
T: (03) 6323 1900
F: (03) 6334 4651

Melbourne
Level 1, HWT Tower
40 City Road
Southbank VIC 3006
PO Box 259
South Melbourne VIC 3205
T: (03) 9682 5290
F: (03) 9682 5292

E: info@pittsh.com.au
W: www.pittsh.com.au
incorporated as
Pitt & Sherry (Operations) Pty Ltd
ABN 67 140 184 309

CPC Agenda

Item No. 6.1.4 / Page No. 79

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

20/7/2015

Traffic Impact Assessment


Service Station Development
Maypole Complex
191 New Town Road, New Town

Planning Authority: Hobart City Council

transport | community | industrial & mining | carbon & energy

Prepared for:

Kon Mantsiz

Project Number:

HB14573

Date:

20 February 2015
Rev 00

CPC Agenda

Item No. 6.1.4 / Page No. 80

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This
document
is one of the documents
Table of Contents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
Glossary of Terms .............................................................................................................................................
i
received on the 20 February 2015.

1.
2.
3.

4.

5.

6.
7.

Introduction ..........................................................................................................................................
1
Planning Authority: Hobart City Council
1.1
Background ................................................................................................................................ 1
Location and Site Description ............................................................................................................... 1
Existing Conditions ................................................................................................................................ 2
3.1
Maypole Tavern Site .................................................................................................................. 2
3.2
199 New Town Road .................................................................................................................. 3
3.3
Surrounding Road Network ....................................................................................................... 3
3.4
Crash History .............................................................................................................................. 3
3.5
Site Access.................................................................................................................................. 4
3.6
On-Street Parking....................................................................................................................... 4
3.7
Traffic Operation ........................................................................................................................ 4
The Proposed Service Station ............................................................................................................. 11
4.1
General..................................................................................................................................... 11
4.2
Petrol Deliveries and Internal Circulation ................................................................................ 11
4.3
Parking ..................................................................................................................................... 12
4.4
Public Transport ....................................................................................................................... 12
Review of Proposed Development...................................................................................................... 13
5.1
General..................................................................................................................................... 13
5.2
Access Width ............................................................................................................................ 13
5.3
Traffic Operation / Traffic Analysis .......................................................................................... 14
5.4
Parking ..................................................................................................................................... 20
5.5
Road Safety .............................................................................................................................. 22
Turning Movement Paths.................................................................................................................... 23
Summary of Findings ........................................................................................................................... 23

List of figures
Figure 1: Locality Plan (base image from Google earth) Not to scale ........................................................ 2

List of tables
Table 1: Traffic volumes ................................................................................................................................. 5
Table 2: New Town Road Risdon Road Forster Street Intersection AM Peak Period............................... 6
Table 3: New Town Road Risdon Road Forster Street Intersection PM Peak Period ............................... 7
Table 4: Eastern access on Risdon Road AM Peak Period .............................................................................. 8
Table 5: Eastern access on Risdon Road PM Peak Period .............................................................................. 8
Table 6: Western access on Risdon Road AM Peak Period ............................................................................ 9
Table 7: Western access on Risdon Road PM Peak Period ............................................................................ 9
Table 8: Access on New Town Road AM Peak Period .................................................................................. 10
Table 9: Access on New Town Road PM Peak Period .................................................................................. 10
Table 10: Sight Distance Requirements........................................................................................................ 14
Table 11: New Town Road Risdon Road Forster Street Intersection AM Peak Period........................... 16
Table 12: New Town Road Risdon Road Forster Street Intersection PM Peak Period ........................... 16
Table 13: Eastern access on Risdon Road AM Peak Period .......................................................................... 17
Table 14: Eastern access on Risdon Road PM Peak Period .......................................................................... 18
Table 15: Eastern Access left OUT only AM Peak Period ............................................................................. 18
Table 16: Eastern Access left OUT only PM Peak Period .............................................................................. 19
Table 17: Eastern Access left IN only AM Peak Period ................................................................................. 19
Table 18: Eastern Access left IN only PM Peak Period ................................................................................. 19
Table 19: AS2890.1 parking layout requirements ........................................................................................ 21
pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G

Item No. 6.1.4 / Page No. 81

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Crash History
Traffic Turning Movement Survey Data
SIDRA Model output Base Case Model
Development Plans
Sight Distance Photos
Planning Authority: Hobart City Council
SIDRA Model Outputs 2015 and 2025 Model
Turning movement Plans

Prepared by:

.
Shivani Jordan

Date:

20 February 2015

Reviewed by:

.
Ross Mannering

Date:

20 February 2015

Authorised by:

.
Dion Lester

Date:

20 February 2015

Report Revision History


Rev
No.

Description

Prepared by

Reviewed by

Authorised by

Date

2015 pitt&sherry
This document is and shall remain the property of pitt&sherry. The document may only be used for the purposes for
which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use
of this document in any form is prohibited.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received AADT
on the 20 February 2015.

Item No. 6.1.4 / Page No. 82

20/7/2015

Glossary of Terms

Planning Authority: Hobart City Council

Annual Average Daily Traffic - The total number of vehicles travelling


in both directions passing a point in a year divided by the number of
days in a year.

Access

The driveway by which vehicles and/or pedestrians enter and/or


leave property adjacent to a road.

Austroads

The association of Australian and New Zealand road transport and


traffic authorities and includes the Australian Local Government
Association.

Crash

An apparently unpremeditated event which results in death or injury


to a person or property damage and is attributable to the movement
of a road vehicle on a public road (including vehicles entering or
leaving a public road).

Delay

The additional travel time experienced by a vehicle or pedestrian


with reference to a base travel time (e.g. the free flow travel time).

GFA

Gross Floor Area, a measurement of a buildings useable floor area


and can often be linked to the traffic generation from a particular
site.

Intersection

The place at which two or more roads meet or cross.

km/h

kilometres per hour

Level of Service (LoS)

An index of the operational performance of traffic on a given traffic


lane, carriageway or road when accommodating various traffic
volumes under different combinations of operating conditions. It is
usually defined in terms of the convenience of travel and safety
performance. A LoS A indicates excellent performance and a LoS F
indicates poor performance. A LoS C and above is considered
acceptable in most cases. SIDRA calculates level of service based on
the ratio of the average travel speed to the average desired speed.

metres

RMS

Roads and Maritime Services - The New South Wales Government


Department which manages the road network in New South Wales.

Movement

A stream of vehicles that enters from the same approach and


departs from the same exit (i.e. with the same origin and
destination).

Sight Distance

The distance, measured along the road over which visibility occurs
between a driver and an object or between two drivers at specific
heights above the carriageway in their lane of travel.

SISD

Safe Intersection Sight Distance - The sight distance provides


sufficient distance for a driver of a vehicle on the major road to
observe a vehicle on a minor road approach moving into a collision
situation and to decelerate to a stop before reaching the collision
point.

Speed

Distance travelled per unit time.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 83

20/7/2015

Traffic Growth Factor

A factor used to estimate the percentage annual increase in traffic


volume.

Trip

A one-way vehicular movement from one point to another excluding


the return journey. Therefore, a vehicle entering and leaving a land
use is counted as two trips. (RMS Guide to Traffic Generating
Developments).

vpd

vehicles per day - The number of vehicles travelling in both directions


passing a point during a one hour period.

vph

vehicles per hour - The number of vehicles travelling in both


directions passing a point during a day from midnight to midnight.

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

ii

CPC Agenda

1.

Introduction

1.1

Background

Item No. 6.1.4 / Page No. 84

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

A service station and associated parking is proposed for the Maypole Tavern site at 191 New Town Road
Authority:
Council
and on 199 New Town Road inPlanning
New Town.
The Hobart
currentCity
owners,
Mantzis Holdings Pty Ltd, intend to
construct a service station and associated parking north east of the current Tavern buildings on the site.
Access to the site is currently located on Risdon Road and New Town Road.
Mantzis Holdings Pty Ltd, owner of the site, has engaged pitt&sherry to undertake an independent Traffic
Impact Assessment (TIA) for the proposed development to form part of a Development Application. The
TIA will address the traffic generation impacts, car parking and access requirements, and road safety
matters for the proposed development.
This report has been prepared in accordance with the Department of State Growths Framework for
Undertaking Traffic Impact Assessments and details the findings of the traffic investigations undertaken
for the proposed development.

2.

Location and Site Description

The proposed service station will be located at 191 and 199 New Town Road in New Town under land
titles 37218/1 and 140542/2. The site is located on the north corner of the Risdon Road - New Town
Road Forster Street intersection. Figure 1 shows the overall development site in the context of the
surrounding development and the road network. The total site is approximately 4950 m2 and
approximately 1500 m2 of this land is proposed for the Service Station.
A portion of the land is leased to Maypole Tavern and BWS Liquor Store at 191 New Town Road. 199 New
Town Road is currently undeveloped and a transmission line owned by TasNetworks runs along the far
western extremity of the undeveloped land.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 85

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
Towardsand
Moonah
permit No. PLN-15-00181-01
was
received on the 20 February 2015.

Towards Brooker
Highway

Planning Authority: Hobart City Council


New Town Road
Proposed Service
Station

Risdon Road

N
Forster Street

Pirie Street
Towards North
Hobart

Montagu Street

Towards North
Hobart

Figure 1: Locality Plan (base image from Google earth) Not to scale

The proposed site is bounded by Risdon Road to the east, New Town Road to the west, residential
development to the north of the site and the Risdon Road New Town Road Forster Road intersection
and commercial development to the south of the site. The land slopes upwards from south to north and
is surrounded by residential and commercial development.
There are currently three access driveways onto the Maypole site, one is via New Town Road and the
other two are via Risdon Road.
There is a separate access for 199 New Town Road.

3.

Existing Conditions

3.1

Maypole Tavern Site

The existing building fronting New Town Road is leased to Maypole Tavern and contains a bar and
restaurant with a capacity of approximately 180 seats. A BWS Drive through liquor Shop occupies the
northern portion of the building. Access to the Tavern and bottle shop is via New Town Road and Risdon
Road. There are two accesses off Risdon Road, one of which is a left turn out only and is predominately
used by the BWS bottle shop customers. The second access on New Town Road and the Risdon road
access allow two way ingress and egress to and from the site. A takeaway coffee shop temporary
structure approximately 46m2 in size is provided on the far northern corner of the site. This shop will be
relocated to facilitate the construction of the service station.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 86

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document
is one
the documents
Off-street
carofparking
is provided on-site and three drive through bays for vehicles to access liquor shop.
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
199
New 2015.
Town Road
received 3.2
on the 20
February

There is an existing TasNetworks transmission line on the far northern extremity of the land. The
remaining land is undeveloped. There is a driveway off New Town Road to enable access to the
transmission line.

Planning Authority: Hobart City Council

3.3

Surrounding Road Network

The development site is located on the corner of New Town Road and Risdon Road. New Town Road
crosses Risdon Road at a four way signalised intersection with Forster Street.
New Town Road and Risdon Road are both Hobart City Council owned major distributor roads. New
Town Road runs parallel with the Brooker Avenue approximately 370m east. New Town Road provides
the north-south connection between Derwent Park and North Hobart. In the vicinity of the development
New Town Road is a three lane, two way road with two southbound lanes and one northbound lane. A
median strip approximately 2m wide defined by pavement markings is provided on New Town Road. The
median provides protection for right turning vehicles. New Town Road has a total sealed width of
approximately 15m (lip of gutter to lip of gutter) including the median strip. Restricted parking is
permitted on both sides of the road in the vicinity of the development. Footpaths are provided on both
sides of the road. A bus stop is located immediately east of the existing access on New Town Road.
Risdon Road provides a transport route from the Brooker Highway to New Town Road as well as
providing access to adjacent residential and commercial land use. Risdon Road has a sealed width of
approximately 16m. On-street parking is restricted on Risdon Road in the vicinity of the development.
Footpaths are provided on both sides of Risdon Road. A pedestrian refuge is provided immediately east
of the development access on Risdon Road. West of the existing access there is a central island
approximately 1m wide that extends to the New Town Road Risdon Road Forster Street signalised
intersection. Gaps are provided at intermittent spacings along the central island to enable pedestrians to
cross the road safely.
The speed limit on New Town Road and Risdon Road is subject to the general urban speed limit of
50km/h.

3.4

Crash History

The crash history in the vicinity of the proposed development over a five year period up to 3 November
2014 has been obtained from the Department of State Growth. A copy of the history including a collision
diagram for the intersection of New Town Road Risdon Road Forster Street is included in Appendix A.
The crash history indicates that there have been 39 crashes reported at the New Town Road Risdon
Road Forster Street intersection. Of the 39 crashes, five resulted in minor injury, three resulted in first
aid and the remaining 32 resulted in property damage only. From the crash data it appears that a
majority of the reported crashes at the intersection are caused by cross traffic conflicts and rear end
crashes. At the New Town Road southbound lanes, the reported crashes are predominately caused by
rear end type crashes and through traffic colliding with right turning vehicles (cross traffic type) from the
New Town Road south approach. On the Risdon Road approach the crashes are predominately rear end
type crashes.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 87

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document
one seven
of the crashes
documents
There iswere
reported on New Town Road that were related to ingressing and egressing the
relevant to
the
application
for
existing site access. aOfplanning
the seven, six occurred at the northern access and all resulted in property damage
permit No. PLN-15-00181-01 and was
only.
TheFebruary
crashes 2015.
at this access are predominately related to motorists emerging from driveway and
received on
the 20

entering New Town Road. These crashes may be due to the lack of sight distance at the access. The
crash occurred
at the southern access and resulted in first aid.
Planning remaining
Authority: Hobart
City Council
There was only one crash reported at the northern site access off Risdon Road which has resulted in first
aid injury. In addition there are 17 reported crashes in the vicinity of the site accesses on Risdon Road
which are not directly related to vehicles ingressing and egressing the site.
In summary the crash data indicates that there are a series of rear end crashes and cross traffic type
crashes at the New Town Road - Risdon Road Forster Street which have predominately resulted in
property damage. It is recommended that a thorough review of the intersection phasing configuration
and layout be undertaken to review and identify any safety problems.
In general, the number and severity of the crashes is considered low given the traffic volumes at the
intersection.

3.5

Site Access

There are two existing accesses off New Town Road approximately 55m and 80m from the New Town
Road - Risdon Road Forster Street intersection and two off Risdon Road at approximately 65m and
approximately 79m from the New Town Road Risdon Road Forster Street intersection. Left turns out
movements are only permitted at the western access on Risdon Road and the access is predominately
used by the BWS bottle shop. There is a gap in the solid median on Risdon Road to enable right turns into
the eastern access. On New Town Road, in the vicinity of the development, there is a central lane marked
for vehicles to turn into the access safely.
The crossover width is approximately 6.7m wide. The eastern access on Risdon Street has a crossover
width of approximately 6.5m and the western access has a crossover width of 6.5m.

3.6

On-Street Parking

On-street parking in Risdon Road, New Town Road and Forster Street is not permitted in the vicinity of
the development. Further north on New Town Road on-street parking is provided outside commercial
businesses adjacent to the road.

3.7

Traffic Operation

3.7.1 Traffic Data


Skyhigh Traffic was engaged by pitt&sherry to undertake traffic surveys on the road network surrounding
the site and on the existing accesses to the site to determine the traffic currently generated by the
existing development. The surveys included turning movement counts of the intersections / accesses
below:

Intersection of New Town Road, Risdon Road and Forster Street

Access on New Town Road from 191 New Town Road

Eastern and western accesses on Risdon Road

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 88

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
The traffic
counts
undertaken at the above junctions and accesses on Wednesday 5 November 2014
This document
is one
of thewere
documents
between
3:00pm

5:30pm
in the PM Peak and Thursday 6 November 2014 between 7:30am - 9:30am in
relevant to the application for a planning
the
AM peak. The and
survey
permit No.
PLN-15-00181-01
wasinvolved mounting a temporary camera at each location during the peak
received periods
on the 20
February
2015. of the footage to determine traffic volumes and vehicle classification.
and
later analysis
Planning AAuthority:
Hobart
City Council
copy of the
collected
traffic count data is included in Appendix B. The network peak hours identified in

the Skyhigh Traffic surveys for the New Town Road Risdon Road Forster Street intersection, New
Town Road access and Risdon Road access were 8:00am 9:00am in the AM Peak hour and 4:30pm
5:30pm in the PM Peak hour.
A summary of the traffic volumes are outlined in Table 1.
Table 1: Traffic volumes

Date

Estimated ADT
(vpd) (1)

New Town Road (north of Risdon Road)

November 2014

30,420

New Town Road (south of Risdon Road)

November 2014

22,720

Risdon Road (east of New Town Road)

November 2014

20,780

Forster Street (west of New Town Road)

November 2014

15,400

Location

Notes: (1) Estimated ADT based on survey peak hour volumes representing 10% of the average daily traffic (Traffic Engineering
and Management (Volume 2) 2003 page 9.1.4).

3.7.2 Traffic Analysis Base Case Model


The following intersections and accesses have been analysed using SIDRA to assess the current operation
performance of the intersections, as well as the operational performance of the existing network
configuration in 2025 without any new developments. For the purpose of the analysis a compound
growth rate of 2% has been assumed for existing traffic volumes using each of the intersections.

Intersection of New Town Road, Risdon Road and Forster Street

Eastern and western accesses on Risdon Road

Access on New Town Road

Traffic volumes obtained from the turning movement surveys (included in Appendix B) were used to
inform the analysis.
The full SIDRA output files are included in Appendix C.
The LoS is based on the delay at the intersection only and SIDRA uses the definitions as outlined in the
Highway Capacity Manual (HCM) 2000. See Table 11.2 of the HCM for the LoS definitions.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 89

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Table 11.2 LoS Definitions from HCM 2000

Planning Authority: Hobart City Council

New Town Road Risdon Road Forster Street Intersection


New Town Road Risdon Road Forster Street Intersection has been analysed with SIDRA software. The
SIDRA results for the AM Peak and PM Peak is summarised in Table 2 and Table 3.
The phasing configuration used in this model matches the Department of State Growths SCATS nominal
phase split data. It must be noted that the actual phase split is continually adjusted to suit the real-time
traffic demand at the intersection.
Table 2: New Town Road Risdon Road Forster Street Intersection AM Peak Period

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

57.8

0.572

93.2

Risdon Road

63.2

0.842

110.3

New Town Road (north approach)

65.3

0.830

158.5

Forster Street

49.8

0.756

118.3

New Town Road (south approach)

76.6

0.724

170.8

Risdon Road

193

1.071

285.6

New Town Road (north approach)

180.8

1.070

431.7

Forster Street

87.9

0.951

244.7

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 90

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document
is one
of the
Table 3: New
Town
Roaddocuments
Risdon Road Forster Street Intersection PM Peak Period
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
Average Delay
received on the 20 February 2015.
Level of Service

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

0.856

90.4

64.9

0.827

94.6

New Town Road (north approach)

58.7

0.879

200.1

Forster Street

53.8

0.625

93

New Town Road (south approach)

190.4

1.043

175.2

Risdon Road

173.1

1.054

254.9

New Town Road (north approach)

126

1.020

451.9

Forster Street

76.6

0.901

188.4

(worst
movement)
seconds

(Worst
Movement)

New Town Road (south approach)

67.4

Risdon Road

Junction Approach

Planning Authority: Hobart City Council

2015 SIDRA Results

2025 SIDRA Results

In the AM peak hour, the SIDRA model results show LoS E for all right turn movements accept for the
Forster Street approach with the maximum delay of 65.3 seconds occurring at the New Town Road (north
approach). The largest queue is currently experienced at the New Town Road (north approach) with 95%
back of queue of 158.5m (32 vehicles). Similiar to the AM peak, in the PM peak the right turn movements
are experiencing a LoS E with the New Town Road (south approach) experiencing a maximum delay of
67.4 seconds.
Clause 3.2.4 of the Austroads Guide to Traffic Management Part 3: Traffic Studies and Analysis 2013
outlines that the target degrees of saturation should be 90% for a signalised intersection. The analysis
shows that currently the intersection is just below the target degree of saturation.
The analysis of the intersection in 2025 shows capacity issues at this intersection as the degree of
saturation for a number of movements increases to over 90% (exceeding the degree of saturation target);
during the AM peak hour and PM peak hour, the degree of saturation increases to more than 100%.
Significant queues of up to 90 vehicles (95% back of queue length of 451m) are expected to occur on the
New Town Road (north approach).

Eastern and western accesses on Risdon Road


The existing accesses off Risdon Road has been analysed with SIDRA software. The SIDRA results for the
AM Peak and PM Peak is summarised in Tables 4 to 7.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 91

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
Table 4: Eastern access on Risdon Road AM Peak Period
relevant
to the application for a planning
permit No. PLN-15-00181-01 and was
Average Delay
received on the 20 February 2015.

20/7/2015

(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

Risdon Road (east approach)

11.6

0.185

0.7

Site Access

29.9

0.044

0.9

Risdon Road (west approach)

8.2

0.262

0.0

Risdon Road (east approach)

12.9

0.225

1.0

Site Access

51.8

0.083

1.6

Risdon Road (west approach)

8.2

0.319

0.0

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

Risdon Road (east approach)

13.3

0.155

0.6

Site Access

26.2

0.173

3.6

Risdon Road (west approach)

8.2

0.068

0.0

Risdon Road (east approach)

15.9

0.189

0.8

Site Access

53.2

0.349

7.3

Risdon Road (west approach)

8.2

0.082

0.0

Junction
Planning Authority:
HobartApproach
City Council
2015 SIDRA Results

2025 SIDRA Results

Table 5: Eastern access on Risdon Road PM Peak Period

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

In the AM and PM peak the SIDRA results show that the site access is currently operating at a LOS D with
a maximum delay of 31 seconds and 26.2 seconds. All other approaches are operating at a LOS B or less.
In 2025, the SIDRA results show that the site access will operate at a LoS F with a maximum of 51.8
seconds in the AM peak and 53.2 seconds in the PM peak. These delays are considered acceptable for an
access onto a major road with relatively high volumes.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 92

DEVELOPMENT APPLICATION
DOCUMENT
ThisTable
document
is one
of on
theRisdon
documents
6: Western
access
Road AM Peak Period
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
Average Delay
received on the 20 February 2015.

20/7/2015

(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

Risdon Road (east approach)

0.0

0.185

0.0

Site Access

9.4

0.034

0.9

Risdon Road (west approach)

0.0

0.151

0.0

Risdon Road (east approach)

0.0

0.225

0.0

Site Access

9.8

0.037

0.9

Risdon Road (west approach)

0.0

0.184

0.0

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

Risdon Road (east approach)

0.0

0.155

0.0

Site Access

13.3

0.023

0.5

Risdon Road (west approach)

0.0

0.066

0.0

Risdon Road (east approach)

0.0

0.189

0.0

Site Access

16.4

0.032

0.7

Risdon Road (west approach)

0.1

0.080

0.0

Junction Approach

Planning Authority: Hobart City Council

2015 SIDRA Results

2025 SIDRA Results

Table 7: Western access on Risdon Road PM Peak Period

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

The SIDRA analysis results indicate that the western access on Risdon Road is operating at a LoS B with
acceptable queues and delays. All other approaches are operating at a LoS A. It is therefore considered
that this junction is currently operating efficiently.
In 2025 the analysis results show that the site access operates at a LoS C in the PM peak with an average
delay of 16.4 seconds. Based on the results the access is considered to operate efficiently in 2025.

Accesses on New Town Road


A summary of the SIDRA model outputs for the access on New Town Road are included in Table 8 and
Table 9.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

CPC Agenda

Item No. 6.1.4 / Page No. 93

DEVELOPMENT APPLICATION
DOCUMENT
This document
is one
theTown
documents
Table 8: Access
onofNew
Road AM Peak Period
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
Average Delay
received on the 20 February 2015.

20/7/2015

(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

15.8

0.479

0.2

Site Access

54.1

0.158

3.0

New Town Road (north approach)

8.2

0.484

0.0

New Town Road (south approach)

21.5

0.583

0.4

Site Access

283.2

0.576

10.6

8.2

0.588

0.0

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

18.2

0.417

0.1

Site Access

72.7

0.042

0.8

New Town Road (north approach)

8.2

0.538

0.0

New Town Road (south approach)

27.8

0.508

0.1

Site Access

289.4

0.180

3.0

8.2

0.655

0.0

Junction Approach

Planning Authority: Hobart City Council

2015 SIDRA Results

2025 SIDRA Results

New Town Road (north approach)


Table 9: Access on New Town Road PM Peak Period

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

New Town Road (north approach)

In the AM peak and PM peak the SIDRA model results shows that all movements out of the access are
currently experiencing a LoS F with maximum delays up to 72.7 seconds. The delays at the access
approach increases to a maximum of 289.4 seconds in 2025. The 95% back of queue distance is 10.6m (2
vehicles) for all movements at the access. In general, the results show that there will be difficulty
egressing the site via the New Town Road access during AM peak and PM peak due to the limited gaps in
traffic on New Town Road.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

10

CPC Agenda

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
The Proposed
Service
relevant4.
to the application
for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

4.1

Item No. 6.1.4 / Page No. 94

20/7/2015

Station

General

PlanningThe
Authority:
Hobart
Citythe
Council
proposal
involves
construction of a service station, convenience store and associated light vehicle

car parking north west of the existing Maypole Tavern building. A copy of the proposed site plan is
included in Appendix D and this has formed the basis for this traffic impact assessment. The proposed
development includes excavation and levelling of the existing ground where necessary, construction of
retaining walls, building (convenience store), petrol tanks, bowsers and accesses.
Parking for light vehicles will be provided adjacent to the existing transmission towers. 22 light vehicle
parking spaces will be provided for the service station and associated convenience store. These spaces
can be shared between the other uses on- site. The existing access on New Town Road will be removed
and replaced with separate entry and exit driveways.
Usual operating hours proposed for the service station will be 24 hours per day 7 days per week.

4.1.1 Vehicular Access


The existing accesses on to New Town Road will be removed and replaced with two vehicular access
driveways (for separate entry and exit) approximately 52 m and 76 m north of Risdon Road. The
proposed driveway accesses on New Town Road will operate as a left in left out only arrangement
restricting all right turns into the site from New Town Road. A solid median New Town Road and signage
at the access driveways is recommended to discourage vehicles from turning right into the accesses.
Based on the development plans, the driveway entry will be approximately 8.6m wide and the exit
driveway will be approximately 5.3m wide.
The two accesses on Risdon Road will be retained.

4.2

Petrol Deliveries and Internal Circulation

Petrol trucks will arrive from the north and enter the site via the proposed New Town Road northern
access and exit from the existing Risdon Road western access. The development plans show the truck
movements in and out of the site. Petrol trucks will arrive outside the surrounding road networks peak
hour.
The positioning of the two New Town Road accesses and the petrol bowsers will allow for customers to
move around the site in clockwise direction. Vehicles are to enter from the New Town Road northern
access, fill up with petrol from the petrol station bowsers and exit from the New Town Road southern
access.
This is expected to be the predominant movement for light vehicle entering the site to access the service
station.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

11

CPC Agenda

Item No. 6.1.4 / Page No. 95

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant4.2.1
to the application
for a planning
Pedestrians
permit No. PLN-15-00181-01 and was
proposed
is located within close proximity to shops and other commercial
receivedAsonthe
the 20
Februarydevelopment
2015.

development it is expected that there is a moderate level of pedestrian activity along Risdon Road and
PlanningNew
Authority:
Council
Town Hobart
Road. City
There
are footpaths on both sides of Risdon Road and New Town Road which will

facilitate pedestrian access to and from the proposed development. In the vicinity of the development
the footpath on New Town Road varies between approximately 1.5m 1.8m and the footpath on Risdon
Road is approximately 2.3m wide.
On Risdon Road, there is a pedestrian refuge approximately 1m wide on Risdon Road located between
the Maypole northern access and the Kmart access to enable pedestrians to cross the road. Pedestrians
are also able to cross Risdon Road and New Town Road via the Risdon Road New Town Road signalised
intersection.

4.2.2 Cyclists
There are no provisions for cyclists in the vicinity of the development.

4.3

Parking

The development plans in Appendix D include details of the proposed car parking arrangements for the
service station and alterations to the layout of the existing car park. A total of 55 light vehicle spaces are
proposed for the site including 33 spaces currently provided on-site for the use of the Maypole Tavern
and the BWS drive through liquor store and two existing car spaces designated for people with
disabilities. This suggests that 22 additional car spaces are proposed on-site as part of the service station
development.

4.4

Public Transport

New Town Road and Risdon Road are part of the Metro Tasmania public transport network. Metro bus
routes 180 and 190 travel between Hobart City and Glenorchy commercial centre or West Moonah via
New Town Road and Risdon Road and operate on a regular basis. There is also a Hail and Ride service
along New Town Road which is more frequent than the other Metro bus services. It is very unlikely that
customers will be using these services service station.
A Metro bus stop is located on New Town Road in close proximity to the development, immediately
south of the existing access.
The Department of State Growth is currently undertaking a study, The Glenorchy to Hobart CBD Transit
Corridor Study, which has commenced in September 2011. The study is expected to aid the development
of the Transit Corridor Plan along Main Road and New Town Road. Department of State Growth is
collaboratively working together with Hobart City Council and Metro to develop bus priority and bus stop
optimisation measures to improve the reliability of buses travelling between Hobart CBD and Glenorchy
on the Main Road Corridor. A copy of the development plans have been submitted to the Department of
State Growth to consider the relocation of the bus stop on New Town Road as part of this project.

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12

CPC Agenda

DEVELOPMENT APPLICATION
DOCUMENT
5. is one
Review
of Proposed
This document
of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
5.1
received on
the 20General
February 2015.

Item No. 6.1.4 / Page No. 96

20/7/2015

Development

Part E6.0 of the City of Hobart Planning Scheme 1982 sets out the requirements for access widths and car
parking. In Table E6.2 and E6.3 there are certain specific requirements for the access widths for vehicles,
car parking widths and car parking length. As such, the proposed development has also been assessed
against the requirements of City of Hobart Planning Scheme 1982 and AS 2890:2004 Australian Standards
for Off-street car parking. Relevant sections of the AUSTROADS Guide have been referenced where
appropriate and the traffic modelling package SIDRA has been used to assess the likely impact of the
development on the surrounding road network.

Planning Authority: Hobart City Council

5.2

Access Width

Table E6.2 of the City of Hobart Planning Scheme 1982 specifies an access width of two 3.0m lanes plus
two 1.5m footways for sites with over 21 off-street parking spaces.
Table 1.1 of AS2890.1 Parking Facilities, Part 1: Off Road Car Parking classifies off-street parking facilities
based on the likely duration and turnover of parking spaces. According to Table 1.1 the car park used for
staff and customers of the service station are considered to be User Class 3. Based on the User Class, for
a site fronting a local road and accessing between 25 and 100 car parking spaces, the development would
require a category 2 access driveway. Table 3.2 of AS2890.1:2004 requires a category 2 driveway to have
an entry width of exit width of between 6m to 9m. AS2890.1 outlines that if driveways are separated,
both entry and exit widths should be 3m.
The access driveways off New Town Road and Risdon Road exceed the requirements of AS2890.1 and the
Planning Scheme. Both ingress and egress access widths exceed the requirements of the Planning
Scheme and AS2890.1.

5.2.1 Sight Distance


The sight distance was assessed at the proposed site access via New Town Road and existing site accesses
via Risdon Road to ensure there is adequate visibility. Measurements were taken during a site inspection
on 13 February 2015 from at a point 3m (minimum distance) back from the edge of road in accordance
with Figure 3.2 of AUSTROADS Guide to Road Design Part 4A: Unsignalised and Signalised Intersections.
According to AUSTROADS guidelines sight distance should be provided in the design of all intersections,
including approach sight distance (ASD), safe intersection sight distance (SISD) and minimum gap sight
distance (MGSD). The Stopping Sight Distance (SSD) requirements are outlined in the AUSTROADS Guide
to Road Design Part 3: Geometric Design. For an approach speed limit of 50km/h the AUSTROADS and
AS2890.1 for sight distance requirements are detailed in Table 10.

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13

CPC Agenda

Item No. 6.1.4 / Page No. 97

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document
is Sight
one Distance
of the documents
Table 10:
Requirements
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Type of Sight Distance

Grade

Sight Distance
Requirement for
design speed
50km/h

Approach Sight Distance (ASD) desirable


minimum for a reaction time of 2 seconds
on most urban and rural road types

Level

55m

Safe Intersection Sight Distance (SISD) for


a reaction time of 2 seconds

Level

97m

69m

Level

55m

Requirements
Planning Authority: Hobart City Council

AUSTROADS Guide Part


4A: Unsignalised and
Signalised Intersection.

Minimum Gap Sight Distance (MGSD)


assuming critical gap of 5 seconds
AUSTROADS Guide Part
3: Geometric Design

Stopping sight distance (SSD) on sealed


roads for a reaction time of 2 seconds on
most urban and rural road types

Photos of sight distances at the proposed and existing development access locations at New Town Road
and Risdon Road are provided in Appendix E.
Based on the development plans and site inspections, the sight distance from the proposed accesses
(entry and exit) off New Town Road has been examined. As part of the construction of the new access
the removal of the existing retaining walls / mesh fence fronting New Town Road and adjustments to the
pavement levels will be undertaken. With these modifications and the relocation of the bus stop, the
sight distances at the proposed New Town Road access driveways (entry and exit) are likely to exceed the
requirements of the AUSTROADS Guide and therefore are considered sufficient for the safe operation of
the accesses. The existing bus stop located immediately south of the southern access will need to
relocated to achieve this sight distance requirement. Refer to section 4.4 on the relocation of the bus
stop.
The sight distance to the east of the eastern and western access on Risdon Road is greater than 100m
which complies with all the requirements of the Austroads Guide. The sight distance to the west from
the eastern access is approximately 79.3m and from the western access the sight distance is 61.7m.
These sight distances comply with Austroads ASD, Austroads MGSD and Austroads SSD but do not comply
with Austroads SISD requirements. From both accesses the New Town Road Risdon Road Forster
Street signalised intersection is visible and therefore it is considered that motorists would be able to
detect gaps in the traffic from the signalised intersection. Thus the sight distance at the accesses is
considered sufficient for the safe operation of the accesses.

5.3

Traffic Operation / Traffic Analysis

5.3.1 Traffic Generation


The New South Wales Guide to Traffic Generating Developments is a widely recognised source for
indicative trip generation rates for various types of developments. The guide provides rates for a service
station and convenience store which closely match the proposed service station. Evening peak hour trip
generation rates for service stations and convenience stores are provided as follows.

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14

CPC Agenda

Item No. 6.1.4 / Page No. 98

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document
is one
the documents
Evening
Peakofhour
vehicle trips = 0.04 A(S) +0.3 A(F)
relevant to the application for a planning
permit No. PLN-15-00181-01 and
was
2
A(S)
area
of site (m
)
received on
the
20 February
2015.

A(F) gross floor area of convenience store (m2)

Planning Authority: Hobart City Council

The traffic generation for the service station development is outlined below. It has been assumed that
10% of the daily vehicle trips are peak hourly volumes.
Daily vehicle trips
Weekday average PM peak hour vehicle trips

720 vpd
72 vph

5.3.2 Traffic Assignment


Due to the location of the service station to the proposed accesses on New Town Road it has been
assumed (for the purpose of the traffic analysis) that the majority of the traffic generated by the service
station and associated convenience store will predominately use the proposed New Town Road accesses
to enter and exit the site. Based on this assumption, it has been assumed that 60% of the traffic
generated by the service station ingress and egress from the New Town Road accesses and 40% ingress
and egress from the Risdon Road accesses.
The traffic generated by the service station development has been assigned to the road network in the
same proportion as those in the traffic volumes on Risdon Road.
As the New Town Road access has a left in left out arrangement, 100% of the traffic generated by the
development egressing from the New Town Road access will travel towards the New Town Road Risdon
Road Forster Street intersection.

5.3.3 Traffic Operation


From the trip generation discussed in Section 5.3.1 and the traffic assignment discussed in Section 5.3.2,
the operation of the accesses and intersections within the vicinity of the proposed development have
been analysed using SIDRA software to determine the likely queues and delays resulting from operation
of the proposed development. The expected performance of these locations has been analysed in both
the estimated opening year (2015) and 10 years post-opening (2025). For the purpose of the analysis a
compound growth rate of 2% has been assumed for existing traffic volumes using each of the
intersections.
The following intersections have been assessed:

Intersection of New Town Road, Risdon Road and Forster Street

Eastern access on to Risdon Road

Northern and southern accesses on New Town Road

The traffic generated from the development is not likely to have any impact on the Risdon Road western
access in the AM Peak and PM Peak as this access is predominately used by the BWS bottle shop
customers.
Results of the SIDRA analysis for the current traffic conditions on New Town Road - Risdon Road - Forster
Street, the Risdon Road access and New Town Road access are discussed in Section 3.7.2. Details of
traffic operation of these intersections and development accesses including traffic generated by the
service station development are discussed below. Detailed results are provided in Appendix F.

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15

CPC Agenda

Item No. 6.1.4 / Page No. 99

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document
is oneof
of New
the documents
Intersection
Town Road, Risdon Road and Forster Street
relevant to the application for a planning
permit No.
waspeak and PM peak in 2015 (upon commencement of operation at the site)
ThePLN-15-00181-01
SIDRA results for and
the AM
received
on
the
20
February
2015.
and 2025 (post opening) are summarised in Table 11 to Table 12.
Planning
Authority:
City Risdon
Council
Table
11: New Hobart
Town Road
Road Forster Street Intersection AM Peak Period

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

57.8

0.572

93.2

Risdon Road

64.4

0.855

113.6

New Town Road (north approach)

65.3

0.859

170.6

Forster Street

49.8

0.756

118.3

New Town Road (south approach)

76.6

0.724

170.8

Risdon Road

202.1

1.083

291.1

New Town Road (north approach)

177.7

1.082

466.4

Forster Street

87.9

0.951

244.7

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

Table 12: New Town Road Risdon Road Forster Street Intersection PM Peak Period

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

67.4

0.856

90.4

Risdon Road

66.0

0.843

96.0

New Town Road (north approach)

62.7

0.902

214.7

Forster Street

53.8

0.625

93.0

New Town Road (south approach)

190.3

1.043

175.2

Risdon Road

169.4

1.058

37.1

New Town Road (north approach)

155.7

1.061

72.3

Forster Street

76.6

0.901

26.3

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

In the opening year, there appears to be minimal difference when compared with the traffic analysis for
existing traffic conditions.

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16

CPC Agenda

Item No. 6.1.4 / Page No. 100

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document
is one of of
thethe
documents
The analysis
intersection in 2025 shows capacity issues at this intersection as the degree of
relevant tosaturation
the application
a planning
for a for
number
of movements (particularly the New Town Road north approach and right turn
permit No.movements
PLN-15-00181-01
and
was
at the Risdon Road approach and New Town Road south approach) increases to over 100%
received on the 20 February 2015.

(exceeding the 90% degree of saturation target for a signalised intersection). Significantly high queues of
up to 93 Hobart
vehiclesCity
(95%
back of queue length of 466.4m) are expected to occur on the through and left
Planning Authority:
Council
turn movements on the New Town Road north approach. With a traffic growth of 2%, the intersection
will not operate at the same level of service as it is currently operating. It must be noted that the poor
performance of the intersection in 2025 is predominately a result of the growth in traffic volumes on the
network and to a very minor extent the traffic generated by the proposed development. The detailed
SIDRA analysis output for 2025 for the intersection without the development is also provided in Appendix
F.

Eastern access on Risdon Road


The existing eastern access on Risdon Road has been analysed with SIDRA software. The SIDRA results for
the AM Peak and PM Peak is summarised in Table 13 and 14.
Table 13: Eastern access on Risdon Road AM Peak Period

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

Risdon Road (east approach)

11.8

0.185

1.3

Site Access

29.1

0.155

3.2

Risdon Road (west approach)

8.2

0.053

0.0

13

0.225

1.4

Site Access

53.6

0.287

5.9

Risdon Road (west approach)

8.2

0.064

0.0

Junction Approach

2015 SIDRA Results

2025 SIDRA Results


Risdon Road (east approach)

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17

CPC Agenda

Item No. 6.1.4 / Page No. 101

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
Table 14: Eastern access on Risdon Road PM Peak Period
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
Average Delay
received on the 20 February 2015.

20/7/2015

(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

Risdon Road (east approach)

13.5

0.155

0.9

Site Access

33.3

0.317

7.3

Risdon Road (west approach)

8.2

0.068

0.0

Risdon Road (east approach)

16.1

0.189

1.3

Site Access

97.1

0.730

19.2

Risdon Road (west approach)

8.2

0.083

0.0

Junction Approach

Planning Authority: Hobart City Council

2015 SIDRA Results

2025 SIDRA Results

In the opening year (2015) and 10 year post opening year (2025) there appears to be minimal decreases
in operational efficiency at this resulting from the proposed development. For the AM peak and PM
peak, the longest delays are experienced by the left turn out and right turn out movements at the access.
The highest delay of 16 seconds on Risdon Road is on the east approach operating at a LoS C PM peak in
2025.
It can be seen that the impact from the traffic generated by the service station development is minimal
compared with the no development scenario.

New Town Road Access (Entry and Exit)


A summary of the SIDRA model outputs for the proposed New Town Road accesses (entry and exit) are
included in Tables 15 to 18.
Table 15: Eastern Access left OUT only AM Peak Period

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

0.1

0.479

0.0

Site Access

14

0.061

1.4

New Town Road (north approach)

0.1

0.484

0.0

New Town Road (south approach)

0.1

0.583

0.0

Site Access

18.1

0.095

2.1

New Town Road (north approach)

0.1

0.588

0.0

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

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18

CPC Agenda

Item No. 6.1.4 / Page No. 102

DEVELOPMENT APPLICATION
DOCUMENT
This document
is one Access
of theleft
documents
Table 16: Eastern
OUT only PM Peak Period
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
Average Delay
received on the 20 February 2015.

20/7/2015

(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

0.1

0.422

0.0

Site Access

16

0.057

1.3

New Town Road (north approach)

0.1

0.547

0.0

New Town Road (south approach)

0.1

0.0

0.0

Site Access

23.6

0.3

2.2

New Town Road (north approach)

0.2

0.0

0.0

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

0.1

0.479

0.0

New Town Road (north approach)

8.3

0.505

0.0

New Town Road (south approach)

0.1

0.583

0.0

New Town Road (north approach)

8.3

0.611

0.0

Average Delay
(worst
movement)
seconds

Level of Service
(Worst
Movement)

Degree of
Saturation
(Worst
Movement)

Queue Distance
(m)

New Town Road (south approach)

0.1

0.422

0.0

New Town Road (north approach)

8.3

0.569

0.0

New Town Road (south approach)

0.1

0.512

0.0

New Town Road (north approach)

8.3

0.688

0.0

Junction Approach
Planning Authority: Hobart City Council

2015 SIDRA Results

2025 SIDRA Results

Table 17: Eastern Access left IN only AM Peak Period

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

Table 18: Eastern Access left IN only PM Peak Period

Junction Approach

2015 SIDRA Results

2025 SIDRA Results

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19

CPC Agenda

Item No. 6.1.4 / Page No. 103

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document
is one
theanalysis
documents
The results
of of
the
show that vehicles entering and exiting the development accesses will be able
relevantto
to do
theso
application
a planning
efficientlyforwithout
impacting on existing traffic on New Town Road. The SIDRA analysis results
permit No.
PLN-15-00181-01
and
was
indicate that left turn out movements from the development access is expected to operate at a LoS B
received on the 20 February 2015.

during the AM peak and LoS C during the PM Peak in 2015 with the highest delays of 1.4 seconds. In
the left
turn City
out movements
from the access are expected to operate at LoS C during the AM peak
Planning2025,
Authority:
Hobart
Council
and PM peak periods.

The north and south approaches to New Town Road are both operating at LoS A during the AM peak and
PM peak in 2015 and 2025 for both of the proposed entry and exit accesses.
Based on the SIDRA analysis for 2015 and 2025 the development accesses (entry and exit) are expected
to operate efficiently with acceptable queues and delays.

5.4

Parking

5.4.1 Parking Demand


The City of Hobart Planning Scheme 1982 does not provide any specific parking requirements for a service
station development of this nature and suggests that the parking provisions shall be determined by
Council.
Car parking rates for various types of developments are documented in the RTA Guide for Traffic
Generating Developments. The parking rates in the RTA Guide are equivalent to the parking rates in the
Hobart Draft Interim Planning Scheme 2014. Generally, the proposed development has been assessed
utilising the rates in the RTA Guide, where there is no provision within the City of Hobart Planning
Scheme 1982.
The RTA Guide suggests a parking rate of 6 spaces per working bay plus 5 spaces per 100m 2 GFA of
convenience store. The proposed service station will solely be used for the fuelling of motor vehicles and
not additional use such as repairing and servicing of motor vehicles, washing or greasing, installation of
accessories, etc. Thus it is considered that parking for working bays at the proposed site is not required.
For a convenience store of 40m2 it is suggested to provide 2 car parking spaces. In addition to the two
parking spaces parking should be provided for staff.
AS2890.6:2009 Parking Facilities Off-street parking for people with disabilities requires the allocation of
two spaces for the total number of car spaces between 21-50 in the car park plus one car space for every
additional 50 car parking spaces. Thus 2 spaces are required to satisfy this requirement.

5.4.2 Parking Supply


The development plan indicates a total of 55 light vehicle parking spaces will be provided on site. Of the
55 spaces 33 spaces are designated for the use by the Maypole Tavern (which is currently provided on
site) including two spaces designated for the use by people with disabilities.
The total parking supply for the service station exceeds the estimated parking demand and there is
considered to be ample parking to accommodate the requirements of the proposed service station
development.
The additional 20 car spaces can be shared between the three uses on site.

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20

CPC Agenda

Item No. 6.1.4 / Page No. 104

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
5.4.3
Parkingfor
Design
relevant to
the application
a planning
permit No.The
PLN-15-00181-01
and was
parking arrangement
proposed for the development should be in accordance with AS2890.1 Parking
received on the 20 February 2015.

facilities Part 1: Off-street car parking. The Australian Standard outlines requirements for parking layout
at off-street car parks. As mentioned in Section 5.2, Table 1.1 of AS 2890.1 classifies off-street parking
Planning Authority: Hobart City Council
facilities based on the likely duration and turnover of parking spaces. According to Table 1.1 the car park
used for the development site are considered to be User Class 3. Based on this User Class, the required
dimensions of the car parks, parking aisle and circulation lane widths can be determined from AS2890.1.
Based on the development plans the required dimensions for the individual components within the
proposed car park for the development are outlined in Table 19. The parking layout dimensions below
will allow safe movement of vehicles into and out of the provided parking spaces.
Table 19: AS2890.1 parking layout requirements

Car Parking Elements

Reference to AS2890.1
Standard

Minimum Required
dimensions for User
Class 3

Proposed Car Parking


dimensions

Parking space width

Figure 2.2 (90 degree


parking)

2.6m

2.6m

Parking space length

Figure 2.2 (90 degree


parking)

5.4m

5.4m

Parking aisle width

Figure 2.2 (90 degree


parking)

5.8m

5.5m-11m (varies)

Circulation Roadway
width (within car park)

Clause 2.5.2 Circulation


roadways or ramps

5.5m

5.5m or greater

Table 19 indicates that the parking space width, parking space length and circulation lanes comply with
the requirements outlined in AS2890.1 for user class 3. The car park proposed for the north of the site
adjacent to the convenience store has an aisle width of is 5.5m which is below the standard requirement
for aisle widths. There is sufficient space to shift the eight car parks further south approximately 300mm
to allow for the required aisle width without. All other aisle widths comply with AS2890.1.
For blind aisles, AS2890.1 requires a minimum of 1m clearance beyond the last car parking spaces unless
provision is made for cars to turn around at the end of the aisle. The development plans indicate that
there is a vehicle turning area at the end of the blind aisle and thus complies with AS2890.1.
Figure 2.3 of the AS2890.6, reproduced below, indicates that a car park for a person with a disability must
be 2.4m wide and 5.4m long and include a 2.4m wide adjacent shared area. The shared area should be
hatched and a bollard be placed approximately 800mm from the front of the area to prevent vehicles
from parking in it. It is recommended that the existing disabled car parks on-site be upgraded to comply
with AS2890.6.

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21

CPC Agenda

Item No. 6.1.4 / Page No. 105

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Figure 2.3 from AS2890.6

An assessment of turning movements have been undertaken (see Section 6) and confirms that the
parking layout is adequate to accommodate heavy vehicle movements in and out of car parking areas.

5.5

Road Safety

The additional traffic generated from the proposed development is not expected to increase the number
or severity of crashes on Risdon Road, New Town Road and the Risdon Road New Town Road Forster
Street intersection as the traffic volumes generated from the proposed development and speeds are
relatively low.
There is currently a safety issue associated with the New Town Road site access associated with emerging
vehicles colliding with traffic on New Town Road. The safety issues are likely to have been caused by
limited sight distance from the access and are likely to be eliminated with the new proposal to remove
the existing access and construct two new accesses (entry and exit) at the site. The proposed access
locations on New Town Road will have good sight distance on both directions. In addition the existing
retaining wall fronting New Town Road will be removed to improve sight distances from the proposed
accesses.

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22

CPC Agenda

Item No. 6.1.4 / Page No. 106

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant6.
to the application
a planning
Turningfor
Movement
Paths
permit No. PLN-15-00181-01 and was
received
the 20 February
2015.
Anonassessment
of heavy
vehicle turning movements into and from the site accesses and within the site

has been undertaken using AUTOTRACK software. The turning movement assessment is to determine

Planning
Authority:
City Council
whether
theHobart
surrounding
current and future local road network is adequate to facilitate vehicle

manoeuvres generated from the proposed service station. Turning manoeuvres at the development
accesses and within the development site have been analysed for 19m semi trailer vehicles (Petrol trucks)
which is the largest footprint of all vehicles accessing the site. Plans showing the turning movements are
shown in Appendix G. Heavy vehicles are to enter the site from the New Town Road access and exit the
site from the Risdon Road accesses. It is likely that all heavy vehicle movements out of the Risdon Road
access will be left turn manoeuvres only, however the right turn out has also been assessed as part of this
analysis.
The plans show the extent of the turning path to be the overhang of the vehicle. Based on the turning
movement plans the left turn movements out of Risdon Road western access appear to protrude onto
the existing kerb on the eastern side of the access. It is recommended that the geometry of the access be
modified to facilitate left turn heavy vehicle egress.
The plans show right turn manoeuvre out of the Risdon access appear to protrude over the central island
on Risdon Road. It is unlikely that heavy vehicles will turn right at this access, however if the heavy
vehicles do undertake this manoeuvre modification works are required to the central island.
The geometry of the entry access on New Town Road is sufficient to facilitate 19m semi trailer vehicle left
turn manoeuvres.
Within the site, the heavy vehicles exiting from the western access appear to protrude on to the central
island prior to reaching the access. It is recommended that all heavy vehicle traffic are restricted to turn
left at the Risdon Road western access or adjust the island within the site to facilitate turning trucks from
the eastern access.

7.

Summary of Findings

The proposed development has been assessed in terms of sight distance, access width, impact on the
operation of the road network and parking requirements. The Department of State Growths Framework
for Undertaking Traffic Impact Assessments has been referenced during assessment of the proposed
development.
The results of the assessment can be summarised as follows:

The traffic generated by the proposed development is not expected to increase the number or
severity of crashes on the surrounding road network as the traffic volume generated by the proposed
development and speeds are relatively low. It is recommended that a thorough review of the New
Town Road - Risdon Road Forster Street intersection phasing configuration and layout be
undertaken to review and identify any safety problems.

Based on the development plans, known access improvements and sight inspections, it is expected
that the sight distances at the proposed New Town Road access driveways (entry and exit) are likely
to exceed the requirements of the Austroads Guide and therefore are considered safe operation of
the accesses. The existing bus stop located immediately south of the southern access will need to
relocated to achieve this sight distance requirement. This matter is being considered by the
Department of State Growth as part of the overall Main Road Transit Corridor Project.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

23

CPC Agenda

Item No. 6.1.4 / Page No. 107

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the
for atoplanning
Theapplication
sight distance
the east of the eastern and western access on Risdon Road is greater than 100m
permit No. PLN-15-00181-01
and
which comply with thewas
requirements of the AS2890.1:2004 and the AUSTROADS. The sight distances
received on the 20 February 2015.

to the west from the Risdon Road accesses comply with all the requirements of the Austroads Guide
accept for
SISD.City
As Council
there is sufficient visibility of the New Town Road Risdon Road Forster Street
Planning Authority:
Hobart
signalised intersection from both of the Risdon Road accesses it is considered that motorists would be
able to detect gaps in the traffic from the signals. Thus the sight distance at the accesses is
considered sufficient for the safe operation of the accesses.

A total of 22 additional light vehicle parking spaces will be provided on the site for the service station.
There are two spaces designated for the use by people with disabilities. The total parking supply for
the service station exceeds the estimated parking demand and there is considered to be adequate
parking to accommodate the requirements of the proposed development.

A solid median on New Town Road and signage at the New Town Road access driveways is
recommended to discourage vehicles from turning right into the accesses

The parking space width, parking space length and circulation lanes within the site comply with the
requirements outlined in AS2890.1 for user class 3. It is recommended that the existing disabled car
parks on-site be upgraded to comply with AS2890.6. The car park proposed for the north of the site
adjacent to the convenience store has an aisle width of is 5.5m which is below the standard
requirement for aisle widths. There is sufficient space to shift the eight car parks further south
approximately 300mm to allow for the required aisle width without. All other aisle widths comply
with AS2890.1.

The existing disabled car parks on-site should be upgraded to comply with AS2890.6.

A turning movement analysis has been undertaken using AUTOTRACK software.

Left turn movements out of Risdon Road western access appear to protrude onto the existing
kerb on the eastern side of the access (see Appendix G in TIA). It is recommended that the
geometry of the access be modified to facilitate left turn heavy vehicle egress

Risdon access appears to protrude over the central island on Risdon Road. It is unlikely that heavy
vehicles will turn right at this access, however if the heavy vehicles do undertake this manoeuvre
modification works are required to the central island.

The geometry of the entry access on New Town Road is sufficient to facilitate 19m semi trailer
vehicle left turn manoeuvres.

Heavy vehicles exiting from the western access appear to protrude on to the central island prior
to reaching the access. It is recommended that all heavy vehicle traffic are restricted to turn left
at the Risdon Road western access or adjust the island within the site to facilitate turning trucks
from the eastern access.

The traffic generation associated with the proposed service station has been calculated, allocated to
the network and assessed using the SIDRA traffic modelling software. The traffic modelling has
indicated that the New Town Road Risdon Road Forster Street signalised intersection will be over
capacity with future traffic growth in 2025.

The traffic generated by the proposed service station is expected to result in minimal impact on the
current and future operations of the surrounding intersections. The future predicted capacity issues
related to the New Town Road Risdon Road Forster Street signalised intersection are
predominately due to future traffic growth on the network.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

24

CPC Agenda

Item No. 6.1.4 / Page No. 108

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
There
to documents
be minimal decreases in operational efficiency at the Risdon Road accesses resulting
This document
is appears
one of the
relevant to from
the application
for
the proposeda planning
development. The eastern access off Risdon Road operates efficiently in the
permit No. opening
PLN-15-00181-01
was
year withand
acceptable
delays and queues, however delays at the access approach are
received on the 20 February 2015.

expected to increase and experience a LoS F in 2025.

Planning
Hobartdevelopment
City Council is not expected to have a significant negative impact on road safety on
Authority:
The proposed

New Town Road and Risdon Road. These safety issues associated with the current New Town Road
access are likely to be eliminated with the new proposal to remove the existing access and construct
two new accesses (entry and exit) at the site.

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

25

CPC Agenda

Item No. 6.1.4 / Page No. 109

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Appendix A
Crash History

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

Department of
CPC AgendaInfrastructure,
Energy and Resources

Item No. 6.1.4 / Page No. 110

RIMS (Production)
20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Collision Diagram

Report Details:
Request Id:
Requested by:
Date:

45982096
T WALLACE
04/11/2014 08:58:17

Parameters Used:
End Date:
Intersection Name:
Intersection Point
Radius (m):
Recipient Name:
Recipient Type:
Retired Road:
Start Date:

cdmr0060/1.4

04/11/2014
Risdon-Forster-New Town
<spatial value>
20
SJ
Engineer
Y
01/01/2009

Page 1 of 3

Department of
CPC AgendaInfrastructure,
Energy and Resources

Item No. 6.1.4 / Page No. 111

Collision Diagram
Crash Id

No. of
Fatalities

No. of Serious
Injuries

No. of Minor
Injuries

64219
113039
140306
145666
146663
223584
330383
369401
386243
30010619
30023096
30055969
30068190
30079854
30083745
30084370
30088649
30089917
30090146
30090415
30107455
30107456
30117208
30117484
30123011
30123209
30123493
30125052
30125054
30125124
30125197
30125230
30127028
30128441
30128481
30144392
30147515
30170526
30171821

0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0

0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0

0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
2
0
0
0
0
0
0
1
0
2
0
0
0
0
1
0
0
0
0
0
0
0
1

PDO Flag
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
N
Y
Y
Y
Y
Y
Y
N
Y
N
Y
Y
Y
N
N
N
Y
Y
Y
Y
Y
N
N

RIMS (Production)
20/7/2015 Engineer
SJ

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Requested by: T WALLACE Date: 04/11/2014 08:58:17


Request Id: 45982096 End Date: 04/11/2014 Intersection Name: Risdon-Forster-New Town Intersection Point <spatial value>
(m): 20 Recipient Name: SJ Recipient Type: Engineer Retired Road: Y Start Date: 01/01/2009
Information contained in this document has been released in accordance with the Commonwealth Privacy Act 1988, Section 14.

cdmr0060/1.4

Radius

Page 2 of 3

Department of
CPC AgendaInfrastructure,
Energy and Resources

Item No. 6.1.4 / Page No. 112

Collision Diagram
Collision Diagram

RIMS (Production)
20/7/2015 Engineer
SJ

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Legend

*****End of Report*****

Requested by: T WALLACE Date: 04/11/2014 08:58:17


Request Id: 45982096 End Date: 04/11/2014 Intersection Name: Risdon-Forster-New Town Intersection Point <spatial value>
(m): 20 Recipient Name: SJ Recipient Type: Engineer Retired Road: Y Start Date: 01/01/2009
Information contained in this document has been released in accordance with the Commonwealth Privacy Act 1988, Section 14.

cdmr0060/1.4

Radius

Page 3 of 3

CPC Agenda

Item No. 6.1.4 / Page No. 113

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

Appendix B
Traffic Turning Movement Survey Data

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

to

to

to

8:45

9:00

9:15

9:30

9:15

9:00

8:45

8:30

8:15

8:00

7:45

to

to

to

to

to

to

to

7:45

8:00

8:15

8:30

8:45

9:00

9:15

Total

to

7:30

9:30

9:15

9:00

8:45

8:30

8:15

8:00

7:45

Time Period

Direction

Approach

Total

to

to

to

8:00

8:15

to

7:45

8:30

to

7:30

Time Period

Direction

Approach

Classifications

Cars

Class 1

36

281

50

33

48

47

26

28

22

27

Trucks

Class 2

Direction 1
(Left Turn)

: 15 mins Data

18

300

50

37

50

48

28

33

24

30

14

953

106

97

131

123

122

131

135

108

23

Direction 8
(Through)

82

129

94

120

113

756

Direction 2
(Through)

84

85

49

38

Direction 7
(Left Turn)

Buses

Class 3

: Thursday, 6th November 2014

Day/Date

: Classified Intersection Count

: 1. Risdon Rd / New Town Rd / Forster St

Location

: Fine

: New Town

Suburb

Weather

: Pitt & Sherry

Client

Description

: T15

Job No.

Buses

Buses

Cars

Cars

Total

Total

Trucks

Trucks

Cars

Cars

30

35

1,018

113

101

136

133

132

142

146

115

244

20

20

34

62

46

29

19

14

Direction 9
(Right Turn)

168

793

New Town Rd

23

85

23

28

133

96

22

35

129

121

17

13

88

88

53

Direction 3
(Right Turn)

256

22

23

35

63

47

32

19

172

15

23

23

29

36

23

18

13

Direction 3U
(U Turn)

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

New Town Rd

Total

Total

Trucks

Trucks

Cars

Cars

Buses

Buses

Trucks

Trucks

Total
Total

Buses
Buses

Cars
Cars

Direction 9U
(U Turn)

Forster St

215

21

36

43

37

29

21

11

17

Direction 10
(Left Turn)

182

3U

New Town Rd

9U

New Town Rd

Direction 4
(Left Turn)

28

25

28

23

14

11

20

33

Total
Total

Trucks
Trucks

Cars
Cars

Buses
Buses

Trucks
Trucks

223

23

37

43

39

31

22

11

464

37

47

91

74

65

57

56

37

Direction 11
(Through)

14

470

191

17

Risdon Rd

Direction 5
(Through)

31

41

76

90

94

59

46

33

34

29

25

31

24

16

11

21

Cars

Total

Buses
Buses

Total

6U
6
5
4

Cars

12

Risdon Rd

478

38

47

92

76

68

59

58

40

57

15

10

Direction 12
(Right Turn)

10

440

485

Forster St

49

59

62

54

48

79

50

39

Direction 6
(Right Turn)

32

43

78

92

95

63

47

35

Total
Total

Trucks
Trucks

Trucks
1

Trucks

Buses
Buses

Cars
Cars

Buses
2

Buses

60

15

10

452

49

62

63

54

48

83

52

41

Total
Total

Direction 6U
(U Turn)

Direction 12U
(U Turn)

Trucks
0

Trucks

Cars
Cars

Buses
0

Buses

10 11 12 12U
0

Total
0

Total

22

21

36

10

28

10

12

24

Crossing
Pedestrians

22

36

14

11

Total
200

11

26

54

51

28

14

CPC Agenda
Item No. 6.1.4 / Page No. 114
20/7/2015

: 1. Risdon Rd / New Town Rd / Forster St

Location

to

to

to

to

7:45

8:00

8:15

8:30

9:30

9:15

9:00

8:45

8:30

to

to

to

to

7:45

8:00

8:15

8:30

Total

to

7:30

9:30

9:15

9:00

8:45

8:30

Time Period

Direction

Approach

Total

to

7:30

Time Period

Direction

Approach

: Classified Intersection Count

16

36

20

18

21

15

281

178

154

149

123

103

Direction 1
(Left Turn)

: Hourly Summary

: Fine

Weather

Description

: Thursday, 6th November 2014

: New Town

Suburb

Day/Date

: Pitt & Sherry

Client

18

10

11

17

14

446

456

418

300

185

163

159

133

115

953

457

473

507

511

496

12

23

11

15

16

15

Direction 8
(Through)

402

756

338

38

21

18

21

16

Direction 7
(Left Turn)

Direction 2
(Through)

30

12

13

14

18

18

35

14

16

22

24

21

New Town Rd

Direction 3
(Right Turn)

Planning Authority: Hobart City Council

: T15

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Job No.

Buses

Buses

Cars

Cars

Total

Total

Trucks

Trucks

Cars

Cars

168

793

1,018

483

502

543

553

535

244

136

162

171

156

108

Direction 9
(Right Turn)

109

435

New Town Rd

102

108

471

479

59

87

358

426

Total

Total

Trucks

Trucks

Cars

Cars

Buses

Buses

Trucks

Trucks

172

256

143

168

177

161

111

113

0
0

106
111

90

61

Total
Total

Buses
Buses

Cars
Cars

Direction 3U
(U Turn)

Direction 9U
(U Turn)

Forster St

68

182

215

137

145

130

98

78

114

Direction 10
(Left Turn)

3U

New Town Rd

9U

New Town Rd

Direction 4
(Left Turn)

90

76

104

Total
Total

Trucks
Trucks

Cars
Cars

Buses
Buses

Trucks
Trucks

72

14

470

191

223

142

150

135

103

464

249

277

287

252

215

238

119

Direction 11
(Through)

8
6

319
301

8
8

232
289

96

81

Risdon Rd

Direction 5
(Through)

109

82

Cars

Total

Buses
Buses

Total

6U
6
5
4

Cars

12

Risdon Rd
Direction 6
(Right Turn)

4
10

224
440

245
485

478

253

283

295

261

225

57

35

37

32

32

22

Direction 12
(Right Turn)

Forster St

243
223

328
308

6
4

216
231

240
297

Total
Total

Trucks
Trucks

Cars

Trucks

Buses
Buses

Trucks

Cars

Buses
2

Buses

0
0
0

227
228
452

60

37

38

32

32

248

23

0
0

224
237

Total
Total

Direction 6U
(U Turn)

Direction 12U
(U Turn)

Trucks
0

Trucks

Cars
Cars

Buses
0

Buses

10 11 12 12U
0

Total
0

Total

22

14

15

18

15

21

11

13

14

11

10

36

14

24

31

27

22

28

12

23

24

24

16

24

14

17

17

16

10

Crossing
Pedestrians

22

15

18

21

14

36

22

28

29

26

14

11

Total
200

99

142

159

147

101

CPC Agenda
Item No. 6.1.4 / Page No. 115
20/7/2015

: Fine

: Classified Intersection Count

Weather

Description

to

to

to

to

to

to

to

15:45

16:00

16:15

16:30

16:45

17:00

17:15

17:30

17:15

17:00

16:45

16:30

16:15

16:00

15:45

to

to

to

to

to

16:15

16:30

16:45

17:00

17:15

Total

to

to

15:45

16:00

to

15:30

17:30

17:15

17:00

16:45

16:30

16:15

16:00

15:45

Time Period

Direction

Approach

Total

to

15:30

Time Period

Direction

Approach

Cars

Class 1

114

573

86

84

77

69

56

67

72

62

575

86

84

77

69

57

67

72

63

995

127

138

143

136

117

102

102

130

27

Direction 8
(Through)

839

114

112

106

121

103

97

84

107

109

19

11

17

14

17

16

Buses

13

Direction 7
(Left Turn)

13

19

11

17

14

17

16

Direction 1
(Left Turn)

Trucks

Direction 2
(Through)

: Wednesday, 5th November 2014

Day/Date

Class 3

: 1. Risdon Rd / New Town Rd / Forster St

Location

Class 2

: New Town

Suburb

Classifications

: Pitt & Sherry

Client

: 15 mins Data

: T15

Job No.

Buses

Buses

Cars

Cars

Total

Total

Trucks

Trucks

Cars

Cars

11

23

New Town Rd

Direction 3
(Right Turn)

30

48

37

39

42

308

122

111

114

113

106

875

New Town Rd

31

102

1,029

129

142

145

137

122

105

111

138

200

23

26

19

24

33

30

22

23

Direction 9
(Right Turn)

44

37

93

114

0
24

204

23

26

20

24

33

30

309

24

42

39

37

48

30

31

45

37

Direction 3U
(U Turn)

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Total

Total

Trucks

Trucks

Cars

Cars

Buses

Buses

Trucks

Trucks

Total
Total

Buses
Buses

Cars
Cars

Direction 9U
(U Turn)

Forster St

180

25

24

22

23

21

17

26

22

Direction 10
(Left Turn)

218

3U

New Town Rd

9U

New Town Rd

Direction 4
(Left Turn)

31

17

35

27

27

30

29

22

Total
Total

Trucks
Trucks

Cars
Cars

Buses
Buses

Trucks
Trucks

27

183

25

24

22

23

21

18

451

54

55

70

65

49

46

51

61

Direction 11
(Through)

558

218

23

Risdon Rd

Direction 5
(Through)

82

74

80

64

63

70

68

57

22

31

17

35

27

27

30

29

Cars

Total

Buses
Buses

Total

6U
6
5
4

Cars

Risdon Rd

462

56

55

71

65

50

48

52

65

60

15

Direction 12
(Right Turn)

416

565

Forster St

47

39

54

52

56

53

59

56

Direction 6
(Right Turn)

82

75

80

65

63

72

69

59

Total
Total

Trucks
Trucks

Trucks
0

Trucks

Buses
Buses

Cars
Cars

Buses
1

Buses

61

420

15

47

39

54

52

56

55

61

56

Total
Total

Direction 6U
(U Turn)

Direction 12U
(U Turn)

Trucks
0

Trucks

Cars
Cars

Buses
0

Buses

10 11 12 12U
0

Total
0

Total

14

33

10

27

23

17

Crossing
Pedestrians

15

19

28

13

Total
176

16

22

12

19

15

22

21

49

CPC Agenda
Item No. 6.1.4 / Page No. 116
20/7/2015

: New Town

: 1. Risdon Rd / New Town Rd / Forster St

: Wednesday, 5th November 2014

Suburb

Location

Day/Date

to

16:30

16:30

17:30

17:15

17:00

16:45

to

to

to

to

15:45

16:00

16:15

16:30

Total

to

15:30

17:30

17:15

17:00

16:45

16:30

Time Period

Direction

Approach

Total

to

to

16:00

15:45

16:15

to

to

15:30

Time Period

Direction

Approach

: Classified Intersection Count

54

114

573

316

286

269

264

257

54

839

114

575

316

287

270

265

259

995

544

534

498

457

451

430

60

15

27

12

11

11

13

Direction 8
(Through)

409

431

436

61

59

64

448

Direction 7
(Left Turn)

60

61

59

64

Direction 1
(Left Turn)

: Hourly Summary

: Fine

Weather

Description

Direction 2
(Through)

: Pitt & Sherry

Client

Planning Authority: Hobart City Council

: T15

Job No.

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Buses

Cars

Cars

Total

Total

Trucks

Trucks

Cars

Cars

11

23

10

16

New Town Rd

Direction 3
(Right Turn)

308

875

1,029

553

546

509

475

476

200

92

102

106

109

108

Direction 9
(Right Turn)

166

444

New Town Rd

146

154

449

460

142

153

431

449

Total

Total

Trucks

Trucks

Cars

Cars

Buses

Buses

Trucks

Trucks

309

204

93

103

107

111

166

111

0
0

146
154

0
0

143
154

Total
Total

Buses
Buses

Cars
Cars

Direction 3U
(U Turn)

Direction 9U
(U Turn)

H
A

218

180

94

90

83

87

86

105

Direction 10
(Left Turn)

0
0

0
0

113
119
106

3U

New Town Rd

9U

Direction 4
(Left Turn)

110

New Town Rd

E
D

558

218

183

94

90

84

89

451

244

239

230

211

207

300

105

Direction 11
(Through)

2
2

277
281

106
110

4
3

258
265

113
119

89

Risdon Rd

Direction 5
(Through)

Total

Forster St
Total
Total

Trucks
Trucks

Cars
Cars

Buses
Buses

Trucks
Trucks

Cars

Total

Buses
Buses

6U
6
5
4

Cars

Risdon Rd
Direction 6
(Right Turn)

0
3

192
416

302
565

462

247

241

234

215

215

60

27

29

28

25

33

Direction 12
(Right Turn)

Forster St

215
201

280
283

3
3

224
220

263
269

Total
Total

Trucks
Trucks

Cars

Trucks

Buses
Buses

Trucks

Cars

Buses
1

Buses

0
0
0

201
192
420

61

27

29

28

26

217

34

0
0

228
224

Total
Total

Direction 6U
(U Turn)

Direction 12U
(U Turn)

Trucks
0

Trucks

Cars
Cars

Buses
0

Buses

10 11 12 12U
0

Total
0

Total

14

33

10

12

14

24

27

11

11

15

13

16

23

13

14

11

10

17

10

Crossing
Pedestrians

15

19

11

28

11

20

Total
176

69

68

68

77

107

CPC Agenda
Item No. 6.1.4 / Page No. 117
20/7/2015

: Thursday, 6th November 2014

: Fine

: Classified Intersection Count

Day/Date

Weather

Description

to

to

to

to

to

to

to

7:45

8:00

8:15

8:30

8:45

9:00

9:15

9:30

9:15

9:00

8:45

8:30

8:15

8:00

7:45

to

to

to

to

to

to

to

7:45

8:00

8:15

8:30

8:45

9:00

9:15

Total

to

7:30

9:30

9:15

9:00

8:45

8:30

8:15

8:00

7:45

Time Period

Direction

Approach

Total

to

7:30

Time Period

Direction

Approach

Classifications

Cars

Class 1

27

Trucks

Class 2

Direction 7
(Left Turn)

: 15 mins Data

Cars

28

34

179

199

210

237

184

150

1,403

1,441

187

141

223

225

160

189

178

138

30

Direction 8
(Through)

140

Direction 2
(Through)

104

Buses

Class 3

: 2. New Town Rd / Site Access

Total

: New Town

57

10

10

38

146

190

210

219

242

193

156

1,467

New Town Rd

111

New Town Rd

Total

Location

1,536

195

154

230

237

174

207

190

149

Direction 3
(Right Turn)

Trucks

Suburb

Total
6

Direction 3U
(U Turn)

Direction 9U
(U Turn)

0
0
0
0
0
0
0
0
0

1
2
3
1
1
2
0
11

3U

New Town Rd

Direction 4
(Left Turn)

Cars

: Pitt & Sherry

Buses

Client

Trucks

11

Total

E
D
6U
6

Planning Authority: Hobart City Council

Buses

9U

Site Access

Cars

Direction 6
(Right Turn)

Trucks

: T15

Buses

New Town Rd

Total
6

Cars
0

Direction 6U
(U Turn)

Trucks

Job No.

Trucks

Cars

Trucks

0
0

Total
0

Buses

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Trucks

Cars

Buses

Buses

Cars

Total

Trucks
Trucks

Cars
Cars

Buses
Buses

Total
Total

48

13

14

35

11

Crossing
Pedestrians

Total
84

14

11

21

17

11

CPC Agenda
Item No. 6.1.4 / Page No. 118
20/7/2015

Site Access

: 2. New Town Rd / Site Access

: Thursday, 6th November 2014

: Fine

: Classified Intersection Count

Day/Date

Weather

Description

to

to

to

to

7:45

8:00

8:15

8:30

9:30

9:15

9:00

8:45

8:30

to

to

to

to

7:45

8:00

8:15

8:30

Total

to

7:30

9:30

9:15

9:00

8:45

8:30

Time Period

Direction

Approach

Total

to

7:30

Time Period

Direction

Approach

Cars

27

13

15

13

13

14

Direction 7
(Left Turn)

: Hourly Summary

28

14

15

13

13

14

Total

: New Town

17

14

17

17

34

728

825

830

781

1,403

1,441

776

749

797

752

665

30

12

17

22

20

18

Direction 8
(Through)

17

622

Direction 2
(Through)

57

25

27

27

31

32

38

15

19

24

25

23

765

861

864

810

1,467

New Town Rd

657

New Town Rd

Total

Location

1,536

816

795

848

808

720

Direction 3
(Right Turn)

Trucks

Suburb

Total
6

Direction 3U
(U Turn)

Direction 9U
(U Turn)

0
0
0
0
0
0

7
7
7
4
11

3U

New Town Rd

Direction 4
(Left Turn)

Cars

: Pitt & Sherry

Buses

Client

Trucks

11

Total

E
D
6U
6

Planning Authority: Hobart City Council

Buses

9U

Site Access

Cars

Direction 6
(Right Turn)

Trucks

: T15

Buses

New Town Rd

Total
6

Cars
0

Direction 6U
(U Turn)

Trucks

Job No.

Trucks

Cars

Trucks

Buses

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Trucks

Cars

Buses

Buses

Cars

Total

Trucks
Trucks

Cars
Cars

Buses
Buses

Total
Total

Total
0

48

15

25

38

40

33

35

18

25

25

19

17

Crossing
Pedestrians

Total
84

33

50

63

60

51

CPC Agenda
Item No. 6.1.4 / Page No. 119
20/7/2015

Site Access

: Wednesday, 5th November 2014

: Fine

: Classified Intersection Count

Day/Date

Weather

Description

to

to

to

to

to

to

to

15:45

16:00

16:15

16:30

16:45

17:00

17:15

17:30

17:15

17:00

16:45

16:30

16:15

16:00

15:45

to

to

to

to

to

to

to

15:45

16:00

16:15

16:30

16:45

17:00

17:15

Total

to

15:30

17:30

17:15

17:00

16:45

16:30

16:15

16:00

15:45

Time Period

Direction

Approach

Total

to

15:30

Time Period

Direction

Approach

Classifications

Cars

Class 1

23

Trucks

Class 2

Direction 7
(Left Turn)

: 15 mins Data

Cars

23

13

158

195

195

181

176

191

1,455

1,747

235

242

229

243

188

208

207

195

28

Direction 8
(Through)

199

Direction 2
(Through)

160

Buses

Class 3

: 2. New Town Rd / Site Access

Total

: New Town

13

27

208

166

198

200

183

179

194

1,496

New Town Rd

168

New Town Rd

Total

Location

1,787

239

244

232

245

193

213

217

204

Direction 3
(Right Turn)

Trucks

Suburb

Total
2

Direction 3U
(U Turn)

Direction 9U
(U Turn)

0
0
0
0
0
0
0
0
0

0
1
2
0
0
0
0
4

3U

New Town Rd

Direction 4
(Left Turn)

Cars

: Pitt & Sherry

Buses

Client

Trucks

Total

E
D
6U
6

Planning Authority: Hobart City Council

Buses

9U

Site Access

Cars

Direction 6
(Right Turn)

Trucks

: T15

Buses

New Town Rd

Total
2

Cars
0

Direction 6U
(U Turn)

Trucks

Job No.

Trucks

Cars

Trucks

0
0

Total
0

Buses

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Trucks

Cars

Buses

Buses

Cars

Total

Trucks
Trucks

Cars
Cars

Buses
Buses

Total
Total

33

32

15

Crossing
Pedestrians

Total
66

17

11

12

CPC Agenda
Item No. 6.1.4 / Page No. 120
20/7/2015

Site Access

to

to

to

to

15:45

16:00

16:15

16:30

17:30

17:15

17:00

16:45

16:30

to

to

to

to

15:45

16:00

16:15

16:30

Total

to

15:30

17:30

17:15

17:00

16:45

16:30

Time Period

Direction

Approach

Total

to

15:30

Time Period

Direction

Approach

Cars

23

15

12

Direction 7
(Left Turn)

: Hourly Summary

23

15

12

13

747

743

1,455

1,747

949

902

868

846

798

28

11

11

13

17

17

Direction 8
(Through)

729

Direction 2
(Through)

: Classified Intersection Count

Description

11

: Fine

Weather

747

: Wednesday, 5th November 2014

Day/Date

712

: 2. New Town Rd / Site Access

Total

: New Town

13

11

27

13

18

772

747

760

756

1,496

New Town Rd

740

New Town Rd

Total

Location

1,787

960

914

883

868

827

Direction 3
(Right Turn)

Trucks

Suburb

Total
2

Direction 3U
(U Turn)

Direction 9U
(U Turn)

0
0
0
0
0
0

3
3
2
0
4

3U

New Town Rd

Direction 4
(Left Turn)

Cars

: Pitt & Sherry

Buses

Client

Trucks

Total

E
D
6U
6

Planning Authority: Hobart City Council

Buses

9U

Site Access

Cars

Direction 6
(Right Turn)

Trucks

: T15

Buses

New Town Rd

Total
2

Cars
0

Direction 6U
(U Turn)

Trucks

Job No.

Trucks

Cars

Trucks

Buses

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Trucks

Cars

Buses

Buses

Cars

Total

Trucks
Trucks

Cars
Cars

Buses
Buses

Total
Total

Total
0

33

15

19

19

19

18

32

23

24

13

13

Crossing
Pedestrians

Total
66

38

43

33

33

28

CPC Agenda
Item No. 6.1.4 / Page No. 121
20/7/2015

Site Access

: 3. Risdon Rd / Site Access

: Thursday, 6th November 2014

Day/Date

to

to

to

8:45

9:00

9:15

9:30

9:15

9:00

8:45

8:30

8:15

8:00

7:45

to

to

to

to

to

to

to

7:45

8:00

8:15

8:30

8:45

9:00

9:15

Total

to

7:30

9:30

9:15

9:00

8:45

8:30

8:15

8:00

7:45

Time Period

Direction

Approach

Total

to

to

to

8:00

8:15

to

7:45

8:30

to

7:30

Time Period

Direction

Approach

Cars

Class 1

Cars

Trucks

Class 2

Direction 7A
(Left Turn)

Trucks

Classifications

: Classified Intersection Count

: 15 mins Data

: Fine

Total

Weather

Buses

52

10

Cars

Description

Buses

Class 3

: New Town

Location

Direction 7B
(Left Turn)

Trucks

Suburb

Buses

: Pitt & Sherry

Site Access

54

10

Total

Client

10

Cars

Planning Authority: Hobart City Council

Direction 9
(Right Turn)

Trucks

Total
10

Cars
0

Direction 9U
(U Turn)

Risdon Rd
0

Total

: T15

Buses

Direction 4
(Left Turn)

7A 7B

26

Direction 10
(Left Turn)

6
2
30

117
119
1,086

27

882

111

101

165

144

107

100

88

66

146

Direction 11
(Through)

149

5
1

86
123

169

Direction 5
(Through)

177

Site Access
9U

Trucks
Trucks

Cars
Cars

Buses
Buses

Job No.

Trucks

Total

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Cars

Total

33

5
3
0
31

147
123
122
1,123

Risdon Rd

6
3

171

159

184

4
5

91
126

918

111

107

167

149

112

108

92

72

Direction 6
(Right Turn)

Risdon Rd

Cars

Cars

Trucks

Trucks
Trucks

Buses

Risdon Rd
Buses
Buses

Total
Total

Total
32

Direction 6U
(U Turn)

Direction 12U
(U Turn)

Trucks
0

Trucks

Cars
Cars

Buses

12U
0

Buses

10 11
0

Total
0

Total

18

Crossing
Pedestrians

11

Total
31

CPC Agenda
Item No. 6.1.4 / Page No. 122
20/7/2015

: New Town

: 3. Risdon Rd / Site Access

: Thursday, 6th November 2014

Location

Day/Date

to

to

to

to

8:00

8:15

8:30

9:30

9:15

9:00

8:45

8:30

to

to

to

to

7:45

8:00

8:15

8:30

Total

to

7:30

9:30

9:15

9:00

8:45

8:30

Time Period

Direction

Approach

Total

to

7:45

Time Period

7:30

Cars

Direction 7A
(Left Turn)

Trucks

Direction

Buses

Approach

: Classified Intersection Count

: Hourly Summary

: Fine

Weather

Total

Description

Cars

52

24

28

31

34

28

Direction 7B
(Left Turn)

Trucks

Suburb

Site Access

54

26

29

32

34

28

Total

: Pitt & Sherry

10

Cars

Client

Buses

Direction 9
(Right Turn)

Total
10

Cars
0

Direction 9U
(U Turn)

Risdon Rd
0

Total

Planning Authority: Hobart City Council

Trucks

Direction 4
(Left Turn)

7A 7B

E
D

Site Access
9U

26

13

15

17

15

13

Direction 10
(Left Turn)

16
14
14
30

641
609
559
1,086

27

14

16

18

16

13

882

521

517

516

439

361

16

618

Direction 11
(Through)

16

527

Direction 5
(Through)

Total

: T15

Buses

Total

Cars
Cars

Job No.

Trucks

Buses

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Cars
Cars

Trucks
Trucks

33

12

17

19

21

21

19
19
17
11
31

640
661
625
576
1,123

Risdon Rd

20

547

Risdon Rd

Total

Buses

918

534

535

536

461

384

Direction 6
(Right Turn)

Trucks

Trucks
Trucks

Buses

Risdon Rd
Buses
Buses

Cars

Total

Total
32

12

18

19

19

20

Direction 6U
(U Turn)

Direction 12U
(U Turn)

Trucks
0

Trucks

Cars
Cars

Buses

12U
0

Buses

10 11
0

Total
0

Total

18

15

17

15

Crossing
Pedestrians

11

Total
31

16

22

24

21

15

CPC Agenda
Item No. 6.1.4 / Page No. 123
20/7/2015

: 3. Risdon Rd / Site Access

: Wednesday, 5th November 2014

Day/Date

to

to

to

16:45

17:00

17:15

15:45

17:30

17:15

17:00

16:45

16:30

16:15

16:00

to

to

to

to

to

to

to

15:45

16:00

16:15

16:30

16:45

17:00

17:15

Total

to

15:30

17:30

17:15

17:00

16:45

16:30

16:15

16:00

15:45

Time Period

Direction

Approach

Total

to

to

16:00

16:15

to

15:45

16:30

to

to

15:30

Time Period

Direction

Approach

Cars

Class 1

33

Cars

Trucks

Class 2

Direction 7A
(Left Turn)

Trucks

Classifications

: Classified Intersection Count

: 15 mins Data

: Fine

33

Total

Weather

Buses

21

Cars

Description

Buses

Class 3

: New Town

Location

Direction 7B
(Left Turn)

Trucks

Suburb

Buses

: Pitt & Sherry

Site Access

21

Total

Client

16

Cars

Planning Authority: Hobart City Council

Direction 9
(Right Turn)

Trucks

: T15

Buses

Total
16

Cars
0

Direction 9U
(U Turn)

Risdon Rd
0

Total

Job No.

Trucks

7A 7B

Site Access
9U

30

Direction 10
(Left Turn)

1
0
9

138
143
1,142

31

1,312

181

173

188

171

130

146

169

154

151

Direction 11
(Through)

136

2
2

141
160

147

Direction 5
(Through)

126

Direction 4
(Left Turn Pirie St)

Trucks
Trucks

Cars
Cars

Buses
Buses

Cars

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Total

Total

Risdon Rd

4
0
4
24

151
139
143
1,153

Risdon Rd

3
3

148

139

127

3
5

143
163

Total

Cars

1,325

182

173

189

171

132

148

171

159

Direction 6
(Right Turn)

Trucks

Trucks
Trucks

Buses

Risdon Rd
Buses
Buses

Cars

Total

Total
24

Direction 6U
(U Turn)

Direction 12U
(U Turn)

Trucks
0

Trucks

Cars
Cars

Buses

12U
0

Buses

10 11
1

Total
0

Total

Crossing
Pedestrians

Total
18

CPC Agenda
Item No. 6.1.4 / Page No. 124
20/7/2015

: New Town

: 3. Risdon Rd / Site Access

: Wednesday, 5th November 2014

Day/Date

to

to

to

to

16:00

16:15

16:30

16:30

17:30

17:15

17:00

16:45

to

to

to

to

15:45

16:00

16:15

16:30

Total

to

15:30

17:30

17:15

17:00

16:45

16:30

Time Period

Direction

Approach

Total

to

15:45

Time Period

15:30

Cars

33

21

16

15

15

12

Direction 7A
(Left Turn)

Trucks

Direction

Buses

Approach

: Classified Intersection Count

: Hourly Summary

: Fine

Weather

33

21

16

15

15

12

Total

Description

21

11

10

10

Cars

Location

Direction 7B
(Left Turn)

Trucks

Suburb

Buses

: Pitt & Sherry

Site Access

21

11

10

10

Total

Client

16

10

12

13

Cars

Planning Authority: Hobart City Council

Direction 9
(Right Turn)

Trucks

: T15

Buses

Total
16

10

12

13

Cars
0

Direction 9U
(U Turn)

Risdon Rd
0

Total

Job No.

Trucks

7A 7B

Site Access
9U

30

17

17

17

14

13

Direction 10
(Left Turn)

1,142

31

18

17

17

14

13

1,312

713

662

635

616

599

558

Direction 11
(Through)

4
2

7
6

584
569
560

Direction 5
(Through)

562

Direction 4
(Left Turn Pirie St)

Trucks
Trucks

Cars
Cars

Buses
Buses

Cars

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Buses

Total

Total

Risdon Rd

11
24

560
1,153

Risdon Rd

12
10

565
565

13
13

593
577

Total

Cars

1,325

715

665

640

622

610

Direction 6
(Right Turn)

Trucks

Trucks
Trucks

Buses

Risdon Rd
Buses
Buses

Cars

Total

13

Total
24

11

10

12

13

Direction 6U
(U Turn)

Direction 12U
(U Turn)

Trucks
0

Trucks

Cars
Cars

Buses

12U
0

Buses

10 11
1

Total
0

Total

Crossing
Pedestrians

Total
18

13

CPC Agenda
Item No. 6.1.4 / Page No. 125
20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 126

20/7/2015

Planning Authority: Hobart City Council

Appendix C
SIDRA Model Outputs Base Case Model

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 127
DOCUMENT
This document is one of the documents
LAYOUT
relevantSITE
to the application
for a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection AM Peak 2015
received on the 20 February 2015.
New Site

Planning Authority: Hobart City Council

Created: Tuesday, 17 February 2015 5:24:50 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
www.sidrasolutions.com
SIDRA INTERSECTION 6.0.15.4263
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 128
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection AM Peak 2015
received on the 20 February 2015.

20/7/2015

New Site
- Fixed
Time City
Cycle
Time = 110 seconds (Practical Cycle Time)
PlanningSignals
Authority:
Hobart
Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

21

L2

23

0.0

0.572

49.9

LOS D

13.1

93.2

0.93

0.81

26.6

22

T1

506

2.1

0.572

40.1

LOS D

13.1

93.2

0.92

0.79

27.3

23

R2

115

4.6

0.501

57.8

LOS E

5.9

43.3

0.98

0.79

23.3

644

2.5

0.572

43.6

LOS D

13.1

93.2

0.93

0.79

26.5

Approach
East: Risdon Road
24

L2

103

5.1

0.253

45.7

LOS D

4.6

33.4

0.86

0.77

26.7

25

T1

353

2.7

0.675

41.4

LOS D

14.6

104.6

0.95

0.79

26.9

26

R2

266

2.0

0.842

63.2

LOS E

15.5

110.3

1.00

0.94

21.9

722

2.8

0.842

50.0

LOS D

15.5

110.3

0.95

0.84

24.8

Approach

North: New Town Road (north approach)


27

L2

172

6.7

0.830

55.9

LOS E

21.8

158.5

1.00

0.96

24.3

28

T1

583

2.7

0.830

47.3

LOS D

21.8

158.5

0.99

0.95

24.8

29

R2

191

2.8

0.822

65.3

LOS E

11.1

79.2

1.00

0.92

21.5

945

3.5

0.830

52.5

LOS D

21.8

158.5

0.99

0.95

24.0

Approach
West: Forster Street
30

L2

145

2.2

0.349

47.0

LOS D

6.6

47.1

0.89

0.80

26.1

31

T1

317

2.7

0.756

45.0

LOS D

16.5

118.3

0.98

0.89

25.7

32

R2

Approach
All Vehicles

35

0.0

0.108

49.8

LOS D

1.6

11.1

0.88

0.73

25.3

497

2.3

0.756

45.9

LOS D

16.5

118.3

0.95

0.85

25.8

2808

2.8

0.842

48.7

LOS D

21.8

158.5

0.96

0.87

25.0

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Intersection and Approach LOS values are based on average delay for all vehicle movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - Pedestrians


Mov
ID

Description

Demand
Flow
ped/h

Average
Delay
sec

Level of Average Back of Queue


Service Pedestrian
Distance
ped
m

Prop.
Queued

Effective
Stop Rate
per ped

P5

South Full Crossing

21

49.2

LOS E

0.1

0.1

0.95

0.95

P6

East Full Crossing

21

42.8

LOS E

0.1

0.1

0.88

0.88

P7

North Full Crossing

21

45.5

LOS E

0.1

0.1

0.91

0.91

P8

West Full Crossing

21

40.2

LOS E

0.1

0.1

0.86

0.86

84

44.4

LOS E

0.90

0.90

All Pedestrians

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)
Pedestrian movement LOS values are based on average delay per pedestrian movement.
Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

Processed: Wednesday, 18 February 2015 9:35:37 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 129
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection AM Peak 2025
received on the 20 February 2015.

20/7/2015

New Site
- Fixed
Time City
Cycle
Time = 150 seconds (Practical Cycle Time)
PlanningSignals
Authority:
Hobart
Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

21

L2

28

0.0

0.724

72.0

LOS E

24.0

170.8

0.97

0.87

20.9

22

T1

617

2.0

0.724

58.7

LOS E

24.0

170.8

0.95

0.84

22.1

23

R2

139

3.8

0.716

76.6

LOS E

9.9

71.9

0.99

0.84

19.4

784

2.3

0.724

62.4

LOS E

24.0

170.8

0.96

0.84

21.5

Approach
East: Risdon Road
24

L2

126

4.2

0.309

59.7

LOS E

7.7

55.6

0.88

0.79

22.8

25

T1

429

2.5

1.061

151.7

LOS F

40.0

285.6

0.97

1.24

11.4

26

R2

325

1.6

1.071

193.0

LOS F

39.4

279.7

1.00

1.20

9.5

881

2.4

1.071

153.8

LOS F

40.0

285.6

0.97

1.16

11.4

Approach

North: New Town Road (north approach)


27

L2

208

6.6

1.058

155.9

LOS F

59.5

431.7

1.00

1.33

11.5

28

T1

712

2.7

1.058

159.7

LOS F

59.5

431.7

1.00

1.38

10.9

29

R2

233

2.3

1.070

180.8

LOS F

27.3

195.2

1.00

1.20

10.0

1153

3.3

1.070

163.2

LOS F

59.5

431.7

1.00

1.33

10.8

Approach
West: Forster Street
30

L2

177

1.8

0.425

61.6

LOS E

11.1

78.7

0.91

0.81

22.2

31

T1

386

2.5

0.951

87.9

LOS F

34.2

244.7

1.00

1.13

17.1

32

R2

Approach
All Vehicles

42

0.0

0.103

57.9

LOS E

2.4

17.1

0.83

0.74

23.1

605

2.1

0.951

78.1

LOS E

34.2

244.7

0.96

1.01

18.7

3423

2.6

1.071

122.6

LOS F

59.5

431.7

0.97

1.12

13.5

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Intersection and Approach LOS values are based on average delay for all vehicle movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - Pedestrians


Mov
ID

Description

Demand
Flow
ped/h

Average
Delay
sec

Level of Average Back of Queue


Service Pedestrian
Distance
ped
m

Prop.
Queued

Effective
Stop Rate
per ped

P5

South Full Crossing

21

60.8

LOS F

0.1

0.1

0.90

0.90

P6

East Full Crossing

21

53.0

LOS E

0.1

0.1

0.84

0.84

P7

North Full Crossing

21

57.3

LOS E

0.1

0.1

0.87

0.87

P8

West Full Crossing

21

50.5

LOS E

0.1

0.1

0.82

0.82

84

55.4

LOS E

0.86

0.86

All Pedestrians

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)
Pedestrian movement LOS values are based on average delay per pedestrian movement.
Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

Processed: Wednesday, 18 February 2015 9:37:46 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 130
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection PM Peak 2015
received on the 20 February 2015.

20/7/2015

New Site
- Fixed
Time City
Cycle
Time = 110 seconds (Practical Cycle Time)
PlanningSignals
Authority:
Hobart
Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

21

L2

65

0.0

0.522

43.3

LOS D

12.7

90.4

0.89

0.81

28.7

22

T1

477

2.6

0.522

34.8

LOS C

12.7

90.4

0.87

0.76

29.2

23

R2

179

2.4

0.856

67.4

LOS E

10.6

75.6

1.00

0.97

21.1

721

2.3

0.856

43.7

LOS D

12.7

90.4

0.91

0.82

26.6

Approach
East: Risdon Road
24

L2

114

0.0

0.269

45.8

LOS D

5.1

35.4

0.87

0.78

26.6

25

T1

325

2.3

0.621

40.8

LOS D

13.3

94.6

0.93

0.78

27.1

26

R2

206

2.0

0.827

64.9

LOS E

12.0

85.2

1.00

0.92

21.6

645

1.8

0.827

49.4

LOS D

13.3

94.6

0.94

0.82

25.0

Approach

North: New Town Road (north approach)


27

L2

340

0.0

0.879

58.7

LOS E

28.5

200.1

1.00

0.99

23.2

28

T1

595

1.8

0.879

50.1

LOS D

28.5

200.1

0.99

1.02

24.0

29

R2

100

2.1

0.429

57.4

LOS E

5.1

36.5

0.97

0.78

23.3

1035

1.2

0.879

53.6

LOS D

28.5

200.1

0.99

0.98

23.7

Approach
West: Forster Street
30

L2

101

2.1

0.243

45.9

LOS D

4.5

31.8

0.86

0.78

26.5

31

T1

265

3.2

0.625

41.6

LOS D

12.9

93.0

0.95

0.80

26.8

32

R2

Approach
All Vehicles

29

0.0

0.116

53.8

LOS D

1.4

9.9

0.91

0.73

24.2

396

2.7

0.625

43.6

LOS D

12.9

93.0

0.93

0.79

26.5

2797

1.8

0.879

48.7

LOS D

28.5

200.1

0.95

0.88

25.1

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Intersection and Approach LOS values are based on average delay for all vehicle movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - Pedestrians


Mov
ID

Description

Demand
Flow
ped/h

Average
Delay
sec

Level of Average Back of Queue


Service Pedestrian
Distance
ped
m

Prop.
Queued

Effective
Stop Rate
per ped

P5

South Full Crossing

21

49.2

LOS E

0.1

0.1

0.95

0.95

P6

East Full Crossing

21

39.3

LOS D

0.1

0.1

0.85

0.85

P7

North Full Crossing

21

45.5

LOS E

0.1

0.1

0.91

0.91

P8

West Full Crossing

21

36.9

LOS D

0.1

0.1

0.82

0.82

84

42.7

LOS E

0.88

0.88

All Pedestrians

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)
Pedestrian movement LOS values are based on average delay per pedestrian movement.
Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

Processed: Monday, 16 February 2015 2:03:00 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 131
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection PM Peak 2025
received on the 20 February 2015.

20/7/2015

New Site
- Fixed
Time City
Cycle
Time = 150 seconds (Practical Cycle Time)
PlanningSignals
Authority:
Hobart
Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

21

L2

79

0.0

0.644

58.9

LOS E

23.8

169.2

0.92

0.85

23.8

22

T1

582

2.5

0.644

47.7

LOS D

23.8

169.2

0.89

0.79

24.9

23

R2

218

1.9

1.043

190.4

LOS F

24.6

175.2

1.00

1.19

9.7

879

2.2

1.043

84.1

LOS F

24.6

175.2

0.92

0.90

17.8

Approach
East: Risdon Road
24

L2

138

0.0

0.371

63.8

LOS E

8.7

61.2

0.91

0.80

21.9

25

T1

396

2.1

1.046

141.2

LOS F

35.8

254.9

0.97

1.21

12.1

26

R2

252

1.7

1.054

173.1

LOS F

28.7

203.9

1.00

1.17

10.4

785

1.6

1.054

137.9

LOS F

35.8

254.9

0.97

1.12

12.4

Approach

North: New Town Road (north approach)


27

L2

414

0.0

1.020

126.0

LOS F

64.3

451.9

1.00

1.17

13.5

28

T1

724

1.7

1.020

125.5

LOS F

64.3

451.9

1.00

1.27

13.1

29

R2

122

1.7

0.384

67.6

LOS E

8.0

56.6

0.93

0.79

21.0

1260

1.2

1.020

120.1

LOS F

64.3

451.9

0.99

1.19

13.8

Approach
West: Forster Street
30

L2

123

1.7

0.336

63.7

LOS E

7.7

55.0

0.90

0.79

21.8

31

T1

324

2.9

0.901

76.6

LOS E

26.3

188.4

1.00

1.04

18.7

32

R2

Approach
All Vehicles

36

0.0

0.126

67.3

LOS E

2.3

15.9

0.90

0.74

21.0

483

2.4

0.901

72.6

LOS E

26.3

188.4

0.97

0.95

19.6

3407

1.7

1.054

108.2

LOS F

64.3

451.9

0.97

1.07

14.9

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Intersection and Approach LOS values are based on average delay for all vehicle movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - Pedestrians


Mov
ID

Description

Demand
Flow
ped/h

Average
Delay
sec

Level of Average Back of Queue


Service Pedestrian
Distance
ped
m

Prop.
Queued

Effective
Stop Rate
per ped

P5

South Full Crossing

21

64.5

LOS F

0.1

0.1

0.93

0.93

P6

East Full Crossing

21

46.5

LOS E

0.1

0.1

0.79

0.79

P7

North Full Crossing

21

60.8

LOS F

0.1

0.1

0.90

0.90

P8

West Full Crossing

21

44.1

LOS E

0.1

0.1

0.77

0.77

84

54.0

LOS E

0.85

0.85

All Pedestrians

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)
Pedestrian movement LOS values are based on average delay per pedestrian movement.
Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

Processed: Monday, 16 February 2015 2:12:31 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 132
DOCUMENT
This document is one of the documents
LAYOUT
relevantSITE
to the application
for a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road Site Access AM Peak 2015
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis

Planning Authority: Hobart City Council

Created: Wednesday, 18 February 2015 9:46:28 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
www.sidrasolutions.com
SIDRA INTERSECTION 6.0.15.4263
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 133
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road Site Access AM Peak 2015
received on the 20 February 2015.

20/7/2015

New Town Road Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

925

1.6

0.479

0.1

LOS A

0.0

0.0

0.00

0.00

59.9

R2

0.0

0.011

15.8

LOS C

0.0

0.2

0.73

0.83

41.7

929

1.6

0.479

0.2

NA

0.0

0.2

0.00

0.00

59.7

Approach
East: Site Access
7

L2

0.0

0.158

53.9

LOS F

0.4

3.0

0.93

0.98

24.1

R2

0.0

0.158

54.1

LOS F

0.4

3.0

0.93

0.98

24.1

12

0.0

0.158

54.0

LOS F

0.4

3.0

0.93

0.98

24.1

Approach

North: New Town Road (north approach)


10

L2

11

T1

Approach
All Vehicles

15

0.0

0.008

8.2

LOS A

0.0

0.0

0.00

0.67

49.0

911

3.1

0.484

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

925

3.1

0.484

0.2

NA

0.0

0.0

0.00

0.01

59.6

1866

2.3

0.484

0.5

NA

0.4

3.0

0.01

0.01

59.1

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 3:26:15 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 134
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road Site Access AM Peak 2025
received on the 20 February 2015.

20/7/2015

New Town Road Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

1127

1.3

0.583

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

R2

0.0

0.017

21.5

LOS C

0.1

0.4

0.83

0.95

37.6

1132

1.3

0.583

0.2

NA

0.1

0.4

0.00

0.00

59.6

Approach
East: Site Access
7

L2

0.0

0.576

283.0

LOS F

1.5

10.6

0.99

1.04

6.8

R2

0.0

0.576

283.2

LOS F

1.5

10.6

0.99

1.04

6.8

12

0.0

0.576

283.1

LOS F

1.5

10.6

0.99

1.04

6.8

Approach

North: New Town Road (north approach)


10

L2

11

T1

18

0.0

0.010

8.2

LOS A

0.0

0.0

0.00

0.67

49.0

1111

2.6

0.588

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

Approach

1128

2.5

0.588

0.3

NA

0.0

0.0

0.00

0.01

59.6

All Vehicles

2272

1.9

0.588

1.7

NA

1.5

10.6

0.01

0.01

57.3

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 3:28:21 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 135
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road Site Access PM Peak 2015
received on the 20 February 2015.

20/7/2015

New Town Road Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

813

0.3

0.417

0.1

LOS A

0.0

0.0

0.00

0.00

59.9

R2

0.0

0.003

18.2

LOS C

0.0

0.1

0.78

0.80

39.9

814

0.3

0.417

0.1

NA

0.0

0.1

0.00

0.00

59.8

Approach
East: Site Access
7

L2

0.0

0.042

72.6

LOS F

0.1

0.8

0.95

0.99

19.9

R2

0.0

0.042

72.7

LOS F

0.1

0.8

0.95

0.99

19.9

0.0

0.042

72.7

LOS F

0.1

0.8

0.95

0.99

19.9

Approach

North: New Town Road (north approach)


10

L2

17

0.0

0.009

8.2

LOS A

0.0

0.0

0.00

0.67

49.0

11

T1

1032

0.2

0.538

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

Approach

1048

0.2

0.538

0.2

NA

0.0

0.0

0.00

0.01

59.6

All Vehicles

1864

0.2

0.538

0.3

NA

0.1

0.8

0.00

0.01

59.6

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 3:30:18 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 136
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road Site Access PM Peak 2025
received on the 20 February 2015.

20/7/2015

New Town Road Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

989

0.2

0.508

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

R2

0.0

0.006

27.8

LOS D

0.0

0.1

0.88

0.92

33.9

991

0.2

0.508

0.1

NA

0.0

0.1

0.00

0.00

59.8

Approach
East: Site Access
7

L2

0.0

0.180

289.3

LOS F

0.4

3.0

0.99

1.00

6.7

R2

0.0

0.180

289.4

LOS F

0.4

3.0

0.99

1.00

6.7

0.0

0.180

289.3

LOS F

0.4

3.0

0.99

1.00

6.7

Approach

North: New Town Road (north approach)


10

L2

20

0.0

0.011

8.2

LOS A

0.0

0.0

0.00

0.67

49.0

11

T1

1257

0.2

0.655

0.2

LOS A

0.0

0.0

0.00

0.00

59.7

Approach

1277

0.2

0.655

0.3

NA

0.0

0.0

0.00

0.01

59.5

All Vehicles

2269

0.2

0.655

0.5

NA

0.4

3.0

0.00

0.01

59.2

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 3:31:50 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 137
DOCUMENT
This document is one of the documents
LAYOUT
relevantSITE
to the application
for a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access AM Peak 2014
received on the 20 February 2015.
Risdon Road Eastern Site Access SIDRA Analysis

Planning Authority: Hobart City Council

Created: Wednesday, 18 February 2015 9:39:30 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
www.sidrasolutions.com
SIDRA INTERSECTION 6.0.15.4263
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 138
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access AM Peak 2015
received on the 20 February 2015.

20/7/2015

Risdon Road Eastern Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

711

2.5

0.185

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

R2

21

0.0

0.029

11.6

LOS B

0.1

0.7

0.53

0.76

45.4

732

2.4

0.185

0.4

NA

0.1

0.7

0.02

0.02

59.4

Approach
North: Site Access
7

L2

0.0

0.055

29.8

LOS D

0.2

1.1

0.83

0.91

32.9

R2

0.0

0.055

29.9

LOS D

0.2

1.1

0.83

0.91

32.9

0.0

0.055

29.9

LOS D

0.2

1.1

0.83

0.91

32.9

Approach

West: Risdon Road (west approach)


10

L2

20

10.5

0.052

8.2

LOS A

0.0

0.0

0.00

0.19

57.5

11

T1

576

3.7

0.052

0.0

LOS A

0.0

0.0

0.00

0.03

59.6

596

3.9

0.262

0.3

NA

0.0

0.0

0.00

0.03

59.5

1336

3.1

0.262

0.5

NA

0.2

1.1

0.01

0.03

59.2

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Wednesday, 18 February 2015 9:40:13 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 139
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access AM Peak 2025
received on the 20 February 2015.

20/7/2015

Risdon Road Eastern Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

865

2.4

0.225

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

R2

25

0.0

0.042

12.9

LOS B

0.1

1.0

0.59

0.82

44.2

891

2.4

0.225

0.4

NA

0.1

1.0

0.02

0.02

59.4

Approach
North: Site Access
7

L2

0.0

0.083

51.7

LOS F

0.2

1.6

0.92

0.97

24.7

R2

0.0

0.083

51.8

LOS F

0.2

1.6

0.92

0.97

24.7

0.0

0.083

51.7

LOS F

0.2

1.6

0.92

0.97

24.7

Approach

West: Risdon Road (west approach)


10

L2

24

8.7

0.064

8.2

LOS A

0.0

0.0

0.00

0.19

57.5

11

T1

702

3.6

0.064

0.0

LOS A

0.0

0.0

0.00

0.03

59.6

726

3.8

0.319

0.3

NA

0.0

0.0

0.00

0.03

59.5

1623

3.0

0.319

0.6

NA

0.2

1.6

0.01

0.03

59.1

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 2:31:14 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 140
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access PM Peak 2015
received on the 20 February 2015.

20/7/2015

Risdon Road Eastern Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

602

0.3

0.155

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

R2

13

0.0

0.023

13.3

LOS B

0.1

0.6

0.62

0.81

43.8

615

0.3

0.155

0.3

NA

0.1

0.6

0.01

0.02

59.5

Approach
North: Site Access
7

L2

22

0.0

0.173

26.1

LOS D

0.5

3.6

0.83

0.95

34.9

R2

11

0.0

0.173

26.2

LOS D

0.5

3.6

0.83

0.95

34.9

33

0.0

0.173

26.1

LOS D

0.5

3.6

0.83

0.95

34.9

Approach

West: Risdon Road (west approach)


10

L2

20

5.3

0.068

8.2

LOS A

0.0

0.0

0.00

0.15

58.1

11

T1

768

0.1

0.068

0.0

LOS A

0.0

0.0

0.00

0.02

59.6

788

0.3

0.338

0.3

NA

0.0

0.0

0.00

0.02

59.6

1436

0.3

0.338

0.9

NA

0.5

3.6

0.02

0.04

58.6

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Wednesday, 18 February 2015 9:41:52 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 141
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access PM Peak 2025
received on the 20 February 2015.

20/7/2015

Risdon Road Eastern Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

734

0.4

0.189

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

R2

15

0.0

0.035

15.9

LOS C

0.1

0.8

0.72

0.91

41.7

748

0.4

0.189

0.3

NA

0.1

0.8

0.01

0.02

59.5

Approach
North: Site Access
7

L2

22

0.0

0.349

53.1

LOS F

1.0

7.3

0.93

1.02

24.3

R2

11

0.0

0.349

53.2

LOS F

1.0

7.3

0.93

1.02

24.3

33

0.0

0.349

53.1

LOS F

1.0

7.3

0.93

1.02

24.3

Approach

West: Risdon Road (west approach)


10

L2

24

8.7

0.082

8.2

LOS A

0.0

0.0

0.00

0.15

58.1

11

T1

937

0.2

0.082

0.1

LOS A

0.0

0.0

0.00

0.02

59.6

961

0.4

0.412

0.3

NA

0.0

0.0

0.00

0.02

59.6

1742

0.4

0.412

1.3

NA

1.0

7.3

0.02

0.04

58.0

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 2:31:53 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 142
DOCUMENT
This document is one of the documents
LAYOUT
relevantSITE
to the application
for a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Western Site Access AM Peak 2015
received on the 20 February 2015.
Risdon Road Western Site Access SIDRA Analysis

Planning Authority: Hobart City Council

Created: Wednesday, 18 February 2015 9:43:08 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
www.sidrasolutions.com
SIDRA INTERSECTION 6.0.15.4263
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 143
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Western Site Access AM Peak 2015
received on the 20 February 2015.

20/7/2015

Risdon Road Western Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

711

2.4

0.185

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

711

2.4

0.185

0.0

NA

0.0

0.0

0.00

0.00

60.0

34

3.1

0.034

9.4

LOS A

0.1

0.9

0.36

0.65

47.4

34

3.1

0.034

9.4

LOS A

0.1

0.9

0.36

0.65

47.4

North: Site Access


7

L2

Approach

West: Risdon Road (west approach)


11

T1

Approach
All Vehicles

576

3.5

0.151

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

576

3.5

0.151

0.0

NA

0.0

0.0

0.00

0.00

60.0

1320

2.9

0.185

0.3

NA

0.1

0.9

0.01

0.02

59.6

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 2:33:39 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 144
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Western Site Access AM Peak 2025
received on the 20 February 2015.

20/7/2015

Risdon Road Western Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

865

2.4

0.225

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

865

2.4

0.225

0.0

NA

0.0

0.0

0.00

0.00

60.0

34

3.1

0.037

9.8

LOS A

0.1

0.9

0.40

0.67

47.2

34

3.1

0.037

9.8

LOS A

0.1

0.9

0.40

0.67

47.2

North: Site Access


7

L2

Approach

West: Risdon Road (west approach)


11

T1

Approach
All Vehicles

702

3.6

0.184

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

702

3.6

0.184

0.0

NA

0.0

0.0

0.00

0.00

60.0

1601

3.0

0.225

0.2

NA

0.1

0.9

0.01

0.01

59.6

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 2:34:51 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 145
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Western Site Access PM Peak 2015
received on the 20 February 2015.

20/7/2015

Risdon Road Western Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

602

0.5

0.155

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

602

0.5

0.155

0.0

NA

0.0

0.0

0.00

0.00

60.0

12

0.0

0.023

13.3

LOS B

0.1

0.5

0.63

0.82

43.9

12

0.0

0.023

13.3

LOS B

0.1

0.5

0.63

0.82

43.9

North: Site Access


7

L2

Approach

West: Risdon Road (west approach)


11

T1

Approach
All Vehicles

768

0.3

0.066

0.0

LOS A

0.0

0.0

0.00

0.00

59.9

768

0.3

0.329

0.0

NA

0.0

0.0

0.00

0.00

59.9

1382

0.4

0.329

0.1

NA

0.1

0.5

0.01

0.01

59.8

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 2:36:37 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 146
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Western Site Access PM Peak 2025
received on the 20 February 2015.

20/7/2015

Risdon Road Western Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

734

0.4

0.189

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

734

0.4

0.189

0.0

NA

0.0

0.0

0.00

0.00

60.0

12

0.0

0.032

16.4

LOS C

0.1

0.7

0.74

0.91

41.3

12

0.0

0.032

16.4

LOS C

0.1

0.7

0.74

0.91

41.3

North: Site Access


7

L2

Approach

West: Risdon Road (west approach)


11

T1

Approach
All Vehicles

937

0.2

0.080

0.1

LOS A

0.0

0.0

0.00

0.00

59.9

937

0.2

0.401

0.1

NA

0.0

0.0

0.00

0.00

59.9

1682

0.3

0.401

0.2

NA

0.1

0.7

0.01

0.01

59.7

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Monday, 16 February 2015 3:11:46 PM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 147

20/7/2015

Planning Authority: Hobart City Council

Appendix D
Development Plans

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

Rev.

HAZ-1907

HAZ-1907-A01

HAZ-1907-A02

HAZ-1907-A03

HAZ-1907-L01

HAZ-1907-H01

UNDERGROUND DRAINAGE PLAN

LANDSCAPE PLAN

CONCEPT ELEVATIONS

TANKER PATH LAYOUT

PROPOSED SITE PLAN

DRAWING LIST

DRAWING TITLE

SITE SPECIFIC DRAWINGS

DWG. No.

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

HAZ-1907

DRAWING No

NORTH

DESIGNED

PK

HAZ-1907

DRAWING LIST

DRAWN

APPROVED

LPD

SCALE

DATE

ISSUE/AMT

NTS

BY

Item No. 6.1.4 / Page No. 148

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

FINDELLA PTY LTD

PROJECT

HAZKEM

ISS/AMT DESCRIPTION

CPC Agenda
20/7/2015

Planning Authority: Hobart City Council

CAR PARKING

CAR PARKING

N
O
D
R I S

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

R D

POWERLINES

POWERLINES

LEASE BOUNDARY

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3 T5

T2 T4

DESCRIPTION
INITIAL HAZKEM ISSUE
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED

DRAWN

SCALE

ISSUE/AMT

1:200 @A3

DATE

DRAWING No

APPROVED

JS

BY
JS
LPD
LPD
LPD

HAZ-1907- A01

NORTH

DESIGNED

PK

HAZ-1907

PROPOSED SITE PLAN

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT
0
1
2
3

Item No. 6.1.4 / Page No. 149

CAR PARKING

REMOTE FUEL
FILL POINTS
ROLL-OVER KERB

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

MAYPOLE HOTEL

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

FUEL
VENTS

SHOP

Planning Authority: Hobart City Council

CAR PARKING

CAR PARKING

O N
D
S
R I

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

R D

POWERLINES

POWERLINES

LEASE BOUNDARY

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3 T5

T2 T4

DESCRIPTION
INITIAL HAZKEM ISSUE
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED

DRAWN

SCALE

ISSUE/AMT

1:300 @A3

DATE

DRAWING No

APPROVED

JS

BY
JS
LPD
LPD
LPD

HAZ-1907-A02

NORTH

DESIGNED

PK

HAZ-1907

TANKER PATH LAYOUT

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT
0
1
2
3

Item No. 6.1.4 / Page No. 150

CAR PARKING

REMOTE FUEL
FILL POINTS
ROLL-OVER KERB

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

MAYPOLE HOTEL

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

FUEL
VENTS

SHOP

ABC

PETROL

ABC

BOUNDARY

Planning Authority: Hobart City Council

PETROL

BOUNDARY

2700

ABC
PETROL

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

DRAWN

SCALE

ISSUE/AMT

1:150 @A3

DRAWING No

APPROVED

JS

DATE

HAZ-1907- A03

NORTH

DESIGNED

PK

HAZ-1907

CONCEPT ELEVATIONS

BY
JS

Item No. 6.1.4 / Page No. 151

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT DESCRIPTION
0
INITIAL HAZKEM ISSUE

CPC Agenda
20/7/2015

BOUNDARY

5000

4800

BOUNDARY

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

SHOP

POWERLINES

POWERLINES

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3

T2

T5

T4

DRAWN

SCALE

ISSUE/AMT

1:200 @A3

DATE

DRAWING No

APPROVED

LPD

BY
LPD

HAZ-1907-L01

NORTH

DESIGNED

PK

HAZ-1907

LANSCAPE PLAN

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

DIANELLA TASMANICA
0.5-2.0m WIDTH
0.5-2m HEIGHT

LOMANDRA LONGIFOLIA
0.1-1m WIDTH
0.5m HEIGHT

LEGEND

ISS/AMT DESCRIPTION
0
INITIAL HAZKEM ISSUE

Item No. 6.1.4 / Page No. 152

LEASE BOUNDARY

CAR PARKING

ROLL-OVER KERB

REMOTE FUEL
FILL POINTS

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

00

DN8

PIT

NEW SEWER
CONNECTION

RETAINING WALL
(2.0 - 2.5m HIGH)

FROM SERVICE
STATION AREA VIA
OIL INTERCEPTOR

OPEN DRAIN

TO EXISTING
OUTLET

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

EXISTING SEWER

EXISTING SEWER

G SEW
ER

EXIST
IN

RETAINING WALL
(2.0 - 2.5m HIGH)

OPEN DRAIN

NEW WATER METER


TO TAS WATER
REQUIREMENTS

PK

DRAWN

SCALE

ISSUE/AMT

1:200 @A3

HAZ-1907- H01

APPROVED

MDC

DATE

DRAWING No

NORTH

DESIGNED

HAZ-1907

UNDERGROUND DRAINAGE PLAN

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

PRELIMINARY

BY
MDC

Item No. 6.1.4 / Page No. 153

POWERLINES

POWERLINES

OPEN DRAIN

CAR PARKING

DN225 SW PIPE

EXISTING WATER CONNECTION


TO BE ABANDONED

LEASE BOUNDARY

CAR PARKING

ISS/AMT DESCRIPTION
0
INITIAL HAZKEM ISSUE

CPC Agenda
20/7/2015

EXISTING SW TO
BE ABANDONED

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 154

20/7/2015

Planning Authority: Hobart City Council

Appendix E
Sight Distance Photos

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 155

Planning Authority: Hobart City Council

Approximate location of New Town Road southern access

Approximate location of New Town Road northern access

pitt&sherry ref: HB14573H002 App E 31P Rev 00/SJ/bb

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 156

Planning Authority: Hobart City Council

New Town Road North Access looking north

New Town Road North Access looking south

pitt&sherry ref: HB14573H002 App E 31P Rev 00/SJ/bb

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 157

Planning Authority: Hobart City Council

New Town Road South Access looking north

New Town Road South Access looking south

pitt&sherry ref: HB14573H002 App E 31P Rev 00/SJ/bb

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 158

Planning Authority: Hobart City Council

Risdon Road Eastern Access looking west

Risdon Road Eastern Access looking east

pitt&sherry ref: HB14573H002 App E 31P Rev 00/SJ/bb

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 159

Planning Authority: Hobart City Council

Risdon Road Western Access looking east

Risdon Road Western Access looking west

pitt&sherry ref: HB14573H002 App E 31P Rev 00/SJ/bb

20/7/2015

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 160

20/7/2015

Planning Authority: Hobart City Council

Appendix F
SIDRA Model Outputs 2015 and 2025 Models

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 161
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection AM Peak 2015 with development
received on the 20 February 2015.
New Site
- Fixed
Time City
Cycle
Time = 110 seconds (Practical Cycle Time)
PlanningSignals
Authority:
Hobart
Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

21

L2

23

0.0

0.572

49.9

LOS D

13.1

93.2

0.93

0.81

26.6

22

T1

506

2.1

0.572

40.1

LOS D

13.1

93.2

0.92

0.79

27.3

23

R2

115

4.6

0.501

57.8

LOS E

5.9

43.3

0.98

0.79

23.3

644

2.5

0.572

43.6

LOS D

13.1

93.2

0.93

0.79

26.5

Approach
East: Risdon Road
24

L2

107

4.9

0.263

45.8

LOS D

4.8

34.8

0.86

0.77

26.6

25

T1

355

2.7

0.679

41.5

LOS D

14.7

105.4

0.95

0.80

26.9

26

R2

271

1.9

0.855

64.4

LOS E

16.0

113.6

1.00

0.95

21.7

733

2.7

0.855

50.6

LOS D

16.0

113.6

0.95

0.85

24.7

Approach

North: New Town Road (north approach)


27

L2

183

6.3

0.859

58.9

LOS E

23.5

170.6

1.00

0.99

23.5

28

T1

595

2.7

0.859

50.2

LOS D

23.5

170.6

0.99

0.99

24.0

29

R2

191

2.8

0.822

65.3

LOS E

11.1

79.2

1.00

0.92

21.5

968

3.4

0.859

54.8

LOS D

23.5

170.6

0.99

0.98

23.4

Approach
West: Forster Street
30

L2

145

2.2

0.349

47.0

LOS D

6.6

47.1

0.89

0.80

26.1

31

T1

317

2.7

0.756

45.0

LOS D

16.5

118.3

0.98

0.89

25.7

32

R2

Approach
All Vehicles

35

0.0

0.108

49.8

LOS D

1.6

11.1

0.88

0.73

25.3

497

2.3

0.756

45.9

LOS D

16.5

118.3

0.95

0.85

25.8

2842

2.8

0.859

49.6

LOS D

23.5

170.6

0.96

0.88

24.8

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Intersection and Approach LOS values are based on average delay for all vehicle movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - Pedestrians


Mov
ID

Description

Demand
Flow
ped/h

Average
Delay
sec

Level of Average Back of Queue


Service Pedestrian
Distance
ped
m

Prop.
Queued

Effective
Stop Rate
per ped

P5

South Full Crossing

21

49.2

LOS E

0.1

0.1

0.95

0.95

P6

East Full Crossing

21

42.8

LOS E

0.1

0.1

0.88

0.88

P7

North Full Crossing

21

45.5

LOS E

0.1

0.1

0.91

0.91

P8

West Full Crossing

21

40.2

LOS E

0.1

0.1

0.86

0.86

84

44.4

LOS E

0.90

0.90

All Pedestrians

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)
Pedestrian movement LOS values are based on average delay per pedestrian movement.
Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

Processed: Tuesday, 17 February 2015 9:56:17 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 162
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection AM Peak 2025 with development
received on the 20 February 2015.
New Site
- Fixed
Time City
Cycle
Time = 150 seconds (Practical Cycle Time)
PlanningSignals
Authority:
Hobart
Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

21

L2

28

0.0

0.724

72.0

LOS E

24.0

170.8

0.97

0.87

20.9

22

T1

617

2.0

0.724

58.7

LOS E

24.0

170.8

0.95

0.84

22.1

23

R2

139

3.8

0.716

76.6

LOS E

9.9

71.9

0.99

0.84

19.4

784

2.3

0.724

62.4

LOS E

24.0

170.8

0.96

0.84

21.5

Approach
East: Risdon Road
24

L2

131

4.0

0.319

59.8

LOS E

7.9

57.6

0.88

0.79

22.8

25

T1

432

2.4

1.067

155.5

LOS F

40.7

291.1

0.97

1.25

11.2

26

R2

329

1.6

1.083

202.1

LOS F

41.0

291.0

1.00

1.22

9.1

892

2.4

1.083

158.7

LOS F

41.0

291.1

0.97

1.17

11.1

Approach

North: New Town Road (north approach)


27

L2

220

6.2

1.082

174.2

LOS F

64.3

466.4

1.00

1.38

10.5

28

T1

723

2.6

1.082

177.7

LOS F

64.3

466.4

1.00

1.44

10.0

29

R2

233

2.3

1.071

181.9

LOS F

27.4

195.8

1.00

1.20

10.0

1176

3.2

1.082

177.9

LOS F

64.3

466.4

1.00

1.38

10.1

Approach
West: Forster Street
30

L2

177

1.8

0.425

61.6

LOS E

11.1

78.7

0.91

0.81

22.2

31

T1

386

2.5

0.951

87.9

LOS F

34.2

244.7

1.00

1.13

17.1

32

R2

Approach
All Vehicles

42

0.0

0.103

57.9

LOS E

2.4

17.1

0.83

0.74

23.1

605

2.1

0.951

78.1

LOS E

34.2

244.7

0.96

1.01

18.7

3457

2.6

1.083

129.3

LOS F

64.3

466.4

0.98

1.14

13.0

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Intersection and Approach LOS values are based on average delay for all vehicle movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - Pedestrians


Mov
ID

Description

Demand
Flow
ped/h

Average
Delay
sec

Level of Average Back of Queue


Service Pedestrian
Distance
ped
m

Prop.
Queued

Effective
Stop Rate
per ped

P5

South Full Crossing

21

60.8

LOS F

0.1

0.1

0.90

0.90

P6

East Full Crossing

21

53.0

LOS E

0.1

0.1

0.84

0.84

P7

North Full Crossing

21

57.3

LOS E

0.1

0.1

0.87

0.87

P8

West Full Crossing

21

50.5

LOS E

0.1

0.1

0.82

0.82

84

55.4

LOS E

0.86

0.86

All Pedestrians

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)
Pedestrian movement LOS values are based on average delay per pedestrian movement.
Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

Processed: Tuesday, 17 February 2015 10:02:19 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 163
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection PM Peak 2015 with development
received on the 20 February 2015.
New Site
- Fixed
Time City
Cycle
Time = 110 seconds (Practical Cycle Time)
PlanningSignals
Authority:
Hobart
Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

21

L2

65

0.0

0.522

43.3

LOS D

12.7

90.4

0.89

0.81

28.7

22

T1

477

2.6

0.522

34.8

LOS C

12.7

90.4

0.87

0.76

29.2

23

R2

179

2.4

0.856

67.4

LOS E

10.6

75.6

1.00

0.97

21.1

721

2.3

0.856

43.7

LOS D

12.7

90.4

0.91

0.82

26.6

Approach
East: Risdon Road
24

L2

118

0.0

0.279

45.9

LOS D

5.3

36.8

0.87

0.78

26.6

25

T1

329

2.2

0.629

40.9

LOS D

13.5

96.0

0.94

0.78

27.1

26

R2

211

2.0

0.843

66.0

LOS E

12.4

88.1

1.00

0.94

21.3

658

1.8

0.843

49.8

LOS D

13.5

96.0

0.94

0.83

24.9

Approach

North: New Town Road (north approach)


27

L2

352

0.0

0.902

62.7

LOS E

30.5

214.7

1.00

1.02

22.3

28

T1

606

1.7

0.902

54.1

LOS D

30.5

214.7

1.00

1.06

23.0

29

R2

100

2.1

0.429

57.4

LOS E

5.1

36.5

0.97

0.78

23.3

1058

1.2

0.902

57.2

LOS E

30.5

214.7

1.00

1.02

22.8

Approach
West: Forster Street
30

L2

101

2.1

0.243

45.9

LOS D

4.5

31.8

0.86

0.78

26.5

31

T1

265

3.2

0.625

41.6

LOS D

12.9

93.0

0.95

0.80

26.8

32

R2

Approach
All Vehicles

29

0.0

0.116

53.8

LOS D

1.4

9.9

0.91

0.73

24.2

396

2.7

0.625

43.6

LOS D

12.9

93.0

0.93

0.79

26.5

2833

1.8

0.902

50.2

LOS D

30.5

214.7

0.95

0.89

24.7

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Intersection and Approach LOS values are based on average delay for all vehicle movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - Pedestrians


Mov
ID

Description

Demand
Flow
ped/h

Average
Delay
sec

Level of Average Back of Queue


Service Pedestrian
Distance
ped
m

Prop.
Queued

Effective
Stop Rate
per ped

P5

South Full Crossing

21

49.2

LOS E

0.1

0.1

0.95

0.95

P6

East Full Crossing

21

39.3

LOS D

0.1

0.1

0.85

0.85

P7

North Full Crossing

21

45.5

LOS E

0.1

0.1

0.91

0.91

P8

West Full Crossing

21

36.9

LOS D

0.1

0.1

0.82

0.82

84

42.7

LOS E

0.88

0.88

All Pedestrians

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)
Pedestrian movement LOS values are based on average delay per pedestrian movement.
Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

Processed: Tuesday, 17 February 2015 10:05:58 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 164
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road - Risdon Road - Forster Street Intersection PM Peak 2025 with development
received on the 20 February 2015.
New Site
- Fixed
Time City
Cycle
Time = 150 seconds (Practical Cycle Time)
PlanningSignals
Authority:
Hobart
Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

21

L2

79

0.0

0.658

59.8

LOS E

24.1

171.3

0.93

0.86

23.6

22

T1

582

2.5

0.658

48.6

LOS D

24.1

171.3

0.90

0.80

24.6

23

R2

218

1.9

1.043

190.3

LOS F

24.6

175.2

1.00

1.19

9.7

879

2.2

1.043

84.8

LOS F

24.6

175.2

0.92

0.90

17.7

21.8

Approach
East: Risdon Road
24

L2

142

0.0

0.383

63.9

LOS E

9.0

63.2

0.91

0.80

25

T1

400

2.1

1.058

147.8

LOS F

37.1

264.5

0.97

1.23

11.6

26

R2

256

1.6

1.047

169.4

LOS F

28.8

204.3

1.00

1.16

10.6

798

1.6

1.058

139.8

LOS F

37.1

264.5

0.97

1.13

12.3

Approach

North: New Town Road (north approach)


27

L2

425

0.0

1.061

155.7

LOS F

72.3

508.3

1.00

1.26

11.4

28

T1

736

1.7

1.061

154.9

LOS F

72.3

508.3

1.00

1.39

11.2

29

R2

122

1.7

0.384

67.6

LOS E

8.0

56.6

0.93

0.79

21.0

1283

1.1

1.061

146.9

LOS F

72.3

508.3

0.99

1.29

11.8

Approach
West: Forster Street
30

L2

123

1.7

0.336

63.7

LOS E

7.7

55.0

0.90

0.79

21.8

31

T1

324

2.9

0.901

76.6

LOS E

26.3

188.4

1.00

1.04

18.7

32

R2

Approach
All Vehicles

36

0.0

0.120

66.2

LOS E

2.2

15.7

0.89

0.74

21.2

483

2.4

0.901

72.6

LOS E

26.3

188.4

0.97

0.95

19.6

3443

1.7

1.061

118.9

LOS F

72.3

508.3

0.97

1.11

13.9

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Intersection and Approach LOS values are based on average delay for all vehicle movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Movement Performance - Pedestrians


Mov
ID

Description

Demand
Flow
ped/h

Average
Delay
sec

Level of Average Back of Queue


Service Pedestrian
Distance
ped
m

Prop.
Queued

Effective
Stop Rate
per ped

P5

South Full Crossing

21

64.5

LOS F

0.1

0.1

0.93

0.93

P6

East Full Crossing

21

47.2

LOS E

0.1

0.1

0.79

0.79

P7

North Full Crossing

21

60.8

LOS F

0.1

0.1

0.90

0.90

P8

West Full Crossing

21

44.9

LOS E

0.1

0.1

0.77

0.77

84

54.4

LOS E

0.85

0.85

All Pedestrians

Level of Service (LOS) Method: SIDRA Pedestrian LOS Method (Based on Average Delay)
Pedestrian movement LOS values are based on average delay per pedestrian movement.
Intersection LOS value for Pedestrians is based on average delay for all pedestrian movements.

Processed: Tuesday, 17 February 2015 10:07:50 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 165
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access AM Peak 2015 with development
received on the 20 February 2015.

20/7/2015

Risdon Road Eastern Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

711

2.5

0.185

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

R2

37

0.0

0.051

11.8

LOS B

0.2

1.3

0.54

0.79

45.2

747

2.4

0.185

0.6

NA

0.2

1.3

0.03

0.04

59.0

Approach
North: Site Access
7

L2

12

0.0

0.155

29.0

LOS D

0.5

3.2

0.83

0.94

33.3

R2

14

0.0

0.155

29.1

LOS D

0.5

3.2

0.83

0.94

33.3

25

0.0

0.155

29.1

LOS D

0.5

3.2

0.83

0.94

33.3

Approach

West: Risdon Road (west approach)


10

L2

28

7.4

0.053

8.2

LOS A

0.0

0.0

0.00

0.26

56.4

11

T1

576

3.7

0.053

0.0

LOS A

0.0

0.0

0.00

0.03

59.5

604

3.8

0.265

0.4

NA

0.0

0.0

0.00

0.04

59.3

1377

3.0

0.265

1.0

NA

0.5

3.2

0.03

0.06

58.3

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 11:17:42 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 166
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access AM Peak 2025 with development
received on the 20 February 2015.

20/7/2015

Risdon Road Eastern Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

865

2.4

0.225

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

R2

34

0.0

0.057

13.0

LOS B

0.2

1.4

0.60

0.84

44.1

899

2.3

0.225

0.5

NA

0.2

1.4

0.02

0.03

59.2

Approach
North: Site Access
7

L2

12

0.0

0.287

53.5

LOS F

0.8

5.9

0.92

1.00

24.2

R2

14

0.0

0.287

53.6

LOS F

0.8

5.9

0.92

1.00

24.2

25

0.0

0.287

53.5

LOS F

0.8

5.9

0.92

1.00

24.2

Approach

West: Risdon Road (west approach)


10

L2

33

6.5

0.064

8.2

LOS A

0.0

0.0

0.00

0.24

56.6

11

T1

702

3.6

0.064

0.0

LOS A

0.0

0.0

0.00

0.03

59.5

735

3.7

0.322

0.4

NA

0.0

0.0

0.00

0.04

59.4

1659

2.9

0.322

1.3

NA

0.8

5.9

0.03

0.05

58.0

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 11:18:02 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 167
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access PM Peak 2015 with development
received on the 20 February 2015.

20/7/2015

Risdon Road Eastern Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

602

0.3

0.155

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

R2

21

0.0

0.038

13.5

LOS B

0.1

0.9

0.63

0.84

43.6

623

0.3

0.155

0.5

NA

0.1

0.9

0.02

0.03

59.2

Approach
North: Site Access
7

L2

32

0.0

0.317

33.2

LOS D

1.0

7.3

0.87

1.00

31.3

R2

20

0.0

0.317

33.3

LOS D

1.0

7.3

0.87

1.00

31.3

52

0.0

0.317

33.2

LOS D

1.0

7.3

0.87

1.00

31.3

Approach

West: Risdon Road (west approach)


10

L2

28

3.7

0.068

8.2

LOS A

0.0

0.0

0.00

0.20

57.3

11

T1

768

0.1

0.068

0.0

LOS A

0.0

0.0

0.00

0.03

59.5

797

0.3

0.342

0.3

NA

0.0

0.0

0.00

0.03

59.5

1472

0.3

0.342

1.5

NA

1.0

7.3

0.04

0.07

57.6

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:22:39 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 168
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: Risdon Road Eastern Site Access PM Peak 2025 with development
received on the 20 February 2015.

20/7/2015

Risdon Road Eastern Site Access SIDRA Analysis


/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
East: Risdon Road (east approach)

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

T1

734

0.4

0.189

0.0

LOS A

0.0

0.0

0.00

0.00

60.0

R2

23

0.0

0.057

16.1

LOS C

0.2

1.3

0.73

0.92

41.4

757

0.4

0.189

0.5

NA

0.2

1.3

0.02

0.03

59.2

Approach
North: Site Access
7

L2

37

0.0

0.730

97.0

LOS F

2.7

19.2

0.97

1.15

16.3

R2

22

0.0

0.730

97.1

LOS F

2.7

19.2

0.97

1.15

16.3

59

0.0

0.730

97.0

LOS F

2.7

19.2

0.97

1.15

16.3

Approach

West: Risdon Road (west approach)


10

L2

33

6.5

0.083

8.2

LOS A

0.0

0.0

0.00

0.19

57.5

11

T1

937

0.2

0.083

0.1

LOS A

0.0

0.0

0.00

0.03

59.5

969

0.4

0.416

0.3

NA

0.0

0.0

0.00

0.03

59.5

1785

0.4

0.730

3.6

NA

2.7

19.2

0.04

0.07

54.6

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:23:52 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 169
20/7/2015
DOCUMENT
This document is one of the documents
LAYOUT
relevantSITE
to the application
for a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left in only AM Peak 2015 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis

Planning Authority: Hobart City Council

Created: Tuesday, 17 February 2015 8:44:11 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
www.sidrasolutions.com
SIDRA INTERSECTION 6.0.15.4263
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 170
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left in only AM Peak 2015 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis
/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

925

1.6

0.479

0.1

LOS A

0.0

0.0

0.00

0.00

59.9

925

1.6

0.479

0.1

NA

0.0

0.0

0.00

0.00

59.9

North: New Town Road (north approach)


10

L2

38

0.0

0.505

8.3

LOS A

0.0

0.0

0.00

0.04

59.3

11

T1

911

3.1

0.505

0.1

LOS A

0.0

0.0

0.00

0.04

59.3

948

3.0

0.505

0.4

NA

0.0

0.0

0.00

0.04

59.3

1874

2.3

0.505

0.3

NA

0.0

0.0

0.00

0.02

59.6

Approach
All Vehicles

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:38:49 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 171
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left in only AM Peak 2025 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis
/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

1127

1.3

0.583

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

1127

1.3

0.583

0.1

NA

0.0

0.0

0.00

0.00

59.8

North: New Town Road (north approach)


10

L2

41

0.0

0.611

8.3

LOS A

0.0

0.0

0.00

0.04

59.3

11

T1

1111

2.6

0.611

0.2

LOS A

0.0

0.0

0.00

0.04

59.3

Approach

1152

2.5

0.611

0.4

NA

0.0

0.0

0.00

0.04

59.3

All Vehicles

2279

1.9

0.611

0.3

NA

0.0

0.0

0.00

0.02

59.5

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:48:18 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 172
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left in only PM Peak 2015 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis
/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

813

1.8

0.422

0.1

LOS A

0.0

0.0

0.00

0.00

59.9

813

1.8

0.422

0.1

NA

0.0

0.0

0.00

0.00

59.9

North: New Town Road (north approach)


10

L2

40

0.0

0.569

8.3

LOS A

0.0

0.0

0.00

0.04

59.3

11

T1

1032

2.8

0.569

0.1

LOS A

0.0

0.0

0.00

0.04

59.3

Approach

1072

2.7

0.569

0.4

NA

0.0

0.0

0.00

0.04

59.3

All Vehicles

1884

2.3

0.569

0.3

NA

0.0

0.0

0.00

0.02

59.5

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:49:29 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 173
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left in only PM Peak 2025 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis
/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

989

1.5

0.512

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

989

1.5

0.512

0.1

NA

0.0

0.0

0.00

0.00

59.8

North: New Town Road (north approach)


10

L2

43

0.0

0.688

8.3

LOS A

0.0

0.0

0.00

0.04

59.2

11

T1

1257

2.3

0.688

0.2

LOS A

0.0

0.0

0.00

0.04

59.2

Approach

1300

2.2

0.688

0.5

NA

0.0

0.0

0.00

0.04

59.2

All Vehicles

2289

1.9

0.688

0.3

NA

0.0

0.0

0.00

0.02

59.5

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:50:05 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 174
20/7/2015
DOCUMENT
This document is one of the documents
LAYOUT
relevantSITE
to the application
for a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left out only AM Peak 2015 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis

Planning Authority: Hobart City Council

Created: Tuesday, 17 February 2015 8:33:23 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
www.sidrasolutions.com
SIDRA INTERSECTION 6.0.15.4263
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 175
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left out only AM Peak 2015 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis
/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

925

1.6

0.479

0.1

LOS A

0.0

0.0

0.00

0.00

59.9

925

1.6

0.479

0.1

NA

0.0

0.0

0.00

0.00

59.9

32

0.0

0.061

14.0

LOS B

0.2

1.4

0.70

0.90

43.3

32

0.0

0.061

14.0

LOS B

0.2

1.4

0.70

0.90

43.3

East: Site Access


7

L2

Approach

North: New Town Road (north approach)


11

T1

Approach
All Vehicles

911

3.1

0.484

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

911

3.1

0.484

0.1

NA

0.0

0.0

0.00

0.00

59.8

1867

2.3

0.484

0.3

NA

0.2

1.4

0.01

0.02

59.5

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:32:58 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 176
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left out only AM Peak 2025 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis
/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

1127

1.3

0.583

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

1127

1.3

0.583

0.1

NA

0.0

0.0

0.00

0.00

59.8

32

0.0

0.095

18.1

LOS C

0.3

2.1

0.81

0.94

40.0

32

0.0

0.095

18.1

LOS C

0.3

2.1

0.81

0.94

40.0

East: Site Access


7

L2

Approach

North: New Town Road (north approach)


11

1111

2.6

0.588

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

Approach

T1

1111

2.6

0.588

0.1

NA

0.0

0.0

0.00

0.00

59.8

All Vehicles

2269

1.9

0.588

0.4

NA

0.3

2.1

0.01

0.01

59.4

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:34:09 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 177
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left out only PM Peak 2015 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis
/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

813

1.8

0.422

0.1

LOS A

0.0

0.0

0.00

0.00

59.9

813

1.8

0.422

0.1

NA

0.0

0.0

0.00

0.00

59.9

23

0.0

0.057

16.0

LOS C

0.2

1.3

0.76

0.92

41.6

23

0.0

0.057

16.0

LOS C

0.2

1.3

0.76

0.92

41.6

East: Site Access


7

L2

Approach

North: New Town Road (north approach)


11

1032

2.8

0.547

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

Approach

T1

1032

2.8

0.547

0.1

NA

0.0

0.0

0.00

0.00

59.8

All Vehicles

1867

2.3

0.547

0.3

NA

0.2

1.3

0.01

0.01

59.5

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:36:09 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
Item No. 6.1.4 / Page No. 178
20/7/2015
DOCUMENT
This document is one of the documents
SUMMARY
relevantMOVEMENT
to the application for
a planning
permit No. PLN-15-00181-01 and was
Site: New Town Road proposed Site Access left out only PM Peak 2025 with development
received on the 20 February 2015.
New Town Road Site Access SIDRA Analysis
/ Yield
(Two-Way)
PlanningGiveway
Authority:
Hobart
City Council
Movement Performance - Vehicles
Mov
ID

OD
Mov

Demand Flows
Total
HV
veh/h
%
South: New Town Road (south approach)
5

T1

Approach

Deg.
Satn
v/c

Average
Delay
sec

Level of
Service

95% Back of Queue


Vehicles
Distance
veh
m

Prop.
Queued

Effective
Stop Rate
per veh

Average
Speed
km/h

989

1.5

0.512

0.1

LOS A

0.0

0.0

0.00

0.00

59.8

989

1.5

0.512

0.1

NA

0.0

0.0

0.00

0.00

59.8

23

0.0

0.105

23.6

LOS C

0.3

2.2

0.88

0.96

36.3

23

0.0

0.105

23.6

LOS C

0.3

2.2

0.88

0.96

36.3

East: Site Access


7

L2

Approach

North: New Town Road (north approach)


11

1257

2.3

0.664

0.2

LOS A

0.0

0.0

0.00

0.00

59.7

Approach

T1

1257

2.3

0.664

0.2

NA

0.0

0.0

0.00

0.00

59.7

All Vehicles

2269

1.9

0.664

0.4

NA

0.3

2.2

0.01

0.01

59.4

Level of Service (LOS) Method: Delay (HCM 2000).


Vehicle movement LOS values are based on average delay per movement
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a
good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.

Processed: Tuesday, 17 February 2015 10:37:29 AM


Copyright 2000-2013 Akcelik and Associates Pty Ltd
SIDRA INTERSECTION 6.0.15.4263
www.sidrasolutions.com
Project: J:\HOB\2014\551-600\HB14573\12P Technical Data\Traffic\Maypole Development SIDRA Analysis.sip6
8000168, PITT & SHERRY CONSULTING ENGINEERS, PLUS / Floating

DEVELOPMENT APPLICATION
CPC Agenda
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

Item No. 6.1.4 / Page No. 179

20/7/2015

Planning Authority: Hobart City Council

Appendix G
Turning Movement Plans

pitt&sherry ref: HB14573H002 TIA 31P Rev 00/SJ/bb

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

A3

Ph. (03) 6223 1800


Fax. (03) 6223 1299
www.pittsh.com.au

PRELIMINARY

Item No. 6.1.4 / Page No. 180

HOBART OFFICE
199 Macquarie Street
Hobart
Tasmania 7000

ABN 77 009 586 083

CPC Agenda
20/7/2015

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

A3

Ph. (03) 6223 1800


Fax. (03) 6223 1299
www.pittsh.com.au

PRELIMINARY

Item No. 6.1.4 / Page No. 181

HOBART OFFICE
199 Macquarie Street
Hobart
Tasmania 7000

ABN 77 009 586 083

CPC Agenda
20/7/2015

Planning Authority: Hobart City Council

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.

A3

Ph. (03) 6223 1800


Fax. (03) 6223 1299
www.pittsh.com.au

PRELIMINARY

Item No. 6.1.4 / Page No. 182

HOBART OFFICE
199 Macquarie Street
Hobart
Tasmania 7000

ABN 77 009 586 083

CPC Agenda
20/7/2015

CPC Agenda

Contact
Shivani Jordan
(03) 6210 1402
sjordan@pittsh.com.au

Item No. 6.1.4 / Page No. 183

20/7/2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 20 February 2015.
Planning Authority: Hobart City Council

transport | community | industrial & mining | carbon & energy

Brisbane
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Brisbane QLD 4000
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ABN 67 140 184 309

Rev.

DWG. No.

HAZ-1907

HAZ-1907-A01

HAZ-1907-A02

HAZ-1907-A03

HAZ-1907-L01

HAZ-1907-H01

UNDERGROUND DRAINAGE PLAN

LANDSCAPE PLAN

CONCEPT ELEVATIONS

TANKER PATH LAYOUT

PROPOSED SITE PLAN

DRAWING LIST

DRAWING TITLE

SITE SPECIFIC DRAWINGS

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 27/04/2015.

DEVELOPMENT APPLICATION
DOCUMENT

HAZ-1907

DRAWING No

NORTH

DESIGNED

PK

HAZ-1907

DRAWING LIST

DRAWN

APPROVED

LPD

SCALE

DATE

ISSUE/AMT

NTS

BY

Item No. 6.1.4 / Page No. 184

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

FINDELLA PTY LTD

PROJECT

HAZKEM

ISS/AMT DESCRIPTION

CPC Agenda
20/7/2015

CAR PARKING

CAR PARKING

N
O
D
R I S

R D

POWERLINES

POWERLINES

LEASE BOUNDARY

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3 T5

T2 T4

DESCRIPTION
INITIAL HAZKEM ISSUE
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED

DRAWN

SCALE

ISSUE/AMT

1:200 @A3

DATE

DRAWING No

APPROVED

JS

BY
JS
LPD
LPD
LPD

HAZ-1907- A01

NORTH

DESIGNED

PK

HAZ-1907

PROPOSED SITE PLAN

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT
0
1
2
3

Item No. 6.1.4 / Page No. 185

CAR PARKING

REMOTE FUEL
FILL POINTS
ROLL-OVER KERB

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

MAYPOLE HOTEL

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 27/04/2015.

DEVELOPMENT APPLICATION
DOCUMENT

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

FUEL
VENTS

SHOP

CAR PARKING

CAR PARKING

O N
D
S
R I

R D

POWERLINES

POWERLINES

LEASE BOUNDARY

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3 T5

T2 T4

DESCRIPTION
INITIAL HAZKEM ISSUE
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED
PROPOSED KERB / ENTRY AMENDED

DRAWN

SCALE

ISSUE/AMT

1:300 @A3

DATE

DRAWING No

APPROVED

JS

BY
JS
LPD
LPD
LPD

HAZ-1907-A02

NORTH

DESIGNED

PK

HAZ-1907

TANKER PATH LAYOUT

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT
0
1
2
3

Item No. 6.1.4 / Page No. 186

CAR PARKING

REMOTE FUEL
FILL POINTS
ROLL-OVER KERB

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

MAYPOLE HOTEL

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 27/04/2015.

DEVELOPMENT APPLICATION
DOCUMENT

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

FUEL
VENTS

SHOP

BOUNDARY

ABC

PETROL

ABC

PETROL

Planning Authority: Hobart City Council

BOUNDARY

BOUNDARY

2700

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 27/04/2015.

ABC
PETROL

DEVELOPMENT APPLICATION
DOCUMENT

DRAWN

SCALE

ISSUE/AMT

1:150 @A3

DRAWING No

APPROVED

JS

DATE

HAZ-1907- A03

NORTH

DESIGNED

PK

HAZ-1907

CONCEPT ELEVATIONS

BY
JS

Item No. 6.1.4 / Page No. 187

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

ISS/AMT DESCRIPTION
0
INITIAL HAZKEM ISSUE

CPC Agenda
20/7/2015

BOUNDARY

5000

4800

SHOP

POWERLINES

POWERLINES

T1

T6

1 x SINGLE AND
2 x SPLIT 55kL U/G
ENVIROTANKS

17kL U/G
LPG TANK

T3

T2

T5

T4

DRAWN

SCALE

ISSUE/AMT

1:200 @A3

DATE

DRAWING No

APPROVED

LPD

BY
LPD

HAZ-1907-L01

NORTH

DESIGNED

PK

HAZ-1907

LANSCAPE PLAN

PROJECT No

TITLE

CLIENT

TAS

NEW TOWN ROAD

MAYPOLE

PROJECT

HAZKEM

DIANELLA TASMANICA
0.5-2.0m WIDTH
0.5-2m HEIGHT

LOMANDRA LONGIFOLIA
0.1-1m WIDTH
0.5m HEIGHT

LEGEND

ISS/AMT DESCRIPTION
0
INITIAL HAZKEM ISSUE

Item No. 6.1.4 / Page No. 188

LEASE BOUNDARY

CAR PARKING

ROLL-OVER KERB

REMOTE FUEL
FILL POINTS

CANOPY OVER

ROLL-OVER KERB

LEASE BOUNDARY

CAR PARKING

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 27/04/2015.

DEVELOPMENT APPLICATION
DOCUMENT

R O A D
T O W N
N E W

CPC Agenda
20/7/2015

PROPOSED
VEHICLE
ACCESS

10
Meters

15

20

Map ref
Revision
Author
Date

HB14573R3
A
mwalsh
16/03/2015

Data sources:
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Base data from The LIST (C) State of Tasmania
Design from Kon Mantzis

Coordinate System: GDA 1994 MGA Zone 55


When Printed at A4
1:750

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Design

Legend

<Double-click here to enter title>

EXISTING
VEHICLE
ACCESS

<a href=" http://creativecommons.org/licenses/by-nc-nd/3.0/au/"><img

Planning Authority: Hobart City Council

relevant to the application for a planning


permit No. PLN-15-00181-01 and was
received on the 27/04/2015.

199/191 New This


Town
Road
Development
document
is one of
the documents

Item No. 6.1.4 / Page No. 189


File: HB14573R3 12P RevA

DEVELOPMENT APPLICATION
DOCUMENT

CPC Agenda
20/7/2015

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This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00181-01 and was
received on the 12/05/2015.

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Ph. (03) 6223 1800
Fax. (03) 6223 1299
www.pittsh.com.au

HOBART OFFICE
199 Macquarie Street
Hobart
Tasmania 7000

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CPC Agenda
20/7/2015

CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

6.

COMMITTEE ACTING AS PLANNING AUTHORITY


6.1

APPLICATIONS UNDER THE CITY OF HOBART PLANNING


SCHEME 1982
6.1.5

1 BURNETT STREET, NORTH HOBART SIGN


PLN-15-00581-01 FILE REF: 1798691 & P/1/372
15xs
(Council)

CPC Agenda

Item No. 6.1.5 / Page No. 1

20/7/2015

APPLICATION UNDER CITY OF HOBART PLANNING SCHEME 1982

Committee:

20 July 2015

Council:

27 July 2015

Expiry Date:

21 August 2015

Application No:

PLN-15-00581-01

Address:

1 Burnett Street, North Hobart

Applicant:

Geoff Hawkins, 5 Elliott Road, Glenorchy

Proposal:

Sign

Representations:

Nil

Discretion:

Heritage, Sign

Executive Summary
It is proposed to erect an 8.5 metres x 2.5 metres poster panel sign on the southern
elevation of the building at 1 Burnett Street, North Hobart.
The proposed poster panel sign is not related to the use of the site (Rebels Motorcycle
Club, Hobart Chapter).
The proposal is discretionary in terms of signage and heritage.
No representations were received within the statutory advertising period.
The proposal is recommended for refusal.

Author: Deanne Lang

1 Burnett Street

File Ref: 1798691 P/1/372=

CPC Agenda

Item No. 6.1.5 / Page No. 2

20/7/2015

Site and location


The subject site is adjacent to offices and a warehouse, however it is in a predominantly
residential area. The site is directly opposite the Campbell Street Primary School and
within 60 metres of the Brooker Highway, North Hobart.
Zoning and Precinct
The site is zoned Residential 3 and is within Precinct 15A of the City of Hobart Planning
Scheme 1982.
There is no specific Zone Objective for the Residential 3 Zone.
The Statement of Desired Future Character for Precinct 15A is as follows:
The Precinct should be rehabilitated as an inner city residential area with
particular emphasis on the protection and extension of the stock of low cost
housing. There should be minimal intrusion or further development of
nonresidential uses not necessary to serve local residents. Throughout the
Precinct, any modification or expansion of any existing non-residential use will not
be approved unless it can be demonstrated that it will neither displace nor adversely
affect any residential uses and will be compatible in scale and character with a
residential environment.
However existing educational establishments may be permitted to intensify or
expand provided the function and character of the Precinct is not compromised.
The future use and development of the property at 393 Argyle Street and
specifically defined within The Rydges Master Plan shall accord with the
provisions of that plan. Otherwise commercial and industrial uses should be
discouraged from expansion and encouraged to phase out to be replaced by infill
housing.
The environmental image of the Precinct should evolve from the rehabilitation of
its existing housing stock, together with new medium density housing
development compatible with the scale, form, height and siting of these
buildings.
It is considered that the placement of a large poster panel sign within Precinct 15A is at
odds with the Statement of Desired Future Character, as it is a nonresidential use not
necessary to serve local residents.
CONSIDERATION
Proposal
It is proposed to construct an 8.5 metres x 2.5 metres poster panel sign. The message will
change on a regular basis.
The applicant has advised that the reason that they wish to erect sign is to deter graffiti
artists using the wall for their art and therefore reduce the time and cost of repainting the
wall.

Author: Deanne Lang

1 Burnett Street
-2-

File Ref: 1798691 P/1/372

CPC Agenda

Item No. 6.1.5 / Page No. 3

20/7/2015

The poster panel will not be illuminated.


The applicant has advised that the message will not relate to the existing use of the site
and the applicant will not ...giving any support to anything that is inapt, eg smoking,
alcohol or sexual

Background
There is no background relevant to this application.
Discretion
Discretion

Planning Scheme Requirement

Proposed

Signage

Poster Panel signs are


discretionary within the
Residential 3 zone.

A poster panel sign.

Heritage

All development adjacent to a


place listed in Schedule F is
discretionary.

The subject site is


adjacent to 231
Campbell Street which
is listed under Schedule
F of the City of Hobart
Planning Scheme 1982.

Representations
Nil
Suggestions
Nil.

Author: Deanne Lang

1 Burnett Street
-3-

File Ref: 1798691 P/1/372

CPC Agenda

Item No. 6.1.5 / Page No. 4

20/7/2015

Consultation
The applicant has been contacted and advised that the application is to be considered by
the City Planning Committee and the Council, and that it has been recommended for
refusal.
Delegation
As the officers recommendation is for refusal, delegation rests with the Council.
Appraisal

i.

Use

The proposed poster panel sign is not ancillary to the use of the site (Club Rooms).
A poster panel is a discretionary sign within the Residential 3 Zone.

ii.

Signage

It is proposed to erect an 8.5 metres x 2.55 metres poster panel sign.


A poster panel sign is a discretionary sign in the Residential 3 Zone.
The sign does not meet the following sign standards for poster panel signs specified in
G.7.10 of the City of Hobart Planning Scheme 1982:
- Maximum length 6000mm.
- Maximum depth 3000mm.
- May be illuminated.
The sign has a length of 8500mm and therefore is required to be assessed against G.8 of
the City of Hobart Planning Scheme 1982 which states:
G.8.1 A sign which does not meet the standards or definitions for signs within
this Schedule may be considered by the Council only in circumstances where it
would be unreasonable for the sign standards or definitions to apply.
And;
G.8.2 In assessing a sign in this category the Council shall take into consideration
those matters listed for the assessment of signs in Table C of the Zone
Requirements.
G.9.7 states:
A sign listed in Table C may be approved at the discretion of the Council if
it is considered suitable in that Zone.

Author: Deanne Lang

1 Burnett Street
-4-

File Ref: 1798691 P/1/372

CPC Agenda

Item No. 6.1.5 / Page No. 5

20/7/2015

G.9.8 states:
In addition to the specific signs listed in Table C for each Zone, this group
also includes a sign which:
(i)
is to be placed on a building or site not having a P use status in
Table A of Schedule A and where the sign relates to that use, or
(ii)
is to be placed on a building or site in any use, or on vacant land,
and where the sign does not relate to that use,
(iii)
is an additional sign to a specified maximum exempt pursuant to
Section G.4 of this Schedule,
(iv)

is a sky sign on a building greater than 7500mm in height.

The proposed sign does not relate to the use of the site and therefore Clause G.9.8 (ii) of
the City of Hobart Planning Scheme 1982 applies.
G.9.11 states:
In all cases a sign listed in Table C or other signs within this Group shall not be
approved if in the opinion of the Council:
(i)

the sign will dominate or obscure another sign to the detriment of that signs
effect or message;

The proposed poster panel sign is the sole sign on this elevation and will not
dominate or obscure any adjacent sign.
(ii)

the sign will lead to clutter of signage on the site or involve unnecessary
repetition of messages;

As stated above, the proposed sign is the sole sign on the southern elevation of the
building. The message will change on a regular basis. Consequently, it is
considered that the placement of the signs do not result in a clutter of signage on the
site or unnecessary repetition of messages.
(iii)

the sign will endanger of confuse traffic or cause confusion with navigation
aids to ships and aircraft;

The sign is not illuminated and so would not cause confusion with navigation aids to
ships and aircraft.
(iv)

the sign will lead to a significant reduction of sunlight into a window or


windows of an adjacent building;

The proposed sign is located on the southern elevation and only protrudes
approximately 6cm from the wall. The sign will be approximately 5 metres to the east
of a commercial property and together with the width of the sign, it is considered that
the sign will not have any impact on the amount of sunlight currently enjoyed by this
commercial property.

Author: Deanne Lang

1 Burnett Street
-5-

File Ref: 1798691 P/1/372

CPC Agenda

(v)

Item No. 6.1.5 / Page No. 6

20/7/2015

the proposed illumination, structure or size of the sign is of such


characteristics, or of such close proximity that it would significantly disturb the
amenity of an adjacent property and its occupants;

The sign is not illuminated and it is considered that there will be no impact on the
adjoining commercial property at 3 Burnett Street, North Hobart. However, it is
considered that the sign will disturb the amenity of the adjacent property at 231
Campbell Street (Campbell Street Primary). The proposed sign, being so large, will
be extremely visible from the playing oval and playground at Campbell Street Primary
School.
While the applicant has advised that the sign will not have certain messages, the
planning permit cannot be conditioned to this effect and may therefore affect the
amenity of the adjacent (opposite) property and occupants (predominantly children
aged 4-12 years).
(vi)

the attainment of the Desired Character of the Precinct in which it is locate will
be prejudiced;

The proposed poster panel sign is within the Precinct 15A of the Residential 3 Zone.
The Statement of Desired Future Character includes the following statement:
...There should be minimal intrusion or further development of nonresidential
uses not necessary to serve local residents. Throughout the Precinct,
any modification or expansion of any existing non-residential use will not be
approved unless it can be demonstrated that it will neither displace nor adversely
affect any residential uses and will be compatible in scale and character with a
residential environment.
Development is defined under the City of Hobart Planning Scheme 1982 as
including:
(g)

the construction or putting up for display of signs or hoardings to be read from


off the site;

The erection of the site will contain messages not specifically necessary to serve
local residents. As stated above, the property is located in a residential zoned area.
The use of signage in residential areas, relating to commercial advertising should not
be encouraged nor is it an appropriate and necessary development in a residential
zone.
The site is currently used as clubrooms, which is not defined under the planning
scheme and was considered and approved as a discretionary use in the zone. While
the applicant has advised that the message contained upon the poster will not be
related to the use of the site, the proposed sign will at least will result in a
modification of the existing non-residential use of the land, which will adversely affect
the residential uses surrounding the site. In terms of compatibility, there are no
signs of the scale and character in the immediate area, and therefore the proposed
sign is completely at odds with the surrounding properties and their predominantly
residential use.

Author: Deanne Lang

1 Burnett Street
-6-

File Ref: 1798691 P/1/372

CPC Agenda

(vii)

Item No. 6.1.5 / Page No. 7

20/7/2015

the sign will deleteriously impact on the amenity and function of the Permitted
land uses within the Zone;

The sign will impact on the visual amenity of the surrounding residential uses, its
existence is not required and is out of context with when viewed against the permitted
land uses in the zone. In terms of the signs placement within a residential zone, it is
considered that it is out of character and will impact on any adjacent permitted uses.
(viii) the design and siting of the sign will be incompatible with
architectural, streetscape or landscape features of the site and the
vicinity.
There is one sign advertising the business being undertaken on the adjacent
property. This sign is located on the front facade of the building, which is setback
approximately 15m from the front boundary.
The design of the proposed sign, in terms of its size, placement and message not
related to the use of the site, is incompatible with the streetscape. As contained
within the Cultural Heritage Officers assessment, the sign will detract from the
architectural values of the site.
As stated above, with exception of the neighbouring property there are no signs
within the immediate area, including this section of Burnett Street. Consequently the
proposed sign does not meet G.9.11(viii)
Location of the proposed sign subject
to this application
Sign relating to the business
undertaken at the adjacent property

Author: Deanne Lang

1 Burnett Street
-7-

File Ref: 1798691 P/1/372

CPC Agenda

iii.

Item No. 6.1.5 / Page No. 8

20/7/2015

Heritage

The site is adjacent to a heritage listed site (Campbell Street Primary School) and
therefore the application was referred to the Councils Cultural Heritage Officer who
provided a comprehensive assessment and concluded:
1 Burnett Street is one such adjacent previously-residential property that has been
severely compromised over the last century with incongruous additions to the
building and inappropriate modifications to its facade (including the removal of
windows and the front entrance plus the painting of the brickwork).
Whilst the application is being assessed under the previous scheme (City of Hobart
Planning Scheme 1982), under the Hobart Interim Planning Scheme 2015, 1
Burnett Street will be part of the Heritage Precinct North Hobart Residential (Ref.
NH8) and, despite the changes that have been made, the residential qualities of the
building are still apparent through the form and detailing of its roof and eaves and
the visible parts of the original facade.
Along with the remaining residential properties, the mature trees and landscaping
along Burnett Street plus the nearby bushland of the Domain combine to provide a
visual balance to the busy roads that run alongside the school.
Much of the exterior of the building at 1 Burnett Street is painted now painted dark
grey. The neutral paint colour means that although badly disfigured, the building
forms a relatively neutral part of the setting of the listed place. The current absence
of signage along the Burnett Street frontage also enables its current non-residential
use to be somewhat disguised from the listed place.

Figure F. View of the wall taken from outside of the listed place

Figure E. Screenshot taken from Application showing the proposed sign.


Author: Deanne Lang

1 Burnett Street
-8-

File Ref: 1798691 P/1/372

CPC Agenda

Item No. 6.1.5 / Page No. 9

20/7/2015

Compared to other sections of Campbell Street and Burnett Street there are
relatively few examples of large signs surrounding the school and those that do
exist are set back from the street, much smaller in size than those proposed in the
current application and directly related to the occupants/business of each premises.
The proposed sign at 1 Burnett Street is very large and would face directly towards
the listed place. The sign would be clearly visible from the school grounds.
Further commercialisation of this adjacent previously-residential building with
advertising signage will degrade the setting of the listed place.
The proposed signage would be in conflict with Article 8 of The Burra Charter as
adopted on 23rd April, 1988 as it would present an environmental intrusion which
would adversely affect the appreciation and enjoyment of the listed place.
Conclusion
It is proposed to erect an 8.5 metres x 2.5 metres poster panel sign on the southern
elevation of the existing Rebel Motorcycle Club Rooms at 1 Burnett Street, North Hobart.
The applicant has advised that the reason that they wish to erect sign is to deter graffiti
artists using the wall for their art and therefore reduce the time and cost of repainting the
wall.
No representations were received within the statutory timeframe.
The proposal does not meet the Statement of Desired Future Character for Precinct 15A
and is not supported by the Councils Cultural Heritage Officer.
The proposal does not meet the signage standards nor performance criteria under
Schedule G of the City of Hobart Planning Scheme 1982 and is recommended for refusal.
Recommendation
That: A. Pursuant to Part 2 of the City of Hobart Planning Scheme 1982, the
Council refuse the application for a sign at 1 Burnett Street, North Hobart
for the following reasons:
1.

The proposed signage does not meet the signage standards


specified within clause G.7.10 of the City of Hobart Planning Scheme
1982.

2.

The proposal is contrary to clause G.9.11 (v) of the City of Hobart


Planning Scheme 1982, in that the size of the sign would significantly
disturb the amenity of adjacent properties and their occupants,
including those at 231 Campbell, North Hobart.

3.

The proposal is contrary to clause G.9.11 (vii) of the City of Hobart


Planning Scheme 1982, in that the sign will deleteriously impact on
the residential amenity and function of the Permitted land uses
within the Residential 3 Zone.

Author: Deanne Lang

1 Burnett Street
-9-

File Ref: 1798691 P/1/372

CPC Agenda

Item No. 6.1.5 / Page No. 10

20/7/2015

4.

The proposal is contrary to clause G.9.11(viii) of the City of Hobart


Planning Scheme 1982, in that the design and siting of the sign will
be incompatible with streetscape features of the site and the vicinity.

5.

The proposal is contrary to section 5.9.1 of the City of Hobart Planning


Scheme 1982 as it results in a non residential use not necessary to
serve local residents.

6.

The signage will have a deleterious effect on the cultural significance


of the listed place at 231 Campbell Street and is contrary to clause
G.12.1 (v) of the City of Hobart Planning Scheme 1982.

(Deanne Lang)
DEVELOPMENT APPRAISAL PLANNER
As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.

(Leanne Lassig)
ACTING SENIOR STATUTORY PLANNER
As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government
Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act
1993, in matters contained in this report.
Date of Report: 3 July 2015
Attachment(s) Attachment A Documents and Drawings List
Attachment B Documents and Drawings

Author: Deanne Lang

1 Burnett Street
- 10 -

File Ref: 1798691 P/1/372

CPC Agenda

Item No. 6.1.5 / Page No. 11

20/7/2015

Documents and Drawings that comprise


Planning Application Number - PLN-15-00581-01
DEVELOPMENT ADDRESS:

1 Burnett Street, North Hobart

LIST OF DOCUMENTATION:
Description

Application Form
Title
Site Plan
Elevation plan showing
dimensions
Additional information re: type
of signage, attachment to wall,
message
Additional information
confirming that the message
contained on the proposed
signage will not relate to the
use of the site

Author: Deanne Lang

Drawing
Number/Revision/Author/Date,
Report Author/Date, Etc
Lot 3 on Sealed Plan 127839

Date of Lodgement
to Council
15 May 2015
15 May 2015
15 May 2015
15 May 2015
29 May 2015

19 June 2015

1 Burnett Street
- 11 -

File Ref: 1798691 P/1/372

CPC Agenda

Item No. 6.1.5 / Page No. 12

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00581-01 and was
received on 15 May 2015.
Planning Authority: Hobart City Council

20/7/2015

Planning Authority: Hobart City Council

This document is one of the documents


relevant to the application for a planning
permit No. PLN-15-00581-01 and was
received on 15 May 2015.

DEVELOPMENT APPLICATION
DOCUMENT

CPC Agenda
Item No. 6.1.5 / Page No. 13
20/7/2015

CPC Agenda

Item No. 6.1.5 / Page No. 14

20/7/2015

Scott, Diane
From:
Sent:
To:
Subject:

E Planning
Friday, 19 June 2015 8:28 AM
rfi information
FW: Signage at 1 Burnett st

Importance:

High

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00581-01 and was
received on the 19 June 2015.
Planning Authority: Hobart City Council

Raechel Roberts | Acting Senior Administrative Officer City Planning | City Government Unit
6238 2871

From: Maddison Blu [mailto:causinhavoc@hotmail.com]


Sent: Friday, 19 June 2015 7:55 AM
To: E Planning
Subject: Signage at 1 Burnett st
Importance: High

Good morning Deanne


As per our conversation , there will be no advertising of the community centre on the propposed signage
Kind regards
Geoff Hawkins

CPC Agenda

Item No. 6.1.5 / Page No. 15

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29 MAY 2015

DEVELOPMENT APPLICATION
DOCUMENT
This document is one of the documents
relevant to the application for a planning
permit No. PLN-15-00581-01 and was
received on the 01/06/2015.
Planning Authority: Hobart City Council

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CITY PLANNING COMMITTEE AGENDA


(OPEN PORTION OF THE MEETING)
20/7/2015

6.

COMMITTEE ACTING AS PLANNING AUTHORITY


6.2

APPLICATIONS UNDER THE BATTERY POINT PLANNING


SCHEME 1979
6.2.1

65 HAMPDEN ROAD, BATTERY POINT PARTIAL


CHANGE OF USE TO VISITOR ACCOMMODATION
PLN-14-00922-01 FILE REF: 5577001 & P/65-67/550
18xs
(Council)

CPC Agenda

Item No. 6.2.1 / Page No. 1

20/7/2015

APPLICATION UNDER BATTERY POINT PLANNING SCHEME 1979

BPAC:

26 June 2015

Committee:

20 July 2015

Council:

27 July 2015

Expiry Date:

Extension granted until 19 August 2015

Application No:

PLN-14-00922-01

Address:

65 Hampden Road, Battery Point

Applicant:

Ireneinc Planning obo Nicky McKibben, 49 Tasma Street,


North Hobart

Proposal:

Partial Change of Use to Visitor Accommodation

Representations:

Seventeen

Discretion:

Use, Heritage, Parking

Executive Summary
The Council received an application for a change of use from a private residence to visitor
accommodation at 65 Hampden Road, Battery Point.
Seventeen letters supporting the proposal were received during statutory advertising of the
application.
The proposal generates discretion under the Battery Point Planning Scheme 1979
associated with use and heritage.
The proposal is recommended for refusal.

Author: Deanne Lang

65 Hampden Road

File Ref: 5577001 PP/65-67/550

CPC Agenda

Item No. 6.2.1 / Page No. 2

20/7/2015

Site and location

Zoning
The subject property is zoned Zone 1 Residential under the Battery Point Planning
Scheme 1979.
CONSIDERATION
Proposal
The proposal seeks approval for a change of use from a private residence to visitor
accommodation at 65 Hampden Road, Battery Point. There are two bedrooms in the
ground floor residence, allowing for a maximum of four guests.
No signage is proposed.
No internal or external works are proposed.
The applicant has advised that they envisage potential guests to be either short stay
couples or families who will be attracted to the location and charm of the apartment.
The visitor accommodation will be managed by the owner who lives in the unit above the
subject site.

Author: Deanne Lang

65 Hampden Road
-2-

File Ref: 5577001 PP/65-67/550

CPC Agenda

Item No. 6.2.1 / Page No. 3

20/7/2015

Background
The application was submitted following action by the Councils Compliance and Permits
Unit regarding the use of the property for visitor accommodation without a planning permit.
Discretion
Discretion
Use

Heritage

Planning Scheme Requirement


Visitor accommodation is not
given a specific status within
Table 1 (Permitted and
Discretionary Uses in each
Zone) of the Battery Point
Planning Scheme 1979. Such
uses may only be approved by
the Council in its discretion under
Section 3.3c) of the Battery Point
Planning Scheme 1979.
Section E.2.2 of the Battery Point
Planning Scheme 1979 states:
The Council has the discretion
to refuse or permit any
proposed use and
development within or
adjacent to a place listed in
Table E.1 or registered by the
Tasmanian Heritage Council.
Section C.2(v) of the Battery
Point Planning Scheme 1979
requires one parking space per
bedroom for visitor
accommodation.

Parking

Proposed
Visitor Accommodation.

The property and several


adjacent properties are
listed in Table E.1 of the
Battery Point Planning
Scheme 1979.

No on-site parking
currently exists and none
is proposed.

Representations
Seventeen (17) letters of support were received within the applications statutory
advertising period. The main issues raised were as follows:
(i)

Strategic issues:
I am puzzled by the apparent effort to keep tourism out of Battery Point. I
thought that Hobart City Council wanted to encourage the development of
tourism in a sustainable way, and small scale is surely sustainable.

(ii)

Several letters stated that there would be no negative impacts associated with the
proposed use.

(iii)

Advantages of self contained visitor accommodation:


The convenience and ambiance of self contained accommodation (such as Air
B&B and Stayz Tasmania) is what draws the tourist to our beautiful city...

Author: Deanne Lang

65 Hampden Road
-3-

File Ref: 5577001 PP/65-67/550

CPC Agenda

Item No. 6.2.1 / Page No. 4

20/7/2015

...I strongly feel that visitors should have a variety of accommodation options
available to them. Visitors also want to live like a local and spend money in the
local community.
(iv) Matters relating directly to the site:
The house is a beautiful example of architecture of the turn of the 20th century
and would be a wonderful place to stay for any visitor who comes to Hobart
and wants a different experience from staying in a hotel;
I strongly support activities and use that enable continued enjoyment of
heritage buildings and also assist owners to offset the costs involved in
maintaining the heritage values of their properties.
I (the applicant) purchased the subject site 7 years ago and it was almost
uninhabitable and I have spent considerable amount on renovation. Previous
long term tenants damaged the property, neglected the garden and did not
pay rent on time. The alternative of short term accommodation has been of
benefit to the building, as it is now regularly maintained, heated, used and
cared for...
My property is the only one in a row of six that isnt commercial and is in a
section of Hampden Road where there are a number of businesses, including
retail, office, consulting rooms and restaurants. My business does not impact
neg