Aged Care Units at Mowbray

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Ref. No: DA 0671/2017
Date
advertised: 03/03/2018
Planning Administration
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QNEVGLMXIGXYVI TX]PXH
4 September 2017
launceston
Suite 1 - 18 Brisbane Street
!
Planning Officer
!
Launceston, Tas 7250
hobart
Launceston City Council

PO Box 396
8 Nottingham Court
Launceston
!
Lindisfarne, Tas 7015
TAS 7250
post
PO Box 5285
!
Launceston, Tas 7250
Re: New Apartments + Site Works, 30 Janefield Street, Mowbray
!! ( Additions to an existing aged care facility )
!! Dear Sir / Madame,

mob 0438 581 834
In reference to the planning application for the above project, I attach

!
tel (03) 6331 5870
email info@mjarchitecture.com.au
architectural drawings numbered DA/A/00.0, DA/A/01.01, DA/A/01.02, DA/A/

01.03, DA/A/01.04. DA/A/01.05, DA/A/02.01, DA/A/02.02, DA/A/02.03, DA/A/
!!
url www.mjarchitecture.com.au
02.03, DA/A/02.04 AND DA/A/04.01

The zoning of the site is ‘Inner Residential’ and an existing Aged Care Facility.
abn 54 127 325 517
In response to the use standards, I advise as follows:
Inner Residential Development Standards
11.4.7 Site Coverage
A1.1 - Acceptable Solution. Site Coverage is less than 60%. Total site area is
approx. 17,900m2. Total site coverage of all buildings on site is approx.
6,810m2
A2.1 - Acceptable Solution. More than 25% of the site is pervious to rainfall
11.4.8 Building Height
A1 - Acceptable Solution. Building height does not exceed 9m
!
11.4.9 Frontage Setbacks
A1 - Acceptable Solution. Frontage setback is more than 4m
!
11.4.10 Rear and Side Setbacks
A1 - Acceptable Solution. Rear boundary setback is more than 2.5m
P2 - Performance Criteria.
!
The proposed development complies with A2 acceptable solution for the
northern side boundary.
In regards to the southern boundary, the new apartment buildings 3 and 4
maintain the same boundary setback of the existing 2 storey apartment
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building located adjacent to the new development. However, the proposed

new apartment buildings are single storey and will be only approx. 1,815 above
natural ground level along the southern boundary setback ( nearly equivalent to
a standard boundary fence ). This is the result of a building set down of 1m due
to site contours. As a comparison, the existing apartment building is
approximately 5m above ground level with the same proposed setback
distance
P2 - Building setback to the side boundary must be appropriate to the

location, having regard to:
(a) the ability to provide adequate private open space;
! All new dwelling units in the new apartment buildings have the required
private open space
(b) the character of the area and location of buildings on adjoining lots;
! The form of the proposed new apartment buildings along the southern
( side ) boundary are consistent with the character of buildings found in
the immediate vicinity. There is no neighbouring residential building in
immediate vicinity ( southern side ) of the proposed new apartment
buildings 3 & 4. There are 2 No. neighbouring sheds built directly on the
southern boundary.
There is an existing 2 storey apartment building on the same lot as the
proposed new buildings. The new buildings are substantially lower in
height and of a similar appearance.
(c) the impact on the amenity, solar access and privacy of habitable rooms,
windows, and private open space of nearby or adjoining buildings; and
There are no immediately adjacent residential dwellings along the
southern ( side ) boundary of the proposed development. There are 2
No. sheds which are built directly on the boundary.
The nearest adjoining residences are approx. 14m and 20m away from
the southern ( side ) boundary.
As noted above, the new buildings will be only approx. 1,815mm high
above natural ground level, only some 300mm higher than the existing
boundary fence
Due to height above natural ground of new buildings along the southern
( side ) boundary and location of adjoining residences, there will be no
loss of amenity, solar access, privacy of habitable rooms, windows or
private open space of the neighbouring dwellings
!
(d) the size, shape and orientation of the lot.
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The proposed development maintains the setback and alignment of the

existing buildings on site.
!!
11.4.11 Walls on Boundaries
N/A. There are no walls proposed to be constructed within 150mm of the
boundary
11.4.12 Location of Car Parking
A1 - Acceptable Solution. Windows to habitable rooms are more than 1.5m
away from driveways and car parks
!
A2.1 + A2.2 - Acceptable Solution. Car parking and turning areas are not
located within the primary front setback
!
A3 - N/A. No garages or carports are proposed
!
11.4.13 Overlooking
A1.1 - Acceptable Solution. Where the distance between windows of adjoining
habitable rooms which overlook each other are less than 9m, a fixed external
timber slat screen is proposed.
A1.2 - Acceptable Solution. Where habitable room windows face a property
boundary ( southern side ), a 1.8m high fence is proposed as a visual barrier. It
is noted that these windows in question are not the primary means of daylight
into the apartments
!
11.4.14 North-facing Windows
N/A
11.4.15 Daylight to Windows
A1 - Acceptable Solution. Distance between windows of adjoining dwellings
exceeds 3m
!
11.4.16 Density Control of Multiple Dwellings
P1 - The proposed development is an addition to an existing aged care facility
and is similar in size to the lot size of existing dwelling units already located on
site. Refer to existing apartment building strata plan
!
!
!
!
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11.4.17 Private open space for Multiple Dwellings

A1.1 - Acceptable Solution. All proposed new apartment dwelling units have a
private open space area of 25m2 or greater with a horizontal distance greater
than 4m
A1.2 - N/A
!
A2 - Acceptable Solution. There are no walls more than 2m on the north side
of proposed private open space areas
!
11.4.18 Site facilities for multiple dwellings
P1 - The proposed development is an extension to an aged care facility.
Residents will be living in an assisted living environment with community
facilities. The development incorporates storage facilities for the facilities staff
use. There is also a ‘mens shed’ which provides services and facilities for the
community
A2 - Mailboxes are proposed on the buildings frontage, in close distance from
the facility entry for ease of access by residents
P3 - The proposed development is an extension to an aged care facility.
Residents will be living in an assisted living environment with community
facilities. The proposed development incorporates site shared garbage waste
collection facilities. Refer to site plan for location. Site garbage collection
requirements have been advised by the facilities operator and comprise of 2
No. skip bins and 6 No. recycling waste bins. The waste collection area will be
screened.
!
11.4.19 Common property for multiple dwellings
A1 - Acceptable solution. Drawings note required common areas
!
11.4.20 Streetscape Integration and Appearance
A1 - Acceptable solution. All new units in apartment buildings have a door or
window facing private open space and / or internal driveway
A2 - Acceptable Solution. All front doors to new units in apartment buildings
are accessed from an internal hallway. Rear doors opening onto private open
space have roof coverings providing shade and weather protection
A3 - N/A. There are no proposed new fences within 4.5m of the street frontage
!
11.4.21 Outbuildings and Swimming Pools
N/A. No new outbuildings are to be proposed
!
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11.4.22 Earthworks and Retaining Walls

P1 - Earthworks and retaining walls must be designed and located so as not to
have an unreasonable impact on the amenity of adjoining lots, having regard
to:
Note: Retaining walls will be required along the east, west and north facades of
proposed apartment building 1 & 2 as well as along the southern boundary of
apartment buildings 3 & 4. The maximum height of retaining walls will be
approx 1.15m which is only slightly above the acceptable solution height of
1m.
!
(a) the topography of the site
! There is a slight fall across the site. The nature of the building being an
aged care facility requires provision of flat level areas for residents use.
This results in the need for a small amount of cut and fill. Use of ramps
to minimise cut and fill requirements have utilised throughout
(b) the appearance, scale and extent of the works;
! The proposed retaining wall which exceeds 1m in height is located
within the site and will not be clearly visible from the street. Landscaping
and plantings will also be proposed in the vicinity to help screen the
walls.
!The scale of the wall is only approx. 150mm above the acceptable
solution height of 1m.

(c) overlooking and overshadowing of adjoining lots;
! There will be no overlooking or overshadowing of adjoining lots as a
consequence of the retaining wall
! (d) the type of construction of the works;
! The retaining walls will be constructed of either face brickwork or
rendered concrete block work. This will provide a feature appearance

(e) the need for the works;
! Retaining walls are required to create the level flat area needed by the
age care facility residents
! (f) any impact on adjoining structures;
! There will be no impact to adjoining structures
! (g) the management of groundwater and storm water; and
!
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All groundwater and storm water will be connected and discharged into
the existing site storm water drainage system
! (h) the potential for loss of topsoil or soil erosion.
! There is no potential loss of topsoil or erosion as part of the proposed
retaining walls
!
E2.0 Potentially Contaminated Land Code
A report on potentially contaminated land was previously undertaken for earlier
approved works ( refer to DA0441.2017 ). Per the report, the site is not
contaminated. A copy of this report has been appended to this application as
Appendix 1
E6.0 Parking and Sustainable Transport Code
Refer to report prepared by Midson Traffic in regards to site car parking and
traffic impact assessment of the proposed development. A copy of this report
has been appended to this application as Appendix 2
Site Services
Site services including sewer and storm water will be documented in detail at
the building / plumbing application stage. A services report and schematic
services layout has been prepared by JMG Engineers and Planners. A copy of
this report has been appended to this application as Appendix 3
!
Please contact me if you require any further information
!
Yours Sincerely,
!!
!!
Michael Jirku
Director 
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APPENDIX 1 - ENVIRONMENTAL REPORT 

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Environmental Service & Design

ABN: 97 107 517 144
5 September 2017
Michael Jirku
MJ Architecture
Launceston
PAF 5954
Dear Michael,
RE: Site Assessment, 30 Janefield St, Mowbray, Launceston
Environmental Service and Design (ES&D) has investigated the site at 30 Janefield St, Mowbray,
Launceston in relation to any potentially contaminating activities impacting on the site.
The assessment was guided by the principles and requirements contained within the National
Environmental (Assessment of Site Contamination) Measure, 1999 (as amended) (NEPM) according
to its status as a state policy.
The investigation comprised a Preliminary Site Investigation as defined in NEPM Schedule B2,
Section 2.1:
“Preliminary site investigations (PSIs) usually include a desktop study to
collect basic site information and identify the site characteristics (site location,
land use, site layout, building construction, geological and hydrogeological
setting, historical land uses and activities at the site), a site inspection and
interviews with current and past owners, operators and occupiers of the site
and nearby sites.
The preliminary investigation should be sufficient to:
• identify potential sources of contamination and determine potential

contaminants of concern;
• identify areas of potential contamination;
• identify potential human and ecological receptors;
• identify potentially affected media (soil, sediment, groundwater, surface
water, indoor and ambient air).
If thorough preliminary investigation shows a history of non-contaminating

activities and there is no other evidence or suspicion of contamination,
further investigation is not required.”
PO Box 651 (14 Cattley Street) BURNIE TAS 7320

Telephone: (03) 6431 2999 Facsimile: (03) 6431 2933 Email: admin@esandd.com.au www.esandd.com.au
2
It was concluded that the site is not contaminated, does not present a risk to potential receptors
identified in the Conceptual Site Model (CSM) and has not been impacted by nearby commercial
activities.
As per Section E2.4.3 of the Launceston Interim Planning Scheme 2015:
• the site history and site visit confirmed that potentially contaminating activities did not impact
the site.
As per NEPM Schedule B2, Section 2.1, it was concluded that:
• no further investigation is required.

• The investigation is documented in the following pages.
Yours sincerely
Rod Cooper
Principal Consultant and SCPA Certified Practitioner
Attachments:
Site Investigation – 30 Janefield St, Mowbray, Launceston
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Site Investigation - 30 Janefield St, Mowbray, Launceston
Introduction
A Preliminary Site Investigation (PSI) was conducted at 30 Janefield St, Mowbray, Launceston. This
is an aged care facility under the control of Aveo. Part of the property is planned for new multi-unit
development. It was investigated as it could have been a receptor for potentially contaminating
activities formerly on the site. As such, any development application submitted in relation to the
property would be required to address this issue. As a result, the investigation was initiated at the
request of MJ Architecture, for the developer.
The Launceston Interim Planning Scheme 2015 specifies that environmental site assessments in
relation to potentially contaminating activities must be prepared by a suitably qualified person.
Council indicated that suitably qualified persons include Site Contamination Practitioners Australia
(SCPA) certified practitioners. Consequently, Mr Rod Cooper of Environmental Service and Design
(SCPA certification no. 15020) was engaged to perform the assessment.
Scope of Works
The scope of works included:
• examination of the site’s history, including oral history;

• a site visit to check for any visual evidence that may indicate contamination of the site
(addressed above), and an investigation of nearby properties.
• identification of potential human and ecological receptors and consideration of risks to
identified receptors as a result of exposure to any contamination;
• construction of a preliminary Conceptual Site Model (CSM);
• conclusions and recommendations
Basis for Assessment
As a State Policy for the purposes of State policies and Procedures Act 1993, the National
Environmental Protection (Assessment of Site Contamination) Measure 1999 (NEPM) was the
guideline used for the assessment.
The assessment included elements of a Preliminary Environmental Site Assessment as defined in
NEPM Schedule B2. NEPM advises that if a thorough preliminary investigation shows a history of
non-contaminating activities and there is no other evidence or suspicion of contamination, further
investigation is not required (Schedule B2, Section 2.1).
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Site Details
The property location is shown in Figure 1. According to the Land Information System Tasmania (the
LIST), the property is under 1 title, as ID 2814075, Title Reference 152649/1 with a property address
of 30 Janefield St, Mowbray. The LIST identifies the land owners as Freedom Aged Care Launceston
(properties) P/L.
Figure 1 – Site Location and boundary PLANNING EXHIBITED

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Figure 2 – Area to be developed

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Figure 3 – Site frontage, main carpark, office and Residents centre
Figure 4 – Site communal garden and Aurora station. All gardens are raised

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Figure 5 – Site power switch panels
Figure 6 – area for development

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Figure 7 – Site mens shed and storage to the south

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Site Layout
The site layout is shown in Figure 1. The site comprises approximately 32 single storey domestic
dwellings (units), with a Residents centre and old outbuildings to south. The site has been used as
domestic residences, primarily for the aged. A refurbished community centre near the middle of
the block services these aged residents, comprising of a community hall, kitchen and manager’s
office.
Groundwater
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Figure 8 – Site Layout – Estimated groundwater flow direction. Ref. No: DA 0671/2017
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Environmental Setting
The site is situated at the edge of a residential setting, with residential homes and flats to the west,
south and east, and some old industry away to the west, all at ~25m elevation. Regional contours
indicate groundwater flow is probably to the north/NE, as the property is on a slight rise with flows
towards the creek to the north, shown in Figure 8. The region has a slight fall to the north so
receptors are the golf club nearby.
Land Use, Site History
Part of the site, now the Residents Centre, once had a Telstra exchange, servicing the region. This
function ceased well prior to 2005. This facility was then gutted and refurbished as the Residents
Centre, kitchen, office area and storage for the site. All former Telstra equipment had then been
removed. There is an Asbestos Register for the site stating there is no asbestos, and so the
refurbishment must have been quite thorough at the time.

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The site and surrounds are currently zoned Inner Residential, and the Mowbray Golf Club to the
north and east is zoned Recreational. Part of the same land to the west is currently an empty block,
and is to be developed to more units.
Surrounding Land Use

The areas to the east, south and west are all residential areas, whereas the area directly to the
north is now the Mowbray Golf Club, zoned Recreational. There is an industrial area further to the
west, some 300m away, but this has been dis-used for many years now.
Contaminants of Concern
No evidence of any nearby activity which could result in hazardous material discharge was found on
WorkSafe database records and site assessment, and so there are no contaminants of concern for
the site. There was no evidence of any site or nearby site being used for fuel or oil storage, small or
large volumes. As the Residents Centre has been mostly refurbished, there is no evidence of any
contamination remaining at the site. As advised, the Asbestos register for the site indicated that all
buildings, including the Residents Centre, were free of any Asbestos containing material. This also
indicates that the original remediation of any older buildings was quite thorough at the time it was
done, in 2006. There is a chance that the risk could increase in the Residents Centre simply by the
increase in numbers the development brings. The site visit and literature search failed to find any
contaminants of concern emanating from the building nor telephone exchanges in general. General
contaminants of concern for such facilities are PCB’s in old transformers or lino tiles containing
asbestos but these were not on the site.
Site Visit
ES&D visited the site on 4/9/17. There was no evidence of any contamination on or near the
property. There does not appear to have been any drainage onto the property from surrounding
properties and no contamination evident on the surface. The site visit concluded that there was no
evidence of adverse chemicals, petroleum storage, staining or surface areas impacted by
hydrocarbons or other chemicals.
Potential Receptors and Final Conceptual Site Model
The final Conceptual Site Model (CSM) is provided below as Figure 9. Potential receptors considered
are shown, together with potential contaminating sources and pathways. Because there is no
evidence that contamination has occurred, nor any reason to suspect it has occurred, there are no
actual receptors at risk as indicated by the model. The groundwater flow direction is away from the
development site and so any groundwater contamination would not impact the development area.
There is no risk to the employees, construction workers nor occupants of the site.
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Discussion
The site visit included interviews with Launceston City Council staff, regarding some surrounding
businesses (landfill) where potential contamination could have occurred.
A full search of the Worksafe database concluded that there was no record of any dangerous
goods nor UPS tanks on or near the site.
No evidence was found to support any conclusion that The Site has been impacted by
contaminants discharged to site soils or groundwater as a result of any activity on the site, nor
from neighbouring business activities.
There is therefore no risk to human health or the environment as a result of any off-site business
activities, or the previous uses.
Conclusions
As per Section E2.4.3 of the Launceston Interim Planning Scheme 2015 the site history and site
visit confirmed that potentially contaminating activities did not impact the site.
As per NEPM Schedule B2, Section 2.1 no further investigation is required.
Recommendations
It is deemed that The Site is suitable for the development
Application proposed.
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Exposure
Primary Source Release Mechanism Secondary Source Release Mechanism Pathway Receptors
Route
Recreational /
Construction
Surrounding
Subsurface
Ecological
site users
Property
Workers
Workers
workers
Future
Potential for Vapour
Air
hydrocarbon Migration
Leaks & Spills;
contamination. PCB’s
on ground
and Asbestos re
telephone exchange
Infiltration, Ground
Soil
percolation water
Current
Future / Potential
? Discharge
Unknown
Surface
Water,
Sediments
Food
Chain
Figure 9 – Final CSM – Dashed arrows indicate that no contamination of the site is suspected to have occurred from the potentially contaminating activities conducted on site
and no feasible pathway linking contaminants to receptors is considered to exist.

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APPENDIX 2 - TIA 
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FAC-Launceston Properties Pty Ltd

30 Janefield St Aged Care Facility
Traffic Impact Assessment
December 2017
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Contents
1. Introduction 4
1.1 Background 4
1.2 Traffic Impact Assessment (TIA) 4
1.3 Statement of Qualification and Experience 4
1.4 Project Scope 5
1.5 Subject Site 5
1.6 Reference Resources 6
2. Existing Conditions 7
2.1 Zoning 7
2.2 Transport Network 7
2.3 Road Safety Performance 8
3. Proposed Development 10
3.1 Development Proposal 10
4. Traffic Impacts 12
4.1 Traffic Generation 12
4.2 Trip Distribution 12
4.3 Access Impacts 12
4.4 Sight Distance 13
4.5 Pedestrian Impacts 14
4.6 Road Safety Impacts 14
5. Parking Assessment 15
5.1 Parking Provision 15
5.2 Empirical Parking Assessment 15
5.3 Planning Scheme Requirements 16
5.4 Car Parking Layout 17
6. Conclusions 18
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Figure Index
Figure 1 Existing Site 5
Figure 2 Subject Site & Surrounding Road Network 6
Figure 3 Planning Scheme Zoning 7
Figure 4 Janefield Street from Subject Site 8
Figure 5 Jellico Street Crash Locations 9
Figure 6 Proposed Development Plans 11
Table Index
Table 3 Planning Scheme SISD Requirements 13
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1. Introduction
1.1 Background
Midson Traffic were engaged by FAC-Launceston Pty Ltd to prepare a traffic impact assessment for a
proposed extension of an existing aged care facility at 30 Janefield Street, Mowbray.
1.2 Traffic Impact Assessment (TIA)

A traffic impact assessment (TIA) is a process of compiling and analysing information on the impacts that
a specific development proposal is likely to have on the operation of roads and transport networks. A TIA
should not only include general impacts relating to traffic management, but should also consider specific
impacts on all road users, including on-road public transport, pedestrians, cyclists and heavy vehicles.
This TIA has been prepared in accordance with the Department of State Growth (DSG) publication, A
Framework for Undertaking Traffic Impact Assessments, September 2007. This TIA has also been
prepared with reference to the Austroads publication, Guide to Traffic Management, Part 12: Traffic
Impacts of Developments, 2009.
Land use developments generate traffic movements as people move to, from and within a development.
Without a clear understanding of the type of traffic movements (including cars, pedestrians, trucks, etc),
the scale of their movements, timing, duration and location, there is a risk that this traffic movement may
contribute to safety issues, unforeseen congestion or other problems where the development connects to
the road system or elsewhere on the road network. A TIA attempts to forecast these movements and
their impact on the surrounding transport network.
A TIA is not a promotional exercise undertaken on behalf of a developer; a TIA must provide an impartial
and objective description of the impacts and traffic effects of a proposed development. A full and detailed
assessment of how vehicle and person movements to and from a development site might affect existing
road and pedestrian networks is required. An objective consideration of the traffic impact of a proposal is
vital to enable planning decisions to be based upon the principles of sustainable development.
The Road and Railway Assets Code of the Launceston Interim Planning Scheme, 2015, identifies that a
TIA is required due to the traffic generation of the proposed development. This TIA addresses relevant
clauses in E4.0 Road and Railway Assets Code and E6.0 Parking and Access Code of the Planning Scheme.
1.3 Statement of Qualification and Experience

This TIA has been prepared by an experienced and qualified traffic engineer in accordance with the
requirements of Council’s Planning Scheme and The Department of State Growth’s, A Framework for
Undertaking Traffic Impact Assessments, September 2007, as well as Council’s requirements.
The TIA was prepared by Keith Midson. Keith’s experience and qualifications are briefly outlined as follows:
 22 years professional experience in traffic engineering and transport planning.
 Master of Transport, Monash University, 2006
30 Janefield St - Traffic Impact Assessment

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 Master of Traffic, Monash University, 2004

 Bachelor of Civil Engineering, University of Tasmania, 1995
 Engineers Australia: Fellow (FIEAust); Chartered Professional Engineer (CPEng); Engineering
Executive (EngExec); National Engineers Register (NER)
1.4 Project Scope

The project scope of this TIA is outlined as follows:
 Review of the existing road environment in the vicinity of the site and the traffic conditions on the
road network.
 Provision of information on the proposed development with regards to traffic movements and
activity.
 Identification of the traffic generation potential of the proposal with respect to the surrounding
road network in terms of road network capacity.
 Review of the parking requirements of the proposed development. Assessment of this parking
supply with Planning Scheme requirements.
 Traffic implications of the proposal with respect to the external road network in terms of traffic
efficiency and road safety.
1.5 Subject Site

The subject site is located at 30 Janefield Street, Mowbray. The site is located at the eastern termination
of Janefield Street, with land situated on both sides of the road.
The subject site and surrounding road network is shown in Figure 2. The existing aged care facility, viewed
from Janefield Street is shown in Figure 1.
Figure 1 Existing Site

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Figure 2 Subject Site & Surrounding Road Network
Image Source: LIST Map, DPIPWE
1.6 Reference Resources

The following references were used in the preparation of this TIA:
 Launceston Interim Planning Scheme, 2015 (Planning Scheme)
 Austroads, Guide to Traffic Management, Part 12: Traffic Impacts of Developments, 2009
 Austroads, Guide to Road Design, Part 4A: Unsignalised and Signalised Intersections, 2009
 DSG, A Framework for Undertaking Traffic Impact Assessments, 2007
 Roads and Maritime Services NSW, Guide to Traffic Generating Developments, 2002 (RTA Guide)
 Roads and Maritime Services NSW, Updated Traffic Surveys, 2013 (Updated RTA Guide)
 Australian Standards, AS2890.1, Off-Street Parking, 2004 (AS2890.1:2004)

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2. Existing Conditions
2.1 Zoning
The subject site is zoned ‘Inner Residential’ under the Planning Scheme. The site and surrounding land
zoning is shown in Figure 3.
Figure 3 Planning Scheme Zoning
Image Source: iPlan
2.2 Transport Network

For the purposes of this report, the transport network consists of Janefield Street, Jellico Street and
Vermont Road.
Janefield Street is a local access road that extends from Jellico Street. Janefield Street terminates at its
eastern end at the subject site. Several cul-de-sacs connect to the northern side of Janefield Street,
providing access to the residential catchment. Janefield Street viewed from the subject site is shown in
Figure 4.
Jellico Street connects to Vermont Road at a roundabout. Jellico Street provides access to residential and
commercial properties along its length, including Mowbray Marketplace shopping centre and Target.
Vermont Road is a major collector road that connects to Invermay Road and Ravenswood to the east. It
provides access to predominantly residential land use, as well as the Mowbray Racecourse.

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Figure 4 Janefield Street from Subject Site
2.3 Road Safety Performance

Crash data can provide valuable information on the road safety performance of a road network. Existing
road safety deficiencies can be highlighted through the examination of crash data, which can assist in
determining whether traffic generation from the proposed development may exacerbate any identified
issues.
Crash data was obtained from the Department of State Growth for a 5+ year period between 1st January
2012 and 30th October 2017 for the full length of Janefield Street and Jellico Street.
The findings of the crash data is summarised as follows:
Janefield Street
 Two crashes were reported in Janefield Street. Both crashes resulted in property damage only.
 1 crash involved a reversing manoeuvre (weekend day) and 1 crash involved a single vehicle loss
of control (weekday evening).
Jellico Street
 A total of 15 crashes were reported during this period.
 Severity – 2 crashes involved minor injury; 2 crashes involved first aid at the scene; 11 crashes
involved property damage only.
 Day of week – Weekday crashes were dominant. 4 crashes were reported on Thursdays; 3 on
Mondays and Wednesdays; 2 on Sundays and 1 on Tuesday, Friday and Saturday.

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 Seasonal trends – No seasonal trends noted. A slightly higher crash rate was noted in April and
May.
 Crash types – Dominant crash trends were: 5 x ‘cross-traffic’; 2 x ‘right-through’; 2 x ‘other-on-
path’.
 Vulnerable road users – 2 crashes involved motorcyclists (1 at Vermont Rd intersection, 1
midblock); 1 crash involved a cyclist (at Vermont Rd intersection).
 Crash locations – 6 crashes occurred at the Vermont Road intersection; 2 occurred at the Beatty
Street intersection; 7 occurred midblock. The spatial locations of the reported crashes are shown
in Figure 5.
The crash data is considered reasonably typical of busy urban road in a residential/ commercial
environment. The crash data does not provide an indication that there are any existing road safety
deficiencies in Jellico Street or Janefield Street that might be exacerbated by traffic generated by the
proposed development.
Figure 5 Jellico Street Crash Locations

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3. Proposed Development
3.1 Development Proposal

The proposed development involves the expansion of the existing aged care facility to include the following
key components at the aged care facility:
 Construction of an additional 45 one-bedroom independent living apartments.
 Modifications to the internal road network.
 New car park with capacity for 38 spaces (including 4 disabled spaces).
The proposed development is shown in Figure 6.

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Figure 6 Proposed Development Plans

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4. Traffic Impacts
4.1 Traffic Generation

Traffic generation rates associated with the development proposal were sourced from the RMS Guide.
Traffic generation rates for ‘aged and disabled persons’ is 1-2 trips per day per dwelling with a peak of 0.1
to 0.2 trips per hour per dwelling.
The existing site has a total of 24 villas, 4 units and 30 apartments. This is likely to generate 116 vehicles
per day with a peak of 12 trips per hour.
The proposal is likely to generate an additional 90 trips per day with a peak of 9 trips per hour.
The total trip generation of the site will therefore increase to 206 vehicles per day with a peak of 21
vehicles per hour.
4.2 Trip Distribution

All traffic will utilise Janefield Street and Jellico Street to access the surrounding road network.
4.3 Access Impacts

Acceptable Solution A3 of Clause E4.5.1 of the Planning Scheme states “The annual average daily traffic
(AADT) of vehicle movements, to and from a site, using an existing access or junction, in an area subject
to a speed limit of 60km/h or less, must not increase by more than 20% or 40 vehicle movements per
day, whichever is the greater”.
In this case, the proposal generates more than 20% and 40 vehicles per day. The development therefore
does not satisfy the Acceptable Solution A1 of Clause E4.5.1 of the Planning Scheme.
The Performance Criteria P3 of Clause E4.5.1 states:
“Any increase in vehicle traffic at an existing access or junction in an area subject to a speed limit
of 60km/h or less, must be safe and not unreasonably impact on the efficiency of the road, having
regard to:
(a) the increase in traffic caused by the use;
(b) the nature of the traffic generated by the use;
(c) the nature and efficiency of the access or the junction;
(d) the nature and category of the road;
(e) the speed limit and traffic flow of the road;
(f) any alternative access to a road;
(g) the need for the use;
(h) any traffic impact assessment; and

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(i) any written advice received from the road authority”.
The following is relevant with respect to the proposed development:

a. The increase in traffic volume is likely to be in the order of 90 vehicles per day, with a peak of 9
trips per hour. The surrounding road network is capable of absorbing this relatively small increase
without any loss of efficiency.
b. The type of traffic generated by the proposed development will be identical to the existing traffic
(all generated by the same land use).
c. The site connects to the eastern termination of Janefield Street. The connection between the site
and car park is unopposed and therefore will continue to operate in a safe and efficient manner.
It is also noted that all traffic at the connection will be directly associated with the development.
d. The road is a local residential street. Traffic generated by the development is consistent with the
nature of the road.
e. The default urban speed limit of 50-km/h applies to Janefield Street and Jellico Street.
f. No alternative access is considered possible.
g. The need for the use has not been assessed in this report.
h. This report documents the findings of a traffic impact assessment.
Based on the above assessment, the proposal meets the requirements of Performance Criteria P1 of Clause
E4.5.1 of the Planning Scheme.
4.4 Sight Distance

The Acceptable Solution, A1, of E4.6.4 of the Planning Scheme states that “Sight distances at an access
or junction must comply with the Safe Intersection Sight Distance shown in Table E4.6.4”. The
requirements of Table E4.6.4 are reproduced in Table 1.
Table 1 Planning Scheme SISD Requirements

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In this case, the connection of the development with Janefield Street has unrestricted sight distance in
excess of the required SISD of 80 metres. The Acceptable Solution A1 of Clause E4.6.4 of the Planning
Scheme is therefore met.
4.5 Pedestrian Impacts

The propose development will generate a moderate amount of pedestrian activity in the surrounding
network.
The existing pedestrian infrastructure in the surrounding road network is constructed to a high standard
and is considered adequate to cater for the likely pedestrian demands associated with the proposed
development.
4.6 Road Safety Impacts

The proposal will not have any significant adverse impacts on the road safety of the surrounding road
network. This is based on the following:
 There is sufficient spare capacity in Janefield Street, Jellico Street and surrounding road network
to absorb the relatively low peak hour traffic generated by the proposed development. The
estimated peak hour increase is likely to be in the order of 9 vehicle trips per hour (two-way).
This is a relatively low increase that will not cause any adverse impacts on the traffic efficiency of
the network.
 The existing road safety performance of Janefield Street and Jellico Street near the subject site
does not indicate that there are any specific road safety deficiencies that might be exaggerated
by traffic generated by the proposed development. Noting that the crash history does not indicate
that there have been crashes at the interface between the site and the road.
 The nature of traffic generated by the development is consistent with the existing traffic.

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5. Parking Assessment
5.1 Parking Provision

The existing site provides a total of 11 formal parking spaces. Informal parking is currently available in
the vacant land located on the southern side of the site.
The proposal will alter the parking provision to 38 spaces. This includes provision of 4 disabled parking
spaces. The development also provides a dedicated drop-off facility at the main office.
5.2 Empirical Parking Assessment

The RMS Guide provides guidance on two types of aged care facility: ‘resident funded’ and ‘subsidised’.
These are defined as follows:
“Resident funded developments tend to have a higher per unit cost and attract residents with higher
financial resources. The car ownership levels of such residents is likely to be relatively high, as is
the associated traffic generation and parking requirements of these residents. Subsidised
developments, which are often run by religious organisations, are usually associated with lower car
ownership levels and consequently lower corresponding generation rates. In assessing the parking
demands for aged or disabled persons' housing, consideration must be given to the funding
arrangement proposed for the development”.
The parking provision for these facilities are outlined as follows:
Self Funded
 Self contained units – 2 space per 3 units (residents), plus
 1 space per 5 units (visitors)
 This equates to a total parking provision of 39 spaces
Subsidised
 1 space per 10 units (residents), plus
 1 space per 10 units (visitors)
 This equates to a total parking provision of 9 spaces.
In consultation with the operators of the existing aged care facility, the provision of parking between ‘self-
funded’ and ‘subsidised’ is likely to be required in practice. This is based on the existing low level of
parking demand for the site.

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A parking provision of 24 spaces is therefore recommended. Considering the existing formal parking
provision of 11 spaces, the total parking provision should be in the order of 35 spaces. The proposed
provision of 38 spaces is consistent with this.
5.3 Planning Scheme Requirements

Acceptable Solution A1 of Clause E6.5.1 of the Planning Scheme states “The number of car parking spaces
must not be less than 90% of the requirements of Table E6.1 (except for dwellings in the General
Residential Zone)”.
The relevant parking requirements in Table E6.1 are: ‘Any residential use in any other zone’ (ie. residential
use not located in the General Residential Zone) – 1 space per bedroom or 2 spaces per 3 bedrooms + 1
visitor space for every 5 dwellings.
This is a requirement for 54 spaces. The net parking increase of the proposal is 27 spaces (38 new spaces
minus 11 existing spaces). The development therefore does not meet the requirements of Acceptable
Solution A1 of Clause E6.5.1 of the Planning Scheme.
The Performance Criteria P1 of Clause E6.5.1 states:

“The number of car parking spaces for other than residential uses, must be provided to meet the
reasonable needs of the use, having regard to:
(a) the availability of off-road public car parking spaces within reasonable walking distance;
(b) the ability of multiple users to share spaces because of:
(i) variations in car parking demand over time; or
(ii) efficiencies gained by consolidation of car parking spaces;
(c) the availability and frequency of public transport within reasonable walking distance of the
site;
(d) any site constraints such as existing buildings, slope, drainage, vegetation and
landscaping;
(e) the availability, accessibility and safety of on-road parking, having regard to the nature of
the roads, traffic management and other uses in the vicinity;
(f) an assessment of the actual car parking demand determined in light of the nature of the
use and development;
(g) the effect on streetscape; and
(h) the recommendations of any traffic impact assessment prepared for the proposal”.

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The following is relevant with respect to parking for the proposal:

a. There are no nearby off-street parking facilities within a reasonable walking distance to the site
(noting that the Mowbray Market is located in Jellico Street, but is a moderate walking distance
for elderly persons).
b. The principles of shared parking do not apply to the proposed development. The development is
homogenous in nature.
c. Public transport is available on the Invermay Road corridor, but this is considered to be a relatively
large walking distance away from the subject site.
d. Not applicable.
e. There is a reasonable amount of on-street parking in Janefield Street available.
f. The actual car parking demand was assessed in Section 5.2. The actual parking demands are
considered to be met by on-site provision.
g. Not applicable.
h. This report documents the findings of a traffic impact assessment.
Based on the above findings, in particular the actual parking demand associated with the proposal based
on research, the development meets the requirements of Performance Criteria P1 of Clause E6.5.1 of the
Planning Scheme.
5.4 Car Parking Layout

The car parking layout meets the requirements of AS2890.1.

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6. Conclusions
This traffic impact assessment (TIA) investigated the traffic and parking impacts of a proposed 45 unit
aged care facility expansion development at 30 Janefield Street, Mowbray.
The key findings of the TIA are summarised as follows:

 The development is estimated to generate 90 vehicle trips per day, with a peak of 9 vehicles per
hour. The existing site currently generates approximately 120 vehicles per day, with a peak of 12
vehicles per hour – the net traffic generation is therefore 210 vehicles per day, with a peak of 21
vehicles per hour.
 The traffic generation will not have any significant adverse impact on the traffic efficiency or road
safety of the network.
 The existing site provides a total of 11 formal parking spaces. Informal parking is currently
available in the vacant land located on the southern side of the site. The proposal will increase
the formal parking provision to 38 spaces. This includes provision of 4 disabled parking spaces.
The development also provides a dedicated drop-off facility at the main office.
 The parking provision meets the Performance Criteria P1 of Clause E6.5.1 of the Planning Scheme
based on the actual use of the site as an aged care facility.
Based on the findings of this report the proposed development is supported on traffic and parking grounds.

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Midson Traffic Pty Ltd ABN: 26 133 583 025

18 Earl Street
Sandy Bay TAS 7005
T: 0437 366 040 E: admin@midsontraffic.com.au W: www.midsontraffic.com.au
© Midson Traffic Pty Ltd 2017
This document is and shall remain the property of Midson Traffic Pty Ltd. 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 whatsoever is prohibited.
Document Status
Revision Author Review Date
0 Keith Midson Zara Kacic-Midson 12 December 2017

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APPENDIX 3 - SITE SERVICES REPORT AND SKETCH

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23
EX. UNIT EX. UNIT
23
EX. UNIT
22.5 LOCATION OF EX.

APPROX.
STORMWATER DRAINAGE
APPROX. LOCATION OF EX. EX. UNITS
SEWER DRAINAGE
EX. UNITS 23
EX. UNITS
22.5 23.5
EX. UNITS
24
3.3
EX. UNIT
05
45
6,1 EX. UNITS
2,9
5,5
55
085
60
14,
MENS
SHED
RELOCATE EXISTING MENS SHED TO 00 EX. UNITS
10,
6,5 APARTMENT 7
060
LOCATION SHOWN TYPE 1
24.5
00 APARTMENT 8
3,0 TYPE 1
23 00
5,0 725 APARTMENT 9
VEHICLE WAITING / PASSING BAY 18,
TYPE 1
25
7,7
2,1
APARTMENT 10
40
NEW STORMWATER DRAINAGE TYPE 1
CONNECTION TO EXISTING SYSTEM 730 APARTMENT 11
10,
TO FUTURE DETAILS TYPE 1 APARTMENT 6 EX. UNITS
APARTMENT 12
TYPE 1
TYPE 1
APARTMENT 13
TYPE 1 EX. UNITS
APARTMENT 5
TYPE 1
APPROX LOCATION OF EXISTING 23.5 25
APARTMENT 14
STORMWATER DRAINAGE
TYPE 2 APARTMENT 4
TYPE 1
RE-ROUTE AND PROVIDE NEW APARTMENT 23
TYPE 1 24.75
CONNECTION TO EXISTING SEWER
APARTMENT 3
DRAINAGE TO FUTURE DETAILS APARTMENT 15
APARTMENT 22 TYPE 1 20
TYPE 2 00 8,6
TYPE 1 5,5
NEW APARTMENT BUILDINGS 1 + 2. ( APARTMENT 2 EX. UNIT
SHADED YELLOW ) REFER TO 80
TYPE 1 7,9
DRAWING DA/A/04.01 FOR DETAILS 24 APARTMENT 21
TYPE 1 APARTMENT 16 EX. UNITS
PROPOSED STRATA TITLE TYPE 2 APARTMENT 1
BOUNDARY LOCATIONS OF UNITS. APARTMENT 20
TYPE 1
TO BE CONFIRMED ( FROM TIMBER TYPE 1
SCREEN FENCE, CENTRE OF PARTY 25.5
1
WALLS AND OUTSIDE FACE OF APARTMENT 17 ING
BAY ILD
CORRIDOR WALL ). REFER TO DETAIL APARTMENT 19 TYPE 2
31 T BU
EN
PLANS TYPE 1
PA R TM
A
BAY
APARTMENT 18 32 26.03
6,0
26.0
TYPE 1 BAY
00
33
24.5 2 BAY
G 00
DIN 2,6 34
UIL 00
APPROX. LOCATION OF TB 2,6 EX. UNIT
5,4
BAY 26.5
EN 00
R TM 2,6 35
00
NEIGHBOURING SHED APA 00
2,6 EX. COMMUNITY CENTRE
00 ( UPGRADED AS PART OF
2,6 BAY
90 00 STAGE 1 )
6,2 2,6 BAY 30
5,4
790 6 0 0 BAY 29
10, 2,
00
00 BAY 28 BAY
2,6 BAY
,6 00 BAY 27 BAY 21
LOADING / DELIVERIES AREA 2 36
BAY 26 BAY 20
50
1,2 BAY 25 BAY 19 BAY
6,0
BAY 24
APPROX. LOCATION OF 69 BAY 18 37
00
5,1 BAY 23
BAY 17 NEW HAMMERHEAD TURNING AREA
NEIGHBOURING SHED / GARAGE 22
BAY 16
BAY 15
BAY
30 No. PARKING SPACES + 4 No. BAY 14
5,4
25 13 38
DISABLED PARKING SPACES. 38 No.
00
TOTAL SPACES 00
5,4
BAY
12
NEW RECEPTION / LINK BUILDING.
50
BAY 6,0 ( SHADED ORANGE ) REFER TO
11
BAY
2,6
00 DRAWING SK/A/01.05 FOR DETAILS
104 MAILBOXES AND SIGN BAY 10
BAY 9
BAY 8 5,40
0
BAY 7
11,1
BAY 6
4 No. PARKING SPACES
00
5
5,40
0 BAY 4
UPGRADE EXISTING APARTMENTS
1800mm SLAT SCREENING THIS SIDE ( SHADED GREY ). GROUND AND
0
,60
5,40 BAY 3
0 FIRST FLOORS
0 2
25.5 00
WASTE COLLECTION AREA. 2 SKIP 7,0 BAY 2 0 REV REVISION DETAILS DATE
3,75
2,60
750
BINS ( 2.4m X 1.4m ) + 6 No. 120 2 - PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
BAY 1 4,45 27 04 PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
LITRE WHEELIE BINS
,600
05 ISSUED FOR PLANNING APPLICATION 14/12/2017
APPROX. LOCATION OF 0 2 3
3,5
G
DIN
2,60
NEIGHBOURING HOUSE UIL
00
TB
EN
R TM EX. APARTMENT
APA BUILDING
NEW SECTION OF RENDERED 26.90
BLOCK FENCE ADJACENT TO ENTRY APARTMENT 24
TYPE 1
GATES UPGRADE EXISTING APARTMENTS
APARTMENT 25
NEW SEWER DRAINAGE TYPE 1 ( SHADED GREY ). GROUND AND PRELIMINARY DRAWING
4
CONNECTION TO EXISTING SYSTEM DIN
G APARTMENT 26 FIRST FLOORS FOR PLANNING APPLICATION ONLY
UIL
TO FUTURE DETAILS TB TYPE 1
EN
R TM APARTMENT 27
NEW STORMWATER DRAINAGE APA TYPE 1
26.0 APARTMENT 35
CONNECTION TO EXISTING SYSTEM TYPE 1 APARTMENT 28
TYPE 2 27.5
TO FUTURE DETAILS
1,2
26.90
APARTMENT 36
UPGRADE EXISTING APARTMENTS
70
RELOCATE EXISTING GATES OR TYPE 1
45 APARTMENT 30
NO
5,4 APARTMENT 37 TYPE 1 ( SHADED GREY ). GROUND AND
PROVIDE NEW
5,5
M.
TYPE 1 FIRST FLOORS
00
NEW SECTION OF RENDERED APARTMENT 38

TYPE 1 APARTMENT 31
BLOCK FENCE ADJACENT TO ENTRY TYPE 1
GATES APARTMENT 39
THIS DRAWING AND DESIGN IS COPYRIGHT MJ ARCHITECTURE PTY
TYPE 1
LTD. DESIGN AND DRAWING MAY NOT BE REPRODUCED WITHOUT THE
10,
APARTMENT 32 ARCHITECTS WRITTEN AUTHORITY

640
TYPE 1
APARTMENT 41
TYPE 1 NEW APARTMENT BUILDINGS 3 + 4. ( VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCING
SHADED BLUE ) REFER TO DRAWING CONSTRUCTION
APARTMENT 33 APARTMENT 29
APPROX. LOCATION OF APARTMENT 42 TYPE 1 TYPE 2 DA/A/04.01 FOR DETAILS READ ALL DRAWINGS IN CONJUNCTION WITH SPECIFICATIONS
NEIGHBOURING HOUSE TYPE 1
APARTMENT 34 25
APARTMENT 43 TYPE 1 4,5
TYPE 1 APPROX. LOCATION OF
CONCRETE PATH ( FOR FIRE ESCAPE 26.5
NEIGHBOURING HOUSE
PATH ) APARTMENT 40
085
APARTMENT 44
TYPE 1 17,
23,
TYPE 1
200
27.5 APPROX. LOCATION OF

REFER TO DETAIL PLANS FOR 75
NEIGHBOURING SHED
PROPOSED STRATA BOUNDARY
APARTMENT 45
7,3 M: 0438 581 834 T: (03) 6331 5870
TYPE 1
LOCATIONS OF NEW UNIT E: info@mjarchitecture.com.au
DWELLINGS ( PART OF APARTMENT www.mjarchitecture.com.au
BUILDINGS ) 085
17, APPROX. LOCATION OF
27 NEIGHBOURING SHED
1,3
00
REFER TO SCHEMATIC SKETCH AND 00

6,5
REPORT FROM JMG FOR INDICATIVE APPROX. LOCATION OF PROJECT
SEWER AND STORMWATER NEIGHBOURING SHED
1 SITE PLAN DRAINAGE LAYOUT. FINAL DESIGN NEW APARTMENTS & SITE WORKS
1:400 AND DOCUMENTATION WILL BE TO 30 JANEFIELD STREET, MOWBRAY
FUTURE DETAILS APPROX. LOCATION OF
NEIGHBOURING HOUSE CLIENT
AVEO
DRAWING
SITE PLAN
APPROX. LOCATION OF
NEIGHBOURING HOUSE
PROJECT No. DATE DRAWING No.
1706 - 02 14/12/2017 DA/A/01.01

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DEMOLISH EXISTING PATH. MAKE GOOD

GARDEN TO LANDSCAPE DESIGN. TO
FUTURE DETAILS
DEMOLISH EXISTING ROAD AND KERBING

TO THE EXTENT SHOWN
RELOCATE EXISTING ELECTRICAL TURRET.

TO FUTURE DETAILS
DEMOLISH EXISTING CAR PARK. PREPARE

READY FOR NEW
DEMOLISH SECTION OF KERB AND ROAD

FOR NEW ROAD REALIGNMENT AND
PROVISION OF HAMMERHEAD TURNING
AREA
DEMOLISH SECTION OF WALL FOR NEW REV REVISION DETAILS DATE

OPENING THROUGH - PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
04 PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
EX. RECEPTION + WAITING
PREPARE OPENING FOR NEW DOOR
PRELIMINARY DRAWING
DEMOLISH EXISTING PATH FOR PLANNING APPLICATION ONLY
EXISTING APARTMENT
EXISTING APARTMENT
EXISTING APARTMENT
DEMOLISH EXISTING APARTMENT ON

GROUND AND FIRST FLOOR. PREPARE
READY FOR NEW LIFT AND CORRIDOR
ACCESS TO EXISTING APARTMENT
BUILDING
ARCHITECTS WRITTEN AUTHORITY
VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCING

DEMOLISH ENTRY WALLS TO THE EXTENT CONSTRUCTION
SHOWN EXISTING APARTMENT
READ ALL DRAWINGS IN CONJUNCTION WITH SPECIFICATIONS
CAREFULLY REMOVE EXISTING GATES AND

CONTROLLER. SALVAGE AND RETAIN FOR STORE
EXISTING APARTMENT
REUSE
DEMOLISH EXISTING PATH EXISTING APARTMENT M: 0438 581 834 T: (03) 6331 5870
E: info@mjarchitecture.com.au
www.mjarchitecture.com.au
CAREFULLY DISMANTLE EXISTING MENS

EXISTING APARTMENT
SHED. RETAIN FOR REUSE . REFER TO SITE
PLAN FOR NEW LOCATION
PROJECT
EXISTING APARTMENT
DEMOLISH SECTION OF PRECAST NEW APARTMENTS & SITE WORKS

CONCRETE WALL 30 JANEFIELD STREET, MOWBRAY
CLIENT
AVEO
DRAWING
SITE DEMOLITION PLAN

1 SITE DEMOLITION PLAN
1:250 PROJECT No. DATE DRAWING No.
1706 - 02 14/12/2017 DA/A/01.02

REVISION 05
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5,5
00
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085
14,
RAMP UP
PRIVATE OPEN SPACE FOR EACH
UNIT SHADED GREEN. 25m2 PER
DWELLING UNIT
MEN'S SHED
10,
NEW DISABLED ACCESS RAMP 1:14
940
GRADIENT
APARTMENT 7
00
6,5
APARTMENT 8
APARTMENT 9
W
RAMP UP
7 25
18, W
PRIVATE OPEN SPACE FOR EACH FULLY GLAZED EXIT DOORS

DWELLING UNIT
LANDSCAPED
COURTYARD
BETWEEN BUILDINGS
FULLY GLAZED EXIT DOORS

APARTMENT 10
W
LOCATION OF SKYLIGHTS OVER

SHOWN DOTTED
STORE
APARTMENT 11
APARTMENT 12 APARTMENT 6 FULLY GLAZED EXIT DOORS
APARTMENT 13 W
STORE
APARTMENT 5
STORE W
42
27,
6,6
W
695
W
9,2
NEW DISABLED ACCESS RAMP 1:21

92
GRADIENT
8,3
00
SCREEN FENCING TO APARTMENT

FULLY GLAZED EXIT DOORS 00
APARTMENT 4 PRIVATE OPEN SPACE. 1800mm
5,5 HIGH
APARTMENT 14
W
UP
DWELLING UNIT
ACCESS GATE IN FENCE TO MATCH
EXISTING
1,5
00
W
GATE IN FENCE
W
APARTMENT 23
APARTMENT 3
REFER TO DETAIL PLANS FOR
W
W
APARTMENT UNIT LAYOUTS
APARTMENT 15
ACCESS ROAD. REFER TO SITE PLAN
FOR EXTENT W
APARTMENT 22
PAVED TERRACE TO EACH UNIT AS

SHOWN HATCHED
APARTMENT 2 REV REVISION DETAILS DATE
NEW DISABLED ACCESS RAMP 1:14 - PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
GRADIENT 04 PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
SCREEN FENCING TO APARTMENT
PRIVATE OPEN SPACE. 1800mm
HIGH
PRIVATE OPEN SPACE FOR EACH W

RAMP UP
UNIT SHADED GREEN. 25m2 PER APARTMENT 21 PRELIMINARY DRAWING
APARTMENT 1 FOR PLANNING APPLICATION ONLY
DWELLING UNIT
W
APARTMENT 16
PRIVATE OPEN SPACE FOR EACH W

UNIT SHADED GREEN. 38 - 45m2
PER DWELLING UNIT
RAMP UP
APARTMENT 20
LANDSCAPING AND PLANTING TO 10
FUTURE DETAILS 1,9
27,

994


CONSTRUCTION
APARTMENT 17
STORE
W
RAMP UP
W
STORE
APARTMENT 19
W M: 0438 581 834 T: (03) 6331 5870
PARKING BAY E: info@mjarchitecture.com.au
12 www.mjarchitecture.com.au
595
31,
PARKING BAY
APARTMENT 18 PROJECT
11
NEW APARTMENTS & SITE WORKS
30 JANEFIELD STREET, MOWBRAY
CLIENT
PARKING BAY AVEO

10
DRAWING
GROUND FLOOR PLAN - APARTMENT

FULLY GLAZED EXIT DOORS BUILDING 1 + 2
PARKING BAY
1 GROUND FLOOR PLAN - APARTMENT BUILDING 1 + 2 09
1:100
1706 - 02 14/12/2017 DA/A/01.03
REVISION 05
PLANNING EXHIBITED
DOCUMENTS
EXISTING APARTMENT
DA 0671/2017
Ref. No:
RENOVATED ( STAGE 1 )
PARKING BAY
Date
02 FULLY GALZED SLIDING /
FOLDING DOORS
PLANTER BOX WITH

PLANTINGS TO FUTRE DETAILS

PARKING BAY
01
NEW DISABLED ACCESS RAMP
1:14 GRADIENT
STAFF
590
AIRLOCK
LOCKERS
10
4,7
F WC
M WC
7 25
18, UNISEX
SHOWER
SHOWER
APARTMENT 24
ALLIED HEALTH STORE
GATE IN FENCE NEW LIFT

APARTMENT 25
STORE
RELOCATED ACCESS GATES
95
5,0
LIFT
1800mm HIGH SLAT TIMBER APARTMENT 26
PRIVACY SCREEN AS FENCE STORE
1,7
83
GATE IN FENCE W
61
1,2
W
APARTMENT 27
FULLY GLAZED DOOR
FULLY GLAZED DOORS

W
LANDSCAPED W
COURTYARD
APARTMENT 35
BETWEEN BUILDINGS
APARTMENT 36
APARTMENT 28
5,5
00
PRIVATE OPEN SPACE FOR EACH APARTMENT 37

DWELLING UNIT APARTMENT 30
W
W
APARTMENT 38
STORE
W
GATE IN FENCE
W
APARTMENT 31
W
10,
575
LOCATION OF SKYLIGHTS OVER

SHOWN DOTTED
STORE
FULLY GLAZED EXIT DOORS APARTMENT 39
W
APARTMENT 32
APARTMENT 45
APARTMENT 29
STORE
W
APARTMENT 33 REV REVISION DETAILS DATE

50
W
4,5 - PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
W 04 PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
APARTMENT 44
1800mm HIGH SLAT TIMBER W
PRIVACY SCREEN
APARTMENT 34 PRELIMINARY DRAWING

STORE FOR PLANNING APPLICATION ONLY
DWELLING UNIT 085
APARTMENT 43 17,
CONCRETE WALKWAY AROUND

APARTMENTS
APARTMENT 40
EXISTING FENCE THIS DRAWING AND DESIGN IS COPYRIGHT MJ ARCHITECTURE PTY
23,
W LTD. DESIGN AND DRAWING MAY NOT BE REPRODUCED WITHOUT THE

270

REFER TO DETAIL PLANS FOR CONSTRUCTION
APARTMENT UNIT LAYOUTS
75
W
7,3
APARTMENT 42
W
1800mm HIGH SLAT TIMBER

PRIVACY SCREEN
M: 0438 581 834 T: (03) 6331 5870

APARTMENT 41
085
17,
PROJECT

1 GROUND FLOOR PLAN - APARTMENT BUILDING 3 + 4 CLIENT
1:100 AVEO
CONCRETE WALKWAY AROUND
APARTMENTS AND RETAINING WALL
DRAWING
5,5
00 GROUND FLOOR PLAN - APARTMENT
BUILDING 2 + 3
1706 - 02 14/12/2017 DA/A/01.04

REVISION 05
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0671/2017
Date
EX. RECEPTION + WAITING 5

PLANTER BOX WITH 9,47
LINE OF ROOF OVER

EX. ENTRY
104 MAILBOXES AND ENTRY 4,52
0
SIGNAGE
9,3
50
750
NEW COVERED
DROP OFF 0
2,35
MEMORY NODE
0
3,75
1 EXISTING APARTMENT
PARKING BAY 4,45
04
SENSORY GARDEN
EXISTING APARTMENT
WC + SHOWER RENOVATED ( STAGE 1 )
1,7
35
REST
EXISTING APARTMENT
FULLY GALZED SLIDING /

FOLDING DOORS
PLANTER BOX WITH
NEW DISABLED ACCESS RAMP

1:14 GRADIENT
STAFF
AIRLOCK
LOCKERS
F WC
M WC
725
18, UNISEX
SHOWER
SHOWER
EXISTING APARTMENT
APARTMENT 24 RENOVATED ( STAGE 1 )
ALLIED HEALTH STORE
NEW LIFT
APARTMENT 25
STORE
95
5,0
LIFT
APARTMENT 26
STORE EXISTING APARTMENT
1,7
83
W
61
1,2
W
APARTMENT 27
FULLY GLAZED DOOR

EXISTING APARTMENT
FULLY GLAZED DOORS
W
LANDSCAPED W
REV REVISION DETAILS DATE
COURTYARD
- PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
BETWEEN BUILDINGS 04 PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
APARTMENT 28
PRELIMINARY DRAWING
FOR PLANNING APPLICATION ONLY
W
APARTMENT 30

STORE ARCHITECTS WRITTEN AUTHORITY
FULLY GLAZED EXIT DOORS VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCING
CONSTRUCTION

GATE IN FENCE
W
APARTMENT 31
W
M: 0438 581 834 T: (03) 6331 5870

1 GROUND FLOOR PLAN - RECPETION / LINK BUILDING
1:100
PROJECT

CLIENT
AVEO
DRAWING
GROUND FLOOR PLAN - RECEPTION

LINK BUILDING
1706 - 02 14/12/2017 DA/A/01.05

REVISION 05
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0671/2017
Date
WEATHERTEX WEATHERBOARD
CLADDING. SELECTED PROFILE TO
FUTURE DETAILS
COLORBOND CUSTOM ORB ROOF

AT 17.50 DEGREE PITCH
WEATHERTEX WEATHERGROOVE
CLADDING OR SIMILAR. PAINT FINISH
POWDERCOATED ALUMINIUM
WINDOWS AND DOORS
CEILING LEVEL APARTMENTS

2,400
1,800
GROUND LEVEL APARTMENTS
1,425
APPROX. LOCATION OF GROUND
LEVEL
TIMBER SLAT TIMBER SCREEN TO

1 NORTH ELEVATION - APARTMENT BUILDING 1 + 2 PRIVATE OPEN SPACE
1:100
BRICK OR RENDERED CONCRETE
BLOCK FINISH TO RETAINING WALL
AROUND PRIVATE OPEN SPACE OF
APARTMENTS
FUTURE DETAILS

WINDOWS AND DOORS

1,800
3,577

1,177

LEVEL

PRIVATE OPEN SPACE
2 WEST ELEVATION - APARTMENT BUILDING 1 + 2 ( VIEW FROM ROAD ) BLOCK FINISH TO RETAINING WALL
1:100 AROUND PRIVATE OPEN SPACE OF
APARTMENTS
LINE OF RAMP AND RAIL SHOWN

SIMPLIFIED

PRELIMINARY DRAWING
FUTURE DETAILS
WINDOWS AND DOORS
CEILING LEVEL COMMUNITY CENTRE THIS DRAWING AND DESIGN IS COPYRIGHT MJ ARCHITECTURE PTY

CEILING LEVEL APARTMENTS CONSTRUCTION
4,250
GROUND LEVEL COMMUNITY CENTRE

2,400
1,800
APPROX. LOCATION OF GROUND M: 0438 581 834 T: (03) 6331 5870

LEVEL E: info@mjarchitecture.com.au
TIMBER SLAT TIMBER SCREEN AND
ACCESS GATE TO PRIVATE OPEN
3 SOUTH ELEVATION - APARTMENT BUILDING 1 + 2 ( VIEW FROM CAR PARK ) SPACE
1:100
LINE OF RAMP INSIDE ( SHOWN
DOTTED ). CONNECTS THROUGH TO PROJECT
COMMUNITY CENTRE
CLIENT
AVEO
DRAWING
ELEVATIONS APARTMENT BUILDING 1

+2
1706 - 02 14/12/2017 DA/A/02.01

REVISION 05
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0671/2017
Date
FUTURE DETAILS

WINDOWS AND DOORS
910
CEILING LEVEL COVERED DECK

4,075
2,400
4,250
2,400
FLOOR LEVEL COMMUNITY CENTRE
3,605
2,770
970
LEVEL

PRIVATE OPEN SPACE
1 EAST ELEVATION - APARTMENT BUILDING 1 + 2 BLOCK FINISH TO RETAINING WALL
1:100 AROUND PRIVATE OPEN SPACE OF
APARTMENTS
ROOF OF EXISTING COMMUNITY

CENTRE BEYOND
EXISTING RECEPTION ENTRY

SHOWN SIMPLIFIED
EXTEND EXISTING ROOF ( MATCHING
EXISTING ROOF LINE ) TO CREATE
COVERED VEHICLE DROP OFF ZONE.
MATCH EXISTING COLOURS
WINDOWS AND DOORS
600
CEILING LEVEL
CEILING LEVEL
3,228
2,400
1,500
GROUND LEVEL RECEPTION
GROUND LEVEL RECEPTION 450

LEVEL
NEW PLANTER BOX. BRICK OR
RENDERED CONCRETE BLOCK
FINISH
PRIVATE OPEN SPACE SHOWN
SIMPLIFIED ( BEYOND ELEVATION )
NEW AVEO SIGNAGE AND 104
MAILBOXES TO FUTURE DETAILS
NEW PLANTER BOX. BRICK OR

RENDERED CONCRETE BLOCK
2 WEST ELEVATION - RECEPTION / LINK BUILDING FINISH
1:100 REV REVISION DETAILS DATE
PRELIMINARY DRAWING
EXISTING ROOF
WINDOWS AND DOORS
CEILING LEVEL APARTMENT BUILDING
CEILING LEVEL RECEPTION CONSTRUCTION

3,330
FLOOR LEVEL APARTMENT BUILDING
FLOOR LEVEL RECEPTION

LEVEL
M: 0438 581 834 T: (03) 6331 5870
3 EAST ELEVATION - RECEPTION / LINK BUILDING PROJECT

1:100
CLIENT
AVEO
DRAWING

+ 2 & RECEPTION LINK BUILDING
1706 - 02 14/12/2017 DA/A/02.02

REVISION 05
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0671/2017
Date
FUTURE DETAILS

WINDOWS AND DOORS
5,810

3,000
2,400

LEVEL
SIMPLIFIED ( IN FRONT OF
ELEVATION )
1 NORTH ELEVATION - APARTMENT BUILDING 3 + 4 ( VIEW FROM ENTRY CAR PARK )

1:100
FUTURE DETAILS


POWDERCOATED ALUMINIUM - PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
WINDOWS AND DOORS 04 PLANNING APPLICATION SET - FOR REVIEW 13/12/2017
5,825
PRELIMINARY DRAWING
2,400
1,800

SIMPLIFIED ( BEYOND )
APPROX. LOCATION OF GROUND THIS DRAWING AND DESIGN IS COPYRIGHT MJ ARCHITECTURE PTY
LEVEL LTD. DESIGN AND DRAWING MAY NOT BE REPRODUCED WITHOUT THE

CONSTRUCTION
2 SOUTH ELEVATION - APARTMENT BUILDING 3 + 4

1:100
M: 0438 581 834 T: (03) 6331 5870

PROJECT

CLIENT
AVEO
DRAWING

+4
1706 - 02 14/12/2017 DA/A/02.03

REVISION 05
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0671/2017
Date
FUTURE DETAILS
DOUBLE GLAZED SKYLIGHTS

WINDOWS AND DOORS
1,815
2,715
2,400
1,000

LEVEL

ELEVATION )
1 EAST ELEVATION - APARTMENT BUILDING 3 + 4

1:100
FUTURE DETAILS

WINDOWS AND DOORS
5,825

2,715
2,400
APPROX. LOCATION OF GROUND PRELIMINARY DRAWING

LEVEL FOR PLANNING APPLICATION ONLY
ELEVATION )
2 WEST ELEVATION - APARTMENT BUILDING 3 & 4 THIS DRAWING AND DESIGN IS COPYRIGHT MJ ARCHITECTURE PTY
1:100 ARCHITECTS WRITTEN AUTHORITY

CONSTRUCTION
M: 0438 581 834 T: (03) 6331 5870

PROJECT

CLIENT
AVEO
DRAWING

+4
1706 - 02 14/12/2017 DA/A/02.04

REVISION 05
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0671/2017
Date
2250mm DIA CLEAR CIRCULATION SPACE
WASHING MACHINE WITH DRYER OVER
COOKTOP FRIDGE
700
SINK
W HW
ROBE
MICROWAVE
920 WIDE DOOR

ENTRY / LAUNDRY
LANDSCAPED GARDEN AS PRIVATE
1,200
OPEN SPACE FOR EACH UNIT
LIVING / KITCHEN / DINING
4,500
TIMBER SLAT SCREEN FENCE. TERRACE
REFER TO SITE PLANS FOR EXTENT PAVERS
WALL MOUNTED TV
BEDROOM
2,490
2,490
PROPOSED STRATA TITLE BATHROOM
BOUNDARY LOCATIONS. TO BE
CONFIRMED ( FROM TIMBER
SCREEN FENCE, CENTRE OF PARTY
WALLS AND OUTSIDE FACE OF
CORRIDOR WALL )
WALL MOUNTED TV
2,000 900 1,200
3,100 WALL MOUNTED FOLDED WASHING

LINE
4,000 1,500 9,000
1 GROUND FLOOR DETAIL PLAN - UNIT TYPE 1

1:50
2,000 3,000 3,000
600
COOKTOP
MICROWAVE
LANDSCAPED GARDEN AS PRIVATE

1,330
SINK 2250mm DIA CLEAR CIRCULATION

OPEN SPACE FOR EACH UNIT LIVING / KITCHEN / DINING SPACE
WASHING MACHINE WITH DRYER
3,640
TERRACE OVER
PAVERS
110
TIMBER SLAT SCREEN FENCE. LAUNDRY TUB

W HW
REFER TO SITE PLANS FOR EXTENT
650
920 WIDE DOOR

PROPOSED STRATA TITLE

BOUNDARY LOCATIONS. TO BE
CONFIRMED ( FROM TIMBER PRELIMINARY DRAWING
SCREEN FENCE, CENTRE OF PARTY FOR PLANNING APPLICATION ONLY
WALLS AND OUTSIDE FACE OF
3,000
CORRIDOR WALL ) BATHROOM WALL MOUNTED FOLDING WASHING

2,500
BEDROOM LINE
ROBE


600 900 1,290 CONSTRUCTION

3,100
2 GROUND FLOOR DETAIL PLAN - UNIT TYPE 2

1:50 M: 0438 581 834 T: (03) 6331 5870
PROJECT

CLIENT
AVEO
DRAWING
INTERNAL ELEVATIONS + DETAIL

PLANS
1706 - 02 14/12/2017 DA/A/04.01

REVISION 05

Aged Care Units at Mowbray

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PLANNING EXHIBITED

Suite 1 - 18 Brisbane Street

Launceston City Council

!! Dear Sir / Madame,

In reference to the planning application for the above project, I attach

architectural drawings numbered DA/A/00.0, DA/A/01.01, DA/A/01.02, DA/A/

02.03, DA/A/02.04 AND DA/A/04.01

building located adjacent to the new development. However, the proposed

P2 - Building setback to the side boundary must be appropriate to the

The proposed development maintains the setback and alignment of the

11.4.17 Private open space for Multiple Dwellings

11.4.22 Earthworks and Retaining Walls

APPENDIX 1 - ENVIRONMENTAL REPORT

Environmental Service & Design

RE: Site Assessment, 30 Janefield St, Mowbray, Launceston

The preliminary investigation should be sufficient to:

• identify potential sources of contamination and determine potential

If thorough preliminary investigation shows a history of non-contaminating

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

As per Section E2.4.3 of the Launceston Interim Planning Scheme 2015:

As per NEPM Schedule B2, Section 2.1, it was concluded that:

• no further investigation is required.

Principal Consultant and SCPA Certified Practitioner

Site Investigation – 30 Janefield St, Mowbray, Launceston

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

The scope of works included:

• examination of the site’s history, including oral history;

Basis for Assessment

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

Figure 1 – Site Location and boundary PLANNING EXHIBITED

Figure 2 – Area to be developed

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

Figure 3 – Site frontage, main carpark, office and Residents centre

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

Figure 5 – Site power switch panels

Figure 6 – area for development

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

Figure 7 – Site mens shed and storage to the south

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

Surrounding Land Use

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

As per NEPM Schedule B2, Section 2.1 no further investigation is required.

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

PO Box 651 (14 Cattley Street) BURNIE TAS 7320

FAC-Launceston Properties Pty Ltd

1.2 Traffic Impact Assessment (TIA)

1.3 Statement of Qualification and Experience

30 Janefield St - Traffic Impact Assessment

 Master of Traffic, Monash University, 2004

1.4 Project Scope

1.5 Subject Site

Figure 1 Existing Site

30 Janefield St - Traffic Impact Assessment

Figure 2 Subject Site & Surrounding Road Network

Image Source: LIST Map, DPIPWE

1.6 Reference Resources

30 Janefield St - Traffic Impact Assessment

Figure 3 Planning Scheme Zoning

Image Source: iPlan

2.2 Transport Network

30 Janefield St - Traffic Impact Assessment

Figure 4 Janefield Street from Subject Site

APPENDIX 1 - ENVIRONMENTAL REPORT 