ST Michael's Association Plans & Reports For Hoblers Road Development

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
advertised: 31/03/2018 R E V I S I O N
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
Stg Rev Description Date Int. App
document on its website the Council grants website users a non-exclusive licence to
DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ

reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
K
AC
DA 02 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC
TB
SE
4m
30
TIT 2m
. 42
LE
5.60
BO 149°
H G
HIG IN
UN 15
m FENC
m K
AC
00 L E
DA ' 52
1, 2 T Y
W AL S B
E
ET
5.80
N T I
7S
4,2
RY "
EN
SE
SID 1
RE
2
2
TB
,0
70
13
AC
3
K
SITE PLAN LEGEND
6.000
NE
APPROX FL LP LIGHT POLES TO FUTURE SELECTION
6.0
W ATC
TO
SE
M
1 WALL MOUNTED CLOTHES LINE
CU EXI
5.40
3(a)
RE
H
2 HOT WATER CYLINDER
FE TING
D
LP SPATIALLY FLEXIBLE 3-BED
NC
S
GROUP HOME WITH 1-BED 3 SLIMLINE RAINWATER TANK
6.2
IN
A
5.20
G
NON-AWAKE SHIFT
RY
0
SUPPORT WORKER
O A 1
0
ND .31.4 2
R LEB
OU
59 21,
473
SET
6.
E TIT 301m
62
BA
40
4,5
3
4. CK
G 11
PATH
D
LP
1
I 4(a)
1
R
2
1(b) 2
6.6
B
LANDSCAPING 1-BED HIGH NEEDS UNIT
WITH 1-BED NON-AWAKE 1-BED
0
7,462
SHIFT SUPPORT WORKER INDEPENDENT
S 3 LIVING UNIT
R
6.350
APPROX FL
E
3 6.250
LP 3
APPROX FL LANDSCAPED
L NEW
PATH AREA
B H 1,268.97 m2
G TREE
HIG CIN
m EF N
m E 6.80
O 0 0 L
1, 2 S T Y LP
LP
W L
H
NE TIA
N
IDE TH 1
R ES PA
4,2TBACK
SE
1 6.650 2 3,000
1 1
"
70
APPROX FL
' 04
204 ARY
2 4(b) 1
1(b)
2
° 29
2
6.800 1(b)
ND
1 2-BED SEMI-INDEPENDENT 2
3(b) APPROX FL
UNIT 2,746 1-BED
1-BED
1(a) 3
978 E BOU
2 INDEPENDENT
ADJOINING 2/4 BED INDEPENDENT
LP LIVING UNIT
1-BED LEAD SPATIALLY FLEXIBLE 4,477 LIVING UNIT
3
TENANT UNIT UNITS
6.80
m
3
L
3 6.500
TIT
TH 4,185 6.550 APPROX FL 3
PA LANDSCAPING APPROX FL
6.850 3
APPROX FL
64.
Y
3
20,
AR 40" LANDSCAPING 670
D SET
N 1' PATH
BA UNIT TYPE No. AREA TOTAL
OU 9° 3
LP
B CK
LE 5
EXI CING
LP LP
T 3,000 1 9 60.44m2 543.96m2
NG
I
T 60 m
LP 3,000
TCH E FEN
NEW
STI
2
1.7
NEW
TREE 2 1 226.77m2 226.77m2
TITLE BOUN
14
3,0
TREE
R
6-BED RESPITE
TO SECU
15
CENTRE 1 NEW
1 1 1
3 2 142.09m2 284.18m2
MA
TREE
W
Ex.
1 1
NE
1 2 2
AS
2
1(b) 1(b) 1(b) 1(b) 1(b) 4 2 96.29m2 192.58m2
PH
6.950 2 2 LANDSCAPED
7.0
AL
APPROX FL 1-BED 1-BED 1-BED 1-BED 1-BED COMMUNAL

TD
0 5,045 INDEPENDENT INDEPENDENT INDEPENDENT INDEPENDENT INDEPENDENT 1,247.49m2

RIV
BBQ AREA
DARY
LIVING UNIT LIVING UNIT LIVING UNIT LIVING UNIT LIVING UNIT
EW
144.00 m2
AY
6.500
6.950 6.900 6.850 6.750 6.650
NEW ASPHALT VISITOR/ APPROX FL
3
APPROX FL APPROX FL
3
APPROX FL APPROX FL 3
APPROX RL
PLEASE NOTE
CARETAKER PARKING AREA. 3 3
7.20 NEW 3,000
LANDSCAPING
3,000 ALL BUILDINGS SHALL BE CONCRETE SLAB ON
NEW CONCRETE PATH 3 2 3 TREE
GROUND WITH MINIMAL EARTH WORKS.
3,500
17,
731
TITLE BOUNDARY SET
CO STIN
BA PRELIMINARY LEVELS SHOWN ARE SUBJECT

EX
CK
NN G P
I
84.450m 89° 16' 20"

EC
TO FINAL SURVEY.
"
T I TH
' 04
204 ARY
NT
A
O
° 29
ND
343 E BOU NG
CI
TIT CURE FEN
6.970
Ex. FL
SE
m
L
NG
SITE PLAN
STI
EXI
2 6.
SCALE 1:300
North 0mm 3000 6000 9000 12000 15000
TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION INCLUDING

HIGH-CARE, LOW CARE UNITS - LIFE CYCLE HOUSING PROJECT
ST MICHAELS ASSOCIATION INC A0002-DA02
APPROVAL
151131
SHEET SIZE: A2 (LANDSCAPE)
©COPYRIGHT THESE DRAWINGS AND THE DESIGNS ARE THE PROPERTY OF ARTAS ARCHITECTS AND MUST NOT
BE USED, RETAINED OR COPIED WITHOUT WRITTEN PERMISSION FROM ARTAS ARCHITECTS. (A.B.N. 75 009 583 644)
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
advertised: 31/03/2018
PROJECT NAME TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION

INCLUDING HIGH-CARE, LOW CARE UNITS - LIFE CYCLE HOUSING PROJECT
PROJECT NUMBER 151131
PLEASE ADVISE IF DOCUMENTS ARE NOT RECIEVED AS PER THIS ADVICE. Date: 26/02/2018
Drawing No. Drawing Name Stage Revision Status Issued By Approved By

ISSUED FOR DEVELOPMENT APPLICATION
DOCUMENT TRANSMITTAL DA 01 Issued BT SC
A0000 COVER PAGE DA 02 Issued BT SC
A0001 SITE LOCATION PLAN DA 02 Issued BT SC
A1201 FLOOR PLANS DA 03 Issued BT SC
A1202 FLOOR PLANS DA 02 Issued BT SC
A2100 ELEVATIONS DA 02 Issued BT SC
A2101 ELEVATIONS DA 03 Issued BT SC
DOCUMENT TRANSMITTAL-DA01
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date

TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION

INCLUDING HIGH-CARE, LOW CARE UNITS - LIFE CYCLE HOUSING PROJECT
22 HOBLERS BRIDGE ROAD, NEWSTEAD
ARCHITECTURAL
A0000 COVER PAGE
A0001 SITE LOCATION PLAN
A0002 SITE PLAN
A1201 FLOOR PLANS
A1202 FLOOR PLANS
A2100 ELEVATIONS
A2101 ELEVATIONS
QLD | NSW | VIC | TAS

w w w .artas.c o m .a u
SHEET SIZE PROJECT NUMBER: DRAWING NUMBER
A0000-DA02
A2 (LANDSCAPE) 151131
DRAWING ISSUE
APPROVAL
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date

Y
DAR .40 TITLE BOUNDARY
1
UN 59.3
5.60
O 30.422m 149° 15' 52"
B
5.80
ITLE 1m
T 0
6. 0
4.3
5.40
0
11
6. 2
5.20
0
6.
40
D
A
AREA OF WORKS
6. 60
O
R
"
' 04
204 ARY
E 6.80
ST MICHAELS ASSOCIATION INCORPORATED
G
° 29
I D
ND
LOT 2
R
B
978 E BOU
6.80 22 HOBLERS BRIDGE ROAD, NEWSTEAD
S
TITLE BOUN
R PROPERTY ID: 3345127
E
L
m
L
B TITLE REFERENCE: 169899/2
TIT
O
H 7. 0
0 AREA: 5,879m2
64.
DARY
7.20
TITLE BOUNDARY
Y 84.450m 89° 16' 20"
DAR 40"
ENT
'
UN ° 31
EM
O
B 59 TITLE BOUNDARY
EAS
IT LE
T 60m 26.343m 204° 29' 04"
GE
NA
1.7
14
RAI
RD
ME
FOR
' 37"
DARY
TOTAL LAND AREA
91 ° 38
ST MICHAELS ASSOCIATION INCORPORATED EXISTING LAND (Lot 1) 2.563ha
BOUN
LOT 1 AREA OF WORKS (Lot 2) 0.588ha
m 1
22 HOBLERS BRIDGE ROAD, NEWSTEAD 3.151ha
PROPERTY ID: 3456003
TITLE
68. 256
TITLE REFERENCE: 169899/1
AREA: 2.563ha (INCLUDES AREA HATCHED)
18
TIT 2m
2.4
5"
LE
206 DARY
2
5' 3
BO 142
°5
UN ° 02
UN
DA ' 2
523 BO
RY 5"
65. ITLE
m
T
ARY 50"
D 8'
N
U 9° 3
BO 22
E
ITL m
T 97
.0
80
SITE LOCATION PLAN

SCALE 1:1000
North 0mm 10000 20000 30000 40000 50000

APPROVAL
151131
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
31/03/2018 R E V I S I O N
3,350 2,698 7,611 7,957
advertised:
1,575L MINI

8
1 CLOTHES ORB SLIM LINE DA 02 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC

PATH. REFER A2100 PATH. REFER A2100
LINE W W W W RAINWATER TANK DA 03 ISSUED FOR DEVELOPMENT APPLICATION 26/02/2018 BT SC
SITE PLAN SITE PLAN
86
CLOTHES 4,7 W
LINE
PATIO PATIO
ROBE
1,845
1,845
RO
&D
A: 8.48 m2 FER
2
A: 8.48 m
3,625
. RE N
BE
TH
W SLIDING DOOR W SLIDING DOOR PA E PLA
SIT
4,2
12 BATH
A: 8.14 m2
1,4
BED BED
75
CLOTHES CLOTHES
ING
LINE LINE W
PATIO SLI
D A: 15.40 m2 A: 15.35 m2
2
A: 9.77 m SLIDING SLIDING
GENERAL NOTES
1,595
W&D
LIVING LIVING DW W
BENCH
G
10,207
DIN HALL
OFFICE
BEN
SLIDING
W A: 16.09 m2 W A: 16.09 m2 SLI
KITCHEN BATH W
KITCHENS
CH
HWC HWC SLIDING A: 17.40 m2
CUPB'D CUPB'D A: 31.76 m2 A: 7.37 m2 - BENCHES AT VARIED HEIGHTS
SLIDING - CAPACITY TO EASILY REMOVE/REPLACE UNDER BENCH
KITCHEN KITCHEN
12,325
12,325
CABINETRY
G
13,832
3 DIN
A: 8.43 m2 4
A2100
A: 8.43 m2
A2100 6
A2100
W LIVING SLI 5
A2100
- MOVABLE KITCHE BENCHES
W W
10,480
10,480
BATH BATH A: 23.35 m2

BATHROOM
W W
BED
SLIDING
SLIDING
RO
A: 7.83 m2 A: 7.83 m2
LID
IN G
STAFF OFFICE A: 15.33 m 2
- ALL WALLS REINFORCED
BE
S
F
HWC - DISABILITY STANDARD COMPLIANT
10,440
A: 15.78 m2
F
F
- CHANGE TOILET CONFIGURATION BY MOVING LEFT TO RIGHT

W&D W&D BED - HEIGHT-ADJUSTABLE VANITIES
ROBE
P
P
SLIDING SLIDING
NG A: 14.21 m2
IDI
SL WARDROBES
RO
1,575L MINI 1,575L MINI BED
BE
W W
ORB SLIM LINE ORB SLIM LINE - MODULAR
W A: 16.02 m2
RAINWATER TANK RAINWATER TANK W W 1,575L MINI
BED BED
ROBE
ROBE
ORB SLIM LINE

RAINWATER TANK TECHNOLOGY
A: 14.38 m 2
A: 14.38 m2
-TELECARE - REMOTE MANAGING OF NEEDS FOR SOCIAL CARE
RO
LIVING AND POSSIBILITY OF INTERVENTION WHEN REQUIRED
BE
3,625
ROBE
ROBE
78 - TELEMEDICINE - REMOTE MANAGING OF MENTAL OR PHYSICAL

A: 21.45 m2 8,6
W STATUS
W W TYPE 2 - ENVIRONMENTAL CONTROLS - EQUIPMENT TO PHYSICALLY

ENABLE AN INDIVIDUAL
4,865 4,865 W 6 BED RESPITE CENTRE
TOTAL FLOOR AREA: 226.77 m2
SMART HOMES
TYPE 1 (A) TYPE 1 (B) 2
A2100 7,957
W W
7,884 5,541 - HOMES THAT HAVE COMPUTERS TO PERFORM TASKS SUCH AS
1-BED LEAD TENANT UNIT 1-BED INDEPENDENT LIVING UNIT OPEN DOORS AND CURTAINS AND REMINDING PEOPLE TO
21,383
TOTAL FLOOR AREA: 60.55 m2 TOTAL FLOOR AREA: 60.55 m2 LOCK DOORS
7
1 TYPE 1(A) FLOOR PLAN 2 TYBE 1(B) FLOOR PLAN 3 TYPE 2 FLOOR PLAN A2100
COMMUNICATION AIDS
SCALE 1:100 SCALE 1:100 SCALE 1:100
- - - - COMPUTER PROGRAMS/SMART PHONES AND TABLETS TO
0mm 1000 2000 3000 4000 5000 0mm 1000 2000 3000 4000 5000 0mm 1000 2000 3000 4000 5000 ENABLE PEOPLE TO COMMUNICATION MORE EASILY.
PATH. REFER PATH. REFER 2
SITE PLAN SITE PLAN A2101
11,207 11,207
2,752 2,852 2,852 2,752 2,752 2,852 2,852 2,752
CLOTH ES CLOTH ES
ES CLOTH ES CLOTH
LINE LINE LINE LINE
1,566
1,566
PATIO PATIO
KITCHEN A: 7.20 m2
KITCHEN KITCHEN A: 7.20 m2
KITCHEN
SLIDING SLIDING SLIDING SLIDING
A: 7.74 m2 A: 7.74 m2 A: 7.74 m2 A: 7.74 m2
HWC LIVING LIVING HWC HWC LIVING LIVING HWC

2 2 2 2
A: 19.28 m A: 19.28 m A: 19.28 m A: 19.28 m
BATH BATH BATH BATH

10,730
10,730
10,730
10,730
A: 7.31 m2 A: 7.31 m2 A: 7.31 m2 A: 7.31 m2
SLIDIN
SLIDIN
G
G
SLIDIN
SLIDIN
G
G
W&D
W&D 3
W&D
W&D 4
A2101 A2101
ROBE ROBE
ROBE ROBE
SLIDIN
SLIDIN
G
G
SLIDIN
SLIDIN
ROBE ROBE
ROBE ROBE
G
G
SLIDIN G SLIDIN G
G SLIDIN G SLIDIN
BED BED BED BED
A: 14.00 m2 A: 14.00 m2 SUPPORT A: 14.00 m2 A: 14.00 m2
BED BED BED
A: 13.68 m2
WORKER BED A: 13.68 m2 A: 13.68 m2
A: 13.68 m2
1,575L MINI 1,575L MINI 1,575L MINI 1,575L MINI
ORB SLIM LINE ORB SLIM LINE ORB SLIM LINE ORB SLIM LINE
RAINWATER TANK RAINWATER TANK RAINWATER TANK RAINWATER TANK
8,010 8,010 8,010 8,010
TYPE 3 (A)
SPATIALLY FLEXIBLE 3-BED GROUP HOME WITH TYPE 3 (B)
1-BED NON-AWAKE SHIFT SUPPORT WORKER ADJOINING 2/4 BED SPATIALLY FLEXIBLE UNITS
TOTAL FLOOR AREA: 141.87 m2 TOTAL FLOOR AREA: 141.87 m2
4 TYPE 3(A) FLOOR PLAN 5 TYPE 3 (B) FLOOR PLAN 1

A2101
SCALE 1:100 SCALE 1:100
- -
0mm 1000 2000 3000 4000 5000 0mm 1000 2000 3000 4000 5000

APPROVAL
151131
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date

5
33 33
3,6 A2101 3,6
R
EFE
H. R N EFE
R
PAT E PLA
H. R N
4,408 SIT 4,408 PAT E PLA
W
PATIO W
SIT PATIO
A: 6.23 m2 ES A: 6.23 m2 ES
TH TH
CLO CLO
E E
LIN LIN
G
W G W DIN
DIN SLI
SLI
ROBE
ROBE
SUPPORT LIVING BED LIVING GENERAL NOTES
WORKER BED A: 24.38 m2 A: 14.60 m2 A: 24.38 m2
ROBE
ROBE
8,9
8,9
W W
63
63
A: 14.60 m2 KITCHENS
SLIDING SLIDING - BENCHES AT VARIED HEIGHTS
W&D 7 W&D
A2101 - CAPACITY TO EASILY REMOVE/REPLACE UNDER BENCH
8
SLIDING
SLIDING
A2101
CABINETRY
10,233
10,233
- MOVABLE KITCHE BENCHES
W BATH W BATH
A: 7.25 m2
SLIDING
A: 7.25 m2
SLIDING BATHROOM
- ALL WALLS REINFORCED
BENCH BENCH - DISABILITY STANDARD COMPLIANT
HWC HWC - CHANGE TOILET CONFIGURATION BY MOVING LEFT TO RIGHT
DW W DW W - HEIGHT-ADJUSTABLE VANITIES
W KITCHEN W KITCHEN WARDROBES

BED BED
ROBE
ROBE
2
A: 19.83 m A: 17.91 m2 - MODULAR
A: 19.10 m2 A: 19.10 m2
1,575L MINI 1,575L MINI
ORB SLIM LINE ORB SLIM LINE TECHNOLOGY
ROBE
ROBE
4 4
,16 ,16
F
F
5 RAINWATER TANK 5 RAINWATER TANK -TELECARE - REMOTE MANAGING OF NEEDS FOR SOCIAL CARE
W W
AND POSSIBILITY OF INTERVENTION WHEN REQUIRED
W W - TELEMEDICINE - REMOTE MANAGING OF MENTAL OR PHYSICAL
1,575L MINI 6,761 1,575L MINI 6,761 STATUS
ORB SLIM LINE ORB SLIM LINE - ENVIRONMENTAL CONTROLS - EQUIPMENT TO PHYSICALLY
RAINWATER TANK RAINWATER TANK ENABLE AN INDIVIDUAL
TYPE 4 (A) TYPE 4 (B) 6
A2101
1-BED HIGH NEEDS UNIT WITH 1-BED
NON-AWAKE SHIFT SUPPORT WORKER
2-BED SEMI-INDEPENDENT UNIT
SMART HOMES
- HOMES THAT HAVE COMPUTERS TO PERFORM TASKS SUCH AS
OPEN DOORS AND CURTAINS AND REMINDING PEOPLE TO
1 TYPE 4(A) FLOOR PLAN 2 TYPE 4(B) FLOOR PLAN LOCK DOORS
- - COMMUNICATION AIDS
0mm 1000 2000 3000 4000 5000 0mm 1000 2000 3000 4000 5000
- COMPUTER PROGRAMS/SMART PHONES AND TABLETS TO
ENABLE PEOPLE TO COMMUNICATION MORE EASILY.
COLORBOND 'MONUMENT'
ROOF SHEET
COLORBOND 'MONUMENT' FASCIA,

MESH PLANTER WALL GUTTER & BARGE CAPPING
4 STEEL COLUMN. PAINT FINISH.

A1202
3,000
2,400
900
850
300
Col. 600mm WIDE SIT UP BENCH Col.

4 COMMUNAL BBQ ELEVATION
300
SCALE 1:100
700
-
0mm 1000 2000 3000 4000 5000
900
1,500
ROOF SHEET
12,000
600mm WIDE
600mm WIDE
BENCH SEAT
BENCH SEAT

1,800
6,800
BBQ
5
A1202
GUTTER & BARGE CAPPING
ROOF OVER SHOWN DOTTED
STEEL COLUMN. PAINT FINISH.

2,400
600 2,000 900 2,000 600

1,500
900
850
700
5 COMMUNAL BBQ ELEVATION

300
Col. Col. SCALE 1:100

-
300
0mm 1000 2000 3000 4000 5000

2,200
3,550 4,900 3,550

12,000
3 COMMUNAL BBQ AREA PLAN

SCALE 1:100
-
0mm 1000 2000 3000 4000 5000

APPROVAL
151131
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date

COLORBOND 'MONUMENT' ROOF

SHEET COLORBOND 'MONUMENT'
COLORBOND 'MONUMENT' ROOF FASCIA, GUTTER & BARGE COLORBOND 'MONUMENT'
SHEET CAPPING. BARGE CAPPING
BARGE CAPPING
FLUSH JOINTED FIBRE CEMENT COLORBOND 'MONUMENT'
PANELS, FEATURE IDENTIFICATION FASCIA, GUTTER AND BARGE
SHEET
COLOUR PAINT FINISH. CAPPING SYSTEM
CLOTHESLINE
3,281
3,276
3,276
F. COLORBOND 'WOODLAND GREY' COLORBOND 'WOODLAND GREY'
F. COLORBOND 'WOODLAND GREY' A.
EXTERNAL CLADDING EXTERNAL CLADDING
2,050
EXTERNAL CLADDING
2,100
2,050
A.
A. POWDER COATED ALUMINIUM POWDERCOATED ALUMINIUM POWDERCOATED ALUMINIUM
FRAMED GLAZED WINDOWS & FRAMED GLAZED WINDOWS FRAMED GLAZED WINDOWS &
S. ±0 F.
±0 F. DOORS ±0 DOORS
GROUND FLOOR
GROUND FLOOR COMPUTER CUT VINYL GROUND FLOOR SLIM LINE HWC
BUILDING No. APPLIED TO RAINWATER TANK
SIDELIGHT
1 TYPE 1(A/B) ELEVATION 2 TYPE 1(A/B) ELEVATION 3 TYPE 1(A/B) ELEVATION

SCALE 1:100
A1201
SCALE 1:100 A1201 A1201
SCALE 1:100
0mm 1000 2000 3000 4000 5000
0mm 1000 2000 3000 4000 5000 0mm 1000 2000 3000 4000 5000

COLORBOND 'MONUMENT' SHEET
FASCIA, GUTTER AND BARGE
CAPPING COLORBOND 'MONUMENT' FASCIA
AND GUTTER
4,219
POWDER COATED ALUMINIUM
SHEET
A. FRAMED GLAZED WINDOWS &
3,276
DOORS
2,050
F. A. F. COLORBOND 'WOODLAND GREY'
EXTERNAL CLADDING
2,050
AUSTRAL 'ARCHITEC' HONED / SPLIT

A. A. FACE BLOCKS IN CHARCOAL
POWDER COATED ALUMINIUM ±0
FRAMED GLAZED WINDOWS & GROUND FLOOR SLIM LINE HWC
±0 F. F.
DOORS RAINWATER TANK
GROUND FLOOR
5 TYPE 2 ELEVATION
4 TYPE 1(A/B) ELEVATION A1201
SCALE 1:100
SCALE 1:100 0mm 1000 2000 3000 4000 5000
A1201
0mm 1000 2000 3000 4000 5000
FLUSH JOINTED FIBRE CEMENT

PANELS, FEATURE IDENTIFICATION
COLOUR PAINT FINISH.
JAMES HARDIE SCYON AXON. SHEET
PAINT FINISH 'SURFMIST'
COLORBOND 'MONUMENT' FASCIA
AND GUTTER
SHEET
4,219
COLORBOND 'MONUMENT' FASCIA AUSTRAL 'ARCHITEC' HONED / SPLIT
4,219
AND GUTTER F. F. F. F. F. F. FACE BLOCKS IN CHARCOAL
2,050
A. F. AUSTRAL 'ARCHITEC' HONED / SPLIT
A. A. A. A. A. A. POWDER COATED ALUMINIUM
FACE BLOCKS IN CHARCOAL
2,050
A. FRAMED GLAZED WINDOWS &

POWDER COATED ALUMINIUM O. F. F. F. F. O. F. F.
±0 DOORS
FRAMED GLAZED WINDOWS & GROUND FLOOR
±0 F.
DOORS
GROUND FLOOR
FACE BLOCKS IN PEARL GREY 7 TYPE 2 ELEVATION
6 TYPE 2 ELEVATION A1201
SCALE 1:100
PROPOSED EXTERNAL COLOUR SELECTIONS
SCALE 1:100 0mm 1000 2000 3000 4000 5000 DESCRIPTION COLOUR
A1201 CORRUGATED STEEL CLADDING COLORBOND
0mm 1000 2000 3000 4000 5000
WOODLAND GREY
COMPUTER CUT VINYL TRIMS, WINDOWS, ROOF COLORBOND

BUILDING No. APPLIED TO MONUMENT
SIDELIGHT
BLOCKWORK - DARK AUSTRAL MASONRY
ARCHITEC HONED
SHEET
CHARCOAL
COLORBOND FASCIA, GUTTER AND BLOCKWORK - LIGHT AUSTRAL MASONRY
RIDGE CAPPING ARCHITEC HONED
PEARL GREY
4,219
JAMES HARDIE SCYON AXON. FIBRE CEMENT - AXON COLORBOND

CLOTHESLINE CLOTHESLINE PAINT FINISH 'SURFMIST' SURFMIST
F. F. F. F. A. F. A.
FEATURE IDENTIFICATION YELLOW
2,100

A. A. A. A. A. COLOUR - OPTION 1 MATCH EXISTING
F. S. S. F. COLOUR PAINT FINISH.
±0 F. F. F. F. F. FEATURE IDENTIFICATION BLUE
GROUND FLOOR COLOUR - OPTION 2 MATCH EXISTING
AUSTRAL 'ARCHITEC' HONED / SPLIT POWDER COATED ALUMINIUM AUSTRAL 'ARCHITEC' HONED / SPLIT
FACE BLOCKS IN CHARCOAL FRAMED GLAZED WINDOWS & FACE BLOCKS IN PEARL GREY FEATURE IDENTIFICATION RED
DOORS COLOUR - OPTION 3 MATCH EXISTING
8 TYPE 2 ELEVATION FEATURE IDENTIFICATION ORANGE
SCALE 1:100
A1201 COLOUR - OPTION 4 MATCH EXISTING
0mm 1000 2000 3000 4000 5000
FEATURE IDENTIFICATION GREEN
COLOUR - OPTION 5 MATCH EXISTING

APPROVAL
151131
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
FLUSH JOINTED FIBRE CEMENT Stg Rev Description Date Int. App
PANELS, FEATURE IDENTIFICATION DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ


COLOUR PAINT FINISH. COMPUTER CUT VINYL DA 02 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC
BUILDING No. APPLIED TO COLOUR PAINT FINISH. DA 03 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC
COLORBOND 'MONUMENT' ROOF SIDELIGHT COLORBOND 'MONUMENT' ROOF

SHEET SHEET
FASCIA, GUTTER & BARGE
CAPPING
CAPPING
JAMES HARDIE SCYON AXON.
4,073
4,091
F. F. AUSTRAL 'ARCHITEC' HONED / SPLIT A. A. FRAMED GLAZED WINDOWS &
FACE BLOCKS IN CHARCOAL
2,100
DOORS
2,050
A. A.
POWDER COATED ALUMINIUM AUSTRAL 'ARCHITEC' HONED / SPLIT
O. O. FRAMED GLAZED WINDOWS & S. F. F. S. FACE BLOCKS IN PEARL GREY
±0 F. F. ±0
DOORS
GROUND FLOOR GROUND FLOOR
AUSTRAL 'ARCHITEC' HONED / SPLIT AUSTRAL 'ARCHITEC' HONED / SPLIT
FACE BLOCKS IN PEARL GREY FACE BLOCKS IN CHARCOAL
1 TYPE 3(A/B) ELEVATION 2 TYPE 3(A/B) ELEVATION

A1201 A1201
0mm 1000 2000 3000 4000 5000 0mm 1000 2000 3000 4000 5000

SHEET
SHEET
COLORBOND 'MONUMENT' CAPPING
FASCIA, GUTTER & BARGE JAMES HARDIE SCYON AXON.
CAPPING PAINT FINISH 'SURFMIST'
4,091
4,091
CLOTHESLINE CLOTHESLINE
A. A. F. POWDER COATED ALUMINIUM F. A. A. POWDER COATED ALUMINIUM
FRAMED GLAZED WINDOWS & FRAMED GLAZED WINDOWS &
2,050
2,050
A. DOORS A. DOORS
AUSTRAL 'ARCHITEC' HONED / SPLIT AUSTRAL 'ARCHITEC' HONED / SPLIT

±0 F. FACE BLOCKS IN PEARL GREY ±0 F. FACE BLOCKS IN CHARCOAL
GROUND FLOOR HWC SLIM LINE GROUND FLOOR SLIM LINE HWC
RAINWATER TANK RAINWATER TANK

A1201 A1201
0mm 1000 2000 3000 4000 5000 0mm 1000 2000 3000 4000 5000
ROOF SHEET
FLUSH JOINTED FIBRE CEMENT COLORBOND 'MONUMENT'
PANELS, FEATURE IDENTIFICATION ROOF SHEET
COMPUTER CUT VINYL
BUILDING No. APPLIED TO COLORBOND 'MONUMENT' FASCIA,
SIDELIGHT COLORBOND 'MONUMENT' FASCIA, GUTTER & BARGE CAPPING
GUTTER & BARGE CAPPING
4,256
4,251
PAINT FINISH 'SURFMIST' POWDER COATED ALUMINIUM

F. F.
FRAMED GLAZED WINDOWS &
2,050
F. F.
DOORS
FRAMED GLAZED WINDOWS & A. A.
2,050
A. A. DOORS AUSTRAL 'ARCHITEC' HONED / SPLIT

O. F. F. FACE BLOCKS IN CHARCOAL
AUSTRAL 'ARCHITEC' HONED / SPLIT ±0
F. S. O. GROUND FLOOR
±0 F. F. FACE BLOCKS IN CHARCOAL SLIM LINE
GROUND FLOOR RAINWATER TANK
FACE BLOCKS IN PEARL GREY
6 TYPE 4(A/B) ELEVATION
5 TYPE 4(A/B) ELEVATION A1201
SCALE 1:100
SCALE 1:100
A1201 0mm 1000 2000 3000 4000 5000
0mm 1000 2000 3000 4000 5000 PROPOSED EXTERNAL COLOUR SELECTIONS
DESCRIPTION COLOUR
ROOF SHEET
CORRUGATED STEEL CLADDING COLORBOND
WOODLAND GREY
COLORBOND 'MONUMENT' PANELS, FEATURE IDENTIFICATION
ROOF SHEET TRIMS, WINDOWS, ROOF COLORBOND
MONUMENT
COLORBOND 'MONUMENT' FASCIA, GUTTER & BARGE CAPPING BLOCKWORK - DARK AUSTRAL MASONRY
GUTTER & BARGE CAPPING ARCHITEC HONED
4,256

4,256
CHARCOAL
JAMES HARDIE SCYON AXON. FRAMED GLAZED WINDOWS &
A. BLOCKWORK - LIGHT AUSTRAL MASONRY
F. PAINT FINISH 'SURFMIST' DOORS
F. F. CLOTHESLINE ARCHITEC HONED
2,050
PEARL GREY
2,050
A. AUSTRAL 'ARCHITEC' HONED / SPLIT

POWDER COATED ALUMINIUM A. A. FACE BLOCKS IN PEARL GREY FIBRE CEMENT - AXON COLORBOND
FRAMED GLAZED WINDOWS &
SURFMIST
±0 F. DOORS AUSTRAL 'ARCHITEC' HONED / SPLIT
±0 F. F.
GROUND FLOOR HWC SLIM LINE FACE BLOCKS IN CHARCOAL
GROUND FLOOR SLIM LINE FEATURE IDENTIFICATION YELLOW
RAINWATER TANK COLOUR - OPTION 1 MATCH EXISTING
RAINWATER TANK

FEATURE IDENTIFICATION
COLOUR - OPTION 2
BLUE
MATCH EXISTING
SCALE 1:100
A1201 A1201
SCALE 1:100
0mm 1000 2000 3000 4000 5000 FEATURE IDENTIFICATION RED
0mm 1000 2000 3000 4000 5000
FEATURE IDENTIFICATION ORANGE

FEATURE IDENTIFICATION GREEN


APPROVAL
151131
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
8 November 2017
Heath Clayton,
ARTAS Architects,
10-14 Paterson St
LAUNCESTON TAS 7250
Dear Heath,
Subject – Bushfire Assessment – St Michael’s Accommodation
You have asked me to provide expert opinion in regard to the Bushfire Risk associated with the
development of this land in Newstead.
St Michael’s Association Incorporated are proposing the expansion of the existing facility at 22
Hoblers Bridge Rd Newstead. The proposal involves the construction of 14 additional
accommodation units, including 9 independent living units and a number of shared or respite
rooms, some proving support worker accommodation. The proposed development is a
vulnerable use and the site is considered to be bushfire prone.
Figure 1 Proposal Plan – ARTAS Architects
The title details (from the LIST) are:
Property address – 22 Hoblers Bridge Road, Newstead, TAS 7250

Property ID – 3345127
Title Reference – 168699/2
The subject land is graphically illustrated below:
pitt&sherry ref: LN17123H001 Rep 31P Rev 00/IA/cy 1

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Figure 2 Location Plan
The subject site is to the south of Hobler’s Bridge Road, adjacent to the current St Michael’s facility and to
the west of the North Esk river reserve. The road servicing the lot is fully constructed and maintained by
Launceston City Council.
Figure 3 Hobler’s Bridge Road Figure 4 North Esk River
There is a fire hydrant on the northern side of Hobler’s Bridge Road at the intersection with Belhaven Cres
which gives a 100m hose lay to all parts of the subject site except the most extreme eastern boundary, where
there is no development proposed.
The site slopes very gently west to east, with a fall of approx. 1 degrees.
In determining whether a site is in a bushfire prone area a 100m radius circle is applied from the subject site
to assess any intrusion. The overlapping circles below show the location of any bushfire vegetation which
impacts this site.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Figure 5 Bushfire Prone Vegetation
In this instance, the intrusion of bushfire prone vegetation is the land directly to the east of the subject land.
The rest of the 100m radius circle contains urban development and can be excluded from the assessment.
In assessing the bushfire risk it is noted that the bushfire prone vegetation is downslope from the subject
site. The vegetation is classed as grassland/weeds for the purposes of this assessment.
Figure 6 Bushfire Prone Vegetation – Weeds Figure 7 Bushfire Prone Vegetation - Grasslands
The site comes under the jurisdiction of the Launceston Interim Planning Scheme 2015 where it is zoned for
Inner Residential use.
The same zone is on the northern side of Hobler’s Bridge Road; the St Michael facility is zoned Inner
Residential and Community Purpose; directly over the public road the site is zoned Local Business and the
netball centre is zoned Recreation use. The bushfire prone vegetation is zoned Rural Resource use.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Figure 8 Zoning
Within the Planning Scheme there is a Code relative to Bushfire Risk Assessment, Code E1.
Within the Code are a series of definitions peculiar to the Code. The proposal falls within the definition of
Vulnerable Use, being:
vulnerable use means a use that is within one of the following Use Classes:
(a) Custodial Facility;
(b) Educational and Occasional Care;
(c) Hospital Services;
(d) Residential if for respite centre, residential aged care home, retirement
home, and group home.
The following use standards are required to be assessed in regard to Vulnerable Uses:
E1.5.1 Vulnerable Uses
Objective:
That vulnerable uses are located on land within a bushfire-prone area only in exceptional circumstances.
Criteria for Assessment Comments
P1 a) The chosen site is directly adjacent to a
A vulnerable use must only be located in a bushfire- similar facility owned and operated by St
prone area if a tolerable risk from bushfire can be Michael’s. It would be illogical to not
achieved and maintained, having regard to: develop this site in the basis of what is a
very low risk from bushfire.
(a) the location, characteristics, nature and
b) St Michael’s provides a valuable service to
scale of the use;
the community through its programmes run
(b) whether there is an overriding benefit to for disabled people. It has functioned on
the community; this site for many decades with little or no
risk to its clients from Bushfire.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Objective:
That vulnerable uses are located on land within a bushfire-prone area only in exceptional circumstances.
(c) whether there is no suitable alternative c) Whether there is a suitable lower risk site is
lower-risk site; not the question. Of course there will be
sites which are not in bushfire prone areas.
(d) the emergency management strategy The question is – is there a feasible, suitable
and bushfire hazard management plan; lower risk site? Obviously not with the
and current investment in infrastructure and
(e) other advice, if any, from the TFS. the historic connections to this site.
d) The principles of the emergency
management strategy are outlined below.
e) The matter has been discussed with TFS and
their views have been incorporated into the
strategy below.
A2 Complies – the Emergency Management Strategy
An emergency management strategy, endorsed by (below) has been prepared by a TFS accredited
the TFS or accredited person, that provides for person. Many of the matters to be considered in this
mitigation measures to achieve and maintain a level report.
of tolerable risk that is specifically developed to
address the characteristics, nature and scale of the
use considering:
(a) the nature of the bushfire-prone
vegetation including the type, fuel load,
structure and flammability;
(b) the ability of occupants of the
vulnerable use to:
(i) protect themselves and
defend property from
bushfire attack;
(ii) evacuate in an emergency;
and
(iii) understand and respond to
instructions in the event of a
bushfire; and
(c) any bushfire protection measures
available to reduce risk to emergency
service personnel.
.
A3 Complies
A bushfire hazard management plan that contains
appropriate bushfire protection measures that is
certified by the TFS or an accredited person.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
EMERGENCY MANAGEMENT STRATEGY
The main principles of any Emergency Management Strategy are:
1. Prevent
2. Protect
3. Contain
Principle Actions
Prevent
Regular Maintenance Programme to keep bushfire
prone vegetation within the site below 100mm in
length.
Routine clearing of gutters and around buildings to
reduce fuel load.
Work with Dept of Education to clear bushfire
hazard from adjoining land.
Protect
Add bushfire risk to emergency management plans
for the facility.
Develop an evacuation plan for the facility.
Employee training in emergency management.
Regular evacuation drills
Well defined “chain of command” for incidents.
Clearly documented contact numbers for incidents.
The first principle is the protection of life
The second principle is the protection of property
Contain
Using the emergency services on site, attempt to
contain any incident to the site itself.
The third principle is containment of any incident to
the site or part of the site.
HAZARD MANAGEMENT AREA
In establishing a hazard management area for the site reference is made to table 2.4.4 in AS3959-2009. In
Tasmania FDI 50 is used for compliance and approvals purposes. If the bushfire prone vegetation is classed
as grassland/scrub and then taking the most onerous setback area – a hazard management area of between
14 to 20m would be required. This is illustrated below which will serve as the BFMP for this development

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Figure 9 BFMP
Given the existing water supply there will be no requirement to supplement the existing reticulated water
supply for fire-fighting purposes.
Given the existing access from Hobler’s Bridge Road and the circulation areas within the site there will be no
requirement for supplementary access arrangements to meed the required standards.
In conclusion, this is a simple matter of an extension to a current special needs school. Whilst the bushfire
risk exists, it has existed since the facility operated as a State School. The risk is easily managed due to the
setbacks of the development from the title boundary (due to other factors).
The new development can be integrated into the current emergency management plans for the site as a
whole.
Yours sincerely
Ian Abernethy
Principal Planner and Bushfire Assessor (BFP 124)
Enc. Certificate

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
St Michael’s Accomodation
22 Hoblers Bridge Road
Odour Impact Assessment
transport | community | mining | industrial | food & beverage | carbon & energy
Prepared for: ARTAS Architects
Client representative: Heath Clayton
Date: 6 September 2017

Rev00
Now part of the pitt&sherry group

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Table of Contents
Executive Summary ............................................................................................................................................. i
1. Introduction and Site Description ............................................................................................................. 1

2. Assessment Criteria ................................................................................................................................... 2
2.1 Planning.......................................................................................................................................... 2
2.2 Odour Criteria ................................................................................................................................ 3
3. Assessment of Odour Emissions ............................................................................................................... 3
3.1 Approach ........................................................................................................................................ 3
3.2 Hoblers Bridge Sewage Treatment Plant ....................................................................................... 3
3.3 Odour Sources................................................................................................................................ 4
3.4 Meteorology .................................................................................................................................. 5
3.5 CALPUFF Configuration .................................................................................................................. 8
3.6 Results ............................................................................................................................................ 9
4. Conclusions ............................................................................................................................................... 9
Prepared by: …………………………………………………. Date: 6 September 2017

Douglas Ford
Reviewed by: …………………………………………………. Date: 6 September 2017

Ian Woodward
Authorised by: …………………………………………………. Date: 6 September 2017

Andy Turner
Revision History
Rev
Description Prepared by Reviewed by Authorised by Date
No.
00 Odour Impact Assessment D Ford I Woodward A Turner 06/09/2017
© 2016 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: LN17123L001 Odour Rep 31P Rev00/AT/cy

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Executive Summary
This odour assessment has been prepared to support a development application for the proposed
construction of additional residential units at St Michaels’s Accommodation, at 22 Hoblers Bridge Road,
Newstead, Launceston.
The odour assessment is required as the site of the new units overlaps, by about 44m, the buffer zone for
Taswater’s Hoblers Bridge Sewage Treatment Plant, which is located around 380m to the north east.
Odour emissions from the sewage treatment plant were modelled using TAPM and CALPUFF air dispersion
modelling software, in accordance with the Tasmanian EPA’s air dispersion modelling guidelines. The results
of the modelling were assessed against criteria for odour concentration provided in the Tasmanian
Environmental Protection policy (Air Quality).
The results of the modelling indicate that EPP criteria of 2 OU is not exceeded at the proposed site.
On this basis it may be concluded that the amenity of the residents of the proposed units will not be adversely
exposed to undue environmental nuisance or environmental harm, as a result of odour emissions from the
sewage treatment plant.
pitt&sherry ref: LN17123L001 Odour Rep 31P Rev00/AT/cy i

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
1. Introduction and Site Description

St Michaels Association Inc. is a not-for-profit, non-government organisation, providing accommodation and
support to Tasmanian people with intellectual and physical disabilities. Their Launceston campus is located
at 22 Hobart Road, Newstead. They are planning to expand the accommodation provided on the site by
constructing 14 new units on vacant land on the northeast end of the site, as indicated in Figure 2 below.
This odour assessment has been prepared to support a development application for the proposed expansion.
An odour assessment is required as the proposed site overlaps, by 44m, the buffer zone for Taswater’s
Hoblers Bridge Sewage Treatment Plant, which is located around 380m to the north east.
Taswater Hobblers Bridge

Hobblers Bridge Road Sewage Treatment Plant
Site of Proposed New

Accommodation
St Michael’s Existing Limit of Buffer

Complex- 22 Hobblers Zone
Bridge Road
Figure – Location Plan (Base Image from theList)
pitt&sherry ref: LN17123L001 Odour Rep 31P Rev00/AT/cy 1

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Figure 2- Site Plan
2. Assessment Criteria
2.1 Planning
The odour assessment has been prepared to address the P1 performance criteria of clause E11.6.1
Attenuation distances of the Launceston Interim Planning Scheme 2015, as quoted below.
P1
Sensitive use or subdivision for sensitive uses within an attenuation area to an existing activity listed in Tables
E11.1 and E11.2 or a buffer area shown on the planning scheme overlay maps, must demonstrate that there
will be no environmental nuisance or environmental harm, having regard to:
(a) a site-specific study that considers:

(i) the degree of encroachment;
(ii) the location of the boundaries of the site of the sensitive use or subdivision;
(iii) the location of the sensitive use;
(iv) the location of the boundaries of the site on which the activity is located;
(v) the location of the area on which the activity is undertaken;
(vi) the nature of the activity being protected by the attenuation area or buffer area;
(vii) the degree of hazard or pollution that may emanate from the activity; and
(viii) the measures within the use to mitigate impacts of the activity on the sensitive use; and
(b) any advice provided in writing from the owner or operator of the activity; and
(c) any advice provided in writing by the Director of the Environment Protection Authority.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
2.2 Odour Criteria

Criteria for the assessment of odour emissions are specified under Schedule 3 of the Tasmanian
Environmental Protection Policy (Air Quality) 2004, referred to here after as the EPP. Table 1 of Schedule 3
specifies a maximum ground level concentration of 2 Odour Units (OU) measured at or beyond the boundary
of a facility. The odour concentration is to be calculated using a 1 hour averaging period and the 99.5th
percentile concentration results where local high quality meteorological and emissions data are available.
One OU is the threshold of odour detection. OUs are used to measure the concentration of odour. This is
done by dilution trials. For example, a 1 m3 sample of odorous air with an odour concentration of 100,000
OU would require 99,999 m3 of odour free air (increasing the total volume of the sample to 100,000 m3) to
dilute the odour concentration to the 1 OU odour threshold. Odour concentration is measured in accordance
with AS/NZS 4323.3.
If odour levels are below 2 OU at the proposed accommodation units, residents are unlikely to be adversely
affected by odour emissions coming from the sewage treatment plant.
3. Assessment of Odour Emissions

3.1 Approach
The approach used in this study to evaluate compliance with the EPP criteria is to model the odour emissions
from the sewage treatment plant (STP) to predict the ground level odour concentration at the proposed new
accommodation site.
Modelling of the dispersion of odorous air discharged from the STP has been undertaken by using CALPUFF,
an air dispersion modelling program which is widely used in Australia and internationally, for the prediction
of the ground level concentration of air pollutants emitted from industrial sources. The modelling takes into
account the odour emissions rates from the various sources, the geometry and location of each source, site
specific meteorology and the terrain across the modelling domain. CALPUFF is used together with CALMET
(a pre-processor that configures the required meteorological data) and CALPOST (a post processor that
enables plotting of the calculated results.)
To assess the dispersion of pollutants for compliance with the Tasmanian EPP, CALPUFF needs a site specific
data set including measurements of air temperature, wind speed, wind direction, atmospheric stability and
various other meteorological parameters, at hourly intervals for a representative 12 month period. As the
Newstead site is a significant distance from the nearest Bureau of Meteorology weather station (which is at
Tie Tree Bend) on-site meteorological data was generated using TAPM. TAPM is a meteorological and air
pollution model developed by the CSIRO. It is able to predict wind, temperature and other conditions in three
dimensions across extended land areas and over extended periods of time. It makes use of databases of
terrain, vegetation, soil type, land use type, sea surface temperature and regional synoptic scale meteorology
to make predictions about local meteorology.
The modelling methodology used follows the Tasmanian EPA’s Draft Tasmanian Atmospheric Dispersion
Modelling Guidelines.
3.2 Hoblers Bridge Sewage Treatment Plant

The Hoblers Bridge Sewage Treatment Plant is one of seven sewage treatment plants currently serving the
greater Launceston area. Taswater is currently conducting the Launceston Sewerage Improvement Project,
which aims to develop plans to address future population growth, aging infrastructure and more demanding
environmental standards. Several options are currently being considered. It is worth noting that Taswater’s
options document states that the option of upgrading the Ti Tree bend Sewage Treatment Plant and closing
all of the others is considered to be the lowest capital option that meets the project objectives.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
If this option is implemented the plant would be closed and replaced with a pumping station, so the
attenuation zone would no longer be required.
The Hoblers Bridge sewage treatment plant was originally constructed in 1962, with upgrades carried out in
the 1980s and 1990s. It consists of intake works including elevated grit channels/comminutor and a rotary
drum screen, a primary sedimentation tank, a trickling filter, humus tank, clarifier, activated sludge
tank/aeration basin and two sludge digesters. Sludge is dewatered on a gravity table and belt press and
disposed ofoffsite. This equipment is located inside a building along with pumps, blowers and other ancillary
equipment. The final effluent is chlorinated in a chlorination contact channel prior to discharge into the South
Esk River.
Figure 3 - Aerial Photograph of Hoblers Bridge Sewage Treatment Plant (Image from theList)
Most of these process stages are exposed to the outside atmosphere. Odour is generated in the air above
these water surfaces due to the biological activity taking place in the sewage. The intensity of the odour is
highest for the stages of the process treating the incoming raw sewage and reduces after successive
treatment steps. The dewatering building is served by an extractor fan that captures odours air from the
sludge handing process and discharges it at a single point above the roof. The digesters have floating covers
which capture the methane gas generated in the sludge digestion process. Most of the gas is used to heat
the digesters and the excess burnt in a gas flare.
3.3 Odour Sources

Site specific odour emission rates for the Hoblers Bridge STP were not available for this study, so the odour
emissions rates have been characterised using publicly available reference data for odour measured at other
sewage treatment plants utilising similar processes. The highest results from a number of different
measurement references were adopted, to ensure that conservative odour emissions rate have been used
for the modelling. Preference has been given, where possible, to values for Tasmanian sewage treatment
plants that have been published in odour assessments submitted to the Tasmanian EPA.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Odour emissions rates for area sources such open tanks are specified in odour units x metres per second.
This is a measure of the odour emission rate per unit of area, i.e. OU.m3/s per m2, known as the “specific
odour emissions rate” or SOER. The position and size of the odour area sources were identified from the
aerial photograph and the appropriate odour emissions rates applied.
The odour emissions for the sludge dewatering building exhaust fan was modelled as a point source. The
odour emissions rate was calculated by multiplying the reference odour intensity for the air inside the
building, with the flow rate for the exhaust fan. As specific data was not available for this study, it has been
assumed that the fan’s flow rate is 0.64 m3/s and that it has a discharge diameter of 400mm.
The reference data for the odour sources is listed in Table 1, below.
Table 1 - Odour Source Reference Data

Area Source Adopted Alternative References
SOER SOER's
OU.m/s OU.m/s
Inlet Works 10 6.1 4.5 2 1 4
Rotary Screen 10 6.1 4.5
Sedimentation Tank 10 6.1 4.5
Clarifiers 0.2 1
Trickling Filter 0.2 1
Humus Tank 0.2 1
Chlorine Channel 0.05 3
Point Source Adopted Alternative References
Odour Odour
Intensity Intensity
OU OU
Sludge Separation Building 500 2
References
1 VIPAC, Farley WWTW Odour Impact Assessment , 21 July 2016.
2 MHW, Roseberry Waste Water Treatment Plant Air Quality Impact Assessment , October 2013.
3 GHD, Western Tiers Proteins Pty Ltd, Cressy Rendering DPEMP - Odour Assessment Report , June 2014.
4 MHW, Blackmans Bay Waste Water Treatment Plant Odour Impact Assessment , 26/7/2016.
5 AECOM, Edith Creek Waste Water Plant Upgrade, Environmental Effects Report - Air Dispersion Model , 27 September 2011.
3.4 Meteorology
3.4.1 TAPM Configuration

TAPM was used to create a meteorology file using data for the year 2013. The analysis was centred on
latitude 41°26'13.2”S and longitude 147°10’ 11.6”E, which is the location of the Hoblers Bridge sewage
treatment plant. Four nested grids were used (with 31 positions east/west x 31 north/south x 30 levels high),
with the default horizontal grid resolutions (i.e. 30,000 m, then 10,000 m, 3,000 m and 1,000m). The default
databases were used for all inputs except that a more detailed (250m resolution) vegetation database was
used instead of the default.
3.4.2 Meteorology of the Site
Wind Speed and Direction

The distribution of wind speeds and directions experienced in the area of the site greatly affects how
emissions to air are diluted and distributed across the surrounding area. The TAPM predicted wind speed
and direction distribution for 2013 at Hobler’s Bridge, is shown in the wind rose in Figure .

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
The wind rose graphs the percentage of the year that winds blow from each of 8 sectors (N, NE, E, SE, S, SW,
NW and W) as shown by the length of the radial arms. The colours indicate a breakdown of the wind speed
for each direction.
In order to establish the accuracy of the meteorology predicted by TAPM, additional wind roses have been
plotted from the TAPM results data, at the location of the Ti Tree Bend Bureau of Meteorology (BOM)
weather station, which is around 4 km to the north west. The BOM publish on their website wind roses
showing wind speed and direction at 9am and at 3pm over extended periods (in this case the last 30 years).
It can be seen that the TAPM generated wind roses conform reasonably well to the BOM wind roses. The
most significant variations are the absence of the easterly winds in the TAPM data and the lower frequency
of higher wind speeds. Variations of this nature are to be expected, primarily due to the difference between
climatic conditions in 2013 and the other 29 years covered by the BOM wind roses. Also TAPM is know to
under predict high speed winds. The absence of the high wind speeds makes the use of the 2013 data for
predicting odour concentration more conservative as lighter winds generally result in higher local odour
concentrations, while stronger winds cause odour to disperse more rapidly.
Figure 4: TAPM 2013 Wind Rose & Wind Speed Distribution for Hobbler’s Bridge
Figure 5: Comparison of TAPM 2013 and BOM weather station Long Term Wind Roses for 9am at Ti Tree Bend, Launceston.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Figure 6: Comparison of TAPM 2013 and BOM weather station Long Term Wind Roses for 3pm at Ti Tree Bend, Launceston.
Atmospheric Stability
The dispersion of an air emission plume is affected by the turbulence of the atmosphere. Increased
atmospheric turbulence causes the plume to expand faster and dilute the concentration of a pollutant more
quickly. In a more stable atmosphere with less turbulence, the plume does not disperse as rapidly.
Atmosphere stability data measured according to the "Pasquill-Gifford" stability class which has five levels,
labelled "A" to "E".
Class A is "highly unstable". It is associated with strong surface heating, light winds and intense convective
turbulence. Class B is "moderately unstable", Class D is "neutral" and Class E is "slightly stable". Class F is
"very stable", associated with strong temperature inversions and clear night time/early morning skies.
Generally, unstable conditions are most common during the day and stable conditions are most common at
night. This can be seen in Figure 7 below which shows the percentage occurrence of the different stability
classes in the 2012 data set, for each hour of the day.
Figure 7: Atmospheric Stability Distribution
As expected, stable conditions (E and F) only occur during the night and unstable conditions (A, B and C) only
occur during the day, with neutral conditions (D) possible at any time. This is reflected in the overall
percentage breakdown of stability classes across the year.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Mixing Height
The mixing layer is the region of the atmosphere between the surface and an elevated temperature inversion.
The height of the inversion is important, because low inversions limit the region in which mixing can occur
and thereby extend the horizontal distance of higher pollutant concentrations. Mixing heights are generally
lower at night and higher during the day time. The daily cycle and the annual distribution is shown in Figure
8.
Figure 8: Mixing Height Distribution
3.5 CALPUFF Configuration

CALMET (the CALPUFF meteorology data pre-processor) was run in the “No-Obs” mode where gridded data
for the whole modelling domain is imported from TAPM. A modelling domain of 6 km x 6 km has been used
with a 200m spaced grid. Terrain elevation data for this grid was sourced from the NASA Space Shuttle SRTM3
data set which has a horizontal resolution of about 90m. All CALPUFF default modelling settings were
retained, except for the “radius of influence of terrain features” (TERRAD), which was set to 3km. Ground
level odour concentrations were calculated over two nested grids – 2km x 2km at 100m spacing and 800m x
800m x 25m spacing, centred on the STP, using CALPOST.
Hobblers
Bridge STP
St Michael’s
Figure 9 - Modelling Domain Terrain shown as 5m contours (Image from theList)

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
3.6 Results
Figure 10 below, is a plot of the predicted ground level odour concentration, expressed as the 99.5th
Percentile result based on 1 hour averaging times, in line with the requirements of the EPP.
It can be seen that the 2 OU contour lies around 200m to the north east of the proposed accommodation
site. The predicted odour concertation at the site itself is much less, varying between 1.0 and 0.5OU.
Site of Proposed New

Accommodation
Figure 10 – CALPUFF/TAPM Predicted Ground Level Odour Concentration from Hoblers Bridge STP
4. Conclusions
The result of the odour modelling shows that the Tasmanian EPP criteria for odour will be met at the
proposed site for the new accommodation. On this basis it may be concluded that the residents of the
proposed units will not be adversely exposed to undue environmental nuisance or environmental harm as a
result of odour emissions from the sewage treatment plant.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Contact
Andy Turner
03 6323 1909
aturner@pittsh.com.au
transport | community | mining | industrial | food & beverage | carbon & energy
Brisbane Hobart Newcastle E: info@pittsh.com.au

Level 2 199 Macquarie Street Level 1
W: www.pittsh.com.au
276 Edward Street GPO Box 94 81 Hunter Street
Brisbane QLD 4000 Hobart TAS 7001 Newcastle NSW 2300 incorporated as
T: (07) 3221 0080 T: (03) 6210 1400 T: (02) 4910 3600 Pitt & Sherry (Operations) Pty Ltd
F: (07) 3221 0083 F: (03) 6223 1299 ABN 67 140 184 309
Sydney
Canberra Launceston Suite 902, Level 9,
PO Box 3124 Level 4 1-5 Railway Street
Manuka ACT 2603 113 Cimitiere Street Chatswood NSW 2067
T: 1300 748 874 PO Box 1409 PO Box 5487
Launceston TAS 7250 West Chatswood NSW 1515
Devonport T: (03) 6323 1900 T: (02) 9468 9300
Level 1 F: (03) 6334 4651
35 Oldaker Street
PO Box 836
Devonport TAS 7310 Melbourne
T: (03) 6424 1641 Level 1, HWT Tower
F: (03) 6424 9215 40 City Road
Southbank VIC 3006
PO Box 259
South Melbourne VIC 3205
T: (03) 9682 5290
F: (03) 9682 5292

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
St Michaels Accommodation
Assistive Technology Accommodation
Hoblers Bridge Road, Newstead
Report to Support a Development Application
transport | community | mining | industrial | food & beverage | energy
Prepared for: ARTAS Architects
Client representative: Heath Clayton
Date: 21 December 2017

Rev00

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Table of Contents
1. Introduction .............................................................................................................................................. 1
2. Proposal..................................................................................................................................................... 1
3. Site and Title Details .................................................................................................................................. 2
4. Use and Surrounding Uses ........................................................................................................................ 3
5. Planning Matters ....................................................................................................................................... 4
5.1 Planning Scheme ............................................................................................................................ 4
5.2 Definition ....................................................................................................................................... 4
5.3 Zoning and Overlays....................................................................................................................... 4
5.4 Use Table........................................................................................................................................ 5
5.5 Zone Purpose ................................................................................................................................. 5
5.6 Use Standards ................................................................................................................................ 6
5.7 Development Standards ................................................................................................................ 6
5.8 Codes............................................................................................................................................12
6. State Policies ...........................................................................................................................................15
7. Conclusion ...............................................................................................................................................15
List of figures
Figure 1 Site layout – ARTAS ............................................................................................................................... 1
Figure 2 Locality plan – theLIST .......................................................................................................................... 2
Figure 3 Current St Michael’s facility.................................................................................................................. 3
Figure 4 Site from Hobler’s Bridge Road ............................................................................................................ 3
Figure 5 land to the east ..................................................................................................................................... 3
Figure 6 Land opposite the site .......................................................................................................................... 4
Figure 7 Zoning and overlays -theLIST ................................................................................................................ 5
Appendices
Appendix A: Plans of the proposed development
Appendix B: Land title documents
Appendix C: Bushfire assessment
Appendix D Odour Impact Assessment
Prepared by: …………………………………………………. Date: 21 December 2017

Leigh Knight
Authorised by: …………………………………………………. Date: 21 December 2017

Ian Abernethy
pitt&sherry ref: LN17123 DA REPORT 31P/LK/word processor

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Revision History
Rev
Description Prepared by Reviewed by Authorised by Date
No.
0 Report to client L Knight I Abernethy 21-12-
2017
© 2017 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: LN17123 DA REPORT 31P/LK/word processor

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
1. Introduction
This is a report to support a development application for a housing project on vacant land on the southern
side of Hobler’s Bridge Road. It is proposed to erect a complex of residential buildings on a site directly north
of the St Michaels Association Complex. The development will incorporate a range of accommodation options
aimed at providing transitional life cycle care.
2. Proposal
The development consists of:
• 8 x 1 bed independent living units
• 1 x 6 bed respite centre
• 2 x bed flexible group homes providing 2-4 and 3 beds
• 1 x 1 bed high needs unit (with bed for support worker)
• 1 x 2 bed semi-independent unit
• 1 x 1 bed lead tenant unit
• 6 car parking spaces including 2 accessible spaces
• BBQ area
• Outdoor activity area
• Internal footways and landscaping
Figure 1 Site layout – ARTAS
pitt&sherry ref: Draft Planning Report.docx/AUTHOR/word processor 1

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
All buildings are single story and will complement those on the current St Michael’s site. The development
will fully integrate with the activities of St Michael’s Association carried out on the adjoining site. Buildings
will be constructed of a mix of blockwork, panels and Colorbond in a range of finishes and colours.
3. Site and Title Details

This is a 5900 sqm site on the fringe of the urban area of Newstead. It was part of the St Michael’s State
School before being acquired by St Michaels Association Inc as part of their complex to cater for people with
special needs. The development is predominantly located within Lot 2 however the very corner of Building 2
and the car park are located within Lot 1. The location of the site is shown in Figure 2 with a photographs of
the site at Figure 3 and Figure 4.
The property address is – 22 Hoblers Bridge Road, Newstead, TAS 7250

Property ID – 3456003 and 3345127
Title Reference - 168699/1 and 168699/2
Owner – St Michael’s Assoc. Inc.
Figure 2 Locality plan – theLIST

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Figure 3 Current St Michael’s facility Figure 4 Site from Hobler’s Bridge Road
4. Use and Surrounding Uses

To the east of the site is rough grazing land and the North Esk river (Figure 5).
Figure 5 land to the east

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
To the north is Hoblers Bridge Road and the residential area of Newstead (Figure 6).
Figure 6 Land opposite the site
5. Planning Matters
5.1 Planning Scheme
The relevant land use document is the Launceston Interim Planning Scheme 2015 (the Planning Scheme)
5.2 Definition
Within the Planning Scheme are a series of definitions within which each use must be classified. In this case
the relevant definition is:
Residential use of land for self contained or shared living accommodation. Examples include
an ancillary dwelling, boarding house, communal residence, home-based
business, hostel, residential aged care home, residential college, respite centre,
retirement village and single or multiple dwellings.
The sub-use relevant in this instance is respite centre and shared accommodation.
5.3 Zoning and Overlays

The site is zoned Inner Residential under the Planning Scheme (Figure 7). There are two overlays which impact
parts of the site – Buffer area (attenuation Area) and Flood Risk area (only on the very edge of the eastern
boundary).

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Figure 7 Zoning and overlays -theLIST
5.4 Use Table

Within the use table to the Inner Residential zone Residential Use of this type is a Discretionary use
5.5 Zone Purpose

The purpose of the zone is:
• To provide for a variety of residential uses and dwelling types close to services and facilities in inner
urban and historically established areas, which uses and types respect the existing variation and
pattern in lot sizes, set back, and height.
• To provide for compatible non-residential uses that primarily serve the local community.
• To allow increased residential densities where it does not significantly affect the existing residential
amenity, ensure appropriate location of parking, and maintain vehicle and pedestrian traffic safety.
• To maintain and develop residential uses and ensure that non-residential uses do not displace or
dominate residential uses.
• To provide for development that provides a high standard of amenity and contributes to the
streetscape.
The proposal aligns well and complements the purpose of the zone.
There are no Local Area Objectives or Desired Future Character Statements included in this zone.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
5.6 Use Standards

Within the Planning Scheme are a series of Use Standards which need to be considered. Table 11.3 to the
zone gives a determination as to which uses are considered under this section. A discretionary residential
use in excluded from the Use Standards by way of table 11.3
5.7 Development Standards

Within the Planning Scheme are a series of Development Standards which need to be considered. Table 11.4
to the zone gives a determination as to which uses are considered under this section. In this instance Clauses
11.4.7 to 11.4.20 (by way of use) and 11.4.21 and 11.4.22 (all use classes) will be considered.
11.4.7 Site coverage
Objective - To:
(a) ensure that the site coverage of residential development and ancillary buildings respects the
character of the surrounding area;
(b) reduce the impact of increased stormwater runoff on the drainage system; and
(c) provide for landscaping and private open space.
Compliance Comment
A1.1 Compliance can be claimed against A1.1 – the site
coverage is less than 60% and A1.2 – there is more
Site coverage must be no greater than 60%; and
than 25% of the site pervious to rainfall
A1.2
No less than 25% of the site must be pervious to
rainfall.
11.4.8 Building height

Objective - To ensure that the building height respects the character of the surrounding area.
Compliance Comment
A1 Complies – the buildings will be under 9m in height.
Building height must be no greater than 9m.
11.4.9 Frontage setbacks

Objective - To ensure that the setbacks from a frontage respect the character of the surrounding area.
Compliance Comment
A1.1 Complies – the setback from Hobler’s Bridge Road is
The primary frontage setback must be no less than: 4m
(a) 4m
A1.2 and A1.3 do not apply in this instance
11.4.10 Rear and side setbacks

Objective - To ensure that the setbacks are compatible with the character of the surrounding area and
minimise the impacts on the amenity and solar access of adjoining dwellings.
Compliance Comment
A1 Complies – it is difficult to determine which is the
Buildings must be set back from the rear boundary “rear” boundary due to the shape of the lot.
no less than 2.5m. However, as the shortest distance to a boundary
which could be classed as rear is 3.1m the

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
development would comply irrespective of which

boundary is chosen.
A2 Complies – based on the above – the “side setback
is 14.9m to the east; 20.5m to the SE and 10m to the
Buildings must be set back from side boundaries no
west. The lot is greater than 1,000 sqm in area.
less than:
(a) for lots 1,000m² or less, 1m, plus 0.3m

for every metre of building height over
3.6m up to 6.9m, plus 1m for every
metre of height over 6.9m; or
(b) for lots greater than 1,000m², 2.0m, plus

0.3m for every metre of building height
over 3.6m up to 6.9m, plus 1m for every
metre of height over 6.9m.
11.4.11 Walls on boundaries
Objective - To ensure that the location, length and height of a wall on a boundary:
(a) is compatible with the character of the area; and
(b) minimises the impact on the amenity of adjoining sensitive uses.
Compliance Comment
No walls are proposed to be constructed on or within 150mm of a side and rear boundary – thus this clause
does not comply.
11.4.12 Location of car parking
Objective - To:
(a) provide convenient car parking for residents and visitors;
(b) protect residents from vehicular noise within sites; and
(c) minimise visual impact on the streetscape.
Compliance Comment
A1 Complies – the parking area is located outside the
Shared driveways or car parks of residential residential complex – it is of high priority that
buildings must be located no less than 1.5m from the vehicles and residents do not mix within the
windows of habitable rooms. development. The closest habitable window is some
5m to the east of the car parking area.
A2.1 Complies – the car parks are generally located
outside of the primary frontage setback – the only
Car parking must not be located in the primary front
intrusion into the setback is the a small area of one
setback, unless it is a tandem car parking space in accessible space which intrudes due to the
a driveway located within the setback from the requirement for a manoeuvring area adjacent the
frontage. space.
Vehicles using these spaces will use the existing

driveway to turn – complies.
A2.2

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Turning areas for vehicles must not be located

within the primary front setback.
A3 and A4 – No garages or car ports are proposed
11.4.13 Overlooking
Objective - To minimise:
(a) overlooking into private open space and habitable room windows; and
(b) the impact on the amenity of the adjoining and the subject site.
Compliance Comment
P1 Compliance relies on Performance Criteria insofar
as this is an integrated development, linked to the
Buildings must be designed to minimise the
existing St Michael’s complex. To artificially
potential for loss of amenity caused by overlooking separate the visual integration of the two
of adjacent dwellings having regard to: developments with a 1.8m screen makes little
sense. Similarly, to erect a 1.8m high screen along
(a) the setback of the existing and the site frontage to achieve the Acceptable Solution
will do little for the appeal of the site.
proposed building;
Given the buildings achieve the required setback in
(b) the location of windows and private the zone it is considered the objectives of the
open spaces areas within the development standard are met.
development and the adjoining sites;
The whole rationale of this development is
integration and avoiding social isolation – to
(c) the level and effectiveness of physical
introduce too much in the way of screening and
screening by fences or vegetation; separation will defeat the purpose of this
development.
(d) the topography of the site; and
(e) the characteristics and design of houses

in the immediate
11.4.14 North-facing windows

Objective - To allow adequate solar access to existing north-facing habitable room windows.
Compliance Comment
Not relevant in this instance – no existing dwellings are within 3m of a boundary.
11.4.15 Daylight to windows

Objective - To allow adequate daylight into habitable room windows.
Compliance Comment
Not relevant in this instance – there are no existing dwellings to consider in regard to this matter.
11.4.16 Density control of multiple dwellings

Objective - To ensure that multiple dwellings and other forms of residential development are interspersed
with single dwellings in a manner that ensures that single dwellings remain the primary form of dwellings in
a road and the surrounding area.
Compliance Comment

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Not relevant – this clause applies to Multiple Dwellings not Residential Respite and Shared
Accommodation use.
11.4.17 Private open space for multiple dwellings

Objective -To provide adequate and useable private open space for the needs of residents.
Compliance Comment
Accommodation use.
11.4.18 Site facilities for multiple dwellings

Objective - To provide adequate site and storage facilities for multiple dwellings.
Compliance Comment
Accommodation use.
11.4.19 Common property for multiple dwellings

Objective - To ensure that common areas are easily identified.
Compliance Comment
Accommodation use.
11.4.20 Streetscape integration and appearance
Objective - To:
(a) integrate the layout and form of residential development with the road; and
(b) promote passive surveillance; and
(c) enhance streetscapes
Compliance Comment
A1 Complies – each unit has a door or window to a
habitable room facing a road.
Dwellings, other than outbuildings, must:
(a) have a front door and a window to a

habitable room in the wall that faces a
road; or
(b) if not immediately adjacent to a road,

face an internal driveway or common
open space area.
A2 Complies – each unit has a covered area over the
doorway.
Dwellings, other than outbuildings, must provide a
porch, shelter, awning, recess, or similar
architectural feature that identifies and provides
shade and weather protection to the front door.
A3 Complies – the new secure fencing will not exceed
1.2m in height. If it does exceed 1.2m the area

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
The height of fences on and within 4.5m of a above 1.2m will have openings which provide no
less than 50% transparency.
frontage must be no higher than:
(a) 1.2m if solid; or
(b) 1.8m, provided that the part of the fence

above 1.2m has openings which provide
no less than 50% transparency.
11.4.21 Outbuildings and swimming pools
Objective - To ensure that outbuildings and swimming pools:

(a) do not detract from the character of the surrounding area;
(b) are appropriate to the site and respect the amenity of neighbouring lots; and
(c) dwellings remain the dominant built form.
Compliance Comment
Not relevant as no outbuildings or swimming pools are proposed.
11.4.22 Earthworks and retaining walls

Objective - To ensure that earthworks and retaining walls are appropriate to the site and respect the amenity
of adjoining lots.
Compliance Comment
A1 Complies -there will be no retaining walls and little
excavation on site. The buildings will be constructed
Earthworks and retaining walls requiring cut or fill
on concrete slabs and as the site is relatively flat
more than 600mm below or above existing ground there will be little need to excavate.
level must:
(a) be located no less than 900mm from

each lot boundary;
(b) be no higher than 1m (including the

height of any batters) above existing
ground level;
(c) not require cut or fill more than 1m

below or above existing ground level;
(d) not concentrate the flow of surface

water onto an adjoining lot; and
(e) be located no less than 1m from any

registered easement, sewer main or
water main or stormwater drain.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
11.4.23 Development for discretionary uses

Objective - To ensure that development for discretionary uses is sympathetic to the form and scale of
residential development and does not adversely impact on the amenity of nearby sensitive uses.
Compliance Comment
P1 Whilst the proposed development is a residential
use it falls within the discretionary class.
Development must be compatible with the form and
scale of residential development and not As there are no Acceptable Solutions compliance
unreasonably impact on the amenity of nearby falls to Performance Criteria.
sensitive uses, having regard to:
The development proposed meets the frontage
setbacks within the Planning Scheme.
(a) the setback of the building to a frontage;
The development will have the appearance of single
(b) the streetscape; dwellings and will not look out of place in a
residential area.
(c) the topography of the site;
This is a flat site and the buildings will not be higher
(d) the building height, which must not be than 8m. The buildings are no bulkier than single
dwellings and are similar in design to those existing
greater than 8.0m;
within the St Michael’s complex.
(e) the bulk and form of the building; The development proposed meets the side and rear
setbacks within the Planning Scheme. It complies
(f) the height, bulk and form of buildings on with solar access and privacy provisions and there
the site, adjoining lots and adjacent lots; will be no overshadowing of adjoining lots.
There is ample passive surveillance between the

(g) setbacks to side and rear boundaries;
road and the buildings. There are a number of
trees/shrubs along the road frontage which can be
(h) solar access and privacy of habitable retained.
room windows and private open spaces
of adjoining dwellings; The development will look similar to those already
on site and will generate a very low level of traffic
movement due to the nature of the residents.
(i) the degree of overshadowing and
overlooking of adjoining lots;
(j) mutual passive surveillance between

the road and the building;
(k) any existing and proposed landscaping;
(l) the visual impact of the building when

viewed from adjoining or immediately
opposite lots;
(m) the location and impacts of traffic

circulation and parking; and

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
(n) the character of the surrounding area.
5.8 Codes
Within the Planning Scheme are a series of Codes which require consideration. Only those relevant to the
proposal will be discussed.
5.8.1 Bushfire Risk

This Code applies to a use, on land that is located within, or partially within, a bushfire-prone area, that is a
vulnerable use or hazardous use.
The proposed development falls under the definition of vulnerable use, being:
vulnerable use means a use that is within one of the following Use Classes:
(a) Custodial Facility;
(b) Educational and Occasional Care;
(c) Hospital Services;
(d) Residential if for respite centre, residential aged care home, retirement
home, and group home.
A bushfire assessment has been prepared to support the application which addresses current requirements.
Recent changes to the requirements for emergency evacuation plans indicate these are no longer required
to be submitted with the DA – provided an evacuation strategy is submitted and consultation with Tas Fire
Service is conducted. The evacuation plan is still required at BA stage. The attached assessment (Appendix C)
addresses these requirements.
5.8.2 Road and Railway Assets Code

This Code applies to all use and developments which intensifies the use of an existing access.
Whilst the development will undoubtedly increase the use of an existing access the development can claim
compliance against the following Acceptable Solutions within the Code.
E4.5.1 - A3 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.
Given the nature of the development – residents who do not drive and a very minimal increase in employees
(making better use of existing rostering) – the traffic generated by this development is likely to be in the
region of 20/25 VMD.
As an existing access is being used – none of the development standards apply in this instance.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
5.8.3 Flood Prone Area Code

Part of the site is subject to a Flood Risk Overlay – the most easterly section. This area is free of development
being set aside for an activity area and BBQ area and landscaping. At its widest the Flood Risk area is 8m into
the subject site. The setback from the title boundary to the development is between 20.5 – 23.9m.
There is a 5m plus fall between the flood risk area and the development area of the subject site. There is no
record of flooding on the part of the site prosed for the living units.
5.8.4 Parking and Sustainable Transport Code

This Code applies to all use and development.
The purpose of the Code is:
(a) ensure that an appropriate level of parking facilities are provided to service use and development;
(b) ensure that cycling, walking and public transport are supported as a means of transport in urban
areas;
(c) ensure access for cars and cyclists and delivery of people and goods is safe and adequate;
(d) ensure that parking does not adversely impact on the amenity of a locality;
(e) ensure that parking spaces and accesses meet appropriate standards; and
(f) provide for the implementation of parking precinct plans.
Four parking spaces and two accessible spaces are proposed for this development. Given that residents of
this facility do not drive (are maybe not capable of driving) and there is a large area of car parking within the
current facility, there is little reason to add excessively to the parking stock on site. The spaces proposed will,
in the main, service family members visiting residents or taking the resident out in a car.
Compliance with this Code relies on Performance Criteria:
P1.2
The number of car parking spaces for residential uses must be provided to meet the reasonable needs of the
use, having regard to:
(a) the intensity of the use and car parking required;
(b) the size of the dwelling and the number of bedrooms; and
(c) the pattern of parking in the locality; or
There are 24-25 beds are proposed – 2 of those beds to be filled by support workers. None of the residents
will drive. There is an extensive car park/hardstand area within the existing St Michael’s complex. The four
car parks proposed will adequately cater for any increase in demand. The two accessible spaces are in excess

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
of that specified in the Planning Scheme as this is more than likely going to be the most popular type of
parking associated with the development.
5.8.5 Environmental Impacts and Attenuation Code

The site is partly (NE) within the buffer area for the Newstead Waste Water Treatment Plant and as such this
Code applies.
The purpose of this provision is to:
(a) ensure appropriate consideration of the potential for environmental harm or environmental nuisance in
the location of sensitive uses; and
(b) ensure the environmental impacts of new uses are eliminated, reduced or mitigated to avoid
environmental harm or environmental nuisance.
An expert report has been commissioned to support this proposal. Extracts from the report are reproduced
below and the report in full is attached at Appendix D.
The odour assessment has been prepared to address the P1 performance criteria of clause E11.6.1
Attenuation distances of the Launceston Interim Planning Scheme 2015, as quoted below.
P1
Sensitive use or subdivision for sensitive uses within an attenuation area to an existing activity listed in Tables
E11.1 and E11.2 or a buffer area shown on the planning scheme overlay maps, must demonstrate that there
will be no environmental nuisance or environmental harm, having regard to:
(a) a site-specific study that considers:

(i) the degree of encroachment;
(ii) the location of the boundaries of the site of the sensitive use or subdivision;
(iii) the location of the sensitive use;
(iv) the location of the boundaries of the site on which the activity is located;
(v) the location of the area on which the activity is undertaken;
(vi) the nature of the activity being protected by the attenuation area or buffer area;
(vii) the degree of hazard or pollution that may emanate from the activity; and
(viii) the measures within the use to mitigate impacts of the activity on the sensitive use; and
(b) any advice provided in writing from the owner or operator of the activity; and
(c) any advice provided in writing by the Director of the Environment Protection Authority.
In summary, the report concludes:
Odour emissions from the sewage treatment plant were modelled using TAPM and CALPUFF air dispersion
modelling software, in accordance with the Tasmanian EPA’s air dispersion modelling guidelines. The results
of the modelling were assessed against criteria for odour concentration provided in the Tasmanian
Environmental Protection policy (Air Quality).
The results of the modelling indicate that EPP criteria of 2 OU is not exceeded at the proposed site.
On this basis, it may be concluded that the amenity of the residents of the proposed units will not be adversely
exposed to undue environmental nuisance or environmental harm, as a result of odour emissions from the
sewage treatment plant.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
6. State Policies
The following State Policies are currently in force:
• Tasmanian State Coastal Policy 1986;
• State Policy on Water Quality and Management1997;
• State Policy on the Protection of Agricultural Land 2009;
• National Environment Protection Council (Ambient Air Quality) Measure;
• National Environment Protection Council (Assessment of Site Contamination) Measure 1999;
• National Environment Protection Council (Movement of Controlled Wastes between States and
Territories) Measure;
• National Environment Protection Council (National Pollutant Inventory) Measure; and
• National Environment Protection Council (Used Packaging Materials) Measure.
The proposed development is not known to conflict with or contravene any of the above State Policies.
7. Conclusion
This is a development designed to increase the residential stock and options within the St Michael’s
Association site in Hoblers Bridge Road. The facility will provide accommodation over the life span of
residents by offering transitional accommodation. The development complies with the provisions of the
Planning Scheme and the relevant development and use standards.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Appendix A
Plans of the proposed development
pitt&sherry ref: Draft Planning Report.docx/AUTHOR/word processor

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Appendix B
Land Title

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Appendix C
Bushfire Report

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Appendix D
Attenuation Area Report

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0089/2018
Date
Contact
Leigh Knight
6323 1973
lknight@pittsh.com.au
transport | community | mining | industrial | food & beverage | energy
Brisbane Launceston Newcastle E: info@pittsh.com.au

Level 2 Level 4 Level 1
W: www.pittsh.com.au
276 Edward Street 113 Cimitiere Street 81 Hunter Street
Brisbane QLD 4000 PO Box 1409 Newcastle NSW 2300 incorporated as
T: (07) 3221 0080 Launceston TAS 7250 T: (02) 4910 3600 Pitt & Sherry (Operations) Pty Ltd
F: (07) 3221 0083 T: (03) 6323 1900 ABN 67 140 184 309
F: (03) 6334 4651
Devonport Sydney
Level 1 Suite 902, Level 9,
35 Oldaker Street Melbourne 1-5 Railway Street
PO Box 836 Level 1, HWT Tower Chatswood NSW 2067
Devonport TAS 7310 40 City Road PO Box 5487
T: (03) 6424 1641 Southbank VIC 3006 West Chatswood NSW 1515
F: (03) 6424 9215 PO Box 259 T: (02) 9468 9300
South Melbourne VIC 3205
Hobart T: (03) 9682 5290
199 Macquarie Street F: (03) 9682 5292
GPO Box 94
Hobart TAS 7001
T: (03) 6210 1400
F: (03) 6223 1299

ST Michael's Association Plans & Reports For Hoblers Road Development

Загружено:

Сведения о документе

Оригинальное название

Авторское право

Доступные форматы

Поделиться этим документом

Поделиться или встроить документ

Параметры публикации

Этот документ был вам полезен?

Это неприемлемый материал?

Авторское право:

Доступные форматы

ST Michael's Association Plans & Reports For Hoblers Road Development

Загружено:

Авторское право:

Доступные форматы

PLANNING EXHIBITED

DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ

APPROX FL 1-BED 1-BED 1-BED 1-BED 1-BED COMMUNAL

0 5,045 INDEPENDENT INDEPENDENT INDEPENDENT INDEPENDENT INDEPENDENT 1,247.49m2

BA PRELIMINARY LEVELS SHOWN ARE SUBJECT

84.450m 89° 16' 20"

North 0mm 3000 6000 9000 12000 15000

TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION INCLUDING

PROJECT NAME TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION

Drawing No. Drawing Name Stage Revision Status Issued By Approved By

DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ

DA 02 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC

TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION

QLD | NSW | VIC | TAS

SHEET SIZE PROJECT NUMBER: DRAWING NUMBER

DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ

DA 02 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC

SITE LOCATION PLAN

North 0mm 10000 20000 30000 40000 50000

TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION INCLUDING

DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ

1 CLOTHES ORB SLIM LINE DA 02 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC

BATH BATH A: 23.35 m2

- CHANGE TOILET CONFIGURATION BY MOVING LEFT TO RIGHT

ORB SLIM LINE

78 - TELEMEDICINE - REMOTE MANAGING OF MENTAL OR PHYSICAL

W W TYPE 2 - ENVIRONMENTAL CONTROLS - EQUIPMENT TO PHYSICALLY

HWC LIVING LIVING HWC HWC LIVING LIVING HWC

BATH BATH BATH BATH

4 TYPE 3(A) FLOOR PLAN 5 TYPE 3 (B) FLOOR PLAN 1

TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION INCLUDING

DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ

DA 02 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC

W KITCHEN W KITCHEN WARDROBES

COLORBOND 'MONUMENT' FASCIA,

4 STEEL COLUMN. PAINT FINISH.

Col. 600mm WIDE SIT UP BENCH Col.

COLORBOND 'MONUMENT' FASCIA,

STEEL COLUMN. PAINT FINISH.

600 2,000 900 2,000 600

5 COMMUNAL BBQ ELEVATION

Col. Col. SCALE 1:100

0mm 1000 2000 3000 4000 5000

3,550 4,900 3,550

3 COMMUNAL BBQ AREA PLAN

TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION INCLUDING

DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ

DA 02 ISSUED FOR DEVELOPMENT APPLICATION 23/01/2018 BT SC

1 TYPE 1(A/B) ELEVATION 2 TYPE 1(A/B) ELEVATION 3 TYPE 1(A/B) ELEVATION

COLORBOND 'MONUMENT' ROOF

AUSTRAL 'ARCHITEC' HONED / SPLIT

FLUSH JOINTED FIBRE CEMENT

AND GUTTER F. F. F. F. F. F. FACE BLOCKS IN CHARCOAL

A. FRAMED GLAZED WINDOWS &

COMPUTER CUT VINYL TRIMS, WINDOWS, ROOF COLORBOND

JAMES HARDIE SCYON AXON. FIBRE CEMENT - AXON COLORBOND

FLUSH JOINTED FIBRE CEMENT

TRANSITIONAL MIX OF ASSISTIVE TECHNOLOGY ACCOMMODATION INCLUDING

PANELS, FEATURE IDENTIFICATION DA 01 ISSUED FOR DEVELOPMENT APPLICATION 18/12/2017 JO SJ

PANELS, FEATURE IDENTIFICATION

COLORBOND 'MONUMENT' ROOF SIDELIGHT COLORBOND 'MONUMENT' ROOF

1 TYPE 3(A/B) ELEVATION 2 TYPE 3(A/B) ELEVATION

COLORBOND 'MONUMENT' ROOF