1. business and industrial
2. construction

GLENORCHY PLANNING AUTHORITY
AGENDA
MONDAY, 4TH MAY 2015
GLENORCHY CITY COUNCIL
*
The General Manager certifies that the reports contained in this Agenda
have been written by qualified persons under Section 65 of the Local
Government Act 1993.
*
Aldermen with an interest or concern in relation to a particular item on this
Agenda, are invited to attend the meeting.
*
All application information is available to Aldermen for inspection upon
request to the relevant Planning Officer.
Chairperson:
Alderman K. Johnston
Hour:
3.00 p.m.
TABLE OF CONTENTS:
1.
PLANNING AUTHORITY DECLARATION ....................................................... 3
2.
APOLOGIES/LEAVE OF ABSENCE ................................................................. 3
3.
PECUNIARY INTERESTS ............................................................................... 3
4.
CONFIRMATION OF MINUTES .................................................................... 3
5.
PROPOSED USE AND DEVELOPMENT - ADDITIONS AND
ALTERATIONS TO PLACE OF ASSEMBLY (HERITAGE LISTED PLACE)
WITH PARKING DISCRETION. RE-ADVERTISED - GOODWOOD
COMMUNITY CENTRE - 20A ACTON CRESCENT, GOODWOOD
AND 20 ACTON CRESCENT, GOODWOOD.................................................... 4
6.
PROPOSED USE AND DEVELOPMENT - CHANGE OF USE TO
MISCELLANEOUS (SALVATION ARMY) INCLUDING ADDITIONS
AND ALTERATIONS AND SIGNAGE IN EXCESS OF 4M2 - 115
CENTRAL AVENUE, DERWENT PARK .......................................................... 18
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Glenorchy Planning Authority Meeting Agenda
PLANNING AUTHORITY DECLARATION
The Chairperson stated that the Glenorchy Planning Authority intended to act as a
Planning Authority under the Land Use Planning and Approvals Act 1993.
2.
APOLOGIES/LEAVE OF ABSENCE
3.
PECUNIARY INTERESTS
4.
CONFIRMATION OF MINUTES
That the minutes of the Glenorchy Planning Authority Meeting held on 20th April
2015 be confirmed.
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Glenorchy Planning Authority Meeting Agenda
PROPOSED USE AND DEVELOPMENT - ADDITIONS AND
ALTERATIONS TO PLACE OF ASSEMBLY (HERITAGE LISTED
PLACE) WITH PARKING DISCRETION. RE-ADVERTISED GOODWOOD COMMUNITY CENTRE - 20A ACTON CRESCENT,
GOODWOOD AND 20 ACTON CRESCENT, GOODWOOD
Author:
Planning Officer (Vanessa Tomlin)
Qualified Person:
Planning Officer (Vanessa Tomlin)
Property ID:
7210940
REPORT SUMMARY:
Application No.:
PLN-15-023
Applicant:
SEMF Pty Ltd
Owner:
Glenorchy City Council
Zoning:
Community Use
Development Category:
Place of Assembly
Development Status:
Discretionary
Discretions:
Parking
42 Days Expires:
04 May 2015
Existing Land Use:
Place of Assembly
Proposal In Brief:
Additions and alterations to Place of
Assembly (heritage listed place) with
parking discretion. Re-advertised
Representations:
0
Recommendation:
Approval, subject to conditions
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REPORT IN DETAIL:
PROPOSAL:
An application for additions and minor interior alterations to a Place of Assembly, at
20 and 20A Acton Crescent Goodwood was received. The proposal involves the
addition of a reception/lounge, office, amenities, storeroom and under-cover access
ramp. Minor interior alterations are proposed to accommodate the proposed
additions. The proposal has provision for 11 parking spaces.
SITE & LOCALITY:
The site is situated on the southern side of Acton Crescent, eastern side of
Stradbroke Road and northern side of Howard Road, Goodwood (Fig. 1).
Figure 1. The site is identified as 20 and 20A Acton Crescent Goodwood and is situated
amongst residential and commercial uses.
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The site is zoned Community Use and is in proximity to the Urban Residential Zone,
open space Zone, Local Shopping Centre LB1 Zone and the Motels and Liquor
Licensed Establishment Zone. The site is comprised of two lots, with certificate of
title numbers 24368/1 and 239724/1, respectively.
The site is occupied by the Goodwood Community Centre and community gardens.
The Goodwood Community Centre is listed under Schedule 5 (Heritage Places) of the
Glenorchy Planning Scheme 1992. The site has an existing parking area with 11
parking spaces and on-street parking is available in proximity to the site. The site is
relatively flat, with no natural hazards or significant vegetation identified.
BACKGROUND:
PLN-02-01401
Community Centre Additions, approved 15/11/02
PLAM-11/08
The amendment included 85 additional places to Schedule 5(a) Heritage Places to the Glenorchy Planning Scheme 1992, approved,
05/06/13.
APPRAISAL:
Representations:
The application was advertised for the 14-day statutory time period with no
representations received.
Consistency with State Policies, Objectives of LUPA:
There is no inconsistency with any State Policy or with the objectives of the Land Use
Planning and Approvals Act 1993, as the proposal is considered to be orderly and
environmentally responsible.
A condition is recommended requiring appropriate soil and water management to
prevent erosion and the transport of sediments into surface waters – consistent with
the State Policy on Water Quality Management.
Zone Intent:
The proposal is situated in the Community Use Zone. The proposal is consistent with
the intent of the Community Use Zone, as the primary purpose of the site is for a
community centre and the proposal is considered to secure the site for future public
use with minimal impact on the amenity of neighbouring properties.
Use:
The proposal is in association to a Place of Assembly. A Place of Assembly is a
permitted use and development within the Community Use Zone. However, in view
of the fact that the proposal seeks a variation to the parking requirement, the
proposal is discretionary.
Hours of Operation:
The proposed hours of operation are 9am to 5pm weekdays only. Given that the
proposal is an existing use, with no complaints recorded relating to the hours of
operation, the proposed hours of operation are reasonable.
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Setbacks:
The setback standard Clause 6.8.2 states that the minimum setback is to satisfy the
setback standard for the zone with which the site shares a common boundary. The
site does not share a common boundary with another site in a different zone (Fig. 2).
Figure 2. The proposal site does not adjoin another site
The proposed additions are to be setback 5m form the northern boundary and the
proposed access ramp is to be setback 2m from the southern boundary. The
proposed setbacks are not expected to impact other surrounding development.
Traffic, Access & Parking:
The proposal is not expected to significantly increase the local traffic volume and the
existing access arrangements are to remain unchanged by the proposal.
As a result of the proposed increase to the gross floor area of the Use, the proposal
is to have a parking shortfall of three spaces, pursuant to Clause 10.5.1. Clause 10.8
facilitates the relaxation of the number of parking spaces standard. It is considered
that the existing Place of Assembly, with community gardens precludes compliance
with the parking standard. In view of this, Council’s Traffic Engineer and
Development Engineer have reviewed the parking requirements and proposed
parking arrangements. Council’s Traffic Engineer and Development Engineer are
satisfied that the parking shortfall can be accommodated in available on-street
parking in proximity to the site, which will cater conveniently and safely for the
expected parking demand generated by the use of the site.
Signage:
No signage is proposed.
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Heritage:
The site is listed under Schedule 5 (Heritage Places) of the Glenorchy Planning
Scheme 1992.
Council’s Heritage Officer has provided detailed comment on the proposal and notes
that the proposed addition respects the form and fabric of the existing building.
Other Provisions:
There are no natural hazards or significant vegetation identified on the site. The
proposal is considered to have made reasonable provision of crime prevention
measures and is consistent with the provisions of Clause 9.
REFERRALS:
Development Engineer:
Council’s Development Engineer has made the following comments and
recommended conditions of approval.
Traffic, Access & Parking
Access to the site is from an existing access crossover to an existing sealed carpark
from Howard Road. The existing carpark has an existing capacity of 11 car parking
spaces.
The proposed extension and existing structure has a gross floor area (GFA) of
approximately of 209m2 excluding areas associated with the toilets and kitchen.
Under the Glenorchy Planning Scheme 1992 this generates 14 car parking spaces (1
per 15m2 for place of assembly). It is considered the deficiency of the three car
parking spaces (14 – 11) can be incorporated into adjacent on-street car parking
(please refer to Council Traffic Engineers report) without creating any significant
increase or change to the existing traffic conditions.
One car parking space is recommended as a condition of approval for the use of
people with disabilities, based on the number required under Clause 10.9.1 of the
Glenorchy Planning Scheme 1992. This will likely require an existing wide car parking
space, adjacent to the proposed extension modified to comply with Australian
Standard AS/NZS 2890.6 - 2009 Off-Street Parking for people with disabilities and will
be required to be provided prior to use of the proposed development.
GCC Services (Stormwater)
There are no GCC stormwater mains affected by this application.
Other
Geoscience issues
There are no geotechnical issues identified through Council records that affect this
application.
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Flooding/Inundation issues
There are no flooding issues identified through Council records that affect this
application.
Traffic Engineer:
Council’s Traffic Engineer has made the following comments and recommended
conditions of approval.
In terms of parking provisions, based on the requirements of the Glenorchy Planning
Scheme 1992, the parking requirement for a place of assembly is 1 per 15m 2 of gross
floor area. With the consideration of the proposed 209m 2 gross floor area, the total
parking requirement for the proposed development would be 14 spaces. As a result,
with the provision of 11 on-site car parking spaces, the total parking shortfall
associated with the proposed development equates to 3 spaces.
It should be noted that there are adequate on-street parking spaces in the form of
parking bays at the frontage of the proposed development at Howard Road. For this
reason, I concur that the shortfall of 3 car parking space can easily be accommodated
within the surrounding road network.
Based on the above points, the proposed development is not expected to have any
significant detrimental impacts on the surrounding road network in terms of traffic
efficiency or road safety. As a result, I have no objection to the development of the
proposed additions and alterations to Place of Assembly with parking discretion
associated with the Goodwood Community Centre at 20a and 20 Acton Crescent,
Goodwood on traffic engineering or road safety grounds.
Environmental Health Officer:
Council’s Environmental Health Officer has made the following comments and
recommended conditions of approval.
Based on the proximity to residential properties, construction hours, along with
delivery times have been conditioned to limit any impact this development may have
on these properties. Additionally, to minimise the amount of waste that may be
product from this development and directed to landfill, any waste must be managed
in accordance with the hierarchy of waste management.
Advice has been included regarding modifications to a food premises, in case there is
an intention to produce food intended for sale from this kitchen.
Heritage Officer:
Council’s Heritage Officer has made the following comments and recommended
conditions of approval.
Heritage Listings:
The Building is listed in Schedule 5 (Heritage) – Glenorchy Planning Scheme 1992.
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Description Of Place:
The Goodwood Community Centre is a single storey mud brick building with a
wedge-shaped footprint designed to best fit the corresponding land parcel bounded
by Acton Crescent and Howard Road. A carpark and community garden is located on
land adjacent and immediately west of the centre.
Figure 2. Current view of the front of the Goodwood Community Centre.
The proposed extension will project from the left hand side of the existing
community centre. The existing entry vestibule will be demolished. A servery will be
installed in the window opening to the left of picture and a new window will be
inserted in the blank wall to the right of picture. New ramp access, retaining walls
and a path will also be constructed to service the new arrangement.
Brief History:
[The following historical overview has been sourced from information published in
Goodwood Community Newsletters in recognition of the 30th anniversary of
construction of the existing mud brick Community Centre in 2014, and the
collaborative Goodwood ‘Then’ and ‘Now’ publication from 2008].
The site upon which the Goodwood Community Centre presently stands was
formerly owned by the Roman Catholic Parish of Goodwood. Two recycled Mussett
huts with adhoc additions served as the parish church. Sister Pat Murphy who
recognised a particular need for companionship and belonging amongst many
residents of Goodwood was the driving force behind the push to provide community
based support activities at the time. In response to this, the Mussett hut church was
closed in 1979 and refurbished to serve as a community centre. Activities at the
revamped former church included playgroup, bingo, plays, social morning teas and
other special events.
The fostering of community spirit resulted in then Minister for Community Welfare,
John Cleary recommending a new centre be constructed in mud brick. His rationale
was that would encourage local participation in construction and help reduce the
associate costs of the new centre.
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The building was designed and its construction supervised by builder, Peter Nute.
His construction team included members of the local community along with 40 men
from the Army’s 611 Supply Company and Hobart Workshop Platoon based at
Dowsing Point.
The completed community centre was opened on 12 May 1984 by then MLC, Ken
Lowrie (who, as Mayor of Glenorchy, had been instrumental in engendering
community pride in the City). It had been a massive undertaking and, according to
the community newsletter, local people still lay claim to the mud bricks they made
more than 30 years ago.
Figure 3. Members of the community constructing the Community Centre, (Goodwood
‘Then’ and ‘Now’).
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Figure 4. A polished granite plaque inscribed with gold lettering commemorating the
opening of the mud brick community centre by former Glenorchy City Mayor and then MLC,
Ken Lowrie, is located inside the entry vestibule of the centre.
Statement of Heritage Significance:
Goodwood Community Centre is the tangible outcome of a process demonstrative of
community interest, activism and energy.
The Centre building is locally significant to the extent that it demonstrates:
•
the realisation of a shared objective in the creation of a facility for community
use;
•
the evolution of community services in Glenorchy during the late 20th Century,
and;
•
the role of community spirit, activism and co-operation in the provision of
facilities available for community use since the 1980s.
Supporting Information
Goodwood ‘Then’ and ‘Now’ Booklet, 2008. An initiative of the Goodwood
Community Precinct in partnership with the Goodwood youth Task Force and
Glenorchy City Council.
Goodwood Community Centre Newsletters, 2014 containing
commemorating 30 years of the Goodwood Community Centre.
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Background
Previous applications with heritage assessments:
None on file.
Pre-application advice:
A meeting between Council’s Senior Statutory Planner, Heritage Officer and SEMF
was held on 1/9/14 to discuss planning and heritage parameters.
Heritage matters for consideration included:
- Retention of evidence of the original building line internally;
- Retention of the plaque commemorating the original construction, preferably
in-situ or relocated;
- Consideration of rendered blockwork construction – sympathetic but
identifiably new/different;
- Roofline to project from existing, and;
- Ensuring drainage directs water away from the mud brick building in any new
arrangement.
Referral in Brief
Proposed works:
Construction of a single-storey rendered block work addition to the front of the
existing community centre with associated access ramp, path and retaining walls.
Summary of Heritage Impact:
Two aspects of the community centre are important from the heritage perspective:
(i)
The use, and;
(ii)
The building constructed by the local community.
In regards, to point (i), above, the proposed development represents a positive
outcome as it will enhance (and help secure) ongoing use of the building for
community purposes.
In regards to point (ii), above, the proposed addition respects the form and fabric of
the existing building. In the design, as much as necessary and as little as possible of
the existing building will be modified to accommodate the extension and new use
opportunities. The form and footprint of the mud brick building will remain clearly
evident and readily distinguishable from the rendered blockwork of the addition.
The roofline will carry through from the existing building to the extension.
The proposal is entirely sympathetic in scale, form and detailing and represents a
positive heritage outcome.
Goodwood Community Centre Newsletters, 2014 containing
commemorating 30 years of the Goodwood Community Centre.
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Compliance with statutory provisions:
It is considered that the proposed development is not contrary to Schedule 1, Part
2(g) of the Land Use Planning and Approvals Act 1993.
Planning Scheme Provisions:
In the determination of an application for a Permit regarding a property included in
Schedule 5, Council is directed to take into consideration clause 7.10.(i), in particular:
i)
whether the proposed Use or Development provides adequately for the
conservation of any fabric, buildings, structures or features of cultural
heritage significance on the place or within the locality;
and, under clause 9.5.1, in particular:
c)
Before deciding on an application for a permit for a heritage place, the
Council must consider:
i)
The Cultural Heritage Significance of the Place and whether the
proposal will adversely affect that Significance.
ii)
Any applicable heritage study or conservation plan.
iii)
Whether the location, bulk, form or appearance of the proposed
development will adversely affect the Cultural Heritage Significance
of the place.
iv)
Whether demolition, removal or external alteration will adversely
affect the Cultural Heritage Significance of the place
v)
Whether the proposed subdivision or consolidation will adversely
affect the Cultural Heritage Significance of the Place.
vi)
Whether the proposed subdivision or consolidation may result in
development that will adversely affect the Cultural Heritage
Significance of the Place.
vii)
Whether the proposed sign will adversely affect the Cultural
Heritage Significance, character or appearance of the Place.
Legislative Provisions:
Schedule 1, Part 2(g) of the Land Use Planning and Approvals Act 1993 requires a
Planning Authority
(g)
to conserve those buildings, areas or other places which are of scientific,
aesthetic, architectural or historical interest, or otherwise of special
cultural value;
This place is not registered in the Tasmanian Heritage Register, therefore referral to
the Tasmanian Heritage Council for assessment pursuant to the provisions of the
Historic Cultural Heritage Act 1995 is not required.
Recommendation:
Approval.
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External Referrals:
TasWater is in support of the proposal and has recommended conditions and advice.
DISCUSSION:
The proposed development at 20 and 20A Acton Crescent, Goodwood, is considered
to accord with the objectives of the Land Use Planning and Approvals Act 1993, with
the State Policies and the intent of the Community Use Zone.
The proposed additions and alteration to the heritage listed place are considered to
be sympathetic to the cultural heritage values of the place and provide a clear
distinction between what is existing and proposed. The proposal site is to have a
parking shortfall of three spaces. However, the available on-street parking adjacent
to the site has the potential to accommodate any additional parking generated from
the proposal and is considered to be a reasonable arrangement.
The application was advertised for the 14 day statutory time period with no
representations received.
CONCLUSION:
The proposal is assessed to substantially comply with the requirements of Schedule 1
of the Land Use Planning and Approvals Act 1993 and the Glenorchy Planning
Scheme 1992, subject to the recommended conditions.
Recommendation:
That a permit be granted for the proposed use and development of Additions and
alterations to Place of Assembly (heritage listed place) with parking discretion. Readvertised at Goodwood Community Centre, 20a Acton Crescent, Goodwood and 20
Acton Crescent, Goodwood subject to the following conditions:
Planning:
1.
Use and development shall be substantially in accordance with planning permit
application No. PLN-15-023 and Drawing No. P1 submitted on 29 January 2015,
except as otherwise required by this permit.
2.
Any conditions and/or advice as determined by TasWater, and set out in the
attached Appendix A, form part of this permit.
Heritage:
3.
The inscribed granite plaque commemorating the opening of the existing
community centre must remain affixed to the wall within the mud brick section
of the building.
Reason for condition:
To ensure that the plaque commemorating the opening is retained as part of
the fabric of the mud brick building.
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Engineering:
4.
Soil and water management is to comply with best practice to prevent any
transfer of soil material outside of the area specifically and necessarily
disturbed for construction. Particular attention is to be paid to ensure no soil
material is tracked onto roads and footpaths or to enter the Council’s
stormwater system. All aspects and protection measures in connection with
soil and water management are to comply with the requirements of Council’s
Development Engineer and be installed prior to the removal of and/or
disturbance of any soil or vegetation.
5.
The loading and unloading of goods, including building materials and
equipment, from vehicles must only be carried out on the land.
6.
A minimum of eleven (11) clearly marked car parking spaces must be provided
prior to use, generally as shown on the proposal plan (A101A) submitted with
the development application and kept available for these purposes at all times.
Car parking spaces, manoeuvring areas and aisles must be provided in
accordance with the Australian Standard AS 2890.1 – 2004 Off-Street Parking.
7.
Of the required number of car parking spaces, One (1) space shall be provided
(modified) for the use of people with disabilities. The space shall be clearly
marked and be in accordance with the standard for disabled car parking laid
down in Australian Standard AS/NZS 2890.6 - 2009 Off-Street Parking for
people with disabilities prior to use of the development.
8.
All internal hydraulic service works required for the development shall be at
the Developer’s expense and must comply with the requirements of Council’s
Plumbing Surveyor.
Environmental Health:
9.
10.
Equipment and machinery associated with the development of the site must
only be operated during the following times:
Monday to Friday
7.00am to 6.00pm
Saturday
8.00am to 6.00pm
Sunday and Public Holidays
10.00am to 6.00pm
All solid wastes must be managed in accordance with the hierarchy of waste
management summarised below, unless otherwise approved in writing by the
Senior Environmental Health officer:
a)
waste must be minimised, that is, the generation of waste must be
reduced to the maximum extent that is reasonable and practicable,
having regard to best practice environmental management;
b)
waste must be re-used or recycled to the maximum extent that is
reasonable and practicable; and
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c)
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Glenorchy Planning Authority Meeting Agenda
any residual waste must be disposed of only at a site and in a manner
approved by the Senior Environmental Health Officer.
The loading and unloading of vehicles on the land and the transportation of
any materials to or from the land must only take place between the following
hours:
Monday through to Saturday
0700 to 1800
Sunday and Public Holidays
0900 to 1800
Advice to applicant:

The proponent’s Building Surveyor must forward copies of the following
documents to Council’s Senior Environmental Health Officer prior to any works
being undertaken on site (including the installation of fixtures and fittings) that
relate to the proposed food premises:
a.
a request in an approved form (Form 42) for an Environmental Health
Officer report;
b.
any relevant drawings, specifications or other documents submitted with
the application; and
c.
details provided by the owner of the nature of the foods to be prepared,
handled, stored or sold and the types of manufacturing processes to be
undertaken on the premise.
d.
Council’s Senior Environmental Health Officer may require the premises
to meet equipment and fit out specifications which exceed those
required by the National Construction Code 2011, before the premises
can be registered and the food business licensed pursuant to the Food
Act 2003.
Attachments/Annexures
1
Attachment - Goodwood Community Centre - Acton Crescent,
Goodwood
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PROPOSED USE AND DEVELOPMENT - CHANGE OF USE TO
MISCELLANEOUS (SALVATION ARMY) INCLUDING ADDITIONS
AND ALTERATIONS AND SIGNAGE IN EXCESS OF 4M2 - 115
CENTRAL AVENUE, DERWENT PARK
Author:
Senior Statutory Planner (Peter Meloy)
Qualified Person:
Senior Statutory Planner (Peter Meloy)
Property ID:
7746147
REPORT SUMMARY:
Application No.:
PLN-15-048
Applicant:
Jaws Architects
Owner:
Kemead Pty Ltd
Zoning:
Service Business
Development Category:
Miscellaneous
Development Status:
Discretionary
Discretions:
Use, signage
42 Days Expires:
13 May 2015
Existing Land Use:
Showroom/Offices/Warehouse/Business
Premises
Proposal In Brief:
Change of Use to Miscellaneous
(Salvation Army) including additions and
alterations and signage in excess of 4m2.
Representations:
0
Planning Issues:
Nil
Recommendation:
Approval
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REPORT IN DETAIL:
PROPOSAL:
The applicant proposes a change of use from warehouse, offices, business premises
and showrooms to miscellaneous use (Salvation Army state administration centre).
The miscellaneous use will include offices, records and equipment storage area and
training room. The proposal does not include any external additions to the existing
buildings but does include minor alterations to the external facades of the buildings.
The proposal also includes the creation of a mezzanine area over part of an existing
warehouse/showroom area, removal of an existing pole sign and provision of new
business identification signage. The existing 45 on-site car parking spaces will be
retained.
SITE & LOCALITY:
The site is an irregular-shaped parcel of land comprised of two titles, these being:

CT 231952/1:
3,262.9m2

CT 46976/2:
780.8m2
The property has frontage to the Brooker Highway (eastern and south-eastern
boundaries), Derwent Park Road (southern boundary) and Central Avenue (western
boundary) but has direct vehicular access to only Central Avenue. The northern
boundary of the site adjoins a property currently developed as a public carwash
facility.
The site is fully developed with the original building having been approved in 1991
and a subsequent additional building being approved in 1999. The current buildings
have housed a number of warehouse/office and showroom developments since their
construction and the site currently provides 45 car parking spaces all set in
landscaped surrounds.
The site enjoys a prominent position on the corner of Derwent Park road and the
Brooker Highway, sited among other commercial developments with residential
development located on the opposite (south) side of Derwent Park Road.
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FIGURE 1: Aerial photograph of site (highlighted) and surrounds.
BACKGROUND:
25.02.1991:
Planning permit granted for construction of a warehouse, offices and
showroom for Nutrimetics Pty Ltd. The existing pole sign fronting the
Brooker Highway was approved in August 1991.
03.02.1999:
Change of use to educational establishment approved (Catholic
Education Office). Not proceeded with.
01.04.1999:
Continuation of use of existing building as showroom and offices and
construction of additional showroom, car parking and landscaping
approved (Brock Plaster Pty Ltd).
25.08.1999:
Business signage for previously approved uses and exterior painting
approved.
29.09.1999:
Part change of use to educational establishment and business
premises.
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APPRAISAL:
Representations:
The application was publicly advertised for the 14-day statutory period during which
no representations were received.
Consistency with State Policies, Objectives of LUPA:
There is no inconsistency with any State Policy or with the objectives of the Land Use
Planning and Approvals Act 1993 because the proposal is considered to be orderly
and environmentally responsible.
A condition is recommended requiring appropriate soil and water management to
prevent erosion and the transport of sediments into surface waters – consistent with
the State Policy on Water Quality Management.
Zone Intent:
The land is zoned Service Business under the Glenorchy Planning Scheme 1992 (the
Scheme). Part of the site, CT 231952/1 which makes up slightly more than 80% of the
total site area, is affected by a Specified Departure (S7.6) of Schedule 7 of the
Scheme.
The intent of the Service Business Zone is as follows:
(a)
to cater for business activities that are less intensive uses of land and are
generally not suited to location within the Central Commercial and Frame
Commercial Zones;
(b)
to cater for those uses that require a high degree of visibility and
accessibility to passing traffic and that generate a high proportion of
single-purpose vehicle trips; and
(c)
to encourage use and Development characterised by low scale buildings,
display of goods and on-site parking;
(d
to improve safety and security be the provision of adequate lighting,
access to telephones and safe pedestrian routes.
The proposal is considered to be consistent with the intent of the Service Business
Zone owing to the proposal being a less intensive use of land not generally suited to
a location within the Central Commercial and Frame Commercial zones and requiring
a high degree of accessibility to passing traffic that would generate a high proportion
of single-purpose vehicle trips.
Specified Departure S7.6 for this site (and for 117 and 119 Central Avenue) states
that:
Any use or development of the land zoned Service Business and bounded by
Brooker Avenue, Derwent Park Road, Central Avenue and the Railway Reserve
excepting that land shown in Certificate of Title Volume 3107, Folio 93, shall be
subject to the following restrictions:-
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(a)
There shall be no vehicular egress or ingress to or from the Brooker
Avenue or Derwent Park Road.
(b)
The minimum building setback from the Brooker Avenue and the Derwent
Park Road boundary shall be ten (10) metres.
(c)
A five (5) metre wide landscaping strip is to be provided on the Brooker
Avenue and Derwent Park Road boundary.
(d)
Any advertising sign shall be located at least five (5) metres from the
boundary of the Brooker Avenue.
Clearly, the specified departure was introduced into the Scheme at a time when
there was a perceived need to control future physical development of the site. Since
the creation of the specified departure the site has been developed in accordance
with those controls and the current proposal continues to comply with the specified
departure’s requirements.
Use:
The proposed use of the site by the Salvation Army is a Miscellaneous Use, which is a
discretionary use within the Service Business zone.
The Salvation Army proposes to use the buildings as its state administration centre
or headquarters (see Figures 2 and 3 below). The proposal includes multiple
interrelated uses, such as in-house training facilities for staff and staff meeting
rooms/facilities, office space for administration, storage areas (shown as
“warehouse” on the plans) for records and emergency response equipment
associated with the main use of the buildings – administration, and stock associated
with seasonal functions and activities, that together, are not specifically defined in
Schedule 2 Use and Development Categories in the Scheme.
The most obvious classification of the use would be “Major Business Premises”.
However, it is considered that the proposed use is not a Major Business Premises
which is prohibited within the Service Business zone. Major Business Premises
means the use or development of any land, having a gross floor area exceeding
200m2 for an office for business or commercial purposes, including a bank, building
society or similar institution, or for an office providing professional advice or
services, but not retailing of goods.
In view of the fact that the proposal is neither a business nor a commercial purpose
because the Salvation Army is a registered non-profit charitable organisation
providing community services, the use category of Major Business Premises is not
appropriate. A review of the other available definition of the uses proposed for the
site does not allow for the proposed use to be adequately defined.
For these reasons, the ‘use’ cannot be otherwise categorised. Therefore, the
appropriate use category for the proposal, as a whole, is ‘Miscellaneous’.
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FIGURE 3: Proposed ground floor plan.
FIGURE 4: Proposed first floor plan.
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Hours of Operation:
The proposed days and hours of operation are:
Mondays to Fridays: 8.30am to 5.30pm.
The applicant has also indicated in the accompanying Environmental Supplement
Form that while the predominant use of the office space would be weekdays there is
expected to be minimal and unpredictable use of the building outside of these days
and hours to provide community emergency support and relief as needs arise.
Council’s Environmental Health section has considered this aspect of the proposed
hours of operation in a later section of this report and has recommended a special
condition to accommodate this aspect of the development.
Setbacks:
Clause 3.10.2(b) of the Scheme requires buildings in the Service Business zone to be
set back 4.5 metres from the road alignment. The existing building complies with this
setback. However, Specified Departure S7.6 (b) of the Scheme also requires all
buildings on this site to be setback a minimum of 10 metres from the Brooker
Avenue (now Highway) frontage. The existing buildings also comply with this sitespecific building setback.
Building Height:
Table 7 to Clause 3.10.3 of the Scheme sets a maximum building height of 8 metres
in the Service Business zone. Although the proposal includes no changes to the
height of the existing building, the building has a maximum height of 8 metres and
complies with this development standard.
Design & Appearance:
In terms of the existing buildings, Clause 3.10.4 of the Scheme requires the design
and appearance of the development to appropriately screen all outdoor storage
areas, outdoor work areas and rubbish receptacles from public view. At present, the
site is occupied by two separate businesses. One of these is using the northern car
park partly as a storage area which is open to the public view. Once the site is
occupied by a single entity where this area will return to being used for car parking,
the visual impact will improve.
It is also likely that existing ad hoc advertising will be removed thus improving the
overall appearance of the existing buildings because the single occupant proposes
new, co-ordinated business identification signage as well as proposing to remove an
existing pole sign located on the Brooker Highway frontage (see Figure 4 below).
Landscaping:
Clause 3.10.5 of the Scheme requires landscaping in the Service Business zone not
to:

Reduce sight distance to any intersection;

Restrict pedestrian movement or reduce safety; or

Reduce visibility or safety.
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The site is fully landscaped and a site inspection reveals that this mature landscaping
satisfies the above criteria (see Figures 4 and 5 below). Some new landscaping is
proposed along the buildings’ southern façade and it is recommended that a
condition be included in any permit requiring any new landscaping to comply with
the above requirements of the Scheme.
FIGURE 4: Existing building when seen from Brooker Highway. Pole sign on left proposed to be removed.
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FIGURE 5: Example of existing landscaping on the subject site.
Traffic, Access & Parking:
The proposal includes the provision of 45 on-site car parking spaces. Table 17 to
Clause 10.5.4 of the Scheme allows Council to determine the number of on-site car
parking spaces to be provided for a miscellaneous use. In this case, the application
was supported by a Traffic Impact Assessment (TIA) that concluded that the
proposed 45 spaces would be adequate to serve the proposed use and expected
number of staff and visitors that the use may generate. The TIA was assessed by
both Council’s Traffic Engineer and Development Engineer who have concluded that
the 45 spaces will be adequate for the proposed development. The detailed
assessment of the TIA can be seen in the Traffic Engineer’s comments in a later
section of this report.
Signage:
The applicant proposes the following business identification signage which consists
of the name “The Salvation Army” within its shield logo:

One logo shield on each of the buildings’ four facades;

One 1.5m by 2.4m sign with logo shield on the corner of Derwent Park Road
and Central Avenue; and

Two 1.5m by 2.4m signs with logo shield at the entrance and the rear of the
southern car park.
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Clause 11.7 of the Scheme allows business identification signage with a total area of
less than 4m2 to be erected without requiring a planning permit. In this instance, the
seven proposed signs have a total area of greater than 4m 2 and form part of the
proposal for which the applicant seeks consent.
It is considered that the proposed signage is appropriate for the purpose of business
identification and that the proposed number, position and size of the signs is in
keeping with the design and scale of the buildings.
Heritage:
The site is not listed under Schedule 5 (Heritage Places) of the Glenorchy Planning
Scheme 1992.
Other Provisions:
The proposal is considered to be in accordance with the provisions of Clause 9 of the
Scheme because no natural hazards or significant vegetation has been identified on
the subject site and the proposed site is not a place of heritage significance. In
addition, the proposal is not located within 30m of a listed watercourse.
It is considered that the proposal makes reasonable provision of crime prevention
measures by providing casual observation to the car parking areas from public areas
and by keeping landscaping low in scale to increase opportunities of natural
surveillance, subsequently providing a reasonable sense of public safety within the
immediate area.
REFERRALS:
Development Engineer:
Traffic, Access & Parking
Access to the site is available from three existing crossovers on Central Avenue. The
applicant has submitted a Traffic Impact Assessment (TIA) with the application.
Please refer to Council’s Traffic Engineer’s referral for a detailed discussion of these
issues.
The previous use of the site as a combination of warehouse and office space would
have required a minimum of 34 spaces in accordance with the planning scheme. The
change of use proposed has been classified as Miscellaneous and parking rates are to
be determined by Council. The proposed Change of Use application indicates 45
parking spaces to be provided on site including one accessible parking space.
Council’s Traffic Engineer supports the findings of the TIA that this amount of parking
is sufficient for the proposed development. In addition, a recommendation is
included to restrict any on-street parking along the frontage of the development at
the applicant’s expense. This will require the installation of signage and has been
recommended as a condition of approval.
GCC Services (Stormwater)
There are no GCC stormwater mains affected by this application.
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Other
Geoscience issues
There are no geotechnical issues identified through Council records that affect this
development.
Flooding/Inundation issues
There are no flooding issues identified through Council records that affect this
development.
Traffic Engineer
Proposed Development
The site is located on the corner of Derwent Park Road and Central Avenue. The
Salvation Army proposes to purchase the site and redevelop the building into its
headquarters and administrative centre. Proposed redevelopment inside the existing
building will provide for the required office space and storage of supplies with are
used to service people in need. As a result of the proposed modifications, the
building will have the following floor areas:



Ground floor offices, training room plus stairs and amenities of approximately
495m2;
First floor offices, meetings room plus stairs and amenities of approximately
560m2;
Warehouse area of 760m2.
While the front of the building on the site faces eastwards towards the Brooker
Highway, all vehicle access is off Central Avenue and pedestrian access is off Central
Avenue and Derwent Park Road. The site has three access driveways off Central
Avenue and total off-street parking capacity on the site will be for 45 cars plus
potential vehicle storage in the warehouse.
Advice has been received from the Salvation Army that the building use is expected
to include up to maximum of 34 employees on site each working day with possibly up
to 12 people leaving the site over the day for external tasks and possibly 6 -10 visitors
to the site over a normal day. The warehouse area will be used for:



Storage of the Salvation Army's four existing trailers - two large trailers which
are used as the support vehicles for their Emergency Services Response Team;
one large box trailer and one standard 6x4 trailer. These are all used on an 'as
needed' basis. The Emergency Services trailers would be used as emergencies
arise and the other two trailers are used approximately monthly;
Storage of considerable outdoor equipment that supports their Youth Programs
(kayaks, camping, etc. which is used on an irregular basis);
Storage of documents/archive material which will use up a significant
proportion of the available space.
The application documentation included a Traffic Impact Assessment (TIA) prepared
by Milan Prodanovic (dated April 2015).
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Traffic Generation
The TIA states that figures associated with the number of employees on site each
working day are used to provide an estimate of trip generation to the proposed
development. The report indicates that the building will mainly have an office based
use with the employees arriving around 8:30am and departing around 4:30pm and
there will also be some employee and visitor movements to and from the site over
the working day.
While there will be up to 34 employees working on the site over a normal day, the
TIA states that as a worse case situation, it will be assumed 30 of the employees will
use their private car and the rest of the employees will arrive either by public
transport or as a car passenger or cycle or walk. This is equivalent to 60 vehicle
movements per day or 30 vehicles per hour during the morning and afternoon peak
periods.
In addition, with the consideration of the movements by employees leaving the site
for outside tasks and returning as well as arrival and departure trips by visitors to the
site, the report also estimates that a total of 44 - 50 vehicle movements per day or 6 8 vehicles per hour is expected to be generated by the proposed development in this
regard.
In terms of trip generation estimation associated with the warehouse area, the TIA
states that the traffic generation by the proposed use of the warehouse will be
minimal and likely to occur at random and rarely, if ever, during peak traffic periods.
The report, then, assumes that for the purpose of this assessment there will be
around 10 vehicle movements per day.
Finally, the TIA summarises that the total number of vehicle trips expected to be
generated by the proposed Salvation Army use of the site will be up to 120 vehicles
per day.
I concur that this traffic generation estimation is appropriate for the case of the
proposed development.
Road Network Impacts
To assess the impact of the proposed development on the surrounding road network,
the TIA undertook SIDRA modelling at the intersection of Derwent Park Road and
Central Avenue for the year 2025, in both morning and afternoon peak hours.
Review of the SIDRA modelling results show that with the higher Derwent Park Road
traffic volumes in the afternoon peak hour, the delays associated with Central
Avenue will be higher. However, the worst Level of Service will be associated with
Central Avenue approaching north to the intersection during afternoon peak periods
(Level D) which is not associated with the proposed development. All other traffic
movements will have a Level of Service of C or above which is acceptable in a busy
urban environment.
I agree with the conclusion that the intersection will operate satisfactorily in the
future.
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Access
The site has three access driveways off Central Avenue. The one nearest Derwent
Park Road services a parking area for 22 cars and the middle access driveway leads to
a parking area for 17 cars. The last access will provide parking for six cars and also
provide access to part of the warehouse area.
It should be noted that the most southern access driveway is associated with a
separate title. In addition, the TIA states that the current access arrangements would
have been set up to allow several businesses to occupy the site and have separate car
parking areas. The report also indicates that the three access driveways are
sufficiently separated to not give rise to any adverse conflicts in their simultaneous
use. As a result, it is considered appropriate to keep the existing access driveways to
the site at Central Avenue.
In terms of the available sight lines at the access driveways, the TIA states that with
virtually all approach vehicles either turning left or right into the northern leg of
Central Avenue from Derwent Park Road or turning right into Central Avenue from
Pearl Street, the approach vehicle speeds would be quite low. The report, then,
indicates that based on site observations and spot speed measurements, vehicles
enter the section of Central Avenue adjacent to the development site at quite low
speeds ranging from a stopped position (0km/h when giving way to oncoming traffic
at the intersections) up to maximum speeds of 25km/h. The report also assumes that
the vehicle speed along Central Avenue adjacent to the development site would be
around 10 to 20km/h, for which the required sight distance is 30m. Finally, the report
states that in such circumstances, the available sight distances for all three access
driveways are between 30m and 70m.
I agree that the proposed access driveways have adequate sight distances. However,
sight lines can be restricted when there is parking in close proximity to the access
driveways. For this reason, parking at the frontage of the proposed development on
Central Avenue should be restricted.
Parking
Based on the requirements of the Glenorchy Planning Scheme 1992, the parking
requirement for Major Business Premises is 1 parking space per 40m 2 of gross floor
area while the parking requirement for Warehouse is 1 parking space per 1.5
employees or 1 parking space per 100m2 of gross floor area (whichever greater). The
TIA states that with the consideration of 1055m2 floor area for the proposed office
areas and 760m2 floor areas for the proposed warehouse, the total parking
requirement for the proposed development would be 34 spaces. The site layout
drawing indicates provision for 45 parking spaces on the site including one parking
space for people with a disability.
I agree that the total available number of parking spaces on the site will be sufficient
for the proposed development.
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Conclusion
As the proposed development is not expected to have any significant detrimental
impacts on the surrounding road network in terms of traffic efficiency or road safety,
I have no objection to the development of the proposed Change of Use to
Miscellaneous (Salvation Army) at 115 Central Avenue, Derwent Park on traffic
engineering or road safety grounds, subject to the following conditions being met:

On-street parking must be restricted at the frontage of the development on
Central Avenue. The developer shall pay Council the cost of supplying and
installing the required signage.
Environmental Health Officer:
The Salvation Army has requested hours of operation which correspond with
Council’s standard condition for this site. The Environmental Supplement Form (p.4)
requests “Minimal and unpredictable use of some trailers for community emergency
relief and support as needs arise”. The extension of hours for emergency uses is
permitted to accommodate emergency relief and support to Tasmanian
communities. This has been applied as a special condition.
External Referrals:
TasWater is in support of the proposal subject to recommended conditions and
advice.
DISCUSSION:
The proposed development for 115 Central Avenue, Derwent Park, is considered to
accord with the objectives of the Land Use Planning and Approvals Act 1993, with
the State Policies and the intent of the Service Business zone and the Specified
Departure that applies to the majority of the site.
The proposed use of ‘Miscellaneous’ is considered to be appropriate, owing to the
fact that the non-profit charitable organisation, offering multiple interrelated uses,
such as training facilities for staff, office space for administration of the state
organisation, staff meeting rooms and facilities, storage areas for records and
equipment for emergency operations, could not be specifically otherwise defined in
Schedule 2 Use and Development Categories.
The application was advertised for the statutory 14-day period with no
representations received during that time.
The proposed hours of operation are considered to be reasonable given the nature
of the use and a special condition has been recommended to accommodate the
infrequent use of the site during emergency events. The application includes
proposed business identification signage which has been assessed as appropriate for
the use and the existing buildings.
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Council’s Traffic Engineer has concluded that the proposal adequately provides
parking spaces for the proposed use. Council’s Development Engineer and
Environmental Health Officer are also supportive of the proposal and have
recommended appropriate conditions.
CONCLUSION:
The proposal is assessed to substantially comply with the requirements of Schedule
1 of the Land Use Planning and Approvals Act 1993 and the Glenorchy Planning
Scheme 1992, subject to the recommended conditions.
Recommendation:
That a permit be granted for the proposed use and development of Change of Use to
Miscellaneous (Salvation Army) including additions and alterations and signage in
excess of 4m2 at 115 Central Avenue Derwent Park subject to the following
conditions:
Planning:
1.
Use and development shall be substantially in accordance with planning permit
application No. PLN-15-048 and Drawing No. P1 (Sheets 1 to 8) submitted on
20 February 2015 and Drawing No. P2 (Sheets 1 to 2) submitted on 25 March
2015, except as otherwise required by this permit.
2.
Any conditions and/or advice as determined by TasWater, and set out in the
attached Appendix A, form part of this permit.
3.
Any proposed landscaping must not:

Reduce sight distance to any intersection;

Restrict pedestrian movement or reduce safety; or

Reduce visibility or safety.
Engineering:
4.
Soil and water management is to comply with best practice to prevent any
transfer of soil material outside of the area specifically and necessarily
disturbed for construction. Particular attention is to be paid to ensure no soil
material is tracked onto roads and footpaths or to enter the Council’s
stormwater system. All aspects and protection measures in connection with
soil and water management are to comply with the requirements of Council’s
Development Engineer and be installed prior to the removal of and/or
disturbance of any soil or vegetation.
5.
The loading and unloading of goods, including building materials and
equipment, from vehicles must only be carried out on the land.
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6.
45 clearly marked car parking spaces must be provided as shown on the Site
Plan submitted with the development application and kept available for these
purposes at all times. Car parking spaces, manoeuvring areas and aisles must
be provided in accordance with the Australian Standard AS 2890.1 – 2004 OffStreet Parking.
7.
In addition to the above, a minimum of one (1) of the 45 clearly marked car
parking spaces must be provided for the exclusive use of persons with a
disability and kept available for these purposes at all times. These car spaces
must be provided in accordance with Australian Standard AS 2890.6 – 2009
Off-Street Parking for persons with a disability.
8.
Driveways, car parking and turning areas must be constructed and sealed with
an approved impervious surface treatment within 3 months of commencement
of the approved use. All runoff from paved and driveway areas must be
retained within site boundaries, collected into a grated drain and silt pit and
discharged into Council’s stormwater system. Construction details must
generally be in accordance with Council’s standard requirements.
9.
In areas set aside for car parking and turning bays, securely fixed wheel stops
or kerbing must be provided to the satisfaction of Council to prevent damage
to fences or landscaped areas within 3 months of commencement of the
approved use.
10.
On-street parking must be restricted along the frontage of the development to
Central Avenue. Approved parking restriction signage is to be installed by
Council at the applicant’s expense to the requirements of Council’s Traffic
Engineer within 3 months of commencement of the approved use.
11.
The developer shall be responsible for locating existing service connections on
site. Where existing service connections cannot be found or existing service
connections require upgrading for the development, new connections must be
provided by Council or other relevant service Authority at the developer’s cost.
12.
All internal hydraulic service works required for the development shall be at
the Developer’s expense and must comply with the requirements of Council’s
Plumbing Surveyor. Any relocation of internal stormwater and sewerage lines
required as a result of the development are required to be approved and
constructed in accordance with an issued Plumbing Permit to the requirements
of Council’s Plumbing Surveyor.
Environmental Health:
13.
Equipment and machinery associated with the development of the site must
only be operated during the following times:
Monday to Friday:
7.00am to 6.00pm
Saturday:
8.00am to 6.00pm
Sunday and Public Holidays:
10.00am to 6.00pm
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14.
Glenorchy Planning Authority Meeting Agenda
A noise level from an activity/building must enable compliance with the
following:
The equivalent continuous A-weighted sound pressure level measured over 15
minutes (LAeq15min) emitted from a noise source must not exceed 5dB above
the background (LA90) noise level at any time when assessed at the boundary
of an affected receiver. The background noise level must be measured in the
absence of noise emitted from the proposed use in accordance with AS 1055.11997 Acoustics – Description and Measurement of Environmental Noise
General Procedures.
15.
All solid wastes must be managed in accordance with the hierarchy of waste
management summarised below, unless otherwise approved in writing by the
Senior Environmental Health Officer:
a)
waste must be minimised, that is, the generation of waste must be
reduced to the maximum extent that is reasonable and practicable,
having regard to best practice environmental management;
b)
waste must be re-used or recycled to the maximum extent that is
reasonable and practicable; and
c)
any residual waste must be disposed of only at a site and in a manner
approved by the Senior Environmental Health Officer.
Special Condition:
16.
The use must operate only between the hours of 7:00am to 7:00pm Monday to
Saturday and Sunday 10am to 6pm. However, in the event of a community
emergency the operator may use the site outside of these hours.
Advice:
If asbestos is identified during demolition/renovation then removal must be
undertaken in accordance with the Building Regulations 2014. The regulations
outline a number of mandatory requirements covering the removal of asbestos, this
includes ensuring that all practicable steps are taken before a demolition occurs to
identify the presence of asbestos and only permits waste asbestos to be disposed of
at an approved waste management facility.
Attachments/Annexures
1
Attachment - 115 Central Avenue, Derwent Park
34