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GLENORCHY PLANNING AUTHORITY
AGENDA
MONDAY, 18 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 - THREE (3) MULTIPLE
DWELLING UNITS (1 EXISTING & 2 NEW) WITH VARIATION TO
PRIVATE OPEN SPACE AND SIDE BOUNDARY SETBACK - 89
ABBOTSFIELD ROAD CLAREMONT .............................................................. 4
6.
PROPOSED USE AND DEVELOPMENT - MULTIPLE DWELLING
UNITS (55) WITH VARIATION TO THE SETBACK FROM OTHER
BUILDINGS STANDARD - 95 ABBOTSFIELD ROAD, CLAREMONT .................. 13
7.
PROPOSED USE AND DEVELOPMENT - PARTIAL CHANGE OF USE
TO GENERAL INDUSTRY (VEHICLE SMASH REPAIRS) - 41
LAMPTON AVENUE DERWENT PARK ......................................................... 35
CLOSED TO MEMBERS OF THE PUBLIC .................................. 43
8.
COMPLIANCE REPORT ............................................................................... 43
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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 4 May 2015
be confirmed.
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Glenorchy Planning Authority Meeting Agenda
PROPOSED USE AND DEVELOPMENT - THREE (3) MULTIPLE
DWELLING UNITS (1 EXISTING & 2 NEW) WITH VARIATION TO
PRIVATE OPEN SPACE AND SIDE BOUNDARY SETBACK - 89
ABBOTSFIELD ROAD CLAREMONT
Author:
Planning Officer (Sylvia Jeffreys)
Qualified Person:
Planning Officer (Sylvia Jeffreys)
Property ID:
5294546
REPORT SUMMARY:
Application No.:
PLN-15-053
Applicant:
L J Hazelwood
Owner:
L J Hazelwood
Zoning:
Urban Residential
Development
Category
Development
Status:
Multiple Dwelling Units
Discretionary
Discretions:
Side boundary setback, POS width
42 Days Expires:
Extension of time until 19 May 2015
Existing Land Use:
Single Dwelling
Proposal In Brief:
Three (3) Multiple Dwelling Units (1 existing & 2
new) with variation to private open space, and
side boundary setback.
Representations:
0
Planning Issues:
Discretions
Recommendation:
Approval, subject to conditions
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REPORT IN DETAIL:
PROPOSAL:
The application proposed two additional dwelling units at the rear of an existing
dwelling. The proposed units would be timber frame with wood-panel cladding and
iron roof in green tones. The proposed units would be double story with living areas
on the ground floor and two bedrooms and a bathroom on the first floor. The
proposal includes a driveway along the western boundary and five carparking spaces.
The private outdoor space for unit 2 is along the eastern side of the unit and that of
Unit 3 on the western side.
Figure 2: North Elevation
Figure 1
Site Plan
Figure 3: East Elevation
Source: John Hodgman
SITE & LOCALITY:
The subject property is located on the southern side of Abbotsfield Road in
Claremont, east of Adelphi Road. The property is rectangular, near level and has an
area of 980m2. The property contains a single dwelling towards the front. The
remainder of the land is vegetated with grass and a few shrubs. The neighbouring
properties on either side each contain a single dwelling towards the front of their
respective properties. The property at the rear contains the former Abbotsfield
Primary School, which was recently rezoned for residential development. The
subject land lies within the Urban Residential Zone and is surrounded by land within
the Urban Residential Zone. The property is shown in Figure 4.
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Figure 1: Subject Property
BACKGROUND:
The following planning permit was granted for the site:

PLN-09-0341 - Two Dwelling Units (One (1) new and one (1) existing) –
Approved 06/05/10
This permit was for a single storey 3-bedroom brick unit
APPRAISAL:
Representations:
The application was advertised for the statutory 14-day advertising period. There
were no representations received during that time.
Consistency with State Policies, Objectives of LUPA:
There is no inconsistency with any State Policy and with the objectives of the Land
Use Planning and Approvals Act 1993.
A condition is recommended requiring the 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 lies within the Urban Residential Zone. The intent of the Urban Residential
Zone is set forth in clause 2.2 of the Glenorchy Planning Scheme 1992 and is as
follows:
The intent of this Zone is:
(a) to ensure sufficient serviced residential land is available within the City
to meet anticipated demand in the future;
(b) to foster a safe and healthy residential environment;
(c) to facilitate urban consolidation by encouraging the utilisation of
existing serviced land;
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(d) to protect residential Amenity by reducing the potential for land use
conflicts between residential use and other land use activities;
(e) to encourage a range of housing types and housing designs to suit
different needs within the community; and
(f) to retain and improve the existing Streetscape/townscape.
(g) to promote housing design, landscaping and construction techniques
which make a positive contribution to crime prevention at the local level.
It is considered that the proposal would be in accordance with the above intent. The
proposal would provide an alternative housing type to the predominantly single
dwellings in the area and would utilise existing serviced land.
Use:
The proposed use is for Multiple Dwelling Units, which is a Discretionary use
pursuant to Clause 2.6 of the Glenorchy Planning Scheme 1992. However, the
proposal is also Discretionary as it seeks a variation to Private Outdoor Space
pursuant to Clause 2.8.3 of the Scheme and variations to the rear and side boundary
setback pursuant to Clause 2.7.2 of the Scheme.
Setbacks:
The application was advertised with variation to rear and side setback. However,
there is only a very small variation to the side boundary setback of Unit 3 required.
The proposal seeks a variation to the setback in Clause 2.7.2 of the Glenorchy
Planning Scheme 1992 as follows:
Unit 3 - Side Boundary - East
 Proposed 3m – Required 3.097m – Variation 0.097
It is considered that the variation is very minor so that there would be no real
impact. In additions, the windows facing the east boundary are 1.5m above floor
level which reduces any overlooking of the neighbouring property.
The proposal complies with all other setback requirements, notably Unit 2 would
require 2.705m (3.1m provided) side boundary setback on the east and Unit 3 a
2.912m (3m provided) rear setback.
Building Height:
The maximum height of Unit 2 would be 6.270m and that of Unit 3 would be 6.38m,
which is less than the maximum of 7.5m, pursuant to Clause 2.7.5 of the Glenorchy
Planning Scheme 1992.
Density:
The subject lot has an area of 980m2, which results in a Dwelling Unit Factor of
326m2, which is more than the minimum of 325m2 in Clause 2.8.2 of the Glenorchy
Planning Scheme 1992.
Outdoor Space:
The proposal provides for Private Outdoor Space as follows:
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
Unit 1
73m2 at the rear of the dwelling rectangle of 11.5m x 5.3m, plus
additional areas;

Unit 2
86m2 eastern side –rectangle of 3.1m (4.9m in part) x 20.2m, plus
additional areas; and

Unit 3
89m2 on western side – rectangle of 4.8m x 7m, plus additional
areas
Each of the spaces would have the minimum area of 40m2, which accords with
Clause 2.8.3 of the Glenorchy Planning Scheme 1992. However, to be counted as
compliant the area must have the qualities of private outdoor space in the definition
in Schedule 3 of the Scheme, which is as follows:
Private Outdoor Space:
means an unroofed area apart from minor eaves overhang that is:
(a) appurtenant to and directly accessible from a Dwelling Unit;
(b) provided for the exclusive use of the occupant(s) of that Dwelling Unit;
(c) capable of receiving reasonable levels of direct sunlight;
(d) enclosed by fences or Landscaping;
(e) not steeper than a slope of 1 in 6;
(f) not used for vehicular passage or parking;
(g) where the Dwelling Unit is subject to a Stratum Title, contained on
that title; and
(h)
not less than 5 metres in width.
Two of the areas have a width of less than 5m. The objective of the standard is set
forth in the Residential Amenity provisions in Clause 2.8.1 of the Scheme where the
relevant objective is as follows:
(c) that sufficient outdoor space is provided for each dwelling to
meet the requirements of occupants for outdoor activities and
use;
It is considered that the outdoor space provisions would satisfy this objective as they
are only slightly short of the requirements. The private outdoor space is also
considered in accordance with the other requirement, in particular being directly
accessible. The applicant was requested to reconfigure the floor plan to provide
direct access from a living area to the private outdoor space.
Traffic, Access & Parking:
The proposal provides for five carparking spaces, a passing bay and a three-metre
wide driveway which are all in accordance with Part 10 of the Glenorchy Planning
Scheme 1992.
Heritage:
The site is not listed under Schedule 5 of the Glenorchy Planning Scheme 1992.
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Other Provisions: (Land Stability, Flooding, Fire, Listed Watercourses)
No Other Provisions are applicable.
REFERRALS:
Development Engineer:
Traffic, Access & Parking
Access to the site is available from Abbotsfield Road. The submitted plans show a
passing bay to be constructed from Abbotsfield Road and five parking bays in
accordance with the planning scheme.
GCC Services (Stormwater)
A stormwater main and connection was extended to service the site as a
requirement of a previous planning permit PLN 09-0341. The applicant was required
to pay $5000 for this connection in 2010, but this application was not acted on and
the payment was not made. The final amount now required will be determined at
the date of submission of the building application by annual adjustment in
accordance with the Government Cost Index from the year 2010. This payment is
conditioned as a condition of approval below.
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.
External Referrals:
TasWater
The application was referred to TasWater, which has nominated a number of
conditions should the application be approved. The Water and Sewerage Industry
Act 2008 requires the Planning Authority to include conditions from TasWater, if a
permit is granted.
DISCUSSION:
The application proposes two double-storey, two-bedroom units at the back of an
existing dwelling. The proposal complies with all standards except for a 0.097m side
boundary setback variation and a variation to the width of the private outdoor
space. Both variations are considered very minor and would therefore not cause any
significant impact on residential amenity.
Therefore, they are considered
acceptable. There were no representations received and the application does not
raise any other issues.
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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 Three (3)
Multiple Dwelling Units (1 existing & 2 new) with variation to private open space,
and side boundary setback at 89 Abbotsfield Road Claremont subject to the
following conditions:
Planning:
1.
Use and development shall be substantially in accordance with planning
permit application No. PLN-15-053 and Drawing No. P2 submitted on 14 April
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.
Engineering:
3.
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.
4.
The loading and unloading of goods, including building materials and
equipment, from vehicles must only be carried out on the land.
5.
A vehicle crossing(s) with a 5.5-metre wide concrete driveway apron must be
constructed in accordance with standard drawing SD-1003 between the kerb
and the property boundary and completed prior to the occupation of any
dwelling unit.
6.
Any modifications to existing vehicular kerb crossings must include
reinstatement of the footpath/nature strip and kerbing to match the existing
environment. Redundant vehicular crossings must be removed including
reinstatement of the footpath/nature strip and kerbing to the satisfaction of
Council’s Development Engineer.
7.
Any driveway crossover work within Council’s road reservation must be
carried out by a Council-registered contractor. A road-opening permit from
Council’s Planning Services Program is required. An inspection fee is payable
upon application.
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8.
A passing bay of minimum width 5.5m and minimum length 6m, excluding
tapers, must be provided at the road frontage of the driveway. The minimum
width of the internal driveway must be 3.0m. The passing bays, driveway,
parking and manoeuvring areas must be kept clear of obstructions, such as
service authority infrastructure, letterboxes or bin enclosures, so that vehicle
paths are not restricted.
9.
Five (5) 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 Off-Street Parking and completed prior to the occupation of any
dwelling unit
10.
In areas set aside for carparking 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 and completed prior to the occupation of any
dwelling unit.
11.
The turning area to be provided must be marked, with clearly painted
markings, as “No Parking”.
12.
Driveways, car parking and turning areas must be constructed and sealed with
an approved impervious surface treatment and completed prior to the
occupation of any dwelling unit. 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.
13.
Prior to the submission of a Building Application the applicant must pay to
Council a financial amount of approximately $5000 excluding GST (amount to
be indexed from 2010) for a stormwater mains extension and connection to
the site. The final amount will be determined at the date of submission of the
Building Application by annual adjustment in accordance with the
Government Cost Index from the year 2010.
14.
All 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.
15.
Detailed engineering drawings showing the driveway and manoeuvring areas,
building foundation details near Council’s main(s), stormwater main
extension, internal service lines and connections to service mains, surface
drainage collection including grated drains and silt collection pits, pavement
composition and levels and finished floor levels must be submitted with the
Building Application for approval by Council’s Development Engineer.
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Advice to Applicant:
This advice does not form part of the permit but is provided for the information of
the applicant.

All development applications that result in an increase in the impervious area
of the site, and therefore the peak stormwater discharge rate must
incorporate an On-Site Detention System (OSD) in accordance with Council
Policy No 28-4. The proposed OSD must provide a runoff storage volume
equivalent to the difference between the allowable site discharge and the
anticipated maximum discharge over the period of the design storm. An OSD
proposal must be submitted with the Plumbing Permit Application and
detailed in a hydraulic design for assessment and approval by Council’s
Plumbing Permit Authority. Water Sensitive Urban Design (WSUD) elements
are encouraged. If the developer has any enquiries relating to acceptable
methods of providing On-site detention, they should contact Council’s
Plumbing Surveyor on (03) 6216 6800.
Attachments/Annexures
1
Attachment - 89 Abbotsfield Road, Claremont
2
Attachment - 89 Abbotsfield Road, Claremont
3
Attachment - 89 Abbotsfield Road, Claremont
4
Attachment - 89 Abbotsfield Road, Claremont
5
Attachment - 89 Abbotsfield Road, Claremont
6
Attachment - 89 Abbotsfield Road, Claremont
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PROPOSED USE AND DEVELOPMENT - MULTIPLE DWELLING
UNITS (55) WITH VARIATION TO THE SETBACK FROM OTHER
BUILDINGS STANDARD - 95 ABBOTSFIELD ROAD, CLAREMONT
Author:
Planning Officer (Vanessa Tomlin)
Qualified Person:
Planning Officer (Vanessa Tomlin)
Property ID:
5294589
REPORT SUMMARY:
Application No.:
PLN-15-042
Applicant:
Wilson Homes
Owner:
Wilson Homes and Roman Catholic
Church Trust Corporation Of The
Archdiocese Of Hobart
Zoning:
Urban Residential and Public Utility
Development
Category
Multiple Dwelling Units
Development Status:
Discretionary
Discretions:
Clause 2.7.4
42 Days Expires:
2 June 2015
Existing Land Use:
Vacant land formerly school site
Proposal In Brief:
Multiple Dwelling Units (55) with
variation to the setback from other
Buildings Standard
Representations:
2 (1 representation and 1 petition)
Recommendation:
Approval, subject to conditions
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REPORT IN DETAIL:
PROPOSAL:
An application for fifty-five multiple dwelling units at 95 Abbotsfield Road,
Claremont, was received. The proposal includes three different unit designs, where
Design 1 is described as a duplex, which is two co-joined single-storey dwelling units
with 105m2 of floor area; Design 2 is a single-storey detached dwelling unit with
105m2 of floor area; and Design 3 is a single-storey detached dwelling unit with 91m2
of floor area.
There are twenty-five design 1 duplexes proposed. Each proposed dwelling unit of
Design 1 is to consist of two bedrooms, bathroom, open plan kitchen, living and
dining area with an attached single garage with laundry facilities. The proposed
Design 2 is the same floor plan as design 1, although Design 2 is a detached dwelling
unit. Design 3 consists of two bedrooms, bathroom, laundry, open plan kitchen
living and dining area and a carport. Each proposed dwelling unit is to have 65m 2 of
open space, of which 40m2 is to be set aside for private outdoor space. The site is
gently sloping and moderate cut and fill with localised grading is proposed to provide
level access in and around the proposed dwelling units. An outdoor communal area
is proposed and is to be landscaped to complement the development.
The site is to be accessed from Abbotsfield road, using the former access to the
school site. The main carriageway to service the proposal is to be a minimum of
5.5m in width, with smaller side roads to be 3.5m minimum. Fifty-five parking
spaces are proposed within the attached garages and carports and ‘jockey’ visitor
parking to all dwelling units is proposed. Fifteen parking spaces are proposed for
shared visitor parking.
The proposed main carriageway has been designed to meet Council waste
management requirements, where the road design allows for the continuous
forward movement of a waste collection vehicle and bins are to be collected from
the proposed kerbside of each dwelling unit, except those dwelling units located on
the proposed smaller side roads, where bins are to be placed on the main loop road.
The site is to be serviced by a TasWater pipeline that is to extend across 1B Dewar
Place, Claremont, adjacent to the Brooker Highway.
The proposal is seeking a variation to the setback between building standard, Clause
2.7.4.
SITE & LOCALITY:
The proposal site incorporates CT 126814/1, CT198142/5 and CT197317/1. The
proposal site is located on the southern side of Abbotsfield Road, adjacent to the
Brooker Highway and approximately 55m east of Adelphi Road, Claremont (Fig. 1).
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Figure 1. The site is the former Abbotsfield Primary School, surrounded by a mix of
residential and community uses
The proposal site has two frontages to Abbotsfield Road. One frontage, 15.45m in
width, is positioned to the east of the site and the other, approximately 57m in
width, is positioned to the west of the site. The two frontages to Abbotsfield Road
are predominantly separated by dwellings. A church meeting hall is located amongst
these dwellings. Access to the site is to be gained over the western frontage to
Abbotsfield Road. The eastern boundary of the site has frontage to the Brooker
Highway and the southern boundary is shared with Claremont Sports Oval, 1B Dewar
Place, Claremont.
The proposal site contains significant infrastructure and a transmission line
easement, pipeline easement and drainage easements extend across the western
side of the site, as a result.
The site is 31,373m2 in area and is gently sloping, with no significant vegetation or
natural hazards identified.
BACKGROUND:
PLAM-14/04
Rezoning of land from Community Use to Urban Residential,
approved 16/12/14
PLN-14-239
Demolition of defunct school buildings, approved 29/10/14
The proposal was advertised with an access and parking variation. However,
through the course of the assessment, it was found that this discretion was not
required.
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APPRAISAL:
Representations:
The application was advertised for the 14-day statutory time period with two
representations received.
Proposed location of unit 55
The proposed placement of Unit 55 and associated fencing, on the corner of the
Brooker Highway exit ramp and Abbotsfield Road, will restrict visibility (and potential
noise) of the traffic exiting the Brooker Highway, for local residents trying to enter
and exit their properties, along Abbotsfield Road.
Planner’s comment
The proposal was advertised with plans showing proposed Unit 55 with a 6m setback
from the curb and gutter. As a result of the concerns raised by the representors, an
amended plan was submitted indicating a 10m setback from the curb and gutter (Fig.
2 and 3).
Figure 2. Proposal with 6m setback
Figure 3. Proposal with 10m setback
Council’s Traffic Engineer has confirmed that the relocation of proposed Unit 55 will
make adequate sight lines for the safe use of Abbotsfield Road and the Brooker
Highway exit ramp. Please refer to Council’s Traffic Engineer’s referral, later in
report, for more detail.
Speed of traffic on Brooker Highway exit ramp
Many vehicles exiting the Brooker highway at 100kph are not observing the slower,
50kph speed limits on Abbotsfield Road. Local residents are currently having
problems safely entering Abbotsfield Road from their properties.
Planner’s comment
The speed of vehicles on the exit ramp is a policing matter that cannot be dealt with
as part of the land use assessment of the proposed multiple dwelling units.
However, Council’s Traffic Engineer is currently investigating this issue as a separate
matter with a report to be made to Council when that investigation is complete.
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Potential increased traffic volume
The increased traffic to the area will increase the risk of serious accidents.
Planner’s comment
A Traffic Impact Assessment was provided by the applicant. Council’s Traffic
Engineer is satisfied that the traffic generated by the proposal will not have any
significant adverse impacts on the surrounding road network in terms of traffic
efficiency or road safety.
Increased need for local grocery store
There is no local grocery store on the western side of the highway. With increased
residences, there is scope for the encouragement of appropriate small businesses to
serve the local residents.
Planner’s comment
The area surrounding the proposal site is currently zoned Urban Residential. A ‘local
shop’ is a compatible discretionary Use within the Urban Residential Zone. Under
the Glenorchy Draft Interim Planning Scheme the surrounding area is to be zoned
General Residential and a ‘local shop’ will be a compatible discretionary Use within
this zone. Accordingly, there is scope for a ‘local shop’ to be in proximity to the site,
should a development application be lodged for such a Use.
Metro Services
The Metro bus services for this area are barely adequate at the present, in terms of
schedules. With the increased number of residents there should be a corresponding
increase in frequency of bus services in the area. Glenorchy Council should urgently
liaise with Metro in terms of the changing transport needs of the area.
Planner’s comment
Whilst it is reasonable to expect an increase in bus services to correspond with an
increase in local population, the frequency or efficiency of the bus service is not a
matter that can be influenced by the planning scheme or the Land Use Planning and
Approvals Act 1993. Council may be able to make such a suggestion in a different
forum.
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 site zoned both Urban Residential and Public Utility (Fig. 4).
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Figure 4. The site, outlined in blue, is zoned Urban Residential and Public Utility
The proposal is situated within the Urban Residential Zone and is to be accessed over
the Public Utility Zone. Specified Departure S7.27 makes provision for the land
within the Public Utility Zone to be used and developed for access that is ancillary to
the residential use or development of the adjoining Urban Residential Zone.
The proposal is considered to be consistent with the intent of the Urban Residential
Zone as the proposal secures the continued residential use of the zoned land and
facilitates urban consolidation with housing types to suit a need within the
community.
Use:
The proposed use is Multiple Dwelling Units. Multiple Dwelling Units are a
prohibited use and development within the Public Utility Zone. Specified Departure
S7.27 makes provision for the use and development of the Public Utility Zone for
access to the Multiple Dwelling Units, provided the landowner enters into a Part 5
Agreement, under the Land Use Planning and Approvals Act 1993 with Council, to
ensure that the access is constructed and maintained to the approved municipal
standards.
Multiple Dwelling Units are a discretionary Use and development within the Urban
Residential Zone. In addition, the proposal seeks a variation to Clause 2.7.4 Setback
from other buildings standard.
Setbacks:
The proposal is to be setback more than 4.5m from the frontage and is in accordance
with Clause 2.7.2 (a).
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The proposed dwelling units are single storey in scale and are to be setback more
than 1.5m from the side and rear boundaries. As such, the proposal is in accordance
with Clause 2.7.2 (b).
The proposal does not include any additional boundary fences, other than what is
existing. Accordingly, a condition of approval is recommended to ensure that any
fences within 2.5m of a road frontage must not be more than 1m in height, in
accordance with the provisions of Schedule 1(e).
Clause 2.7.4 Setback from Other Buildings Standard requires the distance between
the dwelling units on the same lot to be a distance equivalent to that of dwellings
separated by a boundary. Therefore, the dwelling units are to be separated by a
distance of 3m.
The proposal seeks a variation to the Setback from Other Buildings Standard as
proposed Dwelling Units 3 and 4, 13 and 14, 15 and 16, 21 and 22, 46 and 47 and
Dwelling Units 51 and 52 have a separation distance of less than 3m. It is noted that
the proposed ‘duplex’ dwelling units are conjoined multiple dwelling units and as a
consequence there is no setback between dwellings provided or required.
Clause 2.7.6 Variations makes provision for the consideration of the relaxation of
Clause 2.7.4, with consideration given to the existing setback on neighbouring lots,
the site characteristics, the zoning of neighbouring land, the design of an integrated
residential development designed for the site, provision of crime prevention
measures and the aim and objectives of Clause 2.7.1, which relate to residential
character and amenity in response to side, front and rear boundary setbacks. It is
noted that Clause 2.7.6 allows for a wall of a building to be built on or up to the
boundary.
The proposed dwelling units have been designed with no windows to ‘habitable
rooms’ on the elevations that oppose another dwelling unit (Fig. 5).
Figure 5. The proposed dwelling units do not have windows to habitable rooms on the
elevations that oppose another dwelling unit.
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Given that variation relates to the design of the proposed integrated residential
development and the proposed design is not expected to restrict sunlight to
habitable rooms by way of overshadowing or cause a loss of privacy to other
dwelling units on the site, the relaxation of Clause 2.7.4 is considered to be
reasonable.
Building Height:
The maximum building height is 6.5m. The building height standard, Clause 2.7.5 is
7.5m. The proposal is in accordance with Clause 2.7.5.
Density:
The proposal has a dwelling density factor of 570m2. This exceeds the minimum
requirement of 325m2, set out in Clause 2.8.2.
Outdoor Space:
The proposal has provision for 65m2 of outdoor space per dwelling unit, of which
40m2 is to be private outdoor space. A landscaping plan for the proposal is provided
and the plans indicate a combination of built timber screens and dense landscape
screening to maintain privacy between the dwelling units. It is noted that the
privacy screen for Dwelling Units 20 and 21 is to be within 2.5m of the frontage to
the Brooker Highway (Fig. 6).
Figure 6. The timber screen proposed to ensure no reasonable loss of privacy between
conjoined dwelling units.
In view of the fact that the proposed screening for dwelling units 20 and 21 is
setback more than 25m from the highway proper, the screening is considered to not
adversely affect safe vehicular movement and is considered to be reasonable for the
intended purpose.
Traffic, Access & Parking:
The proposal is not expected to significantly increase the local traffic volume to a
point that would have adverse impacts on the surrounding road network.
Access to the site is to be gained over an existing cross-over, the former access to
the Abbotsfield Primary School. Both Council’s Traffic Engineer and Development
Engineer are satisfied with the proposed access arrangement.
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The plans indicate 125 parking spaces are proposed, where 55 spaces are provided in
the attached garages and carports, 55 spaces in jockey parking in the proposed
dwelling unit driveways and 15 spaces dedicated to visitor parking. In accordance
with Clause 10.5.1, 83 parking spaces are required. Council’s Traffic Engineer and
Development Engineer are satisfied with the proposed parking arrangement, subject
to conditions of approval.
The certificate of title indicates a portion of the lot is located within the road
reservation for Abbotsfield Road.
Council’s Development Engineer has
recommended a condition of approval to ensure the titles are adjusted.
Heritage:
The site is not listed under Schedule 5 (Heritage Places) of the Glenorchy Planning
Scheme 1992.
Other Provisions: (Land Stability, Flooding, Fire, Listed Watercourses)
There is no significant vegetation or natural hazards identified on the subject site. It
is considered that reasonable provision of crime prevention measures have been
made as part of the proposal, by providing outdoor lighting and positioning the
proposed dwelling units in such a way so that passive surveillance of the outdoor
space areas can be achieved.
REFERRALS:
Traffic Engineer:
Council’s Traffic Engineer has made the following comments and recommended
conditions.
Traffic Generation
The TIA states that the New South Wales, RTA Guide to Traffic Generating
Developments (2002) has been used to provide an estimate of trip generation to the
proposed development.
Based on the Guide, residential units up to 2 bedrooms would generate 5 vehicle
trips per day per dwelling and 0.5 vehicle trips per hour per dwelling during the
weekday peak periods. The report, then, calculates the traffic generation of the
proposed development based on the above trip generation rates. According to the
TIA’s calculation, the proposed development would generate a maximum of 275
vehicle movements per day and 28 vehicle trips per hour during peak periods.
I concur that this traffic generation estimation is appropriate for the case of the
proposed development.
To assess the impact of the proposed development on the surrounding road network,
the TIA estimated the future traffic activity along Abbotsfield Road with the
assumption of an average 1% traffic growth per annum. The report states that the
future traffic volumes in 2025 along Abbotsfield Road would be in the order of 4,000
vehicles per day or 400 vehicles per hour.
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The report, then, argues that with the above traffic levels along Abbotsfield Road and
the addition of 275 vehicle movements per day, there is no concern about the
operation and impact of this traffic on other elements of the road network in the
immediate area of the development site. The TIA also indicates that the actual
increase in the traffic volume as a result of the proposed development will be far less
than 275 vehicle movements per day, when compared with the traffic activity that
would have existed along Abbotsfield Road in this area at the time when the
Abbotsfield Primary School was operating from the site.
It should be noted that based on the Austroads Guide to Traffic Management – Part
3: Traffic Studies and Analysis, for a two-way major roads with the traffic volumes of
400 vehicles per hour (generally accepted as being equivalent to 4,000 vehicles per
day), capacity analysis will be unnecessary if the volumes of crossing and turning
traffic is less than 250 vehicles per hour. As the TIA estimated the trip generation
associated with the proposed development in the order of 28 vehicle movements per
hour during peak periods, I agree with the conclusion that the traffic generated by
the proposed development will not have any significant adverse impacts on the
surrounding road network in terms of traffic efficiency or road safety.
Sight Lines along the Brooker Highway Off-ramp
Concerns raised from residents in relation to the placement of Unit 55 of the
proposed development at the corner of the Brooker Highway off- ramp and
Abbotsfield Road which will restrict visibility for the drivers exiting the Brooker
Highway approaching to the existing tight bend. Results from a speed gun survey
conducted by Council on 2nd of March 2015 show that the maximum speed at the
corner of the Brooker Highway off- ramp and Abbotsfield Road is in the order of
50km/h. Consequently, the required Approach Sight Distance, according to the
Austroads Guide to Road Design – Part 4A: Unsignalised and Signalised Intersections
would be 73 metres.
It should be noted that the applicant has submitted a revised site plan showing that
the location of Unit 55 has moved southward such that the available sight lines along
the Brooker Highway off- ramp would be in the order of 75 metres.
I concur that adequate sight lines are provided for the drivers exiting the Brooker
Highway approaching to the bend at the corner of the Brooker Highway off- ramp
and Abbotsfield Road.
Access
There are currently two accesses to the site with traffic at the former Abbotsfield
Primary School entering the site via the eastern access which has a road junction
design and exiting via the western access which has a crossover design. The proposed
residential unit development will have only one access road off Abbotsfield Road. It
will be located at the current western crossover. The form of the junction will be
changed to a standard T-junction with corner kerb lines. The existing eastern road
junction is also proposed to be removed.
In terms of sight distances, the report indicates that the available sight distances at
the proposed junction of the development site access road with Abbotsfield Road
were measured to be 200 metres to the east and west.
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The TIA also states that the current speed limit along Abbotsfield Road is 50km/h and
the current Austroads guidelines require the sight distances for the speed of 55km/h
to be 108 metres. The report concludes that the available sight distances are
considered sufficient for the safe operation of the access.
I concur that the proposed access driveway has adequate sight distance. It should be
noted that kerb ramps should be installed at both side of the proposed access
driveway junction. The existing eastern road junction should also be removed such
that it provides a continuous footpath along Abbotsfield Road.
Internal Access Roads
Within the site, the access road will pass southwards through the ‘public utility area’
and then curve to the east. Around halfway into the main part of the property, the
access road will form a loop road within the eastern half of the site. It should be
noted that this circular access road creates a Y shape intersection within the
proposed development. However, the priority at this intersection has not been
considered in the site plan drawings. For this reason, appropriate line marking and
signage should be installed at this intersection to clarify the priority at the
intersection.
Parking
Based on the requirements of the Glenorchy Planning Scheme 1992, the parking
requirement for Multiple Dwelling Units is 1.5 parking spaces per dwelling.
Considering 55 independent residential units, the total parking requirement for the
proposed development would be 83 spaces.
The TIA states that all of the 55 residential units on the site will have a garage or
carport car parking space. Together with that, each unit will have provision for a
jockey parking space except for units 54 and 55 which will have one 90 degree angle
parking between the two carport parking spaces for each unit. The report also
indicates that there will be 14 visitor car parking spaces including two accessible
parking spaces in three groups. The report, then, indicates that a total of 123 car
parking spaces will be provided on site.
I agree that the total available number of parking spaces on the site will be sufficient
for the proposed development.
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 proposed development at 95 Abbotsfield Road, Claremont
on traffic engineering or road safety grounds, subject to the recommended
conditions of approval.
Development Engineer:
Council’s Development Engineer has made the following comments and
recommended conditions.
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Traffic, Access & Parking
Access to the site is available from Abbotsfield Road. There are a number of
redundant crossovers to be removed as indicated on the submitted plans and also
included as condition of approval. The applicant has submitted a Traffic Impact
Assessment (TIA) with the application. Please refer to Council’s Traffic Engineers
Referral for a detailed discussion of these issues.
The submitted plans indicate a total of 125 parking spaces including two access
parking spaces. Each unit has a garage or carport and include room for a jockey
parking for visitors (with the exception of Units 54 and 55 that have one visitor
parking space between these units). In addition there are an additional 15 visitor
parking spaces including the two access parking spaces in accordance with the
planning scheme. The Glenorchy Planning Scheme requires a minimum of 83 parking
spaces to be provided, however the proposed parking exceeds this minimum
requirement by 42 parking spaces.
The submitted plans indicate the main internal access road has a width of 5.5m in
accordance with the planning scheme. There are a number of smaller width access
lanes servicing groups of units. These access lanes provide for on-site turning from
the driveway of each unit in accordance with the planning scheme. Lane C (because
of its 50m length) requires the provision of a passing bay at the intersection with the
access road. There is ample room for the intersection widening to 5.5m and this is
included as a condition of approval below.
Council’s Traffic Engineer has recommended the installation of line-marking and
signage to clarify vehicle priority at the internal intersection on the access road. This
is included as a condition of approval below.
GCC Services (Stormwater)
The site falls to the south-east corner adjacent to the Abbotsfield Park Sports Oval.
There is an existing Council drainage main located adjacent at the common boundary
of Abbotsfield Park and this site. This system drains to a culvert under the Brooker
Highway. The site can be serviced by connection to this system.
There is also an existing Council main contained within the site and servicing the rear
of the properties on Abbotsfield Road. The applicant is proposing to re-construct
this existing main adjacent to the rear boundary of these properties and clear of the
proposed adjacent units in this location. This is included as a condition of approval
at full cost to the applicant.
Other
Sewerage Outfall Main
The applicant has proposed the construction of sewerage outfall main to service the
development through Abbotsfield Park along the park eastern boundary. Council
Assets and Property sections were consulted in regards to this proposal. The
applicant was advised that it is acceptable on the basis that the applicant must bear
all costs with creation of the easement across Council land, including valuation and
compensation to Council due to the easement creation.
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The applicant has agreed to the proposed condition included below for approval for
these works to proceed across Council land.
Brooker Highway Northbound Exit Lane to Abbotsfield Road
The title of the site in the north-east corner currently extends onto the northbound
exit lane from the Brooker Highway. The applicant is aware of this issue and has
agreed to adjust the title in this location to the existing fence line adjacent to the exit
lane. In addition the applicant has agreed to relocate a short section of existing
footpath currently located in the title boundary to outside the fence.
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.
Environmental Health:
Council’s Environmental Health Officer has made the following comments and
recommended conditions.
The Department of State Growth has raised a concern that the units located within
50m of the boundary of the Brooker Highway will be adversely impacted from road
traffic noise. The Tasmanian State Road Traffic Noise Management Guidelines
(Department of Infrastructure, Energy and Resources, November 2011) were
considered. Following a meeting with the applicant, special conditions have been
applied to protect the residential amenity of the proposed affected homes.
Property Management:
The Manager of Property Services has indicated agreement to the works required in
association to the proposed TasWater pipeline through 1B Dewar Place, Claremont
and to the creation of the subsequent 3m wide easement, across Council land,
immediately adjacent to the Brooker Highway. However, the terms of the
agreement are subject to recommended condition of approval.
Waste Management:
Council’s Waste Management Officer has made the following comments and
recommended conditions.
Waste Management Services to the proposed development at 95 Abbotsfield Road
Claremont would be Council’s standard bin service collected fortnightly. The
Council’s standard bin service includes one x 140L wheelie bin for Waste and one x
240L wheelie bin for recycling to each of the dwelling units i.e. 2 bins per unit. This
development would be serviced by a total of 110 bins.
Waste Management would request a suitable kerbside space or nature strip on the
main entry/exit road within the development for the placement and collection of all
the kerbside bins.
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The collection points should be in front of the units or directly adjacent to the units.
The collection points must not obstruct footpaths. Any permit issued should include
an advice ensuring adequate provision is made for positioning of all bins within the
kerbside/nature strip on collection days.
In view of the fact that waste collection is to occur within the site, a Part 5
Agreement is recommended as a condition of approval to indemnify Council and its
waste management contractor from any claim for damages and/or wear and tear
arising from waste collection trucks accessing the property.
External Referrals:
TasWater:
TasWater is in support of the proposal and has recommended conditions and advice.
Department of State Growth:
State Growth has reviewed the application and provides the following advice.
Traffic: No traffic management issues with location of access to the site or
generation of vehicle movements.
Noise: The development has potential to result in a number of dwelling units sited
within 50m of the boundary with the Brooker Highway and will therefore be subject
to existing and future impacts associated with a functioning highway. State Growth
generally supports the concept of infill development within existing residential areas
but has concerns that the proposed dwellings will potentially be impacted by existing
and future noise from the highway.
The intent of Part 7 of the Department’s State Road Traffic Noise Management
Guidelines is for land use planning to anticipate potential conflicts between amenity
and traffic noise and maintain appropriate buffer distances between major roads and
residential areas. Principe 20 of the Guidelines is applicable:
DIER [State Growth] will not accept responsibility for traffic noise mitigation where a
sensitive use has knowingly moved into an area where traffic noise problems are
likely or where there is evidence of inadequate consideration of noise impacts by
developers or landowners.
To ensure that the function and efficiency of the highway maintained and that
residential amenity is protected, State Growth generally recommends the following
when commenting on multiple dwellings adjacent to the State road network:
It is the responsibility of the developer to demonstrate that future residential
development has been or will be protected from noise by commissioning a noise
assessment to be undertaken by a suitably qualified expert to determine existing and
future noise impacts for dwellings within a 50m buffer zone taken from the boundary
with the highway and provide recommendations for appropriate mitigation and/or
design features to protect residences in closest proximity to the State road reserve.
It is an expectation that any noise mitigation implemented as a result of the noise
assessment will occur outside of the State road reservation boundary and within the
subject land.
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Options for this may include noise barriers or mounds and individual building
treatments, which may or may not be subject to Council planning considerations.
As a result of the advice received from the Department of State Growth, a noise
report addressing the above listed issues was requested. This request was outside
the 21 day time frame, where additional information can be requested under section
54 of the Land Use Planning and Approvals Act 1993. The applicant agreed to an
extension of time to prepare and consider the noise report and determine the
application. However, the noise report has not been received by Council. In view of
this and in consultation with Council’s Environmental Health Department and the
Department of State Growth, a condition of approval is recommended to ensure
residential amenity is protected for the proposed dwelling units within 50m of the
State Road.
DISCUSSION:
The proposed development at 95 Abbotsfield Road, Claremont, 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 Urban Residential Zone.
The proposal sought a variation to Clause 2.7.4. The relaxation of Clause 2.7.4 is
considered to be reasonable as the proposal is not expected to cause a loss of
amenity to other dwelling units within the proposal site, by way of over shadowing
or loss of privacy.
The application was advertised for the 14-day statutory time period with two
representations received. The concerns raised pertain to the location of proposed
dwelling unit 55, exit speed off the Brooker Highway, increased traffic volume, lack
of local shops and insufficient bus services. In response to the concerns, the
frontage setback for proposed dwelling unit 55 has been increased from 6m to 10m,
to enable adequate sight lines for traffic using the exit ramp and Abbotsfield Road.
The exit speed of traffic is essentially a police matter, although Council’s Traffic
Engineer is considering Council’s role in the matter and is to report to Council at a
later date; any increase in traffic directly relating to the proposal can be
accommodated on the existing road network; the planning scheme facilitates the
development of a local shop in the locality, should such an application be made to
Council; and the bus service is a matter for consideration in a different forum.
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 Multiple
Dwelling Units (55) with variation to the setback from other Buildings Standard
discretions at 95 Abbotsfield Road Claremont, subject to the following conditions:
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Planning:
1.
Use and development shall be substantially in accordance with planning
permit application No. PLN-15-042 and Drawing No. P1 submitted on 12
February 2015 and Drawing No. P2 submitted on 16 April 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.
Prior to occupancy of any of the units, the body corporate/landowner must
enter into a registered agreement with Council pursuant to Part 5 of the Land
Use Planning Approvals Act 1993 to ensure that the Public Utility zoned land
used and developed for access applicable to the residential use or
development is constructed and maintained to the approved municipal
standard.
The landowner is responsible for arranging the execution of the Agreement by
any mortgagees and for all costs associated with the preparation and
registration of the Agreement.
4.
Boundary fences, including party walls, within 2.5m of a road frontage must
not be more than 1m in height.
5.
Fencing or landscaping is required to enclose areas of private outdoor space
for each dwelling unit, to maintain a reasonable level of privacy for the
occupant of that dwelling unit.
Engineering:
6.
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.
7.
The loading and unloading of goods, including building materials and
equipment, from vehicles must only be carried out on the land.
8.
The applicant is required to bear all costs associated with the creation of the
Taswater pipeline easement along the Council Abbotsfield Park Reserve
eastern boundary. This easement is required for the proposed sewerage
outfall main to service the development and costs include all survey, title
amendments and legal fees required for the easement creation. In addition
the applicant is required to bear costs of land valuation of the site by the
Valuer General before and after easement creation and pay the valued
compensation amount to Council prior to submission of a Building Permit.
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9.
Any modifications to existing vehicular kerb crossings must include
reinstatement of the footpath/nature strip and kerbing to match the existing
environment. Redundant vehicular crossings must be removed including
reinstatement of the footpath/nature strip and kerbing to the satisfaction of
Council’s Development Engineer, prior to the occupancy of any unit.
10.
Any driveway crossover work within Council’s road reservation must be
carried out by a Council-registered contractor. A road-opening permit from
Council’s Planning Services Program is required. An inspection fee is payable
upon application.
11.
The minimum width of the proposed internal access loop road must be 5.5m
excluding kerb and gutter. In addition concrete footpaths of 1.20m width
must be constructed on both sides of the internal access loop road.
12.
The applicant must construct kerb ramps at the location of the access road
intersection with Abbotsfield Road to the requirements of Councils
Development Engineer, prior to the occupancy of any unit.
13.
The existing eastern road junction must be removed by the applicant and a
continuous footpath and kerb and channel must be provided along
Abbotsfield Road at the frontage of the proposed development by the
developer to match the adjacent area, prior to the occupancy of any unit.
14.
The applicant must design and install line-marking and signage at the
intersection of the internal access loop road to clarify the priority at the
intersection to the requirements of Council’s Traffic Engineer, prior to the
occupancy of any unit.
15.
The minimum width of proposed lanes A, B and C must be 4.5m excluding
kerb and gutter. In addition the intersection of lane C with the internal access
loop road must be designed with a minimum clear width of 5.5m for a length
of 6.0m to incorporate a passing bay area in this location, prior to the
occupancy of any unit.
16.
The minimum width of proposed lanes D must be 3.5m and passing bays of
dimension 5.5m wide by 6m deep must be provided at intervals of not more
than 45m along the driveway. The passing bays, driveway, parking and
manoeuvring areas must be kept clear of obstructions, such as service
authority infrastructure, letterboxes or bin enclosures, so that vehicle paths
are not restricted, prior to the occupancy of any unit.
17.
125 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, prior to the occupancy of any unit.
18.
Of the required number of car parking spaces of the completed development,
two (2) car parking spaces shall be provided for the exclusive use of people
with disabilities.
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The spaces must be clearly marked in accordance with the standard for
accessible car parking Australian Standard AS/NZS 2890.6:2009 - Off-street
parking for people with disabilities, prior to the occupancy of any unit.
19.
In areas set aside for carparking 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 and completed prior to the occupation of any
dwelling unit.
20.
All turning areas to be provided must be marked, with clearly painted
markings, as “No Parking” , prior to the occupancy of any unit.
21.
The visitor parking spaces to be provided must be marked, with clearly
painted markings, as “Visitor Parking” , prior to the occupancy of any unit.
22.
Driveways, car parking and turning areas must be constructed and sealed with
an approved impervious surface treatment prior to the commencement of use
of the approved development. 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, prior to the occupancy
of any unit.
23.
The existing Council stormwater main located on the 95 Abbotsfield Road site
and servicing the rear of the properties on Abbotsfield Road must be reconstructed within the existing easement adjacent to the rear boundary of
these properties and clear of the proposed adjacent units in this location.
These works are required to be undertaken to the engineering design to be
provided by the applicant and approved by Council. The works are required
to be undertaken at full cost to the applicant, prior to the occupancy of any
unit.
24.
The applicant must adjust the existing title in the north-east corner of the site
along the location of the existing fence. The area required for road widening
of Abbotsfield Road (Brooker Highway exit lane) are to be shown as a lot on
the final diagram and are to be sold to Council for a nominal sum of $1.00.
The adjusted final plan of survey will not be sealed until an executed
Agreement for Sale and an executed Memorandum of Transfer is provided to
Council, along with the required Titles Office registration fees. Any other legal
costs associated with fulfilment of this condition are to be met by the
subdivider, prior to the occupancy of any unit.
25.
The applicant must re-construct the existing section of footpath in the northeast corner of the site within the current title to outside the location of the
existing fence to the requirements of Council’s Development Engineer, prior
to the occupancy of any unit.
26.
All service works required for the development shall be at the Developer’s
expense and must comply with the requirements of Council’s Plumbing
Surveyor.
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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.
27.
Buildings must not be constructed within drainage easements and all building
works must be maintained at a minimum horizontal clearance of one (1.0)
metre from any Council services. It shall be the developer’s responsibility to
accurately determine the location of easements and existing services.
28.
In conjunction with the above conditions and prior to the commencement of
any works on site, the applicant must submit detailed engineering design
plans of the proposed development for approval prepared by a qualified
professional engineer of the internal access driveway, manoeuvring areas,
parking spaces, any required retaining walls and vehicle barriers, floor levels
of buildings, demonstrated compliance with the maximum grades, crossfalls
and transitions as outlined in the Australian Standard AS/NZS 2890.1 - 2004
Off-Street Parking. Engineering plans submitted to Council for approval must
be certified by an approved engineer to the satisfaction of Council’s
Development Engineer.
29.
A detailed estimate for the constructed infrastructure to be transferred to
Council must be provided and payment of the engineering assessment fee
must be made prior to the issue of approved engineering drawings. Under
Council Resolution Nov 10/03, the engineering assessment fee is 1% of the
value of the works or minimum of $297. This amount is subject to annual
adjustment in accordance with the Council Fees and Charges Register.
Construction must not commence until the approved engineering plans have
been issued.
30.
Upon completion of the works the constructed drainage infrastructure shall
be subject to a 12 month maintenance period during which all defects must
be rectified at the applicants cost and to the satisfaction of Council’s
Development Engineer. Prior to the commencement of the maintenance
period the applicant is required to lodge security with Council to the value of
10% of the infrastructure works. A further 12 month maintenance period may
be applied to any defects after rectification. Upon completion of the
maintenance period and rectification of all defects the constructed
infrastructure shall be transferred to Council and the security sum shall be
returned to the applicant.
Environmental Health:
31.
Prior to the lodgement of an application for a Building Permit a site specific
report prepared by a suitably qualified specialist acoustic consultant must be
submitted to the satisfaction of Council’s Coordinator Environmental Health
Services. The report shall:
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a)
identify and measure existing background noise levels at the
development site and predict, using calibrated noise modelling, wether
the projected noise levels in the buildings comply with the
recommended ‘satisfactory design sound levels’ specified in Table 1 of
AS/NZS 2107:2000 Acoustics – Recommended design sound levels and
reverberation times for building interiors; and
b)
detail any design modifications required to the buildings and land
surrounding the buildings where the predicted noise levels exceed the
satisfactory design levels in Table 1 of AS/NZS 2107:2000 –
Recommended design sound levels and reverberation times for building
interiors.
32.
Prior to any occupancy of the buildings a specialist acoustic consultant must
demonstrate, by measurement in accordance with Clause 6 Method of
Measurement of AS/NZS 2107:2000 Recommended design sound levels and
reverberation times for building interiors, that the noise levels in the buildings
do not exceed the satisfactory design levels in Table 1 of that standard.
33.
The discharge of liquids, other than unpolluted rainwater, to Council’s
stormwater system, receiving water bodies or water courses is strictly
prohibited.
a)
34.
35.
Any area where liquid wastes (including spills) are generated must be
suitably graded and bunded to direct the liquid waste to sewer.
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.
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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Waste Management:
36.
Prior to the waste collection services being provided to the site or prior to
occupancy of any of the units, whichever occurs first, the body
corporate/landowner shall enter into a registered agreement with Council
pursuant to Part 5 of the Land Use Planning and Approvals Act 1993 to
indemnify Council and its waste management contractor from any claim for
damages and/or wear and tear arising from waste collection trucks accessing
the property.
The Part 5 agreement must require the Council, the waste management
contractor and the body corporate/developer to have a current indemnity
agreement signed by all parties as stated above.
The landowner is responsible for arranging the execution of the Agreement by
any mortgagees and for all costs associated with the preparation and
registration of the Agreement.
Advice to Applicant:
This advice does not form part of the permit but is provided for the information of
the applicant.
Stormwater:
All development applications that result in an increase in the impervious area of the
site, and therefore the peak stormwater discharge rate must incorporate an On-Site
Detention System (OSD) in accordance with Council Policy No 28-4. The proposed
OSD must provide a runoff storage volume equivalent to the difference between
the allowable site discharge and the anticipated maximum discharge over the
period of the design storm. An OSD proposal must be submitted with the Plumbing
Permit Application and detailed in a hydraulic design for assessment and approval
by Council’s Plumbing Permit Authority. Water Sensitive Urban Design (WSUD)
elements are encouraged. If the developer has any enquiries relating to acceptable
methods of providing On-site detention, they should contact Council’s Plumbing
Surveyor on (03) 6216 6800.
Waste Management:
The following requirements would have to be satisfied for the collection of bins.
•
Allow a 2.2 metre length on the kerbside for both a 140L & 240L bin (one
waste & one recycling) in front of each house; this includes a bin to bin
spacing of 1 metre. This would provide sufficient spacing for the waste
collector to pick up and put down the bins without interfering with adjacent
bins (driver will not arrange or move bins).
•
Please note if more than 2 bins are to be placed together, the spacing is to be
calculated on the basis of 0.6m per bin, 1m between bins and where adjacent
to a vertical obstruction (such as light poles, tress etc.), 1m from such
obstruction.
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•
Bin collection points on the kerbside should be clear of the canopy of trees.
•
In an area with an overhead obstruction, including tree canopies, a minimum
vertical clearance of 5.0 metres is required to allow access for the lifting arm
on Council’s collection vehicle.
•
For the proposed development to have a waste service; all new road
construction must ensure that continuous forward movement for a waste
collection vehicle is available. * Please note the proposed access roads off the
main loop road will not be serviced and all wheelie bins will need to be
brought to the main entry/exit road for collection.
•
The development is to be designed and constructed to accommodate a
medium rigid truck with up to 22m3 volume capacities and a 15 tonne GVM,
to the satisfaction of Council’s Waste Services Coordinator.
Attachments/Annexures
1
Attachment - 95 Abbotsfield Road, Claremont
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Monday 18 May 2015
7.
Glenorchy Planning Authority Meeting Agenda
PROPOSED USE AND DEVELOPMENT - PARTIAL CHANGE OF
USE TO GENERAL INDUSTRY (VEHICLE SMASH REPAIRS) - 41
LAMPTON AVENUE DERWENT PARK
Author:
Planning Officer (Vanessa Tomlin)
Qualified Person:
Planning Officer (Vanessa Tomlin)
Property ID:
7423639
REPORT SUMMARY:
Application No.:
PLN-15-093
Applicant:
Abeta Pty Ltd
Owner:
Lampton Properties Pty Ltd
Zoning:
Major Impact Industrial
Development
Category
Development
Status:
General Industry
Discretionary
Discretions:
Use
Level 2 Activity?
No
42 Days Expires:
26 May 2015
Existing Land Use:
Warehouse
Proposal In Brief:
Partial change of use to General Industry
(Vehicle Smash Repairs)
Representations:
0
Recommendation: Approval, subject to conditions
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REPORT IN DETAIL:
PROPOSAL:
An application for a partial change of use to General Industry at 41 Lampton Avenue,
Derwent Park, was received. The change of use relates to the building to the rear of
the site. The proposal involves a specialised fit-out of the building and is to include
spray booths and associated equipment, panel beating bays, ‘fit-up’ areas and a
parts delivery/dispatch area. The existing office block is to include a ground-floor
reception area with amenities and a first-floor office and staff area.
Re-branding of existing signage is proposed, where an existing pole sign is to be
refurbished and corporate logo and colours are to be applied to the façade of the
existing building.
No additional parking spaces are proposed.
SITE & LOCALITY:
The site is situated on the southern side of Lampton Avenue, approximately 68m
east of Sunderland Street, Derwent Park (Fig. 1).
Figure 1. The subject site is situated amonsgt established industrial development
The site has 24.5m of frontage to Lampton Avenue and an area of 2,382m 2. The site
is currently occupied by a limited impact industry with an attached warehouse
adjacent to the frontage and a separate warehouse, to the rear of the site.
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The site has provision for 27 parking spaces and has areas set aside for loading and
unloading.
There are no natural hazards or significant vegetation identified on the site.
BACKGROUND:
DA 30-95
DA 108-96
Limited impact industry and warehouse (Parrs), approved 9
March 1995
Warehouse, approved 17 June 1996
PLN-07-04465-01Additional warehouse, approved 23 April 2007. This was the
approval for the construction of the building to which this
proposed change of use application applies. Fourteen parking
spaces were required.
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 Major Impact Industrial Zone. The proposal is
considered to be consistent with the intent of the Major Impact Industrial Zone as
the proposal is to secure the continued industrial use of the zoned area and the
appropriate treatment of all industrial trade waste is proposed.
Use:
The proposed use is “General Industry” (vehicle smash repairs). The use category of
General Industry is a discretionary use and development within the Major Impact
Zone.
Hours of Operation:
The proposed hours of operation are 6am to 6pm weekdays. The applicant has
indicated that generally the hours of operation will be 8am to 5pm weekdays, with
the exception of overtime hours, when there is a demand. However, the proposal is
to only operate between 6am to 6pm weekdays.
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Glenorchy Planning Authority Meeting Agenda
Given the location of the site within the Major Impact Industrial Zone, with no
residential use in close proximity the site, the proposed hours of operation are
supported.
Setbacks:
In view of the proposal being for the occupation of the building and no external
works to the building is proposed, the setback provisions do not apply.
Building Height:
No change is proposed to the height of the existing building.
Traffic, Access & Parking:
The proposal is not expected to significantly increase the local traffic volume. The
existing access arrangement is to remain unchanged by the proposal.
The proposal has provision for eighteen parking spaces. This is surplus to
requirements of Clause 10.5.1-Number of Parking Spaces standard. Council’s
Development Engineer is satisfied that the proposal is in accordance with the parking
and access provisions.
Signage:
The rebranding of an existing pole sign and new signage attached to the façade of
the existing building is proposed. The existing pole sign is positioned adjacent to the
frontage (Fig. 2).
Figure 2. The existing pole sign is to be refurbished with an illuminated business
identification sign
The façade of the existing building is to include business identification signage and
the façade of the office building is to be repainted with corporate colours.
In considering an application for signage, regard must be given to the potential
impacts on residential amenity and on the general amenity of the locality. The
signage must not be placed on or interfere with any public utility or diminish the
visibility or effectiveness of directional, safety or traffic control signs.
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The signage must not create a traffic hazard or resemble flashing lights of an
emergency vehicle and it must achieve a suitable standard of design and
construction, which respects the character of any heritage place.
The proposed signage is considered to have a no impact on the visual amenity of
land of any residential zone as the proposal is not in proximity to a residential zone.
The signage is not proposed to be placed, displayed or erected on a public utility; the
proposed signage is not likely to interfere with any public utility and the proposal is
not expected to diminish the visibility or effectiveness of any information, direction,
safety, warning, and traffic control sign of the Council or other statutory authority.
The proposed signage is designed for the purpose of identifying the associated
business and is not to be located within the vicinity of any historic building or site
listed in Schedule 5. Accordingly, the proposed signage is considered to be
reasonable for the purpose of business identification.
Heritage:
The site is not listed under Schedule 5 (Heritage Places) of the Glenorchy Planning
Scheme 1992.
Other Provisions:
(Land Stability, Flooding, Fire, Crime Prevention)
There is no significant vegetation or natural hazards identified on the site.
Reasonable crime prevention measures in the form of external lighting and
positioning of the proposed reception area to overlook the parking spaces, have
been provided. The proposal is considered to be in accordance with the provisions
of Clause 9.
REFERRALS:
Development Engineer:
Council’s Development Engineer has made the following comments and
recommended conditions and advice.
Traffic, Access & Parking
The existing and proposed development generates fourteen car parking spaces
under the Glenorchy Planning Scheme 1992. The proposal drawings submitted with
the development application show eighteen car parking spaces and a further eight
delineated car parking spaces exist beside an adjacent development, not shown on
the drawings. In total, twenty-six car parking spaces appear to exist whilst eighteen
car parking spaces are proposed and recommended to be conditioned to be
provided, which is in excess of the Scheme’s requirements.
Of the parking spaces proposed and existing on site, one accessible car parking space
currently exists and is proposed to be conditioned for use by people with disabilities
as required under the Glenorchy Planning Scheme 1992.
The site has adequate on-site manoeuvring available so that all vehicles would be
able to turn and exit in a forward direction as required by the Glenorchy Planning
Scheme 1992, Clause 10.4.1 (a).
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Glenorchy Planning Authority Meeting Agenda
The proposed application is not expected to create any significant increase or change
to the existing local traffic conditions from the previous approved use.
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.
Flooding/Inundation issues
There are no flooding issues identified through Council records that affect this
application.
Environmental Health Officer:
Council’s Environmental Health Officer has made the following comments and
recommended conditions.
Council’s Environmental Health section has applied liquid and solid waste conditions
to this application to minimise the potential for unnecessary waste generation.
Conditions have also been applied for the management of liquid materials such as
paints to prevent their entry into Council’s stormwater system.
The applicant has stated in their DA application that the plant will be installed and
operated as per the relevant Australian Standards.
External Referrals:
TasWater is in support of the proposal and has recommended conditions and advice.
DISCUSSION:
The proposed development at 41 Lampton 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 Major Impact Zone.
The proposed General Industry Use is considered to be a compatible Use within the
zoned land and the proposal is considered to comply with the relevant development
standards.
The proposal includes business identification signage exceeding 4m2. Considering
that the signage is expected to have a neutral impact on the amenity of the
residential zone and is not expected to affect the effectiveness of traffic control or
directional signage, the proposed signage is considered to be reasonable for the
purpose of business identification.
The application was advertised for the 14-day statutory time period with no
representations received.
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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 Partial change
of use to General Industry (Car Smash Repairs) at 41 Lampton Avenue Derwent Park
subject to the following conditions:
Planning:
1.
Use and development shall be substantially in accordance with planning
permit application No. PLN-15-093 and Drawing No. P1 submitted on 14 April
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.
The use, General Industry (Vehicle Smash Repairs) must only operate between
the hours of 6.00am to 6.00pm Mondays to Fridays inclusive.
4.
The pole sign positioned adjacent to the frontage, is only to display material
relating to the nature of the activity occurring on the land, or the business
operating from the land, and is not to contain any third-party advertising.
Engineering
5.
The loading and unloading of goods, including building materials and
equipment, from vehicles must only be carried out on the land.
6.
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.
7.
A minimum of eighteen (18) clearly marked car parking spaces must be
provided prior to use, as shown on the proposal 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 Off-Street Parking.
In areas set aside for car parking, securely fixed wheel stops or kerbing must
be provided to the satisfaction of Council to prevent damage to walls, fences
or landscaped areas.
8.
Of the required number of car parking spaces, one (1) car parking space shall
be provided for the use of people with disabilities. The spaces shall be clearly
marked and sealed with an impervious dust free surface in accordance with
the standard for disabled car parking laid down in Australian Standard AS/NZS
2890.1 - 2004 Off-Street Parking.
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Environmental Health:
9.
The discharge of liquids, other than unpolluted rainwater, to Council’s
stormwater system, receiving water bodies or water courses is strictly
prohibited.
10.
Any area where liquid wastes (including spills) are generated must be suitably
graded and bunded to direct the liquid waste to sewer.
11.
All waste oil and waste coolant generated by the business must be suitably
contained and periodically collected by a contractor holding a relevant waste
transport licence issued by the Department of Primary Industries, Parks,
Water and Environment.
12.
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.
Attachments/Annexures
1
Attachment - 41 Lampton Avenue, Derwent Park
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Glenorchy Planning Authority Meeting Agenda
CLOSED TO MEMBERS OF THE PUBLIC
8.
COMPLIANCE REPORT
This item is to be considered at a closed meeting of the Glenorchy Planning
Authority by authority of the Local Government (Meeting Procedures) Regulations
2005 Section 15(4).
43