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Notice is hereby given under Section 38(1)(b) and 43F(2) of the Land Use Planning & Approvals Act
1993 that an application has been made to the Break O Day Council for an amendment and
development of land as follows:
The certified Draft Amendment 01/2017 & DA 018-2017 may be inspected at the Council Office, 32
34 Georges Bay Esplanade, St Helens during normal office hours or online at www.bodc.tas.gov.au for
a period of 28 days until 5pm Friday 25th August 2017.
Representations must be submitted in writing to the General Manager, Break ODay Council, 32 -34
Georges Bay Esplanade, St Helens 7216 or emailed to admin@bodc.tas.gov.au, and referenced with
the Amendment Number 01/2017 & DA 018-2017 during this period.
John Brown
GENERAL MANAGER
61A TULLY STREET, ST HELENS
61A TULLY ST, ST HELENS
TASMANIA
49 Tasma Street, North Hobart TAS 7000
Tel 03 6234 9281
Fax 03 6231 4727
Mob 0418 346 283
Email planning@ireneinc.com.au
LIST OF FIGURES 5
EXECUTIVE SUMMARY 6
1. INTRODUCTION 7
This report is divided into two parts. Part A deals with the proposed amendments to the Planning
Scheme including the strategic background and consideration against the requirements of LUPAA
and State Policies. The amendment proposed is to the zone maps for the Scheme and the
planning application, which relates to land at 61A Tully Street, St Helens (CT 140172/1).
Part B deals with the proposed development application including consideration against the
relevant provisions of the BODIPS 2013 (as if amended). The client is seeking to develop the site
as a tourist park. The proposed use and development requires consideration of a number of
Performance Criteria and also includes a discretionary use.
2. SITE DESCRIPTION
The site is located in St Helens and is referred to as 61A Tully Street, title reference 140172/1
with an area of 4.580ha. The following figure describes the internal lot and its access to Tully
Street. The site was formerly operated as the Seabrook Christian School from 2002. Hartman
Holdings Pty Ltd purchased the site in 2016 after the school had closed.
There is a right of way over the access to the site benefitting the properties on either side of the
access. There is also a 3m drainage easement along the northern boundary of the site.
2.4 ACCESS
Access to the site is from Tully Street located in the north east corner and terminating in a
turning circle (Figure 5). The current dedicated parking area is positioned along the southern
edge of the turning circle adjacent to the former school building.
Tully Street is a state road that connects to Tasman Highway. Tully Street is identified as a
Category 4 Feeder Road in the State Road Hierarchy 2006. As such, the Department of State
Growth Transport was consulted at the preliminary investigations for this application to ensure
that there was not significant opposition to intensification on the state road.
Figure 5: Access road, turning circle and parking area (source: The LIST)
Figure 7: Services Plan (Source: The LIST). Blue = water, red = sewer.
2.7 HERITAGE
Land Use and Development Strategy, Break ODay Council Municipal Management Plan,
August 2015 (LUDS 2015)
3.2 RESIDENTIAL
The land adjoining the subject site is currently zoned General Residential and has been
developed for residential and visitor accommodation use. As such, re-zoning of the subject site
to the General Residential zone would be consistent with the surrounding area and would enable
more efficient use of the site in line with the surrounding general residential area.
The purpose of the General Residential zone is:
10.1.1.1 To provide for residential use or development that accommodates a range
of dwelling types at suburban densities, where full infrastructure services
are available or can be provided.
10.1.1.2 To provide for compatible non-residential uses that primarily serve the
local community.
A comparison of the zones, their purpose statements and associated use requirements highlights
the increased use and development opportunities that would be able to occur on the site if it
were to be in the General Residential zone.
The permitted standards for subdivision of the General Residential Zone require lots to be fully
serviced and for a minimum lot size of 600m2. Comparative to the subdivision provisions of the
General Residential Zone, land lacking in service infrastructure is zoned Low Density Residential
or Village, with respective lot sizes that reflect the needs for greater area for servicing. The
In accordance with S8C and the Savings and Transitional Provisions of Schedule 6 request for
amendment to the Scheme is made under the former Land Use Planning and Approval Act 1993 in
accordance, the former Section 32 which requires that amendments to planning scheme be
considered against the following:
(1) A draft amendment of a planning scheme, and an amendment of a planning
scheme, in the opinion of the relevant decision-maker within the meaning of
section 20(2A)
(a) . . . . . . . .
(b) . . . . . . . .
(c) . . . . . . . .
(d) . . . . . . . .
(e) must, as far as practicable, avoid the potential for land use conflicts with
use and development permissible under the planning scheme applying to
the adjacent area; and
(ea) must not conflict with the requirements of section 30O; and
(f) must have regard to the impact that the use and development permissible
under the amendment will have on the use and development of the region
as an entity in environmental, economic and social terms.
(2) The provisions of section 20(2), (3), (4), (5), (6), (7), (8) and (9) apply to the
amendment of a planning scheme in the same manner as they apply to planning
schemes.
Section 20 also includes the following:
20.(1) (a) seek to further the objectives set out in Schedule 1 within the area
covered by the scheme; and
(b) prepare the scheme in accordance with State Policies made under section
11 of the State Policies and Projects Act 1993; and
(c) . . . . . . . . ...
The above provisions are considered in the following sections.
Air Toxics
Used Packaging
The Codes within the Scheme deal in detail with the relevant matters (noise and air quality) and
the assessment of the submitted application can be undertaken against the appropriate Use and
Development Standards. The proposed amendment is not considered affected by the other
NEPMS.
6. PROPOSED DEVELOPMENT
The proposal is for development of a tourist park at 61A Tully Street in St Helens. The existing
buildings, including a former school building, shed and amenities block will be retained and
refurbished as part of the development. The main building retains the existing approved
maritime museum, and will include the office and camp kitchen for the new development.
There are a variety of different groupings of accommodation types around the site which are
serviced by amenity blocks where required. Accommodation includes powered caravan sites,
self-contained cabins, safari tents with en-suites, lodge/dormitory, and self-contained cabins.
Centrally located in the site are facilities to be used by visitors including barbeque shelters,
open space, volleyball court, playground, swimming pool and the existing basketball court.
Facilities also include a managers residence, laundry, fish cleaning hut, and dump point.
The schedule of proposed works will take part in 2 stages, as outlined in the attached stage plan.
The main vehicular access will continue to operate from the existing access from Tully Street,
preserving the access for the neighbouring properties that include a right of way. Additional
parking will be provided at the reception building for 16 parking spaces including 6 accessible
parking spaces, and bus parking. Roads are to be 6m wide and two way with a crushed quartz
finish.
The site is proposed to be landscaped to improve visitor amenity, along the boundaries this
includes 3m vegetated buffer to neighbours, and a detention basin is proposed to manage
stormwater. The communal areas, including BBQ shelters and recreational facilities have been
located centrally to be accessible to camping spaces and provide separation from boundaries
with neighbours.
use of land for providing short or medium term accommodation for persons away from
their normal place of residence. Examples include a backpackers hostel, bed and
breakfast establishment, camping and caravan park, holiday cabin, holiday unit, motel,
overnight camping area, residential hotel and serviced apartment.
Visitor accommodation is a discretionary use in the zone where it is not for holiday letting of an
existing dwelling.
The following table is an assessment of the proposed development in response to the General
Residential Zone Purpose Statements.
10.1.1 ZONE PURPOSE STATEMENTS
PURPOSE STATEMENT DEVELOPMENT RESPONSE
10.1.1.1 To provide for residential use or The proposal includes a dwelling to be used by
development that accommodates a range of the managers of the Tourist Park where full
dwelling types at suburban densities, where full infrastructure services can be provided. The
infrastructure services are available or can be layout of the park has been designed to
provided. ensure that the amenity of surrounding
development is protected.
10.1.1.2 To provide for compatible non- Tourism is an important economic activity for
residential uses that primarily serve the local the community of St Helens. The proposal will
community. enable visitors to base themselves within a
short distance of St Helens CBD, providing a
sustained economic benefit to the local
community.
The construction phase will stimulate
employment and further demand will be
generated to address the on-going
maintenance and running of the site.
The close proximity of the development in
relation to the proposed hospital site and the
Sport and Recreation Ground will provide
10.3.1 Amenity
Objective: To ensure that non-residential uses do not cause an unreasonable loss of amenity to
adjoining and nearby residential uses.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 If for permitted or no permit required uses. The proposed use is discretionary and is
required to be assessed in response to P1.
P1 The use must not cause or be likely to cause The main vehicle circulation areas have been
an environmental nuisance through emissions located away from boundaries with dwellings
including noise and traffic movement, smoke, to prevent impacts on the amenity of
odour, dust and illumination. neighbouring dwellings. The off-shoot roads
will only be accessed by the accommodation
users. The use of speed limits will further
ensure the impact of traffic movement is
minimised.
External lighting will be designed to minimise
spill to the neighbouring residential area. The
10.4.3 Site coverage and private open space for all dwellings
Objective: To provide:
(a) for outdoor recreation and the operational needs of the residents; and
(b) opportunities for the planting of gardens and landscaping; and
(c) private open space that is integrated with the living areas of the dwelling; and
(d) private open space that has access to sunlight.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 Dwellings must have: (a) The site coverage is less than 50%.
(a) a site coverage of not more than 50% (b) Multiple dwellings are not proposed. This
(excluding eaves up to 0.6 m); and provision does not apply.
(b) for multiple dwellings, a total area of (c) The site has an area of which at least 25% of
private open space of not less than 60 m2 the site area is free from impervious surfaces.
associated with each dwelling, unless the
dwelling has a finished floor level that is
The proposal complies with the Acceptable
Objective: To provide:
(a) the opportunity for sunlight to enter habitable rooms (other than bedrooms) of dwellings; and
(b) separation between dwellings on the same site to provide reasonable opportunity for daylight
and sunlight to enter habitable rooms and private open space.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 A dwelling must have at least one habitable The windows of the managers residence are
room (other than a bedroom) in which there is a orientated to the north in accordance with
window that faces between 30 degrees west of Acceptable Solution.
north and 30 degrees east of north (see Diagram
10.4.4A).
A2 A multiple dwelling that is to the north of a These provisions are not applicable as the
window of a habitable room (other than a proposal is not for multiples dwellings.
bedroom) of another dwelling on the same
site,
A3 A multiple dwelling, that is to the north of
10.4.5 Width of openings for garages and carports for all dwellings does not apply as the
proposed dwelling does not include a garage or carport.
Objective: To ensure that all non-residential development undertaken in the Residential Zone
is sympathetic to the form and scale of residential development and does not affect the amenity
of nearby residential properties.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 If for permitted or no permit required uses. The proposed use is discretionary within the
zone, therefore must be assessed against the
P1 Development must be designed to protect performance criteria.
the amenity of surrounding residential uses and a) The development site is considered an
must have regard to: internal lot. The proposed managers residence
a) the setback of the building to the boundaries and cabins are setback 4.5m from the northern
to prevent unreasonable impacts on the boundary in accordance with Diagram 10.4.2D.
amenity, solar access and privacy of habitable While there is no requirement for a setback
room windows and private open space of along side boundaries, a minimum 3 metre
adjoining dwellings; and setback has been applied. Where possible, this
area will be landscaped using native Tasmanian
b) the setback of the building to a road
species and thereby act as a privacy screen,
frontage and if the distance is appropriate to
separating the site from the adjoining
the location and the character of the area, the
residential dwellings. The proposed
efficient use of the site, the safe and efficient
accommodation buildings will be oriented to
use of the road and the amenity of residents;
face internally to further prevent unreasonable
and:
impacts on the privacy of habitable room
c) the height of development having regard to: windows and private open space of adjoining
i) the effect of the slope of the site on the dwellings. Only cabins located along the
height of the building; and southern boundary are situated where they are
ii) the relationship between the proposed to the north of other dwellings. The modest size
building height and the height of existing of the proposed accommodation buildings, their
adjacent and buildings; and location and the setback distance from the
boundaries will ensure solar access by the
iii) the visual impact of the building when
adjoining residential dwellings will not be
viewed from the road and from adjoining adversely impeded.
properties; and
b) The proposed development site is an internal
iv) the degree of overshadowing and
lot with access to Tully Street via a wide
overlooking of adjoining properties; and
driveway that is the length of the adjoining
d) the level and effectiveness of physical residential lots. As a result of this configuration
screening by fences or vegetation; and the proposed development will be well setback
e) the location and impacts of traffic from the road. Adjacent to the proposed
circulation and parking and the need to locate development site are two established visitor
parking away from residential boundaries; and accommodation businesses the Anchor Wheel
f) the location and impacts of illumination of Motel and the Kellraine Units. The addition of
the site; and further visitor accommodation is in keeping with
the character of the area.
g) passive surveillance of the site; and
The site is currently underutilized since the
h) landscaping to integrate development with closure of the school on the site. With access to
the streetscape.
services, its proximity to the CBD of St Helens,
and the recreational opportunities available on
the north east coast of Tasmania, the proposal
makes efficient use of the site.
The attached Traffic Impact Assessment
indicates the safe and efficient use of the road
will not be impacted by the proposal.
c) i) The site is relatively flat and as such the
slope has limited effect on building height and
will prevent the site from causing a visual
impact on the surrounding area.
ii) The modest height and dimensions of the
Objective: (a) To ensure that stormwater discharge from new development does not result in
adverse impacts on surrounding land or the environment.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 All run off from buildings must be directed The accompanying Stormwater Management
into on-site water storage tanks and the Plan (AJL Consulting Engineers 2016) details the
overflow from the tanks disposed of into the management of stormwater for the site; - All
Council maintained roadside drain or the stormwater will be gravity fed to a stormwater
reticulated stormwater system. detention basin before discharging at a limited
P1 Stormwater must be managed on the site so rate of 175 l/s to the existing Council main in
that it does not cause pollution, soil erosion or Young Street. Refer to Appendix A, Drawings
flooding to adjacent lots. 16.139 DA01 and DA02 (AJL Consulting Engineers
2016:12).
The proposal complies with the Performance
Criteria.
Objective: (a) To ensure that filling of sites does not create a nuisance to adjoining
landowners.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 Fill must be; No areas of substantial fill are proposed. The
a) No more than 50m3, and proposal complies with the Acceptable Solution.
b) Clean fill, and
c) Located more than 2m from any boundary.
Objective: To ensure that the safety and efficiency of road and rail infrastructure is not
reduced by the creation of new accesses and junctions or increased use of existing accesses and
junctions.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 Sensitive use on or within 50m of a The speed limit is less than 60 km/hr. This
category 1 or 2 road, in an area subject to a provision does not apply.
speed limit of more than 60km/h ..
P1..
A2 For roads with a speed limit of 60km/h or The speed limit of Tully Street is 60 km/hr and
less the use must not generate more than a the proposed use is expected to generate
total of 40 vehicle entry and exit movements more than 40 vehicle entry and exit
per day movements per day. The proposal must be
assessed against the performance criteria.
P2 For roads with a speed limit of 60km/h or The accompanying TIA indicates there are no
less, the level of use, number, location, significant detrimental road safety impacts
layout and design of accesses and junctions foreseen by the proposed development.
must maintain an acceptable level of safety The proposal is considered to comply with the
for all road users, including pedestrians and acceptable solution.
cyclists
A3 For roads with a speed limit of more than The speed limit is less than 60 km/hr. This
60km/h.. provision does not apply.
A4 Use serviced by a side road from a Junction not listed in E4 Table 2. This
deficient junction (refer E4 Table 2) provision does not apply.
The site is not located within 50m of a category 1 or 2 road therefore E4.71 Development on and
adjacent to Existing and Future Arterial Roads and Railways is not applicable.
Objective: To ensure that the safety and efficiency of roads is not reduced by the creation of
new accesses and junctions or increased use of existing accesses and junctions.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 For roads with a speed limit of 60km/h or The access will be from Tully Street and
less the development must include only one complies with the requirements of the
access providing both entry and exit, or two Acceptable Solution.
accesses providing separate entry and exit.
Objective: To ensure that use and development involving or adjacent to accesses, junctions
and level crossings allows sufficient sight distance between vehicles and between vehicles and
trains to enable safe movement of traffic.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 Sight distances at For a vehicle speed of 60 km/h or less, the
a) an access or junction must comply with the safe intersection sight distance is 105 m.
Safe Intersection Sight Distance shown in (source: Table E4.7.4). Sight distances greater
Table E4.7.4; and than 105m are available in both directions
onto Tully Street from the access.
b) rail level crossings must comply with
AS1742.7 Manual of uniform traffic control The proposal complies with the Acceptable
devices - Railway crossings, Standards Solution.
Association of Australia; or c) If the access is a
temporary access, the written consent of the
relevant authority has been obtained.
Objective: To ensure that use does not compromise risk to human life, and that property and
environmental risks are responsibly managed.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 The use must not include habitable rooms. The accompanying Stormwater Management
Plan details the design solutions and measures
required to mitigate the risk of flooding (AJL
P1 Use including habitable rooms subject to
Consulting Engineers 2016:6-8). Data relating
flooding must demonstrate that the risk to
to the likelihood of flooding (annual
life and property is mitigated to a low risk
exceedance probability) was not available for
level in accordance with the risk assessment in
the site. Calculations based on anecdotal
E5.7.
(BOM) data from the site, increased by 20% to
account for the impacts of climate change,
were used to calculate peak flow rates (AJL
Consulting Engineers 2016: Appendix B) and
inform the design solutions, in particular
setting the minimum floor level of habitable
rooms on site to 300mm or above RL7.8,
whichever is greater, the construction of a
1000m3 detention basin, a network of overland
and sub-flow paths, and installation of a
bypass drain. It is considered these measures
will reduce the risk level to low in accordance
Objective: To protect human life, property and the environment by avoiding areas subject to
flooding where practicable or mitigating the adverse impacts of inundation such that risk is
reduced to a low level.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 P1.1 a) Direct access to the water in not
No acceptable solution. necessary to the function of the use. The
accompanying Stormwater Report (AJL
Consulting Engineers 2016) indicates the
P1.1 It must be demonstrated that western portion of the site bounded by Young
development: Street has been susceptible to flooding in the
a) where direct access to the water is not past. Historically this was addressed through
necessary to the function of the use, is the installation of flood mitigation
located where it is subject to low risk, in infrastructure. In relation to the proposed
accordance with the risk assessment in E5.7 development, the installation of surface and
a); or subsurface drainage in combination with a
b) where direct access to the water is retention basin is considered to address any
necessary to the function of the use, that the increased flood risk resulting from the minor
risk to life, property and the Flood Prone increase in impervious surfaces. No fixed
Areas Code Page E5-3 environment is buildings are to be located in the area where
mitigated to a medium risk level in the retention basin is to be located.
accordance with the risk assessment in E5.7. P1.2 The accompanying Stormwater Report
P1.2 development subject to medium risk in (AJL Consulting Engineers 2016) details the
accordance with the risk assessment in E5.7 mitigation measures to be applied to reduce
must demonstrate that the risk to life, the flood risk to a low level.
property and the environment is mitigated P1.3 a) The development is not considered to
through structural methods or site works to a be located in an area where works will
low risk level in accordance with the risk interfere with either natural coastal or water
assessment in E5.7. course processes through restriction or
P1.3 Where mitigation of flood impacts is changes to flow. The proposed development
proposed or required, the application must site is surrounded by residential development
demonstrate that: a) the works will not on all boundaries interspersed by a limited
unduly interfere with natural coastal or water number of undeveloped lots. In addition, an
course processes through restriction or analysis of the site indicates there are no
changes to flow; and dominate overflow paths for stormwater flow
discharging from the site (AJL Consulting
b) the works will not result in an increase in Engineers 2016:4).
the extent of flooding on other land or
increase the risk to other structures; b) The accompanying Stormwater report
indicates the mitigation measures proposed
c) inundation will not result in pollution of
(stormwater detention basin) will ensure no
the watercourse or coast through appropriate
increase risk to adjacent properties from this
location of effluent disposal or the storage of
development (AJL Consulting Engineers
materials; and
2016:6).
The following table is the number of car parking spaces generated by the proposed development
with respect to Table E6.1 where the following car parking calculations are relevant:
Visitor accommodation (bed and breakfast, camping, caravan park, unit/cabin, backpacker
hostel, motel, serviced apartments) =
Maritime Museum = 1 space per 20m2 of public area or 1 space per 4 seats whichever is greater
Residential for two or more bedroom dwelling = 2 spaces per dwelling
USE PARKING REQUIREMENTS SPACES PROVIDED
Visitor Accommodation 1 space per unit or 1 space See calculations below
per 4 beds whichever is
greater.
82 x Van Sites 82 units/1 = 82 spaces 82
16 x 2 berth Studio units 16 units/1 = 16 spaces 16 (incl. 1 disabled space)
16 x 2 berth Lodge units 16 units/1 = 16 spaces 16
22 x 6 berth Cabins 132 beds/4 = 33 spaces 22 (incl. 2 disabled spaces)
10 x 4 berth Safari Tents 10 units/1 = 10 spaces 10
2 2
Museum 75m /20m = 4 (rounded up) 16 (includes 6 disabled
spaces).
3 bedroom dwelling 2 spaces per dwelling = 2 2
TOTAL 163 164
Objective: To ensure that an appropriate level of car parking is provided to service use
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 The number of car parking spaces must not The table above includes the detail of parking
be less than the requirements of: generated by the proposed development.
a) Table E6.1; or The total number of car parking spaces
b) a parking precinct plan contained in Table required = 163
E6.6: Precinct Parking Plans(except for The total number of car parking spaces
dwellings in the General Residential Zone). proposed = 164
Objective: To ensure that car parking spaces and access strips are constructed to an
appropriate standard.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 All car parking, access strips manoeuvring The existing access is a bitumen road ending in
and circulation spaces must be: a turning circle. The proposed circulation
a) formed to an adequate level and drained; spaces will be treated with gravel, levelled
and and drained, with delineated parking spaces to
comply with the Acceptable Solution.
b) except for a single dwelling, provided with
an impervious all weather seal; and
c) except for a single dwelling, line marked or
provided with other clear physical means to
delineate car spaces.
Objective: To ensure that car parking and manoeuvring space are designed and laid out to an
appropriate standard.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 A1.1 Where providing for 4 or more spaces, A1.1 There are 8 parking spaces located
parking areas (other than for parking located adjacent to the building line. The proposal is
in garages and carports for a dwelling in the required to be assessed against the
General Residential Zone) must be located Performance Criteria.
behind the building line; and A1.2 The existing turning head is located
A1.2 Within the general residential zone, further from Tully Street than the building line
provision for turning must not be located of the Managers Residence. This is an existing
within the front setback for residential turning head and does not change the existing
buildings or multiple dwellings. streetscape condition.
The proposal meets the Acceptable Solution.
P1 The location of car parking and P1
manoeuvring spaces must not be detrimental a) The layout of the lot is designed to
to the streetscape or the amenity of the maximise the available space and protect
surrounding areas, having regard to: residential amenity. The existing buildings are
a) the layout of the site and the location of setback from the boundary whereas the
existing buildings; and parking area is located in line with the
b) views into the site from the road and accommodation buildings they service, setback
adjoining public spaces; and Car Parking and 3m from the northern boundary.
Sustainable Transport Code Page E6-5 b) The site is an internal lot and the parking
c) the ability to access the site and the rear of area is not visible from the road or public
buildings; and spaces. Parking spaces are designed in
accordance with the provisions on page E6-5
d) the layout of car parking in the vicinity;
for car parking and manoeuvring.
and
c) The location of the parking space does not
e) the level of landscaping proposed for the
Objective: To ensure adequate access for people and goods delivery and collection and to
prevent loss of amenity and adverse impacts on traffic flows.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 For retail, commercial, industrial, service This provision does not apply
industry or warehouse or storage uses: .
1. Introduction 4
1.1 Background 4
1.2 Traffic Impact Assessment (TIA) 4
1.3 Statement of Qualification and Experience 4
1.4 Project Scope 5
1.5 Subject Site 5
1.6 Reference Resources 6
2. Existing Conditions 8
2.1 Transport Network 8
2.2 Site Access 9
2.3 Road Safety Performance 9
3. Proposed Development 11
3.1 Development Proposal 11
4. Traffic Impacts 13
4.1 Traffic Generation 13
4.2 Trip Distribution 13
4.3 Access Impacts 13
4.4 Pedestrian Impacts 16
4.5 Road Safety Impacts 17
5. Parking Assessment 18
5.1 Parking Provision 18
5.2 Planning Scheme Requirements 18
5.3 Car Parking Layout 19
5.4 On-Street Parking 19
6. Conclusions 20
2
Figure Index
Figure 1 Subject Site & Surrounding Road Network 6
Figure 2 Tully Street 8
Figure 3 Existing Site Access from Tully Street 9
Figure 4 Proposed Development 12
Figure 5 Tully Street Sight Distance 14
Figure 6 Tully Street Sight Distance back from road 14
Figure 7 Austroads Turning Lane Warrants 16
Table Index
Table 1 Planning Scheme SISD Requirements 15
Table 2 Planning Scheme Parking Requirements 18
3
1. Introduction
1.1 Background
Midson Traffic were engaged by St Helens Tourist Park to prepare a traffic impact assessment for a
proposed tourist park at 61 Tully Street, St Helens. The tourist park consists of self-contained cabins,
tent accommodation, and studio lodges.
A TIA is not a promotional exercise undertaken on behalf of a developer; a TIA must provide an
impartial and objective description of the impacts and traffic effects of a proposed development. A full
and detailed assessment of how vehicle and person movements to and from a development site might
affect existing road and pedestrian networks is required. An objective consideration of the traffic impact
of a proposal is vital to enable planning decisions to be based upon the principles of sustainable
development.
The Break ODay Interim Planning Scheme, 2013, requires a TIA to be prepared in accordance with
current State Government requirements and standards to demonstrate compliance with performance
criteria (as detailed in Schedule E4.5 of the Planning Scheme).
Keith is a Director of the traffic engineering, transport planning and road safety company, Midson Traffic
Pty Ltd. He is also a Teaching Fellow at Monash University, where he teaches and coordinates the
subject Road Safety Engineering as part of Monashs postgraduate program in traffic and transport.
Keith is also an Honorary Research Associate with the University of Tasmania, where he lectures the
subject Transportation Engineering in the undergraduate civil engineering program as well as
supervising several honours projects each year.
Review of the existing road environment in the vicinity of the site and the traffic conditions on
the road network.
Provision of information on the proposed development with regards to traffic movements and
activity.
Identification of the traffic generation potential of the proposal with respect to the surrounding
road network in terms of road network capacity.
Review of the parking requirements of the proposed development. Assessment of this parking
supply with Planning Scheme requirements.
Traffic implications of the proposal with respect to the external road network in terms of traffic
efficiency and road safety.
Tully Street is a major collector road that becomes Tasman Highway to the north-east of the CBD of St
Helens. It carries approximately 3,500 vehicles per day 1 near the subject site. It has a sealed pavement
width of approximately 7 metres, established tree lined nature strip of approximately 3.5 metres on both
sides, and a footpath of approximately 1.5 metres. The posted speed limit of Tully Street is 60-km/h.
Young Street and Annie Street and are local access roads that connect to Tully Street to the north, and
Medeas Cove Esplanade to the south. These roads provide access to predominantly residential frontages
along their length. The general urban speed limit of 50-km/h applies to these streets.
Palm Court is a cul-de-sac that connects to Medeas Cove Esplanade at its southern end. It provides
access to residential frontages along its length. Access to the subject site is available via Palm Court.
1
Department of State Growth UTS traffic data, 2015.
Crash data was obtained from the Department of State Growth for a 5 year period between 1st
January 2011 and 30 June 2016 for Tully Street.
There crash data highlights that there are no pre-existing road safety deficiencies in the surrounding
transport network.
The existing access to the site at Tully Street is proposed. The proposed site layout is shown in Figure
4.
Accommodation, 2 berth studio units 3 trips per unit per day, 0.4 trips per hour per unit during
peak periods. Total trip generation = 48 vehicles per day, and 7 vehicles per hour during peak
periods based on 16 units.
Accommodation, 2 berth lodge units 3 trips per unit per day, 0.4 trips per hour per unit during
peak periods. Total trip generation = 48 vehicles per day, and 7 vehicles per hour during peak
periods based on 16 units.
Accommodation, 6 berth cabins - 4 trips per unit per day, 0.5 trips per hour per unit during peak
periods. Total trip generation = 88 vehicles per day, and 11 vehicles per hour during peak
periods based on 22 cabins.
Accommodation, self contained safari tents 3 trips per unit per day, 0.4 trips per hour per unit
during peak periods. Total trip generation = 30 vehicles per day, and 4 vehicles per hour during
peak periods based on 10 tents.
Campervan Accommodation 5 trips per campervan space per day, 0.5 trips per site per hour
during peak periods = 410 trips per day, and 41 trips per hour during peak periods based on 82
powered sites.
Residential Dwelling 8 trips per day, and 1 vehicle per hour during peak periods.
Total 632 vehicles per day, with 71 vehicles per hour during peak periods.
The previous use of the site as a school would have generated similar levels of traffic generation and
would have had a higher (more intense) morning and afternoon peak period compared to the proposed
tourist accommodation development.
The driveway was previously used as a school access. Vehicles using the access included buses, service
vehicles and cars.
The available sight distance from the access along Tully Street is shown in Figure 5. It is also noted that
vision through the trees is available back from the road edge, closer to the property boundary, as shown
in Figure 6.
The vehicle speed is the actual or recorded speed of traffic passing the road and is the speed at or
below which 85% of passing vehicles travel . This is commonly referred to as the design speed in
traffic engineering design2.
In this case, the access (an existing access to the subject site) is located in Tully Street, which is subject
to a default speed limit of 60-km/h. The vehicle speed (85th percentile speed) is estimated to be 60-
km/h near the access, therefore the required SISD is 105 metres.
The available sight distance exceeds 105 metres in both directions (refer to Figure 5 and noting Figure
6), thus complying with the requirements of Table E4.7.4. The Acceptable Solution, A1 of E4.7.4 of the
Planning Scheme is therefore met.
It is further noted that the access is existing, no new accesses are proposed for the development.
2
Austroads, 2009
In an urban context, the requirements for junction treatments are reproduced in Figure 7.
The major road volume is estimated to be 350 vehicles per hour during peak periods, with a turn volume
estimated to be in the order of 15 vehicles per hour3. These movements do not warrant turn lane
facilities on Tully Street.
3
Based on peak traffic generation of 71 vehicles per hour assumed 70% inward split during the morning peak, with 30% right
turn inward movements.
The existing road safety performance of the road network does not indicate that there are any
current road safety deficiencies that might be exacerbated by the proposed development.
Adequate sight distance is available at the proposed site accesses in relation to the prevailing
vehicle speeds in accordance with Austroads and Planning Scheme requirements.
The existing road junction of the site with Tully Street is well defined with a relatively low traffic
volume. The additional traffic generated by the proposed development can be readily absorbed
by the junction and the surrounding network, noting particularly that the proposed development
will generate similar levels of traffic as the school once did (ie. the traffic volumes are not
changed dramatically, with a lower peak impact).
Acceptable Solution, A1 of E6.6.1 of the Planning Scheme requires that the number of car parking
spaces must not be less than the requirements of Table E6.1.
The requirements of Table E6.1 of the Planning Scheme relevant to the proposed development are set
out as follows:
Visitor accommodation: 1 space for unit or 1 space per 4 beds (greater of)
Museum: 1 space per 20m2 of floor area
Dwelling: 2 spaces per dwelling
This results in the parking requirements set out in Table 2.
Visitor Accommodation 1 space per unit or 1 space per Refer to calculations below
4 beds whichever is greater.
This traffic impact assessment (TIA) investigated the traffic and parking impacts of a proposed tourist
park development at 61 Tully Street, St Helens.
The proposed development is likely to generate 632 vehicles per day, with 71 vehicles per hour
during peak periods.
The traffic generation associated with the proposed development will not have any adverse
impacts on the operation of the existing access on Tully Street. The access was previously used
by a school, which is likely to have had a similar traffic generation during peak periods.
No modifications are required at the sites access on Tully Street.
Sight distance is considered acceptable at the access at Tully Street in accordance with Planning
Scheme requirements.
A total of 163 parking spaces are required to satisfy the requirements of the Planning Scheme.
With a total of 164 spaces provided, the Acceptable Solution A1 of Clause E6.6.1 of the Planning
Scheme is met.
Based on the findings of this report and subject to the recommendations above, the proposed
development is supported on traffic grounds.
This document is and shall remain the property of Midson Traffic Pty Ltd. The document may only be
used for the purposes for which it was commissioned and in accordance with the Terms of Engagement
for the commission. Unauthorised use of this document in any form whatsoever is prohibited.
Document Status
transport | community | mining | industrial | food & beverage | carbon & energy
Revision History
Rev
Description Prepared by Reviewed by Authorised by Date
No.
2016 pitt&sherry
This document is and shall remain the property of pitt&sherry. The document may only be used for the purposes for
which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of
this document in any form is prohibited.
Suncoast
Engineering
East Coast
Welding
61a Tully
Street
East Coast Welding, located at 114 Tully Street operates from 8:00am 5:00pm Monday to Thursday, 8:00am
2:45pm Fridays and is closed on the weekend. The business specialises in welding.
Suncoast Engineering, located at Lot 7, Industrial Estate, 25463 Tasman Highway. The opening hours of the
business are 7:30am-5:00pm weekdays and weekends by appointment only. Services offered include metal
fabrication, welding, machining, painting and engineering.
The combined noise level from these noise sources was calculated at the NW corner of 61a Tully Street,
taking into account the reduction in noise level due to distance, but not taking credit for any shielding from
intervening buildings or fences etc. The resulting noise level was 40.4 dB(A).
This level is well below the Tasmanian Environmental Protection Policy (Noise) guideline level of LAeq, 16hours
= 50 dB(A) for avoiding Moderate Annoyance of users of outdoor living areas. (LAeq, 16hours can be thought
of as the average noise level over a 16 hour period.)
The background noise level was not measured during this study, but using reference data provided in
AS1055.3 Acoustics- Description and measurement of environmental noise, a reasonable estimate would be
between 45 and 50 dB(A) during weekday, business hours. Background noise is dominated by nearby traffic.
This indicates that the predicted combined noise from the metal fabrication businesses is much less than the
estimated background noise level and that this noise is unlikely to be perceptible to residents and patrons of
the proposed new tourist park during daytime hours. Neither fabrication business operates at night.
3. Odour Assessment
Small metal fabrication contractors produce a variety of offensive odours and fumes, as a result of the metal
cutting, welding and painting processes employed. Fumes from metal cutting and welding are produced in
very small volumes and modest intensities by individual tools such as stick welders, angle grinders and
oxyacetylene torches etc. These fumes disperse rapidly and will rarely if ever be perceptible to an outside
observer beyond the boundary of the contractors site.
Spray painting operations are carried out inside a spray booth equipped with an exhaust fan and filters which
remove painting fumes from the air discharged. Painting applied by brush also produces very small volumes
of fume which disperse rapidly.
It is extremely unlikely that any activities carried out on site at the metal fabrication businesses will generate
odour that can be perceived at the proposed new tourist park.
4. Conclusions
The noise assessment and odour assessment indicate that emissions from the two metal fabrication business
are extremely unlikely to cause an environmental nuisance or environmental harm at the proposed new
tourist park.
transport | community | mining | industrial | food & beverage | carbon & energy
Sydney
Canberra Launceston Suite 902, Level 9,
PO Box 3124 Level 4 1-5 Railway Street
Manuka ACT 2603 113 Cimitiere Street Chatswood NSW 2067
T: 1300 748 874 PO Box 1409 PO Box 5487
Launceston TAS 7250 West Chatswood NSW 1515
Devonport T: (03) 6323 1900 T: (02) 9468 9300
Level 1 F: (03) 6334 4651
35 Oldaker Street
PO Box 836
Devonport TAS 7310 Melbourne
T: (03) 6424 1641 Level 1, HWT Tower
F: (03) 6424 9215 40 City Road
Southbank VIC 3006
PO Box 259
South Melbourne VIC 3205
T: (03) 9682 5290
F: (03) 9682 5292
11 April 2017
Taswater
GPO Box 1393
Hobart TAS 7001
AJL Consulting Engineers were engaged by SBTP Pty Ltd to respond to Taswaters request for
additional information regarding sewer and water management for the proposed Tourist Park at Tully
Street, St Helens.
This report has been prepared to address the following items as requested by Taswater:
1. Provide the following values:
a. Average dry weather sewage flow (ADWF) at the point of connection.
b. Peak dry weather sewage flow (PDWF) at the point of connection.
c. Total sewage flow at the point of connection.
d. Probable simultaneous water demand (PSD) for the proposed development.
e. The required fire flow rate in l/s and the required residual pressure (kPa) at the point of
connection.
f. Calculations of the number of equivalent tenements.
2. Amended plans showing the following:
a. The exact location of the DN150 sewer main and easement accurately dimensioned on
the plans.
b. A note stating how the pipe was located.
3. A concept services plan showing sewer and water indicating the following:
a. Indicative location of sewer and water main extensions.
AJL have adopted an alternative solution using PSD methodology to calculate the parts of Item 1, the
following assumptions have been made:
Each cabin uses the equivalent to 16 water supply loading units.
Each camping site uses the equivalent to 16 water supply loading units. Either used up in the
site or in the amenities building.
The Tourist Park has an annual occupancy of 50%. This is seasonal and up to 100% during
peak season.
Based on a single residence equating to 31 water supply loading units. Each cabin / camp site
equates to 0.52 equivalent tenancies.
Thus, the total equivalent tenancy (ET) = 146 x 0.52 = 76
Distribution
- Principal SBTP PTY LTD julianh@me.com
- Planner Irene Inc. - jen@ireneinc.com.au, natalie@ireneinc.com.au
- File Copy Launceston
1. Sewer
From Water Services Association of Australia Sewerage Code of Australia (WSA 02);
The average dry weather flow (ADWF) = 0.0021 x EP and
Peak dry weather flow (PDWF) d x ADWF
EP = Equivalent population = ET x 3.5 = 266
=> ADWF = 0.0021 x 266 = 0.557 L/s
From WSA 02, based on 4.5 hectares, d = 5.
=> PDWF = 5 x 0.557 = 2.79 L/s
Total sewage design flow = PDWF + GWI + IIF
GWI = 0.025 x A x portionwet
A = 4.5 hectares
portionwet = 0.5
=> GWI = 0.05625 L/s
IIF = 0.028 x AEFF x C x I
AEFF = A x (Density/150) 0.5
Density = EP/4.5 = 266/4.5 = 59.1
=> AEFF = 4.5 x (59.1/150)0.5 = 2.824
From WSA 02, we have adopted C = 0.8
I = I1,2 x factor size x factor containment
From WSA 02, we have adopted I1,2 = 18
factor size = (40/A)0.12 = (40/4.5)0.12 = 1.30
Using a 2 year ARI
factor containment = 1.0
=> I = 18 x 1.3 x 1.0 = 23.4
=> IIF = 0.028 x 2.824 x 0.8 x 23.4 = 1.48 l/s
=> Total sewage design flow = 2.79 + 0.056 + 1.48 = 4.326 L/s
2. Water
The probable simultaneous water demand (PSD) = 0.03 x ET + 0.4554 x (ET)0.5
=> PSD = 6.25 L/s
The flow rate and residual pressure required for firefighting purposes is either one or two hydrants
10l/s and 200kPa respectively, at this stage we have allowed for two hydrants which equates to
20 L/s.
The total required combined flow at the connection point is 26.31 L/s at 450 kPa.
Distribution
- Principal SBTP PTY LTD julianh@me.com
- Planner Irene Inc. - jen@ireneinc.com.au, natalie@ireneinc.com.au
- File Copy Launceston
3. Concept Drawings
The attached drawings outline a concept sewer and water plan for the proposed park. It includes
details of the existing DN150 sewer main.
Should you have any further queries please do not hesitate to contact us.
Yours faithfully,
Alan J. Leake
Director // Structural Engineer
B Eng (Civil) // MIEAust // CP Eng
Distribution
- Principal SBTP PTY LTD julianh@me.com
- Planner Irene Inc. - jen@ireneinc.com.au, natalie@ireneinc.com.au
- File Copy Launceston
Submission to Planning Authority Notice
Council Planning Council notice
DA 018-2017 7/02/2017
Permit No. date
TasWater details
TasWater
TWDA 2017/00166-BODC Date of response 13/06/2017
Reference No.
TasWater David Boyle 6345 6323
Phone No.
Contact Scott Taylor (Trade Waste) 6333 9359
Response issued to
Council name BREAK O DAY COUNCIL
Contact details admin@bodc.tas.gov.au
Development details
Address 61 TULLY ST, ST HELENS Property ID (PID) 2250716
Description of
Planning Scheme Amendment & Holiday Park
development
Schedule of drawings/documents
Prepared by Drawing/document No. Revision No. Date of Issue
AJL Consulting Engineers 16.139 Dwg DA02 B 24/05/2016
Western Design Pty Ltd 160603 Sheet 1 to 8 1/06/2017
Conditions
Pursuant to the Water and Sewerage Industry Act 2008 (TAS) Section 56P(1) TasWater imposes the
following conditions on the permit for this application:
CONNECTIONS, METERING & BACKFLOW
1. A suitably sized water supply with metered connection / sewerage system and connection for this
Tourist Park development must be designed and constructed to TasWaters satisfaction and be in
accordance with any other conditions in this permit.
2. Any new water property connection required to service the proposed development must be provided
from TasWaters DN250 water main (Asset number: SHW02PS20294) located on the northern side of
Tully street.
3. Any removal/supply and installation of water meters and/or the removal of redundant and/or
installation of new and modified property service connections must be carried out by TasWater at the
developers cost.
4. Prior to commencing construction a boundary backflow prevention device and water meter must be
installed, to the satisfaction of TasWater.
ASSET CREATION & INFRASTRUCTURE WORKS
5. Prior to the issue of a Certificate of Water and Sewerage Compliance for Stage 2, the developer must
design and construct an additional 7.0m of emergency storage and increase the pump capacity from
20L/s to 25L/s at TasWaters Tully St Sewage Pumping Station (Asset number: SHP08). The emergency
storage must be designed and constructed to allow future augmentation to meet any future
additional external emergency storage requirements.
Advice: In accordance with TasWaters Developer Charges Policy for developments located within
Serviced Land where insufficient capacity is available within an existing system, the developer pays the
costs of Extension, including connection, to that system and Expansion of the system to the level of
capacity required to service the development.
Authorised by
Jason Taylor
Development Assessment Manager
TasWater Contact Details
Phone 13 6992 Email development@taswater.com.au
Mail GPO Box 1393 Hobart TAS 7001 Web www.taswater.com.au
OFFICERS RECOMMENDATION:
1. Pursuant to former Section 33(3) of the Land Use Planning and Approvals Act 1993,
initiates amendment to the Break ODay Interim Planning Scheme 2013 to rezone land
identified in Certificate of Title Volume 140172 Folio 1, from Community Purpose zone
to General Residential zone.
2. Authorises Council Officers to prepare draft amendment of the Break ODay Interim
Planning Scheme 2013.
3. In accordance with former Section 6(3) of the Land Use Planning and Approvals Act
1993, delegates to the General Manager its functions under former Section 35(1) of the
Act, for the purposes of amendment to the Break ODay Interim Planning Scheme 2013.
4. Pursuant to former Section 38(a) of the Land Use Planning and Approvals Act 1993,
determines the period for public exhibition to be 28 days.
5. Pursuant to former Section 43A of the Land Use Planning and Approvals Act 1993,
approves DA018-2017 for Holiday Park at 61A Tully Street, St Helens subject to the
following conditions:
Conditions
2. The applicant must comply with the conditions as contained within TasWaters
Submission to Planning Authority Notice dated 13 June 2017 TWDA 2017/00166-BODC
(copy attached to this permit).
4. Storm water from the new development is to be collected and securely piped to an
approved point of discharge to Councils underground storm water reticulation so as
to ensure that flooding, erosion and nuisance are avoided. Design and construction
shall be to the satisfaction of Councils Engineer.
5. Drawings shall nominate storm water inundation levels, and floor levels of all habitable
rooms in new and existing buildings, to demonstrate compliance with the Building Act
2016 and the National Construction Code throughout the nominated life of the
Development. Annual Exceedance Probabilities associated with these levels shall be
clearly stated on the drawings
6. The applicant must ensure that external plant and mechanical equipment are located
and / or designed to avoid interruption to the amenity of adjoining residential
properties.
7. a) The areas shown to be set aside for General vehicle access and car parking must be:
i) completed before the use of the development;
ii) provided in accordance with Standards Australia (2004): Australian Standard As
2890.1-2004 Parking Facilities Part 1: Off Street Car Parking; Standards
Australia, Sydney and Standards Australia (2002): Australian Standard AS 2890.2
2002, Parking Facilities Part 2: Off-Street Commercial vehicle facilities;
Sydney and to the satisfaction of Councils General Manager;
iii) provided with space for access turning and manoeuvring of vehicles on-site to
enable them to enter and leave the site in a forward direction;
iv) surfaced with an impervious surface and drained to Councils storm water
drainage system;
v) Line-marked to indicate each space to the satisfaction of the Council.
8. The area set-aside for parking and associated access and turning must be designed,
constructed and maintained at all times to avoid dust or mud generation, erosion and
sediment transfer off site or de-stabilisation of the soil on site or on adjacent properties.
9. The completed parking and associated turning, loading and unloading areas and access
must be certified by a practicing civil engineer to the effect that they have been
constructed in accordance with the endorsed drawings and specifications approved by
Council before the use commences.
10. No works are to commence on the storm water connection until a permit to undertake
works in the road reservation has been issued by Councils Works Manager for the
storm water connection.
11. A Soil and Water Management Plan must be submitted to Council for approval prior to a
Building Permit being issued, prepared in accordance with Guidelines for Soil and Water
Management, published by Hobart City Council and available on Councils website
(http://www.bodc.tas.gov.au/webdata/resources/files/Guidelines_for_Soil_and_Water
_ Management.pdf). All works associated with the development must be conducted in
accordance with the approved Soil and Water Management Plan. All worked areas not
covered by structures must be promptly and progressively stabilised (e.g. revegetated)
so that they will not erode and/or act as a source of sediment transfer.
12. All works associated with the development must be conducted in accordance with a soil
and water management plan, Guidelines for Soil and Water Management, Hobart City
Council. Material must not be burnt on site and all trade waste must be disposed of in a
licensed waste disposal facility. During demolition/construction all existing materials
must be checked for the presence of asbestos and if found, handling, protection and
disposal must be carried out as per Code of Practice for the Removal of Asbestos
(NOHSC:2002(1988)). All worked areas not covered by structures must be promptly and
progressively stabilised (e.g. revegetated) so that they will not erode and/or act as a
source of sediment transfer.
14. Exterior and security lighting must be designed, baffled and located in accordance with
Australian Standard AS4282-1997 Control of the obtrusive effects of outdoor lighting
such that no direct light is emitted outside the boundaries of the subject land.
15. Loading and unloading of delivery goods and merchandise and the like must be carried
out within the boundaries of the subject land.
16. Any damage that may occur to any Council infrastructure during the construction of
the proposed development must be reinstated to the satisfaction of Council and at the
cost of the developer.
ADVICE
All underground infrastructure including all forms of water, storm water, power, gas
and telecommunication systems must be located prior to the commencement of any
on-site excavation and/or construction works. Any works to be undertaken within two
(2) metres of any Council owned infrastructure must be done in consultation with
Councils Works Manager.
Plants listed in Appendix 3, Break ODay Interim Planning Scheme 2013 must not be used
in landscaping.
The introduction of non-native plant species and plant species not of local provenance
should be avoided and environmental weeds regularly monitored and targeted for
removal.
All building wastes are to be removed to the appropriate waste disposal facility to
prevent an environmental nuisance being caused outside of the works site.
Activities associated with construction works are not to be performed outside the
permissible time frame listed:
Monday-Friday 7am to 6pm
Saturday 9am to 6pm
Sunday and public holidays 10am to 6pm
INTRODUCTION:
DISCUSSION:
- Clr McGuinness asked, was this previously zoned residential prior to being zoned
community. The Planning Consultant advised that yes it was.
COUNCIL DECISION:
1. Pursuant to former Section 33(3) of the Land Use Planning and Approvals Act 1993,
initiates amendment to the Break ODay Interim Planning Scheme 2013 to rezone land
identified in Certificate of Title Volume 140172 Folio 1, from Community Purpose zone
to General Residential zone.
2. Authorises Council Officers to prepare draft amendment of the Break ODay Interim
Planning Scheme 2013.
3. In accordance with former Section 6(3) of the Land Use Planning and Approvals Act
1993, delegates to the General Manager its functions under former Section 35(1) of the
Act, for the purposes of amendment to the Break ODay Interim Planning Scheme 2013.
4. Pursuant to former Section 38(a) of the Land Use Planning and Approvals Act 1993,
determines the period for public exhibition to be 28 days.
5. Pursuant to former Section 43A of the Land Use Planning and Approvals Act 1993,
approves DA018-2017 for Holiday Park at 61A Tully Street, St Helens subject to the
following conditions:
Conditions
2. The applicant must comply with the conditions as contained within TasWaters
Submission to Planning Authority Notice dated 13 June 2017 TWDA 2017/00166-BODC
(copy attached to this permit).
4. Storm water from the new development is to be collected and securely piped to an
approved point of discharge to Councils underground storm water reticulation so as
to ensure that flooding, erosion and nuisance are avoided. Design and construction
shall be to the satisfaction of Councils Engineer.
5. Drawings shall nominate storm water inundation levels, and floor levels of all habitable
rooms in new and existing buildings, to demonstrate compliance with the Building Act
2016 and the National Construction Code throughout the nominated life of the
Development. Annual Exceedance Probabilities associated with these levels shall be
clearly stated on the drawings
6. The applicant must ensure that external plant and mechanical equipment are located
and / or designed to avoid interruption to the amenity of adjoining residential
properties.
7. a) The areas shown to be set aside for General vehicle access and car parking must be:
vi) completed before the use of the development;
vii) provided in accordance with Standards Australia (2004): Australian Standard As
2890.1-2004 Parking Facilities Part 1: Off Street Car Parking; Standards
Australia, Sydney and Standards Australia (2002): Australian Standard AS 2890.2
2002, Parking Facilities Part 2: Off-Street Commercial vehicle facilities;
Sydney and to the satisfaction of Councils General Manager;
viii) provided with space for access turning and manoeuvring of vehicles on-site to
enable them to enter and leave the site in a forward direction;
ix) surfaced with an impervious surface and drained to Councils storm water
drainage system;
x) Line-marked to indicate each space to the satisfaction of the Council.
8. The area set-aside for parking and associated access and turning must be designed,
constructed and maintained at all times to avoid dust or mud generation, erosion and
sediment transfer off site or de-stabilisation of the soil on site or on adjacent properties.
9. The completed parking and associated turning, loading and unloading areas and access
must be certified by a practicing civil engineer to the effect that they have been
constructed in accordance with the endorsed drawings and specifications approved by
Council before the use commences.
10. No works are to commence on the storm water connection until a permit to undertake
works in the road reservation has been issued by Councils Works Manager for the
storm water connection.
11. A Soil and Water Management Plan must be submitted to Council for approval prior to a
Building Permit being issued, prepared in accordance with Guidelines for Soil and Water
Management, published by Hobart City Council and available on Councils website
(http://www.bodc.tas.gov.au/webdata/resources/files/Guidelines_for_Soil_and_Water
_ Management.pdf). All works associated with the development must be conducted in
accordance with the approved Soil and Water Management Plan. All worked areas not
covered by structures must be promptly and progressively stabilised (e.g. revegetated)
so that they will not erode and/or act as a source of sediment transfer.
12. All works associated with the development must be conducted in accordance with a soil
and water management plan, Guidelines for Soil and Water Management, Hobart City
Council. Material must not be burnt on site and all trade waste must be disposed of in a
licensed waste disposal facility. During demolition/construction all existing materials
must be checked for the presence of asbestos and if found, handling, protection and
disposal must be carried out as per Code of Practice for the Removal of Asbestos
(NOHSC:2002(1988)). All worked areas not covered by structures must be promptly and
progressively stabilised (e.g. revegetated) so that they will not erode and/or act as a
source of sediment transfer.
14. Exterior and security lighting must be designed, baffled and located in accordance with
Australian Standard AS4282-1997 Control of the obtrusive effects of outdoor lighting
such that no direct light is emitted outside the boundaries of the subject land.
15. Loading and unloading of delivery goods and merchandise and the like must be carried
out within the boundaries of the subject land.
16. Any damage that may occur to any Council infrastructure during the construction of
the proposed development must be reinstated to the satisfaction of Council and at the
cost of the developer.
ADVICE
All underground infrastructure including all forms of water, storm water, power, gas
and telecommunication systems must be located prior to the commencement of any
on-site excavation and/or construction works. Any works to be undertaken within two
(2) metres of any Council owned infrastructure must be done in consultation with
Councils Works Manager.
Plants listed in Appendix 3, Break ODay Interim Planning Scheme 2013 must not be used
in landscaping.
The introduction of non-native plant species and plant species not of local provenance
should be avoided and environmental weeds regularly monitored and targeted for
removal.
All building wastes are to be removed to the appropriate waste disposal facility to
prevent an environmental nuisance being caused outside of the works site.
Activities associated with construction works are not to be performed outside the
permissible time frame listed:
Monday-Friday 7am to 6pm
Saturday 9am to 6pm
Sunday and public holidays 10am to 6pm
CARRIED UNANIMOUSLY
Planning Permit DA 018-17
Location 61a Tully Street, St Helens
Title Reference 140172/1
Proposed Development Planning Scheme Amendment & Holiday Park
Use Class Visitor Accommodation
Proposed Zone General Residential
The Break ODay Council has resolved Pursuant to former Section 43A of the Land Use Planning and
Approvals Act 1993, approves DA018-2017 for Holiday Park at 61A Tully Street, St Helens subject
to the following conditions:
2. The applicant must comply with the conditions as contained within TasWaters
Submission to Planning Authority Notice dated 13 June 2017 TWDA 2017/00166-BODC
(copy attached to this permit).
4. Storm water from the new development is to be collected and securely piped to an
approved point of discharge to Councils underground storm water reticulation so as to
ensure that flooding, erosion and nuisance are avoided. Design and construction shall be
to the satisfaction of Councils Engineer.
5. Drawings shall nominate storm water inundation levels, and floor levels of all habitable
rooms in new and existing buildings, to demonstrate compliance with the Building Act
2016 and the National Construction Code throughout the nominated life of the
Development. Annual Exceedance Probabilities associated with these levels shall be
clearly stated on the drawings
6. The applicant must ensure that external plant and mechanical equipment are located
and / or designed to avoid interruption to the amenity of adjoining residential properties.
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7. a) The areas shown to be set aside for General vehicle access and car parking must be:
i) completed before the use of the development;
ii) provided in accordance with Standards Australia (2004): Australian Standard As
2890.1-2004 Parking Facilities Part 1: Off Street Car Parking; Standards Australia,
Sydney and Standards Australia (2002): Australian Standard AS 2890.2 2002,
Parking Facilities Part 2: Off-Street Commercial vehicle facilities; Sydney and to
the satisfaction of Councils General Manager;
iii) provided with space for access turning and manoeuvring of vehicles on-site to
enable them to enter and leave the site in a forward direction;
iv) surfaced with an impervious surface and drained to Councils storm water drainage
system;
v) Line-marked to indicate each space to the satisfaction of the Council.
8. The area set-aside for parking and associated access and turning must be designed,
constructed and maintained at all times to avoid dust or mud generation, erosion and
sediment transfer off site or de-stabilisation of the soil on site or on adjacent properties.
9. The completed parking and associated turning, loading and unloading areas and access
must be certified by a practicing civil engineer to the effect that they have been
constructed in accordance with the endorsed drawings and specifications approved by
Council before the use commences.
10. No works are to commence on the storm water connection until a permit to undertake
works in the road reservation has been issued by Councils Works Manager for the storm
water connection.
11. A Soil and Water Management Plan must be submitted to Council for approval prior to a
Building Permit being issued, prepared in accordance with Guidelines for Soil and Water
Management, published by Hobart City Council and available on Councils website
(http://www.bodc.tas.gov.au/webdata/resources/files/Guidelines_for_Soil_and_Water_
Management.pdf). All works associated with the development must be conducted in
accordance with the approved Soil and Water Management Plan. All worked areas not
covered by structures must be promptly and progressively stabilised (e.g. revegetated) so
that they will not erode and/or act as a source of sediment transfer.
12. All works associated with the development must be conducted in accordance with a soil
and water management plan, Guidelines for Soil and Water Management, Hobart City
Council. Material must not be burnt on site and all trade waste must be disposed of in a
licensed waste disposal facility. During demolition/construction all existing materials must
be checked for the presence of asbestos and if found, handling, protection and disposal
must be carried out as per Code of Practice for the Removal of Asbestos
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(NOHSC:2002(1988)). All worked areas not covered by structures must be promptly and
progressively stabilised (e.g. revegetated) so that they will not erode and/or act as a
source of sediment transfer.
14. Exterior and security lighting must be designed, baffled and located in accordance with
Australian Standard AS4282-1997 Control of the obtrusive effects of outdoor lighting
such that no direct light is emitted outside the boundaries of the subject land.
15. Loading and unloading of delivery goods and merchandise and the like must be carried out
within the boundaries of the subject land.
16. Any damage that may occur to any Council infrastructure during the construction of the
proposed development must be reinstated to the satisfaction of Council and at the cost
of the developer.
ADVICE
All underground infrastructure including all forms of water, storm water, power, gas and
telecommunication systems must be located prior to the commencement of any on-site
excavation and/or construction works. Any works to be undertaken within two (2) metres
of any Council owned infrastructure must be done in consultation with Councils Works
Manager.
Plants listed in Appendix 3, Break ODay Interim Planning Scheme 2013 must not be used in
landscaping.
The introduction of non-native plant species and plant species not of local provenance
should be avoided and environmental weeds regularly monitored and targeted for removal.
All building wastes are to be removed to the appropriate waste disposal facility to prevent
an environmental nuisance being caused outside of the works site.
Activities associated with construction works are not to be performed outside the
permissible time frame listed:
Monday-Friday 7am to 6pm
Saturday 9am to 6pm
Sunday and public holidays 10am to 6pm
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Advice to Applicant
Under Section 53(5) of the Land Use Planning and Approvals Act 1993 this permit lapses if the use or
development in respect of which this permit was granted, is not substantially commenced before the
permit would otherwise lapse.
Under Section 53(5A) and 53(5B) the Planning Authority may grant a further two extensions of the
permit upon application (fees apply). Under Section 53(5C) the request to extend a permit must be made
no later than 6 months from the date on which the permit lapsed and if the extension is granted, the
permit is to be taken as not lapsed.
Should you wish to appeal against any of the conditions imposed by Council, a notice of appeal may be
lodged by you to the Resource Management & Planning Appeal Tribunal, pursuant to Section 61(4) of the
Land Use Planning & Approvals Act 1993. Any appeal should be lodged within fourteen (14) days of receipt
of this notice and until the expiry of this period, or, should you lodge an appeal, then this approval will not
take effect until the determination or abandonment of the appeal.
You are advised that the Resource Management & Planning Appeals Tribunal under its powers may grant a
permit or refuse a permit. Should a permit be refused by the Tribunal, then you may not apply for the
same development for a period of two years from the date of the Tribunal decision.
Further to the above, any other approvals which may be required from other authorities for the proposed
use or development should be granted, and any fees paid, prior to this planning approval taking effect.
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Enclosed: Proforma for Resource Management & Planning Appeal Tribunal
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