Aged Care Homes at Scottsdale

Northbourne Park Association Inc
Stage 2 Residential Development

Planning Application Report
August 2018
Executive summary
Concept summary
VISION ENTRY STATEMENT
A proposed expansion of the existing retirement village at 21-49 A new tree lined entrance from George Street will foster a sense of arrival
Northbourne Avenue, Scottsdale will add 70 new dwellings and a new to the village with vegetation continuing at the edge of streets within the
primary access road connecting to George Street. Integration with the precinct. This will assist in achieving a safe environment while softening the
existing village is a priority reflected in the settlement design, which seeks infusion of residential buildings.
to maintain a relationship of openness and connectivity for all residents. The secondary entry point from Northbourne Avenue will allow the
Landscaped spaces will create an opportunity for high quality communal management of traffic flows and ease pressure points at peak periods.
living and allow for interconnection between villages, and to nearby medical
facilities, and the Scottsdale commercial precinct.
A mix of 2-3 bedroom units located in an open environment with landscaped

walking connections to pocket parks and destinations within the precinct will
provide a spacious settlement arrangement into which residents and visitors
can communicate and move about.
Contemporary unit designs achieve openness in living areas with raked

ceilings that induce a sense of space and size, and highlight the orientation
of the unit within the complex.
Garage spaces are large to enable ease of access for vehicles and
motorised wheelchairs, including an opportunity for storage space clear of
the parked vehicle and associated utilities.
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OPEN SPACES WATER BALANCE
The project will introduce pocket parks linked by landscaped pathways to Water capture and reuse is an important element of the master plan design
central areas that incorporate communal gardens and open spaces for use to achieve sustainability in cost and usage. Stormwater will be managed on-
by residents and site visitors, adding to the community feel and site site through a proposed wetland feature on the north east boundary, and
openness. reused in landscaped and private garden spaces.
The wetland will also provide a pleasant environment into which residents
can wander and remain, or pass through as part of an exercise regime,
LIVEABILITY contributing to the ambience of the precinct and beyond.
The introduction of walking paths amidst the green space and landscaped
linear paths are designed to encourage resident exercise and
intercommunication.
The level nature of the site allows the development to achieve pathways at
an easy grade which will provide both the opportunity for physical exercise
and resident inter-communication in a pleasant and safe physical
environment.
RESIDENT SERVICES
Storage and motor home parking has been designed and located on site to
assist in the management of occasional needs of residents, and longer term
storage accommodation where new residents are in transition to the village.
The area will also provide for overflow car parking for particular periods of
additional demand.
Example of a
Car parking is provided both on and off site to meet the needs of residents wetland feature
and visitors, ensuring that the precinct can be managed without the from a previous
appearance of vehicle dominance and the clutter of vehicles intruding GHD project
unnecessarily upon the streetscape and landscaped frontages.
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Project background
Northbourne Park Retirement Village currently provides 68 units for The site is located within a short drive to attractions in the north east
independent retirees along with access to common grounds and facilities, including Bridport and the coastal areas within the region and importantly
including a community centre and community garden. Two accommodation remains proximate to the city of Launceston, Launceston Airport, and
arrangements allow residents to rent or lease their units, and weekly service specialist services available within the north.
fees cover government and utility costs, building insurance, and property
Northbourne Park Association Inc. is seeking to expand the village to the
maintenance, including landscaping of common areas.
adjacent greenfield site, and to value add flexibility, functionality and
Private and community gardening, and indoor social activities such as amenity of the expanded village, capturing a recognised demand
snooker and bowls are accommodated at the village, which sits among three encouraging this expansion.
(3) hectares of lawns and gardens. The village offers residents secure and
A grant from the Tasmanian Government through the Tasmanian
peaceful amenity on the edge of Scottsdale town close to shopping,
Infrastructure Fund enabled the engagement of consulting group GHD Pty
recreation, entertainment, social, and medical facilities.
Ltd to prepare the master plan for this development initiative. A robust and
collaborative approach with the Northbourne Board has culminated in
finalisation of this concept design.
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Project description
The existing village covers approximately 3.7 hectares including internal
roads and existing communal spaces. The proposed extension will cover
the adjacent north-western site of approximately 5.2 hectares, including all
internal roads and communal spaces, and the most recent property
acquisition to provide the site’s primary access to George Street.
A new tree lined access from George Street will create a statement and
sense of arrival as residents enter the village. A network of landscaped
roads and pathways connecting residents to common areas and beyond the
village will improve traffic circulation while accommodating recreation and
exercise trails. Temporary caravan and motorhome parking facilities will
compliment resident and visitor car parking throughout the village.
Landscaping will achieve a sense of integration and continuity throughout

the village, as will the inclusion of communal open spaces. Further, the use
of natural screening in rear yards will promote a sense of openness and
connectedness.
A barbeque/picnic shelter and playground facilities, along with pocket parks

and landscaped pathways, will improve opportunities for visitor and family
activities. A future centrally located Village Green and Administration
Building, and a 37-space car park will further improve access to the site and
facilities.
Environmental and water balance have been considered with stormwater

management applying water sensitive urban design techniques, such as the
landscaped wetlands, which will filter and retain water sources on site while
improving amenity. Also, solar energy and contemporary dwelling design
will improve energy efficiency for residents.
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Connectivity and access
The proposed development will accommodate 70 new units while
maintaining consistency with the size and density of current village
infrastructure. A comparison of the proposed development and the similarly Connection to the surrounding precincts will be improved through the
sized, and completed Fairway Rise Lifestyle Village in Lindisfarne, development of a new road access to George Street and a secondary
Tasmania is presented in the following table: connection through the existing village via Northbourne Avenue. The
western corner of the proposed development will accommodate temporary
caravan/motorhome parking and storage space together with overflow
vehicle parking without impeding the circulation of traffic in the village. Both
Fairway Rise Example Northbourne Park Master Plan
on and off street parking spaces for residents and visitors satisfy planning
Total site area 55,290 m2 Excludes nursing 52,144.5 Includes George scheme requirements.
home and m2 Street acquisition
apartments area for new primary
access
A network of landscaped pathways will connect residents throughout the
village and will incorporate an exercise trail along the north-eastern
Number of units 84 70 boundary. Pedestrian and mobility scooter access will connect residents to
(proposed)
the existing and proposed community centres, and to proposed common
Unit density 1:658 m2 1:744.9 m2 Existing village
approx. 1:640 m2 areas including pocket parks, a communal vegetable garden, and the main
Building site 23% 24.9% village green.
coverage
Unit floor areas
Heading off site, the pedestrian and mobility scooter access will continue to
nearby North Eastern Soldiers Memorial Hospital and doctor’s surgery via a
Single 145 m2 160-174 m2 2-Bedroom
new link to Dickenson Place, and to the local R.S.L precinct. Access to
219 m2 3-Bedroom
George Street will improve residents’ access to the shopping and
Conjoined 348 m2 N/A
commercial precinct of Scottsdale.
Caravan/motor 420 m2 960 m2 Includes general
home (overflow) vehicle
parking/storage parking
Admin building 3,141 m2 Note: Southern 3,800 m2 Includes
and parking Cross Homes associated village
building is green and open
significantly larger space
than Northbourne
requirement
Overall road 1,065 m 1022 m
length
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Village dwellings
In keeping with the existing design the proposed development will offer a
mix of two and three bedroom detached units ranging in size from 160 m2 –
219 m2. The site layout provides flexibility for the location of the different
size units, with unit density at approximately 1:745 m2 and overall building
site coverage approximately 24.9%.
• Each dwelling will have an ensuite to the master bedroom, a guest
5.08
5.18
bedroom and bathroom, laundry, kitchen, dining, and lounge area. The
second bedroom and bathroom in all dwellings will facilitate potential
live-in carers for residents with such needs.
•
12m
Larger dwelling options will include a study and/or a third bedroom, and
the three-bedroom option will include a second garaged parking space. 10.16m 10.16m
• All garages will provide storage space, which will complement the
design principle of no outdoor storage, and
• Space for parking and charging mobility scooters will be
accommodated within each dwelling footprint.
The indicative floor layout and building footprint demonstrates the potential
20.45m
22.78m
20.45m
spatial arrangements and their relationship to the site, however the
retirement village Board recognises that floor plan variations to meet
particular client requirements can be accommodated to provide flexibility in
product offering.
Dwellings will be separated by natural screening in otherwise shared rear

yard spaces to promote a sense of spaciousness and community, and to
improve amenity. While many aspects of the dwelling designs and layout
are intended to integrate the proposed and existing developments, the
house designs for the current proposal will have a more contemporary style,
with consideration of passive environmental design to achieve sustainable
energy use.
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Amenity Environment and energy efficiencies
The proposed road access to George Street will include landscaping either Water sensitive urban design will improve the filtration and reuse of
side of the roadway and within the road island. The design is intended to stormwater on site. Swale drains adjacent open walking areas throughout
make a visual statement and foster a sense of arrival to the village. the village will direct stormwater to a landscaped wetland area at the north-
Landscaped streets and footpaths will continue this theme throughout the east boundary of the village. There, stormwater will be stored and filtered
village integrating pocket parks and scented gardens. through vegetation for reuse throughout the village’s various gardens and
landscaped areas.
Importantly, the wetland

will provide amenity for
residents and visitors, as
well as space for exercise.
The proposed wetland
feature will overlook
pastures to the north east,
and will incorporate
pathways to be used as
part of residents’ exercise
regimes, or as a quiet
location to remain or
wander through.
Along the north-east boundary of the new development site a footpath and Energy efficiency will be
exercise trail will overlook the neighbouring valley of grazing lands, with encouraged through the
views possible from areas adjacent landscaped wetlands created to filter inclusion of solar energy
stormwater on site. incorporated with the
A centrally located village green will accommodate a new community and development.
administrative centre with parking facilities adjacent. The village green’s Further, contemporary
gardens will surround a communal barbecue and shelter, and small dwelling designs,
playground to facilitate family gatherings. Example of a wetland
including raked ceilings,
feature and pathway from
North of the community centre and central to the village will be a raised will help minimise overall a previous GHD project.
vegetable garden with integrated potting benches, seating and a tool shed energy requirements for
for community use. residents.
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Indicative staging
The strategy for the staging proposes commencement with the construction
of the new access from George Street continuing to link with Northbourne
Avenue enabling a through road for ingress and egress to the new
development.
Stage 1 will also include the construction of the first 5 units, and continue
along the connector road to Northbourne Avenue. The intention is to achieve
maximum efficiency in terms of infrastructure services, access, continuity
and connection with the existing retirement village.
Connection to the existing village is seen as important to the wellbeing and

homogeneous approach to the overall development of the new site and its
relationship to the existing complex, therefore the early stages seek to
create that connection.
Infrastructure planning
A staged approach is proposed for the development of the residential units,
however the completion of the site’s infrastructure as part of the first phases
of development would allow for flexibility in the development of the site
enabling the introduction of all infrastructure in the most cost effective
manner.
Whilst, therefore, the preference is to construct all key services - water,

sewer, stormwater, electrical, telecommunication and facility service
infrastructure for the whole of the site as a part of the first stages, the
alternative option is an infrastructure staging plan enabling the completion
of site infrastructure in three tranches.
The difference in infrastructure stage costs reflects design imperatives in

the provision of services for sewer, stormwater, electrical and
telecommunications which would be completed within the first 2 stages.
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Table of contents
1. Introduction..................................................................................................................................... 3
1.1 Purpose of this report........................................................................................................... 3
1.2 Proposal overview................................................................................................................ 3
1.3 Scope and limitations ........................................................................................................... 4
2. Site and surrounds ......................................................................................................................... 5
2.1 Subject site .......................................................................................................................... 5
2.2 Surrounding area ................................................................................................................. 7
2.3 Site access ........................................................................................................................... 7
2.4 Services ............................................................................................................................... 7
3. Proposal ......................................................................................................................................... 9
4. Planning assessment ................................................................................................................... 13

4.1 Zone assessment............................................................................................................... 13
5. Codes ........................................................................................................................................... 42
5.1 E1.0 Bushfire-prone areas code ........................................................................................ 42
5.2 E4 Road and railway assets code ..................................................................................... 45
5.3 E6 Car parking and sustainable transport code ................................................................ 50
6. Conclusion.................................................................................................................................... 58
Table index
Table 1: Area of proposed dwellings and roads (site coverage) ............................................................ 10
Table 2: Infrastructure and indicative development stages .................................................................... 11
Figure index
Figure 1: Subject sites as per Certificates of Title .................................................................................... 5
Figure 2: Existing retirement village sites and proposed development site ............................................. 6
Figure 3: Facilities within approximately 700 m of the subject site .......................................................... 8
Figure 4: Footprint of proposed dwellings ................................................................................................ 9
Figure 5: Stage 2 development - indicative staging plan ....................................................................... 12
GHD | Report for Northbourne Park Association Inc - Stage 2 Residential Development, 3218525 | 1
Appendices
Appendix A – Crown Landowner Consent
Appendix B – Certificates of Title

Appendix C – Elevations of Proposed Dwellings
Appendix D – Traffic Impact Assessment
Appendix E – Bushfire Hazard Management Plan
Appendix F – Written Advice From State Growth
1. Introduction
1.1 Purpose of this report
This report has been prepared by GHD Pty Ltd (GHD) on behalf of Northbourne Park
Association Inc. (NPA) in support of their application for a permit to develop the second stage of
Northbourne Park Retirement Village in Scottsdale.
The permit application is lodged under Section 57 of the Land Use Planning and Approvals Act
1993 as required by Clause 8.4 of the Dorset Interim Planning Scheme 2013 (the Scheme). As
the development will create a new junction to George Street this application is made with
consent from the Department of State Growth, which is required insofar as the proposed
development affects the State road network and Crown land under the jurisdiction of the
Department. A copy of the consent from State Growth is included in Appendix A.
The purpose of this report is to provide an assessment of the proposed development against
the relevant provisions of the Scheme.
1.2 Proposal overview

Integrating with the existing Northbourne Park Retirement Village the proposed development will
create an additional 70 dwellings for independent retirees on 5.214 ha of land adjacent the
northern boundary of the existing village.
The development will include a centrally located community vegetable garden; a small pocket
park with a picnic shelter; and an introduced wetland for the management and reuse of
stormwater.
The development will retain secondary access from Northbourne Avenue while a new primary
access point to George Street will open to an internal circuit of landscaped roads and walkways,
which in turn connect the site to nearby external facilities, including Scottsdale R.S.L, Scottsdale
Doctor Surgery, and the North East Soldiers Memorial Hospital.
The proposed new dwellings, being of a contemporary architectural style, incorporate passive
environmental design to help to reduce energy requirements. Each dwelling will include an
ensuite to a master bedroom with a separate bathroom in each dwelling that can facilitate
potential live-in carers for residents with such needs. Large garages will provide sufficient
storage space to include mobility scooters, and assist the NPA’s policy of ‘no outdoor storage’.
The development will proceed through three (3) stages of infrastructure development and 16
stages of residential unit construction.
1.3 Scope and limitations
This report has been prepared by GHD for NPA and may only be used and relied on by NPA
and Dorset Council for the purpose agreed between GHD and NPA as set out in this report.
GHD otherwise disclaims responsibility to any entity other than NPA and Dorset Council arising
in connection with this report. GHD also excludes implied warranties and conditions, to the
extent legally permissible.
The services undertaken by GHD in connection with preparing this report were limited to those
specifically detailed in the report and are subject to the scope limitations set out in the report.
The opinions, conclusions and any recommendations in this report are based on conditions
encountered and information reviewed at the date of preparation of the report. GHD has no
responsibility or obligation to update this report to account for events or changes occurring
subsequent to the date that the report was prepared.
The opinions, conclusions and any recommendations in this report are based on assumptions
made by GHD described in this report. GHD disclaims liability arising from any of the
assumptions being incorrect.
GHD has prepared this report on the basis of information provided by NPA and others who
provided information to GHD (including Government authorities), which GHD has not
independently verified or checked beyond the agreed scope of work. GHD does not accept
liability in connection with such unverified information, including errors and omissions in the
report which were caused by errors or omissions in that information.
2. Site and surrounds
2.1 Subject site
The subject site is located at 21-49 Northbourne Avenue, Scottsdale, comprised in Certificate of
Title Volume 163040 Folio 1. The proposed development will also incorporate the site at 40
George Street, Scottsdale, comprised in Certificate of Title Volume 211872 Folio 1. The relevant
title documentation is included in Appendix B.
Entrances to the existing retirement village include Northbourne Avenue, Dickenson Place (off
Fosters Road), and George Street. The current development footprint within the title (CT
163040/1) is contained within approximately 3ha or 37.5% of the total area of the property, in
the south and south-eastern portion of the site. This area includes 51 of the Village’s 68
independent residential dwellings, a community centre, community gardens, roads, and
footpaths. The property at 40 George Street, which has been purchased by the NPA, contains a
single detached residential dwelling, which will be demolished to allow for a new main access
point to the village (see Figure 1).
Figure 1: Subject sites as per Certificates of Title

Sourced from TheLIST (www.thelist.tas.gov.au) © State of Tasmania.
The proposed development will be located on the north and north-western portion of the subject
site (see Figure 2). This area of the site consists of pastured land that gently slopes toward the
north-east and east. Its north-western and north-eastern boundaries are shared with a single
rural property containing a single detached dwelling and outbuildings. The south-western
boundary of the site is shared with the rear boundaries of a row of residential properties fronting
George Street (40 George Street is among these properties).
Figure 2: Existing retirement village sites and proposed development site

2.2 Surrounding area
The site is located within the Scottsdale Township. While the property immediately north of the
subject site is rural, consisting primarily of pastured fields, residential developments dominate
the area further north from within 120 m of the subject site and continuing for between 250 m
and 750 m. An area of light industrial development is also located between 250 m and 750 m
north-west of the site, and rural uses continue north-east of the site for several kilometres.
Within 130 m east of the site are medical facilities, including the Scottsdale Doctors Surgery and
North East Soldiers Memorial Hospital. Areas south-east, south, south-west, and west of the
site are dominated by residential uses interspersed with recreational, community and
commercial uses, including Scottsdale Recreation Ground to the south-west.
2.3 Site access

Northbourne Avenue, which connects to Cameron Street south-east of the subject site, is the
main point of access to the retirement village, and provides vehicular access to 30 dwellings.
Dickenson Place, via Fosters Road east of the site, provides vehicular access to nine (9)
dwellings, while five (5) dwellings in the south-western corner of the site have direct access from
George Street. Pedestrian access connects each section of the site via pathways. Pedestrian
access is also available between the site and Scottsdale R.S.L. and to areas beyond.
2.4 Services
The subject site is fully serviced by water, sewerage and stormwater infrastructure, and a range
of facilities are available within approximately 700 m (see Figure 3). These include medical and
assisted living facilities and ambulance services east of the site; financial, retail, and hospitality
facilities, and police and fire services to the south and south-west; and recreational facilities
west of the site.
Figure 3: Facilities within approximately 700 m of the subject site
3. Proposal
The proposal is for a 70-dwelling expansion of Northbourne Park Retirement Village at 21-49
Northbourne Avenue, Scottsdale. Three (3) dwelling types are proposed, which are of a
contemporary architectural style and passive design. Each dwelling will include a minimum of
one (1) garaged parking space, a master bedroom and ensuite, a guest bedroom and
bathroom, a laundry, kitchen, dining room, and a lounge room. A larger dwelling option will
include a third bedroom (or study) and a second garaged parking space (see Figure 4).
Elevations of the proposed dwellings are included in Appendix C.
5.18m
5.08m
12m
10.16m 10.16m
20.45m
20.45m
22.78m
Figure 4: Footprint of proposed dwellings
Four (4) dwellings will be semi-detached and the other 66 will be fully detached. All dwellings
will otherwise be separated from one another by vegetative screening to delineate private open
space and improve amenity. All dwellings will share access to communal facilities including a
vegetable garden with a tool shed, pocket parks, a playground, and a secure
caravan/motorhome storage and parking area.
The development will include the demolition of an existing dwelling and outbuildings at 40
George Street to accommodate a new primary access road to the village. All proposed roads
will be landscaped with tree plantings either side, and the new primary access will also include
tree plantings in a median strip, so as to signal a point of arrival to the complex. The site is
serviced by water and energy infrastructure, and stormwater will be managed on site with runoff
being diverted through swales to an introduced wetland, which will accommodate a landscaped
walkway overlooking rural land to the north and north-east.
Northbourne Avenue will be retained as a secondary access point, which will improve vehicle
circulation between the development site and surrounding areas. Primary vehicle access will be
via a new road connection to George Street through the property at 40 George Street. The
proposed new junction will be designed as a give-way controlled intersection complete with all
statutory line markings and signage, consistent with recommendations of the Traffic Impact
Assessment (TIA) prepared for this proposal (Appendix D).
Pathways will be constructed to accommodate wheelchairs and mobility scooters as well as

pedestrians, and will connect residences to visitor parking bays, and facilities both within and
external to the site.
Development will be entirely within the two subject sites identified as “Stage 2 Development
Site” in Figure 2, which has a total area of 52,144.5 m2. Table 1 identifies the total area of each
proposed dwelling type and proposed roads. Total site coverage will be 19,061.8 m2, or 36.55%
of the proposed development area.
Table 1: Area of proposed dwellings and roads (site coverage)
Development Floor Space Site Coverage Number of Site Site

Item per Dwelling per Dwelling Dwellings Coverage Coverage
(m2) (m2) (m2) (%)
Type A 160.97 174.09 37 6,441.33 12.35

Dwellings
Type B 166.43 178.96 24 4,295.04 8.23

Dwellings
Type C 219.27 249.69 9 2,247.21 4.31

Dwellings
Total 70 12,983.58 24.90

Dwellings
Total Road 6,078.3 11.66

Area
Total Site 19,061.88 36.55

Coverage
Development will be undertaken in stages, including three (3) main infrastructure stages, and 16
unit construction stages. Relative development stages are identified in Table 2 and Figure 5.
Note that the all development stages are indicative only and may be subject to change
throughout the development process.
Table 2: Infrastructure and indicative development stages
Infrastructure Stages Unit Stages Number of Units
Stage 1 5
Stage 2 5
Stage 1 Stage 3 4
Stage 4 4
Stage 5 4
Stage 6 5
Stage 7 3
Stage 2 Stage 8 5
Stage 9 5
Stage 10 5
Stage 11 4
Stage 12 4
Stage 13 5
Stage 3
Stage 14 3
Stage 15 5
Stage 16 4
Figure 5: Stage 2 development - indicative staging plan
4. Planning assessment
4.1 Zone assessment
This section of the report assesses the proposed development against Scheme provisions of
the General Residential Zone.
10.0 General Residential Zone
10.1 Zone Purpose

10.1.1 Zone Purpose Statement
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.
10.1.1.3 Non-residential uses are not to be at a level that distorts the primacy of
residential uses within the zones, or adversely affect residential amenity through
noise, activity outside of business hours traffic generation and movement or
other off site impacts.
10.1.1.4 To encourage residential development that respects the neighbourhood

character and provides a high standard of residential amenity.
10.1.1.5 To ensure that multiple dwellings and other forms of residential development are
interspersed with single dwellings in a manner that ensures that single dwellings
remain the primary form of dwellings in a road or neighbourhood.
Consistent
10.1.1.1 The proposed second stage of the retirement village development will further
diversify housing in the retirement village, including 66 new single detached
dwellings and four (4) semi-detached dwellings. Three (3) house designs are
proposed with varying layouts and floor areas. Housing density will be
approximately 1 dwelling per 745 m2, which improves utilisation of existing
services and utilities in the area. The site is fully serviced by sewerage, water
and stormwater utilities, as well as electricity and communications infrastructure,
and will incorporate on-site stormwater management through the construction of
an introduced wetland. The site will be accessed from the existing network and
a new primary access to George Street. These services may require
augmentation but this can be achieved as part of the staged introduction of
reticulated infrastructure.
10.1.1.2 Associated uses will be provided in the form of landscaped pocket parks,
playgrounds, a picnic shelter, and a community garden. Residents of the
proposed second stage of the village will have access to the existing on site
community centre, and beyond the site to nearby health, recreation, community,
and commercial facilities.
10.1.1.3 All proposed non-residential but associated uses will service residents of the
village and contribute to residential amenity. As above, these uses include
parks, playgrounds, and gardens, which will not contribute to traffic generation.
10.0 General Residential Zone
10.1 Zone Purpose
10.1.1 Zone Purpose Statement
10.1.1.4 Integration with the existing retirement village to improve residential amenity is a
key design feature of the proposed second stage of the village. This is achieved
through the inclusion of landscaped roads and pathways, parks, and gardens;
and through the use of vegetative screening between dwellings to encourage a
sense of openness. Likewise the introduction of the main point of arrival from
George Street facilitates the integration of and connection with the Scottsdale
township.
10.1.1.5 The proposed development, being a multiple dwelling retirement village,
comprises 70 independent dwellings; 66 of which are fully detached 2-3
bedroom units, and 4 of which (identified in Stage 8 of the proposed
development stages) and represent the purpose identified as an element of the
residential mix.
10.1.2 Local Area Objectives
Scottsdale and Bridport will be recognised Subdivision design is to consider the

and maintained as key centres of urban relationship and connectivity between future
growth. urban growth areas, support services and
open space assets.
The visual character of residential areas

comprised of older historic building types is
to be protected through the design and
location of development.
Consistent
The proposed expansion of the retirement The design layout enhances connectivity
village, being a greenfield residential between the subject site and nearby support
development within 500 m of Scottsdale’s services and open space assets, such as
General Business Zone on King Street, is medical and community facilities and
consistent with the objective of Scottsdale recreational open space areas.
being a key centre of urban growth.
The proposed development is not in a

residential area characterised by older
historic building types.
10.1.3 Desired Future Character Statements
10.1.3.1 Scottsdale
a) Variety in housing types and aged care will be encouraged in seeking to retain population.
b) Areas of vacant or underutilised land will be promoted for infill development.
10.1.3 Desired Future Character Statements
Consistent
a) The proposed development will increase the variety and stock of housing for independent
retirees. The proposal includes three (3) dwelling sizes with varying internal floor layouts.
b) The subject site is presently vacant and will be used for its highest and best use
introducing additional retirement living opportunities within the residential precinct.
10.2 Use Table
The proposed development, being for a multiple dwelling residential use, is a permitted use
with no qualification.
10.3 Use Standards
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.
Consistent
Non-residential but associated uses are proposed in conjunction with the residential
development include a playground, a picnic shelter, community gardens and pocket parks.
These will be located within the site and will add significantly to the amenity for the residential
development without impacting the amenity of adjacent properties. The proposed playground
and picnic shelter for example will be set among landscaped parks and gardens, which will
contribute to the amenity for the new residents.
Acceptable Solutions Performance Criteria
A1 P1
If for permitted or no permit required uses. The use must not cause or be likely to cause
an environmental nuisance through
emissions including noise and traffic
movement, smoke, odour, dust and
illumination.
Complies with A1
The proposed development is a permitted use under Use Table 10.2.
A2 P2
Commercial vehicles for discretionary uses Commercial vehicle movements for

must only operate between 7:00 am and discretionary uses must not unreasonably
7:00 pm Monday to Friday and 8:00 am to impact on the amenity of occupants of
6:00 pm Saturday and Sunday. adjoining and nearby dwellings.
10.3 Use Standards
10.3.1 Amenity
Not applicable
There are no discretionary uses proposed as part of this development.
A3 P3
If for permitted or no permit required uses. External lighting must demonstrate that:
a) floodlighting or security lights used on the

site will not unreasonably impact on the
amenity of adjoining land; and
b) all direct light will be contained within the

boundaries of the site.
Complies with A1
The proposed development is a permitted use under Use Table 10.2.
10.3.2 Residential Character – Discretionary Uses
Objective:
To ensure that discretionary uses support:
a) the visual character of the area; and
b) the local area objectives, if any.
Not applicable
No discretionary uses are identified in this proposal.
10.4 Development Standards
10.4.1 Residential density for multiple dwellings
Objective:
To provide for suburban densities for multiple dwellings that:
(a) make efficient use of suburban land for housing; and
(b) optimise the use of infrastructure and community services.
Consistent
(a) The proposed development will utilise vacant land within a residential area to provide
multiple dwellings at a density of approximately one (1) per 745 m2, with site coverage of
approximately 36.55%.
(b) The subject site is serviced by water, sewerage, electricity, and communications utilities,
and by road infrastructure. Stormwater will be managed on site through the construction of
swales and an introduced wetland.
Existing community services will not be adversely impacted by the development which seeks
to integrate with the existing services within the township.
10.4 Development Standards
10.4.1 Residential density for multiple dwellings
A1 P1
Multiple dwellings must have a site area per Multiple dwellings must only have a site area
dwelling of not less than: per dwelling that is less than 325 m2, or that
specified for the applicable density area in
(a) 325 m2; or
Table 10.4.1, if the development will not
(b) if within a density area specified in Table exceed the capacity of infrastructure services
10.4.1 below and shown on the planning and:
scheme maps, that specified for the density
(a) is compatible with the density of the
area.
surrounding area; or
(b) provides for a significant social or

community housing benefit and is in
accordance with at least one of the following:
(i) the site is wholly or partially within

400 m walking distance of a public
transport stop;
(ii) the site is wholly or partially within

400 m walking distance of a business,
commercial, urban mixed use, village or
inner residential zone.
Complies with A1(a)
The total area in which the proposed development will occur is 52,144 m2, which includes the
property at No. 40 George Street and the north-western portion of 21-49 Northbourne
Avenue (as per Figure 2). Of that, 6,078 m2 will be utilised as road reserve. The remaining
area will contain the proposed 70 dwellings, resulting in a site area per dwelling of 658 m2.
10.4.2 Setbacks and building envelope for all dwellings
Objective:
To control the siting and scale of dwellings to:
(a) provide reasonably consistent separation between dwellings on adjacent sites and a
dwelling and its frontage; and
(b) assist in the attenuation of traffic noise or any other detrimental impacts from roads with
high traffic volumes; and
(c) provide consistency in the apparent scale, bulk, massing and proportion of dwellings; and
(d) provide separation between dwellings on adjacent sites to provide reasonable opportunity
for daylight and sunlight to enter habitable rooms and private open space.
Consistent
(a) The subject site will have frontage to George Street in the south-west via a new access
road, and to Northbourne Avenue in the south-east. All new dwellings will be internal to the
site and no closer than approximately 3 m to a side boundary. Four (4) of six (6) neighbouring
properties sharing the site’s south-western boundary have buildings within approximately 4 m
to 10 m of the boundary. Separation between proposed buildings and those on adjacent
properties is consistent with the development standard and is compliant.
(b) While the subject site will have approximately 25 m of frontage to George Street, internal
dwellings will be set back from George Street by more than 80 m given that this area will
contain the main arrival point to the new development. The TIA accompanying this report
(Appendix D) anticipates the development will generate up to 168 vehicle movements per
day onto the surrounding road network, with up to 32 vehicle movements per hour during
peak periods, which is consistent with the estimated 200 daily vehicle movements on
Northbourne Avenue associated with the existing retirement village. This indicates the level
of noise generated by traffic associated with the development will be consistent with
acceptable levels associated with the existing retirement village.
(c) Consistent setbacks from internal access roads and the incorporation of screen plantings
between dwellings will add to the amenity, achieving a strong alignment through the village.
The development proposes three dwelling types of complementary modern architectural
style. Buildings will range between 4.8 m and 5.2 m in height, 10.1 m and 12 m in width, and
20 m and 22.2 m in depth.
(d) The separation between proposed dwellings is consistent with those of the existing
retirement village. The proposed dwellings will be set back from the south-western site
boundary by between 3 m and 10 m, which is consistent with properties sharing that
boundary. The proposed separation of dwellings will allow for daylight to enter habitable
rooms.
A1 P1
Unless within a building area, a dwelling, A dwelling must:

excluding protrusions (such as eaves, steps,
(a) have a setback from a frontage that is
porches, and awnings) that extend not more
compatible with the existing dwellings in the
than 0.6 m into the frontage setback, must
street, taking into account any topographical
have a setback from a frontage that is:
constraints; and
(a) if the frontage is a primary frontage, at
(b) if abutting a road identified in Table
least 4.5 m, or, if the setback from the
10.4.2, include additional design elements
primary frontage is less than 4.5 m, not less
that assist in attenuating traffic noise or any
than the setback, from the primary frontage,
other detrimental impacts associated with
of any existing dwelling on the site; or
proximity to the road.
(b) if the frontage is not a primary frontage, at
least 3 m, or, if the setback from the frontage
is less than 3 m, not less than the setback,
from a frontage that is not a primary frontage,
of any existing dwelling on the site; or
(c) if for a vacant site with existing dwellings
on adjoining sites on the same street, not
more than the greater, or less than the lesser,
setback for the equivalent frontage of the
dwellings on the adjoining sites on the same

street; or
(d) if the development is on land that abuts a
road specified in Table 10.4.2, at least that
specified for the road.
Not applicable
The proposed retirement village (Stage 2) consists of dwellings set within a generous open
setting, with no direct access to frontages of the property at George Street or Northbourne
Avenue. Internal vehicular access is via an internal road network, and setbacks from these
roads are consistent with those of Dent Street and Haas Court, which are within the existing
retirement village to which the proposed development will integrate.
A2 P2
A garage or carport must have a setback A garage or carport must have a setback
from a primary frontage of at least: from a primary frontage that is compatible
with the existing garages or carports in the
(a) 5.5 m, or alternatively 1 m behind the
street, taking into account any topographical
façade of the dwelling; or
constraints.
(b) the same as the dwelling façade, if a
portion of the dwelling gross floor area is
located above the garage or
carport; or
(c) 1 m, if the natural ground level slopes up

or down at a gradient steeper than 1 in 5 for a
distance of 10 m from the frontage.
Not applicable
Proposed dwellings are internal to the site with no direct access to site frontage.
A3 P3
A dwelling, excluding outbuildings with a The siting and scale of a dwelling must:
building height of not more than 2.4 m and
(a) not cause unreasonable loss of amenity
protrusions (such as eaves, steps, porches,
by:
and awnings) that extend not more than 0.6m
horizontally beyond the building envelope, (i) reduction in sunlight to a habitable
must: room (other than a bedroom) of a
dwelling on an adjoining lot; or
(a) be contained within a building envelope
(refer to Diagrams 10.4.2A, 10.4.2B, 10.4.2C (ii) overshadowing the private open
and 10.4.2D) determined by: space of a dwelling on an adjoining lot; or
(i) a distance equal to the frontage (iii) overshadowing of an adjoining vacant

setback or, for an internal lot, a distance lot; or
of 4.5 m from the rear boundary of a lot (iv) visual impacts caused by the
with an adjoining frontage; and apparent scale, bulk or proportions of the
(ii) projecting a line at an angle of 45 dwelling when viewed from an adjoining
degrees from the horizontal at a height of lot; and
3 m above natural ground level at the side
boundaries and a distance of 4 m from (b) provide separation between dwellings on

the rear boundary to a building height of adjoining lots that is compatible with that
not more than 8.5 m above natural ground prevailing in the surrounding area.
level; and
(b) only have a setback within 1.5 m of a side

boundary if the dwelling:
(i) does not extend beyond an existing
building built on or within 0.2 m of the
boundary of the adjoining lot; or
(ii) does not exceed a total length of 9 m
or one-third the length of the side
boundary (whichever is the lesser).
Complies with P3
The siting and scale of proposed dwellings:
(a) will not cause an unreasonable loss of amenity.

(i) The proposed dwellings will be set back between 3 m and 8 m from the south-western
boundary of the site, which will not interfere with sunlight reaching dwellings on adjacent
properties, including habitable rooms. Setbacks between proposed and existing dwellings
along the south-eastern boundary of the proposed development site will not lead to an
unreasonable loss of amenity.
(ii) The proposed dwellings will be set back from the south-western boundary of the
subject site with sufficient space and will not result in the overshadowing of private open
space of dwellings on adjoining lots.
(iii) Not applicable. The subject site is not adjacent a vacant lot.
(iv) The proposed dwellings will be of a scale and bulk consistent with those of the
existing retirement village. Landscaping, including vegetative screening between
dwellings will enhance amenity and privacy.
(b) The separation between proposed dwellings and dwellings on adjoining lots is consistent
with the separation between lots in the surrounding area. Dwellings on existing lots along
George Street are separated by between 5 m and 18 m. Separation between dwellings within
the existing retirement village range between 3 m and 10 m.
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
Consistent
The proposed development:

(a) provides for outdoor recreation and the operational needs of the residents with the
inclusion of common open space areas and pathways, for ease of access throughout the
village and beyond to nearby services; and
(b) provides opportunities for the planting of gardens and landscaped spaces throughout the
village along paths and access ways, and in gardens, parks, and ultimately the Village
Green. Residents will have access to a community garden and garden space surrounding
each dwelling, including vegetative screening between dwellings.
(c) provides private open space that is integrated with the living areas of the dwelling through
the inclusion of access to rear yards via the lounge rooms of each proposed dwelling type.
(d) provides private open space with access to sunlight with private open space completely
surrounding each dwelling, with the exception of four (4) semi-detached dwellings. These
four (4) dwellings each have access to private open space on three (3) sides, providing
access to sunlight within a private outdoor space.
A1 P1
Dwellings must have: Dwellings must have:
(a) a site coverage of not more than 50% (a) private open space that is of a size and
(excluding eaves up to 0.6 m); and dimensions that are appropriate for the size
of the dwelling and is able to accommodate:
(b) for multiple dwellings, a total area of
private open space of not less than 60 m2 (i) outdoor recreational space consistent
associated with each dwelling, unless the with the projected requirements of the
dwelling has a finished floor level that is occupants and, for multiple dwellings,
entirely more than 1.8 m above the finished take into account any communal open
ground level (excluding a garage, carport or space provided for this purpose within
entry foyer); and the development; and
(c) a site area of which at least 25% of the (ii) operational needs, such as clothes
site area is free from impervious surfaces. drying and storage; and
(b) reasonable space for the planting of

gardens and landscaping.
Complies with P1
Total site coverage will be 36.55%, and each dwelling will:
(a) have access to private open space in an area averaging between 25 m2 and 50 m2 to its
rear, side or front. These areas are of an appropriate size as the retirement village will
include shared open space in the form of pocket parks, communal gardens, and an
introduced wetland.
(i) Communal outdoor recreational space is provided throughout the village with a
pathway circuit, pocket parks, and communal gardens. Pathways throughout the village
will link all residents to recreational spaces in the surrounding area, including parks, and
the bowling green in the adjacent R.S.L.
(ii) The NPA has a ‘no outdoor storage’ policy. The garages of the proposed dwellings are
designed to be large enough to accommodate extra private storage needs, including for
mobility scooters. The private outdoor space associated with each dwelling is sufficient for
the anticipated requirements of residents in line with the existing retirement village.
(b) have adequate space for private gardening and residents will also have access to a
communal vegetable garden.
A2 P2
A dwelling must have an area of private open A dwelling must have private open space
space that: that:
(a) is in one location and is at least: (a) includes an area that is capable of
serving as an extension of the dwelling for
(i) 24 m2; or
outdoor relaxation, dining, entertaining and
(ii) 12 m2, if the dwelling is a multiple children’s play and that is:
dwelling with a finished floor level that is
(i) conveniently located in relation to a
entirely more than 1.8 m above the
living area of the dwelling; and
finished ground level (excluding a garage,
carport or entry foyer); and (ii) orientated to take advantage of
sunlight.
(b) has a minimum horizontal dimension of:
(i) 4 m; or
(ii) 2 m, if the dwelling is a multiple

dwelling with a finished floor level that is
entirely more than 1.8 m above the
finished ground level (excluding a garage,
carport or entry foyer); and
(c) is directly accessible from, and adjacent

to, a habitable room (other than a bedroom);
and
(d) is not located to the south, south-east or

south-west of the dwelling, unless the area
receives at least 3 hours of sunlight to 50% of
the area between 9:00 am and 3:00 pm on
the 21st June; and
(e) is located between the dwelling and the

frontage, only if the frontage is orientated
between 30 degrees west of north and 30
degrees east of north, excluding any dwelling
located behind another on the same site; and
(f) has a gradient not steeper than 1 in 10;

and
(g) is not used for vehicle access or parking.
Complies with A2
(a) Each dwelling in the proposed village will have access to at least one area of private open
space that is:
(i) greater than 12 m2 in area;
(b) has a minimum horizontal dimension of:
(i) 4 m;
(c) is adjacent and accessible from the lounge and/or dining area of the dwelling;
(d) is either located to the east, north or west or the dwelling; or if located to the south-east,
south, or south-west, will receive more than 3 hours of sunlight to 50% of the area between
9:00 am and 3:00 pm on the 21st June; or,
(e) is located between the dwelling and the dwelling’s frontage to internal access roads of the
village, and is orientated between 30 degrees west of north and 30 degrees east of north;
(f) has a gradient of approximately 1 in 40 across the north-west to south-east axis of the site;
and
(g) is separate from driveways if between the frontage of the dwelling to an internal access
road.
10.4.4 Sunlight and overshadowing for all dwellings
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.
Consistent
(a) The orientation of dwellings throughout the proposed retirement village ensures non-
bedroom habitable rooms have access to sunlight.
(b) This is achieved through the adequate separation of dwellings to allow reasonable
opportunity for daylight and sunlight to reach those rooms.
A1 P1
A dwelling must have at least one habitable A dwelling must be sited and designed so as
room (other than a bedroom) in which there to allow sunlight to enter at least one
is a window that faces between 30 degrees habitable room (other than a bedroom).
west of north and 30 degrees east of north
(see Diagram 10.4.4A).
Complies with A1
Each proposed dwelling includes windows on three sides at the rear of the dwelling, opening
to the respective lounge, dining and kitchen spaces. As such, regardless of their orientation,
each dwelling has at least one habitable room, other than a bedroom, with a window facing
between 30 degrees west of north and 30 degrees east of north.
A2 P2
A multiple dwelling that is to the north of a A multiple dwelling must be designed and
window of a habitable room (other than a sited to not cause unreasonable loss of
bedroom) of another dwelling on the same amenity by overshadowing a window of a
site, which window faces between 30 habitable room (other than a bedroom), of
degrees west of north and 30 degrees east of another dwelling on the same site, that faces
north (see Diagram 10.4.4A), must be in between 30 degrees west of north and 30
accordance with (a) or (b), unless excluded degrees east of north (see Diagram 10.4.4A).
by (c):
(a) The multiple dwelling is contained within a
line projecting (see Diagram 10.4.4B):
(i) at a distance of 3 m from the window;
and
(ii) vertically to a height of 3 m above

natural ground level and then at an angle
of 45 degrees from the horizontal.
(b) The multiple dwelling does not cause the

habitable room to receive less than 3 hours
of sunlight between 9.00 am and 3.00 pm on
21st June.
(c) That part, of a multiple dwelling,

consisting of:
(i) an outbuilding with a building height no

more than 2.4 m; or
(ii) protrusions (such as eaves, steps, and

awnings) that extend no more than 0.6 m
horizontally from the multiple dwelling.
Complies with A2 (b)
The proposed dwellings are separated from one another and orientated such that any
proposed dwelling located to the north of another dwelling will:
(b) not cause the habitable room of the other building to receive less than 3 hours of sunlight
between 9.00 am and 3.00 pm on 21st June.
A3 P3
A multiple dwelling, that is to the north of the A multiple dwelling must be designed and
private open space, of another dwelling on sited to not cause unreasonable loss of
the same site, required in accordance with amenity by overshadowing the private open
A2 or P2 of subclause 10.4.3, must be in space, of another dwelling on the same site,
accordance with (a) or (b), unless excluded required in accordance with A2 or P2 of
by (c): subclause 10.4.3.
(a) The multiple dwelling is contained within a

line projecting (see Diagram 10.4.4C):
(i) at a distance of 3 m from the northern

edge of the private open space; and
(ii) vertically to a height of 3 m above
natural ground level and then at an angle
of 45 degrees from the horizontal.
(b) The multiple dwelling does not cause 50%
of the private open space to receive less than
3 hours of sunlight between 9.00 am and
3.00 pm on 21st June.
(c) That part, of a multiple dwelling,
consisting of:
(i) an outbuilding with a building height no
more than 2.4 m; or
(ii) protrusions (such as eaves, steps, and

awnings) that extend no more than 0.6 m
horizontally from the multiple dwelling.
Complies with A3 (b)
The proposed dwellings include private open space on one or more sides and are orientated
such that any proposed dwelling located to the north of the private open space of another
dwelling will:
(b) not cause 50% of the private open space to receive less than 3 hours of sunlight between
9:00 am and 3:00 pm on 21st June.
10.4.5 Width of openings for garages and carports for all dwellings
Objective:
To reduce the potential for garage or carport openings to dominate the primary frontage.
Consistent
All dwellings and garages in the proposed retirement village are located internally to the site,
and do not connect to either frontage at George Street or Northbourne Avenue. Frontage to
internal access roads will include a mix of garage openings and entrances to dwellings, and
landscaping along internal roads and between dwellings.
A1 P1
A garage or carport within 12 m of a primary A garage or carport must be designed to

frontage (whether the garage or carport is minimise the width of its openings that are
free-standing or part of the dwelling) must visible from the street, so as to reduce the
have a total width of openings facing the potential for the openings of a garage or
primary frontage of not more than 6 m or half carport to dominate the primary frontage.
the width of the frontage (whichever is the
lesser).
10.4.5 Width of openings for garages and carports for all dwellings
Complies with A1
While no proposed dwellings are within 12 m of primary frontage to George Street, the width
of garage openings is less than 6 m and less than half the total width of the frontage for any
dwelling to an internal access road.
10.4.6 Privacy for all dwellings
Objective:
To provide reasonable opportunity for privacy for dwellings.
Consistent
The proposed village is set back from its primary frontage to George Street by approximately
80 m and is not expected to experience through traffic. Landscaping along internal access
roads and vegetative screening between adjacent dwellings and the spaces around units will
protect privacy for residents.
A1 P1
A balcony, deck, roof terrace, parking space, A balcony, deck, roof terrace, parking space
or carport (whether freestanding or part of the or carport (whether freestanding or part of
dwelling), that has a finished surface or floor the dwelling) that has a finished surface or
level more than 1 m above natural ground floor level more than 1 m above natural
level must have a permanently fixed screen ground level, must be screened, or otherwise
to a height of at least 1.7 m above the designed, to minimise overlooking of:
finished surface or floor level, with a uniform
(a) a dwelling on an adjoining lot or its private
transparency of no more than 25%, along the
open space; or
sides facing a:
(b) another dwelling on the same site or its
(a) side boundary, unless the balcony, deck,
private open space; or
roof terrace, parking space, or carport has a
setback of at least 3 m from the side (c) an adjoining vacant residential lot.
boundary; and
(b) rear boundary, unless the balcony, deck,

roof terrace, parking space, or carport has a
setback of at least 4 m from the rear
boundary; and
(c) dwelling on the same site, unless the

balcony, deck, roof terrace, parking space, or
carport is at least 6 m:
(i) from a window or glazed door, to a

habitable room of the other dwelling on
the same site; or
(ii) from a balcony, deck, roof terrace or

the private open space, of the other
dwelling on the same site.
Not applicable
All proposed dwellings will be built at ground level and none include a balcony, deck, roof
terrace or carport.
A2 P2
A window or glazed door, to a habitable A window or glazed door, to a habitable room
room, of a dwelling, that has a floor level of dwelling, that has a floor level more than 1
more than 1 m above the natural ground m above the natural ground level, must be
level, must be in accordance with (a), unless screened, or otherwise located or designed,
it is in accordance with (b): to minimise direct views to:
(a) The window or glazed door: (a) window or glazed door, to a habitable
room of another dwelling; and
(i) is to have a setback of at least 3 m
from a side boundary; and (b) the private open space of another
dwelling; and
(ii) is to have a setback of at least 4 m
from a rear boundary; and (c) an adjoining vacant residential lot.
(iii) if the dwelling is a multiple dwelling, is

to be at least 6 m from a window or
glazed door, to a habitable room, of
another dwelling on the same site; and
(iv) if the dwelling is a multiple dwelling, is

to be at least 6 m from the private open
space of another dwelling on the same
site.
(b) The window or glazed door:
(i) is to be offset, in the horizontal plane,

at least 1.5 m from the edge of a window
or glazed door, to a habitable room of
another dwelling; or
(ii) is to have a sill height of at least 1.7 m

above the floor level or has fixed obscure
glazing extending to a height of at least
1.7 m above the floor level; or
(iii) is to have a permanently fixed

external screen for the full length of the
window or glazed door, to a height of at
least 1.7 m above floor level, with a
uniform transparency of not more than
25%.
Not applicable
All proposed dwellings will be built at ground level and none include a balcony, deck or roof
terrace.
A3 P3
A shared driveway or parking space A shared driveway or parking space

(excluding a parking space allocated to that (excluding a parking space allocated to that
dwelling) must be separated from a window, dwelling), must be screened, or otherwise
or glazed door, to a habitable room of a located or designed, to minimise detrimental
multiple dwelling by a horizontal distance of impacts of vehicle noise or vehicle light
at least: intrusion to a habitable room of a multiple
dwelling.
(a) 2.5 m; or
(b) 1 m if:
(i) it is separated by a screen of at least
1.7 m in height; or
(ii) the window, or glazed door, to a
habitable room has a sill height of at least
1.7 m above the shared driveway or
parking space, or has fixed obscure
glazing extending to a height of at least
1.7 m above the floor level.
Complies with A3 (a)
Only two (2) dwellings in the proposed development share a driveway (identified in Stage 8 of
the proposed staging plan), which has:
(a) in excess of 2.5m to a window of a habitable room of either dwelling.
10.4.7 Frontage fences for all dwellings
Objective:
To control the height and transparency of frontage fences to:
(a) provide adequate privacy and security for residents; and
(b) allow the potential for mutual passive surveillance between the road and the dwelling; and
(c) provide reasonably consistent height and transparency.
Not applicable
There are no fences to the frontages to George Street or Northbourne Avenue. Nor are there
proposed fences along the frontages of dwellings to internal access roads.
10.4.8 Waste storage for multiple dwellings
Objective:
To provide for the storage of waste and recycling bins for multiple dwellings.
Consistent
Each dwelling in the proposed retirement village will have storage space for bins within their
respective garages.
10.4.8 Waste storage for multiple dwellings
A1 P1
A multiple dwelling must have a storage area, A multiple dwelling development must
for waste and recycling bins, that is an area provide storage, for waste and recycling
of at least 1.5 m2 per dwelling and is within bins, that is:
one of the following locations:
(a) capable of storing the number of bins
(a) in an area for the exclusive use of each required for the site; and
dwelling, excluding the area in front of the
(b) screened from the frontage and
dwelling; or
dwellings; and
(b) in a communal storage area with an
(c) if the storage area is a communal storage
impervious surface that:
area, separated from dwellings on the site to
(i) has a setback of at least 4.5 m from a minimise impacts caused by odours and
frontage; and noise.
(ii) is at least 5.5 m from any dwelling; and
(iii) is screened from the frontage and any

dwelling by a wall to a height of at least
1.2 m above the finished surface level of
the storage area.
Complies with A1
(a) Each proposed dwelling includes storage space in excess of 1.5m2 within its garage.
10.4.9 Storage for multiple dwellings
Objective:
To provide adequate storage facilities for each multiple dwelling.
Consistent
The garage of each proposed dwelling provides a sufficient amount of private storage space
in addition to the area required for car parking.
A1 P1
Each multiple dwelling must have access to Each multiple dwelling must provide storage
at least 6 cubic metres of secure storage suitable to the reasonable needs of
space. residents.
Complies with A1
The minimum amount of storage space provided within the garage of each dwelling, in
addition to the space provided for car parking, is in excess of 6 cubic metres.
10.4.10 Common Property for multiple dwellings
Objective:
To ensure that communal open space, car parking, access areas and site facilities for
multiple dwellings are easily identified.
Consistent
Vegetative screening between dwellings within the village will provide clear separation
between private spaces. Communal gardens, a picnic shelter, and parks are readily
apparent, incorporating direct access to footpaths.
A1 P1
Development for multiple dwellings must No performance criteria.
clearly delineate public, communal and
private areas such as:
a) driveways; and
b) site services and any waste collection

points.
Complies with A1
a) Proposed driveways provide direct access between internal access roads and private
garages, with the exception of two dwellings that share a single 7.5 m wide driveway
(identified in Stage 8 of proposed staging plan).
b) Communal gardens, the picnic shelter, and gardens are separated from private spaces
and accessed directly by footpaths. Waste collection points are private, being located in front
of each dwelling.
10.4.11 Outbuildings and ancillary structures for the Residential Use Class other than
a single dwelling
Objective:
To ensure:
a) that outbuildings do not detract from the amenity or established neighbourhood character;
and
b) that dwellings remain the dominant built form within an area; and
c) earthworks and the construction or installation of swimming pools are appropriate to the
site and respect the amenity of neighbouring properties.
Consistent
a) Not applicable. The governing association of the proposed retirement village (the NPA) do
not allow for the inclusion of outbuildings on the subject site, including individual garden
sheds or the like.
b) The proposed retirement village is primarily for the construction of dwellings, which will
remain the dominant built form; and
10.4.11 Outbuildings and ancillary structures for the Residential Use Class other than
a single dwelling
c) The proposed retirement village will require minimal earthworks, which are appropriate to
the site. No swimming pools are proposed with this development.
A1 P1
Outbuildings for each multiple dwelling must Outbuildings for each multiple dwelling must
have a combined gross floor area not be designed and located having regard to:
exceeding 45 m².
a) visual impact on the streetscape; and
b) compatibility with the size and location of
outbuildings in the neighbourhood.
Not applicable
There are no outbuildings proposed with this retirement village and the governing NPA do not
allow for residents to develop outbuildings.
A2 P2
A swimming pool for private use must be A swimming pool for private use must
located: designed and located to:
a) behind the setback from a primary a) minimise any visual impact on the
frontage; or streetscape; and
b) in the rear yard. b) not unreasonably overlook or overshadow

adjoining properties; and
c) be compatible with the size and location of

approved outbuildings in the neighbourhood.
Not applicable
The proposed retirement village does not include a swimming pool and the NPA does not
allow for residents to develop swimming pools.
10.4.12 Site Services for multiple dwellings
Objective:
To ensure that:
a) site services for multiple dwellings can be installed and easily maintained; and
b) site facilities for multiple dwellings are accessible, adequate and attractive.
Consistent
Being a managed retirement village the proposed development will:
a) provide and maintain site services, including parking facilities, landscaping, seating areas,
and internal footpaths, etc.
b) Site facilities will be maintained and accessible consistent with similar facilities in the
existing retirement village.
10.4.12 Site Services for multiple dwellings
A1 P1
Provision for mailboxes must be made at the Sufficient space (including easements where
frontage. required) for mail services must be provided
for each multiple dwelling.
Complies with A1
Space is provided at the frontage of each dwelling to provide for individual mailboxes.
10.4.13.1 Streetscape integration and appearance
Objective:
a) To integrate the layout of residential development with the streetscape; and
b) To promote passive surveillance; and
c) To provide each residential building with its own sense of identity.
Consistent
The proposed retirement village, being an extension of the existing Northbourne Retirement
Village complex, has been designed to integrate with the existing village and will be read as
such from the surrounding road network.
a) The streetscape has been designed to continue the theme of landscaping and similar
dwelling setbacks from internal roads. Dwelling sizes and their bulk are also consistent.
b) Passive surveillance is promoted through the orientation of dwellings toward internal roads,
and the use of vegetative screening between dwellings in place of solid fences; and
c) Vegetative screening to the sides and rear of each dwelling, along with independent
driveways/driveway space and entrances, promotes a sense of identity for each dwelling.
A1 P1
Residential buildings (other than dwellings), Residential buildings (other than dwellings)
must: must provide for the observation of roads,
internal driveways and any abutting public
a) have a front door and a window to a
open spaces.
habitable room in the building wall that
faces a road; or
b) face an internal driveway or communal

open space area.
Not applicable
The development proposes dwellings only. There will be no other buildings.
10.4.13.1 Streetscape integration and appearance
A2 P2
Fences (other than for dwellings) on and Fences (other than for dwellings) on and within
within 4.5 m of the frontage must be no 4.5 m of the frontage must be designed to:
higher than:
a) provide for security and privacy of residents
a) 1.2 m if solid; or while allowing for passive surveillance of the
road; or
b) 1.5 m provided that the part of the fence
above 1.2 m has openings which provide at b) be consistent with the height, design and
least 30% transparency. character of neighbouring fences and walls.
Not applicable
The proposed retirement village does not include fences between or in front of dwellings.
10.4.13.2 Site coverage
Objective:
a) To ensure that the site coverage of residential development respects the existing
neighbourhood character or desired future character statements, if any; and
b) To reduce the impact of increased stormwater run-off on the drainage system; and
c) To ensure sufficient area for landscaping and private open space.
Consistent
a) Site coverage of the proposed development (including all buildings and internal roads)
integrates with and improves that of the existing retirement village. The proposed
development will assist the desired future character of the area by utilising land zoned for
General Residential use within 500 m of Scottsdale’s urban centre, which is presently
undeveloped.
b) The proposed development will incorporate a stormwater management system using water
sensitive urban design principles to reduce the impact of increased stormwater run-off on
municipal drainage systems. This system will include an introduced wetland to capture and
store stormwater runoff for use on site, allowing for slow release in periods of significant
inundation.
c) The proposed development includes landscaping along all internal roads and common
pathways throughout the village, along with pocket parks, and a communal garden. Dwellings
are separated by vegetative screening with each dwelling having access to private outdoor
space.
A1.1 P1
Site coverage (other than for dwellings) must The proportion of the site covered by
not exceed 50% of the total site; or buildings or development (other than for
dwellings) must have regard to:
A1.2
a) the existing site coverage and any
Development (other than for dwellings) must
constraints imposed by existing development
have a minimum of 25% of the site free from
or the features of the site; and
10.4.13.2 Site coverage
buildings, paving or other impervious b) the site coverage of adjacent properties;

surfaces. and
c) the effect of the visual bulk of the building
and whether it respects the neighbourhood
character; and
d) the capacity of the site to absorb run-off;
and
e) landscaping.
Complies with P1
Dwellings will account for 24.9% of the total site, while roads will account for 11.66%. The
proposed development will have total site coverage of 19,061 m2, or 36.5% of the
development area.
a) Being vacant land there is no existing site coverage, however the proposed development
will maintain a level of site coverage which complements that of the existing retirement village
and is compliant with the planning scheme.
b) Site coverage in the proposed development (36.55%) will be greater than that of adjacent
residential properties south-west of the site, but will be consistent with site coverage of
adjacent properties within the retirement village and east of the site.
c) The visual bulk of the proposed dwellings will be consistent with that of buildings in the
existing retirement village and adjacent residential structures, and will incorporate vegetative
screening to soften the impact on visual amenity.
d) The proposed development will include swales and an introduced wetland to manage
drainage runoff.
e) The proposed development will incorporate landscaping throughout, including along

internal access roads, footpaths, gardens, and between dwellings.
10.4.13.3 Building Height
Objective:
To ensure that the height of development (other than dwellings) respects the existing
neighbourhood character or desired future character statements, if any.
Consistent
The proposed dwellings range in height from 4.8 m to 5.2 m, which is consistent with the
existing retirement village and residential buildings in the adjacent and surrounding area.
A1 P1
Building height (other than for dwellings) Building height (other than for dwellings)
must not exceed 8 m. must be appropriate to the site and the
streetscape having regard to the:
10.4.13.3 Building Height
a) effect of the slope of the site on the height

of the building; and
b) relationship between the proposed
building height and the height of existing
adjacent buildings; and
c) visual impact of the building when viewed
from the road and from adjoining properties;
and
d) degree of overshadowing and overlooking
of adjoining properties.
Complies with A1
The proposed development is for residential dwellings that will be between 4.8 m and 5.2 m
in height.
10.4.13.4 Frontage Setbacks
Objective:
To ensure that the setbacks of buildings (other than dwellings) from the frontage respects the
existing neighbourhood character or desired future character statements (if any) and makes
efficient use of the site.
Not applicable
There are no non-dwelling structures included in the application.
10.4.13.5 Rear and Side Setbacks
Objective:
To ensure that the height and setback of buildings (other than dwellings) from a boundary
respects the existing neighbourhood character and limits unreasonable adverse impacts on
the amenity and solar access of adjoining dwellings.
Not applicable
There are no non-dwelling structures included in the application.
10.4.13.6 Location of Car Parking
Objective:
a) To provide convenient parking for resident and visitor vehicles; and
b) To avoid parking and traffic difficulties in the development and the neighbourhood; and
c) To protect residents from vehicular noise within developments.
10.4.13.6 Location of Car Parking
Consistent
a) One garaged parking space will be included for 61 dwellings, and two (2) garaged parking
spaces for nine (9) dwellings. Visitor parking will be provided with 37 on-street parking pays
throughout the site.
b) The development will create a new primary access to George Street while retaining
secondary access via Northbourne Avenue, and will include 80 garaged parking spaces, and
37 visitor parking spaces. These features will enable efficient parking and traffic circulation
throughout the village.
c) Vehicle noise will be limited as the development includes only internal access roads for
use by residents and visitors, which are estimated to generate an additional 168 vehicle
movements per day (see Appendix D).
A1 P1
Driveways or car parks of residential Driveways or car parking spaces (other than
buildings (other than dwellings) must be for dwellings) must be designed to protect
located at least 1.5 m from the windows of the amenity of the adjoining habitable rooms
habitable rooms. having regard to the:
a) width of the driveway; and
b) location of the existing dwellings; and
c) number of car spaces served by the

driveway; and
d) need for physical screening and/or

landscaping.
Complies with A1
The proposed development does not include non-dwelling residential buildings within 1.5 m
of driveways.
A3 P3
The total width of the door or doors on a The width of garage doors facing a road
garage facing a road frontage (other than for (other than for dwellings) should not be a
dwellings) must: visually dominant element in
a) be not more than 6 m; or the streetscape and must be designed

having regard to the:
b) the garage must be located within the rear
half of the lot when measured from the front a) existing streetscape and the design and
boundary. locations of garages in the area; and
b) location of existing buildings on the site.
Not applicable
The proposed development includes garages only with residential dwellings.
10.4.13.7 Overlooking
Objective:
To minimise:
a) overlooking into private open space and habitable room windows to provide a reasonable
degree of privacy to the residents of the adjoining and the subject sites; and
b) any adverse impact on the amenity of the adjoining and the subject site.
Consistent
a) Vegetative screening between all dwellings within the subject site, and site boundaries will
obstruct views to private open spaces and habitable rooms.
b) Amenity of adjacent sites is minimised through the inclusion of landscaping and vegetative
screening throughout the second stage of the retirement village along proposed access roads
and footpaths.
A1.1 P1
A habitable room window, balcony, terrace, Buildings (other than dwellings) must be
deck or patio (other than for dwellings) with a designed to minimise the potential for loss of
direct view into a habitable room window or amenity caused by overlooking of adjacent
private open space of dwellings within a dwellings having regard to the:
horizontal distance of 9 m (measured at
a) setback of the existing and proposed
finished ground level) of the window, balcony,
building; and
terrace, deck or patio must be:
b) location of windows and private open
a) offset a minimum of 1.5 m from the edge
spaces areas within the development and the
of one window to the edge of the other; or
adjoining sites; and
b) have sill heights of at least 1.7 m above
c) level and effectiveness of physical
floor level; or
screening by fences or vegetation; and
c) have fixed, obscure glazing in any part of
d) topography of the site; and
the window below 1.7 m above floor level; or
e) characteristics and design of houses in the
d) have permanently fixed external screens
immediate area.
to at least 1.8 m above floor level; and
e) obscure glazing and screens must be no

more than 25% transparent.
Views must be measured within a 45 degree

angle from the plane of the window or
perimeter of the balcony, terrace, deck or
patio, and from a height of 1.7 m above floor
level, indicated in Figure 10.4.13.7; or
A1.2
New habitable room windows, balconies,

terraces, decks or patios (other than for
dwellings) that face a property boundary
must have a visual barrier at least 1.8 metres
high and the floor level of the habitable room,
10.4.13.7 Overlooking
balconies, terraces, decks or patios is less

than 0.6 m above the ground level at the
boundary.
Not applicable
There are no proposed non-dwelling buildings with habitable rooms.
A2 P2
Screens used to obscure a view (other than No performance criteria.

from dwellings) must be:
a) perforated panels or trellis with a
maximum of 25 per cent openings or solid
translucent panels; and
b) permanent, fixed and durable.
Not applicable
No screening to obscure a view is proposed, other than from dwellings.
10.4.13.8 Landscaping
Objective:
a) To provide appropriate landscaping that respects the landscape character of the

neighbourhood; and
b) To encourage the retention of mature vegetation on the site.
Consistent
a) The proposed development includes landscaping that continues the theme of the existing
retirement village.
b) Not applicable. The subject site, being pasture, does not include significant mature
vegetation. The existing stand of macrocarpa trees on the site is in poor condition and is
scheduled for removal. In the context of the new development these trees are not significant.
A1 P1
Landscaping (other than for dwellings) must Landscaping (other than for dwellings) must:
be provided to the frontage and within the
a) provide a safe, attractive and functional
development including:
environment for residents; and
a) the retention or planting of vegetation; and
b) respond to the landscape character of the
b) the protection of any predominant neighbourhood; and
landscape features of the neighbourhood;
c) have regard to any mature vegetation.
and
c) pathways, lawn area or landscape beds.
10.4.13.8 Landscaping
Complies with A1
a) Proposed landscaping includes trees running parallel with the new access road to George
Street and throughout the village’s internal access roads, and are consistent with the existing
village. Vegetative screening between dwellings will be visible in the streetscape and each
dwelling will have private garden space in its frontage to internal access roads.
b) Landscaping is in keeping with the features of the existing retirement village, which is
predominantly shrub plantings alongside the road reserve.
c) Pathways adjacent internal access roads share landscaping with the proposed roads.
Further landscaping is included within pocket parks, community gardens and an introduced
wetland, which are accessed by pathways.
10.4.13.9 Common Property
Objective:
To ensure that communal open space, car parking, access areas and site facilities are easily
identified.
Consistent
Dwellings will be surrounded by private outdoor space with the space between each dwelling
defined with vegetative screening. Dwelling frontages will be orientated to landscaped
internal access roads and pathways that connect to separate communal gardens, parks and
facilities.
Private car parking will be included within the garage space(s) of each dwelling. Visitor car
parking will be available on-street, and in a central parking lot.
A1 P1
Development (other than for dwellings) must No performance criteria.

clearly delineate public, communal and
private areas such as:
a) driveways; and
b) landscaped areas; and
c) site services, bin areas and any waste

collection points.
Complies with A1
a) Driveways are independent to single dwellings in all but one case, in which an extra wide
driveway is shared by neighbouring units.
b) With the exception of vegetative screening between dwellings landscaped areas are
concentrated to common use areas including internal road reserves, footpaths, pocket parks,
and communal gardens.
c) Waste collection points are located at the front of each dwelling and bin storage will be
available within the storage space included in garages.
10.4.14 Non Residential Development
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.
Consistent
The proposed retirement village includes non-residential development in the form of a

playground, a picnic shelter, and a communal garden including a garden shed. The
playground and picnic shelter are located within landscaped areas separate from residential
dwellings. The communal garden and garden shed are located between two centrally located
dwellings separated by vegetative screening, with the garden shed being of a scale and form
consistent with the surrounding area.
A1 P1
If for permitted or no permit required uses. Development must be designed to protect the
amenity of surrounding residential uses and
must have regard to:
a) the setback of the building to the

boundaries to prevent unreasonable impacts
on the amenity, solar access and privacy of
habitable room windows and private open
space of adjoining dwellings; and
b) the setback of the building to a road

frontage and if the distance is appropriate to
the location and the
character of the area, the efficient use of the

site, the safe and efficient use of the road and
the amenity of residents; and:
c) the height of development having regard to:
i) the effect of the slope of the site on the

height of the building; and
ii) the relationship between the proposed

building height and the height of existing
adjacent and buildings; and
iii) the visual impact of the building when

viewed from the road and from adjoining
properties; and
iv) the degree of overshadowing and

overlooking of adjoining properties; and
d) the level and effectiveness of physical

screening by fences or vegetation; and
10.4.14 Non Residential Development
e) the location and impacts of traffic circulation

and parking and the need to locate parking
away from residential boundaries; and
f) the location and impacts of illumination of
the site; and
g) passive surveillance of the site; and

h) landscaping to integrate development with
the streetscape.
Complies with A1
The proposed retirement village, being primarily for residential dwellings, is a permitted use
under the Scheme. This applies to the non-residential aspects of the proposed village which
are directly related to the residential use of the facility.
10.4.15 Subdivision
Not applicable
Clauses 10.15.1 - 10.4.15.7 apply only to subdivisions.
5. Codes
5.1 E1.0 Bushfire-prone areas code
E1.1 Purpose of the bushfire-prone areas code
E1.1.1 The purpose of this code is to ensure that use and development is appropriately
designed, located, serviced, and constructed, to reduce the risk to human life and
property, and the cost to the community, caused by bushfires.
Consistent
The subject site is within 100 m of bushfire-prone vegetation greater than 1 ha in size
(grassland). The proposed development has been reviewed by an accredited assessor and a
Bushfire Hazard Management Plan (BHMP) report is included with this application (see
Appendix E).
The BHMP recommends that an Emergency Plan, which is compliant with the Tasmanian
Fire Service (TFS) Bushfire Emergency Planning Guidelines, be developed and approved by
the TFS or accredited person. This would be prepared and completed following stage 6 of the
development and will be updated annually with copies provided to the TFS.
Unit Construction Stages 1-7, 9, 12 & 15 have a low Bushfire Attack Level (BAL) and no
construction requirements apply. Unit Construction Stages 8, 10, 11, 13, 14 & 16 will be
required to achieve BAL 12.5 standards.
Hazard Management Areas will be established and maintained as low threat vegetation,
including vegetation within the subject site and vegetation within 50m of the site boundaries.
This includes the adjacent property at 58-60 George Street, comprised in Certificate of Title
Volume 163040 Folio 2.
Access to water supply points will be in accordance with relevant clauses of the
Determination Requirements for Building in Bushfire-Prone Areas.
E1.5 Use Standards
E1.5.1 Vulnerable uses
Objective:
Vulnerable uses can only be located on land within a bushfire-prone area where tolerable
risks are achieved through mitigation measures that take into account the specific
characteristics of both the vulnerable use and the bushfire hazard.
Consistent
The proposed development is supported by a BHMP (Appendix E), which recommends

measures to reduce the risk of bushfire hazards posed to the development. The BHMP
makes its recommendations based on the specific characteristics of the subject site and
proposed use, including the nature of the bushfire-prone vegetation on the adjacent property.
A1 P1
No Acceptable Solution. A vulnerable use must only be located in a

bushfire-prone area if a tolerable risk from
E1.5 Use Standards
bushfire can be achieved and maintained,

having regard to:
(a) the location, characteristics, nature and
scale of the use;
(b) whether there is an overriding benefit to
the community;
(c) whether there is no suitable alternative

lower-risk site;
(d) the emergency management strategy and
bushfire hazard management plan; and
(e) other advice, if any, from the TFS.
Complies with P1
This application is supported by a Bushfire Assessment, which determines a tolerable risk

from bushfire can be achieved and maintained through the implementation of the BHMP and
introduction of an Emergency Plan.
(a) The development is located adjacent residential uses to the south-east and south-west,
and rural uses to the north-west and north-east. The residential nature of the proposed
development and scale of 745m2 per dwelling make it vulnerable to bushfire hazards. The
threat is posed by the pastures of the adjacent rural lot (CT163040/2). Notwithstanding, the
adjacent area is managed as part of the pasture operations.
The BHMP recommends vegetation within the subject site and on the adjacent rural property
be maintained to minimise the threat of bushfire. Any area within 50 m of any building rated
BAL Low or Not Bushfire Prone will be mowed, and maintained at less than 100 mm in
length.
(b) The proposed development will locate residential dwellings for retirees within close
proximity to existing medical facilities and the Scottsdale commercial precinct, which will
benefit the community through improved urban efficiency.
(c) The development site is within the same lot of the existing retirement village of which it will
be an extension.
(d) The BHMP recommends the implementation of an Emergency Plan and recommends
measures to minimise the risk of bushfire hazards affecting the site.
(e) The BHMP recommends that the Emergency Plan be developed and submitted to the
TFS for approval. The Plan will be updated annually once developed and approved and
copies provided to the TFS.
A2 P2
An emergency management strategy, No Performance Criterion.

endorsed by the TFS or accredited person,
that provides for mitigation measures to
achieve and maintain a level of tolerable risk
that is specifically developed to address the
E1.5 Use Standards
characteristics, nature and scale of the use

considering:
(a) the nature of the bushfire-prone
vegetation including the type, fuel load,
structure and flammability;
(b) the ability of occupants of the vulnerable
use to:
(i) protect themselves and defend
property from bushfire attack;
(ii) evacuate in an emergency; and

(iii) understand and respond to
instructions in the event of a bushfire; and
(c) any bushfire protection measures

available to reduce risk to emergency service
personnel.
Complies with A2
The BHMP recommends that an Emergency Plan be developed and submitted to the TFS,
and updated annually with copies sent to the TFS. Such a plan will address specific hazards
of the site, including:
(a) The pasture of the rural land adjacent the subject site will be maintained to no longer than
100 mm when cured in any area within 50 m of any building rated BAL Low or Not Bushfire
Prone
(b) Residents of the development will:
(i) have access to municipal water services to be utilised by Firefighters in an emergency;
(ii) have access to two roads and a series of footpaths to use to evacuate the site in the
event of an emergency; and
(iii) be capable of understanding and responding to the instructions of emergency services

personnel (the proposed retirement village is not for people with special needs); and
(c) The proposed development will include water supply points in accordance with Element B
in Table 4.2 of the Director of Building Control’s Determination Requirements for Building in
Bushfire-Prone Areas; and, a reticulated water supply will be installed to the standards
outlined in Table 4.3 of the Director of Building Control’s Determination Requirements for
Building in Bushfire-Prone Areas.
A3 P3
A bushfire hazard management plan that No Performance Criterion.

contains appropriate bushfire protection
measures that is certified by the TFS or an
accredited person.
E1.5 Use Standards
Complies with A3
The BHMP supporting this application has been prepared by an appropriately accredited
person under part 4A of the Fire Service Act 1979.
E1.5.2 Hazardous uses
Not applicable
The proposed development does not include hazardous uses.
E1.6 Development Standards
Not applicable
Clauses E1.6.1 to E1.6.3 apply only to subdivisions. The proposal is not for a subdivision.
5.2 E4 Road and railway assets code
E4.1 Purpose of Code
E4.1.1 The purpose of this provision is to:
a) ensure that use or development on or adjacent to a road or railway will not compromise
the safety and efficiency of the road or rail network; and
b) maintain opportunities for future development of road and rail infrastructure; and
c) reduce amenity conflicts between roads and railways and other use or development.
Consistent
a) The TIA undertaken in conjunction with the proposed development provides

recommendations to ensure traffic safety and efficiency is maintained in the surrounding area
(see Appendix D).
b) The proposed development will introduce a new junction connecting to George Street
intended to improve the circulation of traffic between the retirement village and surrounding
roads. The development otherwise does not limit the potential for future development of
surrounding road infrastructure.
c) The proposed new junction to George Street will include landscaping either side of the
road and along a central median strip, consistent with the character of roads proposed for the
development and existing street treatments. The TIA projects an increase of 168 daily vehicle
movements as a result of the proposed development, which is consistent with the estimated
daily vehicle movements of the existing village. This number of vehicle movements is not
considered to reduce amenity for surrounding uses.
E4.5 Requirements for a Traffic Impact Assessment (TIA)
E4.5.1 A TIA is required to demonstrate compliance with performance criteria.

E4.5.2 A TIA for roads must be undertaken in accordance with Traffic Impact Assessment
Guidelines, Department of Infrastructure, Energy and Resources September 2007.
Australian Guidelines and Australian Standards are to be used as the basis for any
required road or junction design.
E4.5.3 A TIA must be accompanied by written advice as to the adequacy of the TIA from
the:
a) road authority in respect of a road; and
b) rail authority in respect of a railway.

E4.5.4 The Council must consider the written advice of the relevant authority when
assessing an application, which relies on performance criteria to meet an applicable
standard.
Consistent
A TIA is provided in support of this planning application report (see Appendix D).
E4.5.1 The TIA provides analysis of the impact of the proposed development on traffic
within the retirement village and in the surrounding area. It demonstrates
compliance with performance criteria of the Scheme.
E4.5.2 The TIA has been undertaken in accordance with Traffic Impact Assessment
Guidelines, Department of Infrastructure, Energy and Resources September 2007.
The TIA recommends the design of a new juncture connecting the site to George
Street be in accordance with Australian Guidelines and Australian Standards.
E4.5.3 The TIA is accompanied by written advice (Appendix F) confirming its adequacy
from the:
a) road authority in respect of a road; and
b) Not applicable. No railway infrastructure is affected by the proposed

development.
E4.5.4 State Growth have provided written advice confirming the adequacy of the TIA
supporting this application. That advice is supplied with this application for Council’s
consideration (Appendix F).
E4.6 Use Standards
E4.6.1 Use and road or rail infrastructure
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.
Consistent
The development proposes the construction of a new access road connecting to George
Street south-west of the subject site. The TIA recommends the access be designed as a
give-way controlled junction together with all statutory line-marking and signage, and
E4.6 Use Standards
pedestrian refuge along the George Street footpath alignment in accordance with Clause
3.1.1 of AS2890.1.
A1 P1
Sensitive use on or within 50 m of a category Sensitive use on or within 50 m of a category
1 or 2 road, in an area subject to a speed 1 or 2 road, in an area subject to a speed
limit of more than 60 km/h, a railway or future limit of more than 60 km/h, a railway or future
road or railway, must not result in an increase road or railway must demonstrate that the
to the annual average daily traffic (AADT) safe and efficient operation of the
movements to or from the site by more than infrastructure will not be detrimentally
10%. affected.
Not applicable
Sensitive uses proposed for this development (residential dwellings) will be in excess of 80 m
from George Street, which has a speed limit of 60 km/h.
A2 P2
For roads with a speed limit of 60 km/h or For roads with a speed limit of 60 km/h or
less the use must not generate more than a less, the level of use, number, location,
total of 40 vehicle entry and exit movements layout and design of accesses and junctions
per day. must maintain an acceptable level of safety
for all road users, including pedestrians and
cyclists.
Consistent with P2
The proposed development will generate an estimated 168 vehicle movements per day. The
potential impact on safety for road users, pedestrians and cyclists has been assessed as part
of the TIA supporting this application report.
Proposed new access to George Street
The TIA recommends that the new access to George Street be designed as a junction,
complete with line-marking and signage, and pedestrian refuge along the George Street
footpath alignment. Available sight distances exceed the minimum 115 m identified in Table
E4.7.4 of the Scheme.
Northbourne Avenue
The TIA recommends that sight distances associated with the proposed extension of
Northbourne Avenue are not restrictive, given that the proposed extension of Northbourne
Avenue is straight. The TIA suggests that traffic calming treatments in the form of speed
humps or road cushions might reduce the potential for speeding along Northbourne Avenue.
A3 P3
For roads with a speed limit of more than 60 For limited access roads and roads with a
km/h the use must not increase the annual speed limit of more than 60 km/h:
average daily traffic (AADT) movements at
a) access to a category 1 road or limited
access road must only be via an existing
E4.6 Use Standards
the existing access or junction by more than access or junction or the use or development
10%. must provide a significant social and
economic benefit to the State or region; and
b) any increase in use of an existing access

or junction or development of a new access
or junction to a limited access road or a
category 1, 2 or 3 road must be for a use that
is dependent on the site for its unique
resources, characteristics or locational
attributes and an alternate site or access to a
category 4 or 5 road is not practicable; and
c) an access or junction which is increased in
use or is a new access or junction must be
designed and located to maintain an
adequate level of safety and efficiency for all
road users.
Not applicable
The proposed new roads, George Street connection, Northbourne Avenue extension, and
Cameron Street (to which Northbourne Avenue connects) have speed limits of 60 km/h or
less.
E4.7.1 Development on and adjacent to Existing and Future Arterial Roads and
Railways
Not applicable
Clause E4.7.1 of the Scheme does not apply as it pertains to development on or adjacent an
existing or future arterial road or railway.
E4.7.2 Management of Road Accesses and Junctions
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.
Consistent
The proposed new junction connecting to George Street and an extension of Northbourne
Avenue have been assessed in the TIA. The TIA provides recommendations for the design of
these road developments to maintain safety and efficiency.
E4.7.2 Management of Road Accesses and Junctions
A1 P1
For roads with a speed limit of 60 km/h or For roads with a speed limit of 60 km/h or
less the development must include only one less, the number, location, layout and design
access providing both entry and exit, or two of accesses and junctions must maintain an
accesses providing separate entry and exit. acceptable level of safety for all road users,
including pedestrians and cyclists.
Complies with P1
The site will access Cameron Street in the south-east via Northbourne Avenue, and George
Street in the south-west via a new internal access road. No changes are proposed to the
existing junction of Northbourne Avenue and Cameron Street, which allows entry and exit in
either direction. The TIA recommends that the new access to George Street be designed as
a junction complete with line-marking and signage, and pedestrian refuge along the George
Street footpath alignment to improve safety measures for all road users.
A2 P2
For roads with a speed limit of more than 60 For limited access roads and roads with a
km/h the development must not include a speed limit of more than 60 km/h:
new access or junction.
a) access to a category 1 road or limited
access road must only be via an existing
access or junction or the development must
provide a significant social and economic
benefit to the State or region; and
b) any increase in use of an existing access

or junction or development of a new access
or junction to a limited access road or a
category 1, 2 or 3 road must be dependent
on the site for its unique resources,
characteristics or locational attributes and an
alternate site or access to a category 4 or 5
road is not practicable; and
c) an access or junction which is increased

in use or is a new access or junction must be
designed and located to maintain an
adequate level of safety and efficiency for all
road users.
Not applicable
The proposed development will create new internal access roads with speed limits under
60 km/h. A new primary access will connect to George Street, which has a speed limit of
60 km/h.
5.3 E6 Car parking and sustainable transport code
E6.1 Purpose of Code
E6.1.1 The purpose of this provision is to:
(a) ensure that an appropriate level of car parking facilities are provided to service new land
use and development having regard to the operations on the land and the nature of the
locality; and
(b) ensure that cycling, walking and public transport are encouraged as a means of transport
in urban areas; and
(c) ensure access for cars and cyclists and delivery of people and goods is safe and
adequate; and
(d) ensure that parking does not adversely impact on the amenity of a locality and achieves
high standards of urban design; and
(e) ensure that the design of car and bicycle parking space and access meet appropriate
design standards; and
(f) provide for the implementation of parking precinct plans.
Consistent
The proposed development:
(a) provides a minimum of one (1) garaged parking space per dwelling and 37 visitor parking
spaces throughout the site, to service the operations and use of the village;
(b) provides internal access roads and pathways that accommodate cycling and walking.
Public transport is not provided in the area;
(c) will include a new access to George Street designed and constructed as a give-way
controlled intersection complete with all statutory line marking and signage, and pedestrian
refuge along the George Street footpath alignment;
(d) will include parking bays throughout the site, and a caravan/motorhome parking area for
residents. Landscaping will be incorporated with all parking areas and adjacent roads to
minimise visual impact;
(e) provides parking spaces and aces that meet relevant design standards;
(f) Not applicable. There are no parking precinct plans in the Scheme.
E6.2 Application of Code
E6.2.1 This code applies to all use and development of land.
E6.3 Required Application Information
E6.3.1 In addition to the normal requirements of development applications and where car
parking or sustainable transport facilities are required to be provided, a plan drawn
to scale and dimensioned must be provided as part of the application showing:
(a) all car spaces to be provided on the site (or being relied on as part of the development);
and
E6.3 Required Application Information
(b) access strips and manoeuvring and circulation spaces; and
(c) all access strips onto the site from roads; and
(d) details of the existing and proposed surface treatments for all car parking access strips
and manoeuvring and circulation spaces; and
(e) all facilities proposed for cycling or public transport users.

E6.3.2 Council may also require a Traffic Impact Assessment from a suitably qualified
person to accompany a development application where it is assessed as having the
potential to adversely impact on the traffic circulation, safety or network efficiency in
the surrounding area.
Consistent
E6.3.1 The application includes a plan at scale identifying all proposed:
(a) parking spaces;
(b) access strips and manoeuvring spaces;

(c) access strips onto the site from George Street and Northbourne Avenue;
(d) locations of proposed driveways and local traffic connections;
(e) Not applicable.
E6.3.2 The application is accompanied by a TIA by a qualified Traffic Engineer, which

provides recommendations to minimise potential adverse impacts on traffic
circulation, safety and network efficiency in the surrounding area (Appendix D).
E6.6 Use Standards
E6.6.1 Car Parking Numbers
Objective:
To ensure that an appropriate level of car parking is provided to service use.
Consistent
Each dwelling will have a minimum of one (1) garaged parking space and a further 37
parking spaces in parking bays of three (3) to eight (8) spaces located throughout the village.
A1 P1
The number of car parking spaces: The number of car parking spaces provided
must have regard to:
a) will not be less than 90% of the
requirements of Table E6.1 (except for a) the provisions of any relevant location
dwellings in the General Residential Zone); or specific car parking plan; and
b) will not exceed the requirements of Table b) the availability of public car parking
E6.1 by more than 2 spaces or 5% whichever spaces within reasonable walking distance;
is the greater (except for dwellings in the and
General Residential Zone); or
E6.6 Use Standards
E6.6.1 Car Parking Numbers
c) will be in accordance with an acceptable c) any reduction in demand due to sharing of

solution contained within a parking precinct spaces by multiple uses either because of
plan contained in Table E6.6: Precinct variations in peak demand or by efficiencies
Parking Plans (except for dwellings in the gained by consolidation; and
General Residential Zone); or
d) the availability and frequency of public
d) If for dwellings in the General Residential transport within reasonable walking distance
Zone, not less than 100% of the requirements of the site; and
of Table E6.1.
e) site constraints such as existing buildings,
slope, drainage, vegetation and landscaping;
and
f) the availability, accessibility and safety of
on-road parking, having regard to the nature
of the roads, traffic management and other
uses in the vicinity; and
g) an empirical assessment of the car
parking demand; and
h) the effect on streetscape, amenity and

vehicle, pedestrian and cycle safety and
convenience; and
i) the recommendations of a traffic impact

assessment prepared for the proposal; and
j) any heritage values of the site; and
k) for residential buildings and multiple

dwellings, whether parking is adequate to
meet the needs of the residents having
regard to:
i) the size of the dwelling and the number

of bedrooms; and
ii) the pattern of parking in the locality;

and
iii) any existing structure on the land.
Complies with A1
The proposed development includes 70 dwellings; 61 dwellings with two (2) bedrooms and
nine (9) dwellings with three (3) bedrooms, totalling 149 bedrooms. Being for multiple
dwellings and calculated at two (2) spaces per three (3) bedrooms + one (1) visitor space for
every five (5) dwellings (in accordance with Table E6.1 of the Scheme), the number of
required parking spaces is 100 residential and 14 visitor spaces, or 114 in total.
The proposed development will provide 79 garaged parking spaces and 37 visitor parking
spaces, or 116 in total.
E6.7.1 Construction of Car Parking Spaces and Access Strips
Objective:
To ensure that car parking spaces and access strips are constructed to an appropriate
standard.
Consistent
Proposed parking spaces, access strips and internal access roads will be finished with
impervious surfaces of asphalt, concrete or pavers. Parking spaces will be clearly marked
and delineated from access roads.
A1 P1
All car parking, access strips manoeuvring All car parking, access strips manoeuvring
and circulation spaces must be: and circulation spaces must be readily
identifiable and constructed to ensure that
a) formed to an adequate level and drained;
they are useable in all weather conditions.
and
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.
Complies with A1
a) All parking spaces and access roads will be finished with asphalt or paving and will drain
to a stormwater network.
b) All roads and parking spaces will be impervious surfaces finished with asphalt or concrete.
c) Parking spaces will be clearly marked.
E6.7.2 Design and Layout of Car Parking
Objective:
To ensure that car parking and manoeuvring space are designed and laid out to an
appropriate standard.
Consistent
Proposed car parking and manoeuvring spaces are designed to be consistent with Australian
Standards.
A1.1 P1
Where providing for 4 or more spaces, The location of car parking and manoeuvring
parking areas (other than for parking located spaces must not be detrimental to the
in garages and carports for dwellings in the
General Residential Zone) must be located streetscape or the amenity of the

behind the building line; and surrounding areas, having regard to:
A1.2 a) the layout of the site and the location of

existing buildings; and
Within the general residential zone, provision
for turning must not be located within the b) views into the site from the road and
front setback for residential buildings or adjoining public spaces; and
multiple dwellings.
c) the ability to access the site and the rear
of buildings; and
d) the layout of car parking in the vicinity;
and
e) the level of landscaping proposed for the

car parking.
Complies with A1.1 and A1.2
A1.1
All proposed parking spaces (other than those located in the garages of dwellings) are on-
street and will be located adjacent internal access roads within the development footprint.
A1.2
The proposed development is entirely set back from the primary frontage to George Street.
Vehicle turning is not provided between the front of proposed dwellings and internal access
roads.
A2.1 Car parking and manoeuvring space P2

must:
Car parking and manoeuvring space must:
a) have a gradient of 10% or less; and
a) be convenient, safe and efficient to use
b) where providing for more than 4 cars, having regard to matters such as slope,
provide for vehicles to enter and exit the site dimensions, layout and the expected number
in a forward direction; and and type of vehicles; and
c) have a width of vehicular access no less b) provide adequate space to turn within the
than prescribed in Table E6.2, and not more site unless reversing from the site would not
than 10% greater than prescribed in Table adversely affect the safety and convenience
E6.2; and of users and passing traffic.
d) have a combined width of access and

manoeuvring space adjacent to parking
spaces not less than as prescribed in Table
E6.3 where any of the following apply:
i) there are three or more car parking

spaces; and
ii) where parking is more than 30 m

driving distance from the road; or
iii) where the sole vehicle access is to a

category 1, 2, 3 or 4 road; and
A2.2 The layout of car spaces and access

ways must be designed in accordance with
Australian Standards AS 2890.1 - 2004
Parking Facilities, Part 1: Off Road Car
Parking.
Consistent with P1
a) Car parking will be available to each dwelling, while visitor parking will be available within
approximately 50 m of each dwelling. The expected number of vehicle movements between
the site and surrounding road network, as discussed in the TIA, is 168 per day and up to 32
per hour in peak periods. The subject site has an average gradient of approximately 2.5%
and all parking spaces will have sufficient dimensions to allow for the safe manoeuvring of
vehicles.
b) Manoeuvring space for parking bays at 900 to the internal roads of the development will
include that road space, which has a width of approximately 5.5 m. Vehicle turning will also
be accommodated at one of three proposed cul-de-sac heads or at the proposed roundabout.
E6.7.3 Car Parking Access, Safety and Security
Objective:
To ensure adequate access, safety and security for car parking and for deliveries.
Consistent
Of the 116 proposed car parking spaces 79 will be secure garaged spaces and the remaining
37 spaces will be in parking bays throughout the site, which are visible from nearby dwellings
and lit by street lighting.
A1 P1
Car parking areas with greater than 20 Car parking areas with greater than 20
parking spaces must be: parking spaces must provide for adequate
security and safety for users of the site,
a) secured and lit so that unauthorised
having regard to the:
persons cannot enter or;
a) levels of activity within the vicinity; and
b) visible from buildings on or adjacent to the
site during the times when parking occurs. b) opportunities for passive surveillance for
users of adjacent building and public spaces
adjoining the site.
Complies with A1
The proposed development will include a total of 116 parking spaces, including 79 secure
(garaged) spaces attached to proposed dwellings, and 37 on street visitor parking spaces in
parking bays throughout the site.
b) All proposed visitor parking bays will be visible from nearby dwellings at all times, and
lighting will be provided in the road reserve.
E6.7.4 Parking for Persons with a Disability
Objective:
To ensure adequate parking for persons with a disability.
Consistent
Residents will have access to garaged parking spaces that are wide enough to accommodate
wheelchairs. Visitor parking spaces in on-street parking bays will include one space for
accessible parking.
A1 P1
All spaces designated for use by persons No performance criteria.
with a disability must be located closest to the
main entry point to the building.
Complies with A1
An accessible parking space will be located in each of the proposed on-street parking bays,
while each garage will have sufficient space to accommodate parking for persons with
disabilities.
A2 P2
Accessible car parking spaces for use by No performance criteria.

persons with disabilities must be designed
and constructed in accordance with
AS/NZ2890.6 – 2009 Parking facilities – Off-
street parking for people with disabilities.
Complies with A2
All proposed accessible parking spaces are designed in accordance with AS/NZ2890.6 –
2009 Parking facilities – Off-street parking for people with disabilities,
E6.7.6 Loading and Unloading of Vehicles, Drop-off and Pickup
Objective:
To ensure adequate access for people and goods delivery and collection and to prevent loss
of amenity and adverse impacts on traffic flows.
Not applicable
The proposed retirement village is primarily for residential use and does not include retail,
commercial, industrial, service industry, warehouse or storage uses.
E6.8 Provisions for Sustainable Transport
E6.8.1 Pedestrian Walkways
Objective:
To ensure pedestrian safety is considered in development.
Consistent
Pedestrian access between the site and the surrounding area, and throughout the site is
achieved with 1.5 m wide pathways separated from internal access roads and parking aisles
by tree plantings.
A1 P1
Pedestrian access must be provided for in Safe pedestrian access must be provided
accordance with Table E6.5. within car park and between the entrances to
buildings and the road.
Complies with A1
The proposed development will provide pathways accessing the site that are 1.5 m wide
separated from driveways and parking aisles, except at crossing points, by tree plantings
consistent with the theme of the existing retirement village. The subject site has an average
slope ratio of 1 in 40 and does not exceed 1 in 14 at any point.
6. Conclusion
The application for the development of a 70 dwelling extension of the Northbourne Park
Retirement Village at 21-49 Northbourne Avenue, Scottsdale, and 40 George Street,
Scottsdale, has been assessed against all relevant provisions of the Dorset Interim Planning
Scheme 2013. As demonstrated in this report the proposal meets all relevant Scheme
standards and may be approved subject to adoption of the management recommendations
contained within the attached TIA and BHMP reports.
Appendices
GHD | Report for Northbourne Park Association Inc - Stage 2 Residential Development, 3218525
Appendix A – Crown Landowner Consent
Department of State Growth
STATE ROADS
Enquiries Lucy Thorne

Ph 6166 3441
Email lucy.thorne@stategrowth.tas.gov.au Web www.stategrowth.tas.gov.au
Our Ref 052821 Your Ref
GHD
Ryan Robinson
23 Paterson Street
Launceston 7250
By email:
To: Ryan.Robinson@GHD.com
Cc: dorset@dorset.tas.gov.au
Dear Sir/Madam
Landowner Consent
21-49 Northbourne Avenue and 40 George Street, Scottsdale – 70 new dwellings and new
intersection Development Application
I, Andrew Hargrave, Manager Asset Management, State Roads, the Department of State Growth,
having been duly delegated by the Minister under Section 52 (1F) of the Land Use Planning and
Approvals Act 1993 (the Act), and in accordance with the provisions of Section 52 (1B) (b) of the Act,
hereby give my permission to the making of the application, insofar as it affects the State road network
and any Crown land under the jurisdiction of this Department.
The consent given by this letter is for the making of the application only and is with reference to the
following documents:
Title Reference number Dated

1. GHD planning report July 2018
2. Appendix B - Elevation plans SK002-SK004, Rev D
3. Appendix C – GHD Traffic Impact June 2018
Assessment
4. Appendix D – Livingston Natural 21 May 2018
Resource Services Bushfire Hazard
Management Report
5. Appendix E – written advice from State June 2018
Growth
6. Email to State Growth advising that 2 August 2018
stormwater is not proposed to be
concentrated into the state highway
drainage system
The proposed development is adjacent to George and involves Department of State Growth
administered Crown land in that it includes the construction of a new intersection.
4 Salamanca Place Hobart - GPO Box 536 HOBART TAS 7001

-2-
The Department reserves the right to make a representation to the Dorset Council in relation to any
aspect of the proposed development relating to its road network and/or property.
In giving consent to lodge the subject development application, the Department notes that the
proposed access and any concentration of drainage of stormwater to the State road network will
require the following consent/s:
 The consent of the Minister under Section 16 of the Roads and Jetties Act 1935 to undertake
works within the State road reservation.
Advice:
- On sealed roads all new accesses must be sealed from the road to the property boundary.
- Pursuant to Section 16AA of the Roads and Jetties Act 1935, where a vehicle access has
been constructed from land to a State highway or subsidiary road, the owner of that land is
responsible for the maintenance and repair of the whole of the vehicular access.
For further information please visit http://www.transport.tas.gov.au/road/permits or contact

permits@stategrowth.tas.gov.au.
 The consent of the Minister under Section 17B of the Roads and Jetties Act 1935 to
concentrate and discharge drainage to the State road reserve.
Advice:
- The proponent must submit a drainage plan, including catchment area, flows and drainage
design for any area discharging to the State road reserve.
- If any enlargement of the existing road drainage infrastructure is required in order to carry
any additional drainage, these works must be undertaken under the supervision and to the
satisfaction of an officer designated by the Minister. If such works are required, the costs
associated with the works will be payable by the proponent.
- The proponent is responsible for the ongoing maintenance of their own infrastructure.
For further information please contact Barry Walker at Barry.Walker@stategrowth.tas.gov.au.
Please contact the officer indicated at the top of this letter if you have any further queries.
Yours sincerely
Andrew Hargrave
Manager Asset Management
14 August 2018
4 Salamanca Place Hobart - GPO Box 536 HOBART TAS 7001

Appendix B – Certificates of Title
RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
SEARCH OF TORRENS TITLE

VOLUME FOLIO
163040 1
EDITION DATE OF ISSUE
1 20-Dec-2011
SEARCH DATE : 14-Jun-2018

SEARCH TIME : 03.38 PM
DESCRIPTION OF LAND
Town of SCOTTSDALE
Lot 1 on Sealed Plan 163040
Derivation : Part of Lot 3420, 320 Acres Gtd to Thomas Diprose
Prior CTs 160565/1, 244926/1 and 247200/1
SCHEDULE 1
A631275, A910787, C484603, C484994, C993735 & C785184
TRANSFER to NORTHBOURNE PARK ASSOCIATION INC
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
SP163040 EASEMENTS in Schedule of Easements
SP3418, SP54309 & SP152032 FENCING COVENANT in Schedule of
Easements
SP149346 FENCING PROVISION in Schedule of Easements
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
FOLIO PLAN
RECORDER OF TITLES
Search Date: 14 Jun 2018 Search Time: 03:39 PM Volume Number: 163040 Revision Number: 01 Page 1 of 2
FOLIO PLAN
RECORDER OF TITLES
Search Date: 14 Jun 2018 Search Time: 03:39 PM Volume Number: 163040 Revision Number: 01 Page 2 of 2
RESULT OF SEARCH
RECORDER OF TITLES
SEARCH OF TORRENS TITLE

VOLUME FOLIO
211872 1
EDITION DATE OF ISSUE
2 28-Feb-2018
SEARCH DATE : 13-Jun-2018

SEARCH TIME : 10.40 AM
DESCRIPTION OF LAND
Town of SCOTTSDALE
Lot 1 on Plan 211872
Derivation : Whole of Lot 2A (Lades Estate) Gtd. to W.A. Bald
Prior CT 2491/49
SCHEDULE 1
M674271 TRANSFER to NORTHBOURNE PARK ASSOCIATION INCORPORATED
Registered 28-Feb-2018 at 12.01 PM
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
FOLIO PLAN
RECORDER OF TITLES
Search Date: 13 Jun 2018 Search Time: 10:40 AM Volume Number: 211872 Revision Number: 01 Page 1 of 1
Appendix C – Elevations of Proposed Dwellings
10.16m
10.16m
7.7m
7.7m
CC
SK002
SK002
5.08m
5.08m
4.02m
4.02m
3.2m
3.2m
2.74m
2.74m
3m
3m
2.6m
2.6m
2.4m
2.4m
2.1m
2.1m
FFL0.00
FFL 0.00
AA BB
SK002 SCALE1 1: 100
: 100@@A3A3 SK002 SCALE1 1: :100
100@@A3A3
Laundry
Laundry SK002 SCALE SK002 SCALE
ContemporaryFacade
Contemporary FacadeOption
Option(2(2bed
bed&&22bath)
bath)
DD BB
SK002
SK002 SK002
SK002
20.45m
20.45m
5.08m
5.08m
3.87m
3.87m
3.2m
3.2m
2.85m
2.85m
2.6m
2.6m
2.4m
2.4m
2.1m
2.1m
2.95m
2.95m
FFL0.00
FFL 0.00
CC DD
SK002
SK002 SCALE1 1: :100
SCALE 100@@A3A3 SK002
SK002 SCALE1 1: :100
SCALE 100@@A3A3
NORTHBOURNE AVENUE DEVELOPMENT Job No: 32-18525 Approved: J.A
Original Size: A2 Date: 21.06.2018

23 Paterson Street, Launceston TAS 7250
Typical ILU Layouts: 2 Bed, 2 Bath, Single Garage (160sq.m) scale 1:100 @ A2 Drawing No: 32-18525-L-SK002 Rev: D T 61 3 8687 8000 E mv@ghdwoodhead.com.au W www.ghdwoodhead.com
Copyright retained by GHD Woodhead Architecture Pty Ltd

10.16m
10.16m
7.7m
7.7m
CC
SK003
SK003
3.2m
3.2m
2.74m
2.74m
3m
3m
2.6m
2.6m
2.4m
2.4m
AA ELEVATION
ELEVATION BB
SK003
SK003 SCALE
SCALE1 1: :100
100@@A3A3 SK003
SK003 SCALE
SCALE1 1: :100
100@@A3A3
Laundry
Laundry
Contemporary
ContemporaryFacade
FacadeOption
Option(2(2bed
bed&&22bath
bathplus
plusStudy)
Study)
DD BB
SK003
SK003 SK003
SK003
20.45m
20.45m
5.08m
5.08m
4.02m
4.02m
3.87m
3.87m
3.2m
3.2m
2.85m
2.85m
2.6m
2.6m
2.4m
2.4m
FFL0.00
FFL 0.00
2.95m
2.95m
CC
SK003
SK003 SCALE
SCALE1 1: :100
100@@A3A3

Typical ILU Layouts: 2 Bed, 2 Bath, Study & Single Garage (166sq.m) scale 1:100 @ A2 Drawing No: 32-18525-L-SK003 Rev: D T 61 3 8687 8000 E mv@ghdwoodhead.com.au W www.ghdwoodhead.com

9.62m
12m
12m 9.62m
9.62m
12m
5.18m
9.62m
4.46m
4.37m
3.58m
5.18m
2.74m
2.6m
2.4m
4.37m
2.74m
2.6m
2.4m
5.18m
4.37m
5.18m
4.46m
4.37m
2.74m
2.6m
2.4m
3.58m
A ELEVATION
5.18m
2.74m
2.6m
2.4m
4.37m
SK004 SCALE 1 : 100 @ A3
A ELEVATION
2.74m
2.6m
2.4m
Contemporary Facade Option (3 bed plus Study, Double Garage)
SK004 SCALE 1 : 100 @ A3
A Contemporary Facade Option (3 bed plus Study, Double Garage)

ELEVATION
Study A SK004ELEVATION
SCALE 1 : 100 @ A3
22.78m
Study Contemporary
SK004
AFacadeELEVATION
SCALE 1 : 100 @ A3
Option (3 bed plus Study, Double Garage)
5.18m 5.18m
4.46m 4.46m
4.37m 4.37m
Laundry
3.58m 3.58m
SK004 SCALE 1 : 100 @ A3
22.78m
Bedroom 3
2.74m 2.74m
2.6m
2.4m
Laundry Study
Study Bedroom 3
2.6m
Bath
2.4m
22.78m
22.78m
Laundry Study
Bath
5.18m 5.18m
Laundry Bedroom 3
22.78m
4.46m 4.46m
4.37m 4.37m
A ELEVATION
5.18m
3.58m 3.58m
Bedroom 3
4.46m
4.37m
Laundry
2.74m 2.74m
2.6m
2.4m
A ELEVATION Bath
3.29m
SK004 SCALE 1 : 100 @ A3
5.18m
Bedroom 3
2.6m
2.4m
4.46m
Bath(3 bed plus Study, Double
4.37m
Contemporary Facade Option Garage)
2.1m
2.6m
2.4m
SK004 SCALE 1 : 100 @ A3

FFL 0.00
2.6m
Contemporary Facade Option (3 bed plusBath
2.4m
Study, Double Garage)
4.46m 5.18m
4.46m
4.37m
FFL 0.00
5.18m
A ELEVATION
4.37m
2.6m
2.4m
C
2.1m
3.29m
5.18m
A ELEVATION
SK004 SCALE 1 : 100 @ A3
2.6m
4.46m
2.4m
4.37m
FFL 0.00
2.1m
Contemporary Facade Option (3 bed plus Study, Double Garage) FFL 0.00
SK004 SCALE 1 : 100 @ A3
C
oom 3
2.6m
SK004 SCALE 1 : 100 @ A3
2.4m
Contemporary Facade Option (3 bed5mplus Study, Double Garage) FFL 0.00
SK004 SCALE 1 : 100 @ A3
oom 3
C
5m C SK004 SCALE 1 : 100 @ A3
SK004
C
SCALE 1 : 100 @ A3
5.18m 5.18m
4.46m 4.46m
4.37m 4.37m
oom 3 5m
SK004 SCALE 1 : 100 @ A3
3.29m 3.29m
5m
2.6m
2.4m
2.1m
oom 3
FFL 0.00 5m
2.6m
2.4m
2.1m
FFL 0.00
5.18m 5.18m
4.46m 4.46m
4.37m 4.37m
3.29m 3.29m
2.6m
2.4m
C
SK004 SCALE 1 : 100 @ A3
2.1m
FFL 0.00
2.6m
2.4m
SK004 SCALE 1 : 100 @ A3
2.1m
FFL 0.00
C
C
SK004 SCALE 1 : 100 @ A3
SK004 SCALE 1 : 100 @ A3

Typical ILU Layouts: 3 Bed, 2 Bath, Study & Double Garage (219sq.m) scale 1:100 @ A2 Drawing No: 32-18525-L-SK004 Rev: D T 61 3 8687 8000 E mv@ghdwoodhead.com.au W www.ghdwoodhead.com

Appendix D – Traffic Impact Assessment
Northbourne Park Association Inc
Masterplan Northbourne Park
Transport Impact Assessment
June 2018
Table of contents
1. Introduction..................................................................................................................................... 1
1.1 Background .......................................................................................................................... 1
1.2 Purpose of This Report ........................................................................................................ 1
1.3 Scope and limitations ........................................................................................................... 1
1.4 Subject Site .......................................................................................................................... 1
1.5 Referenced Materials ........................................................................................................... 2
2. Existing Conditions ......................................................................................................................... 3

2.1 Transport Network ............................................................................................................... 3
2.2 Road Safety Performance ................................................................................................... 5
3. Proposal ......................................................................................................................................... 6
3.1 Proposed Development ....................................................................................................... 6
3.2 Traffic Generation ................................................................................................................ 7
4. Traffic Impacts ................................................................................................................................ 8

4.1 Site Access .......................................................................................................................... 8
4.2 Internal Site Layout ............................................................................................................ 11
4.3 Pedestrian Access .............................................................................................................11
4.4 Traffic Efficiency................................................................................................................. 12
4.5 Road Safety ....................................................................................................................... 12
4.6 Car Parking ........................................................................................................................ 12
5. Conclusions .................................................................................................................................. 13
Table index
Table 1 Crash History (2013 to 2017) ............................................................................................... 5
Figure index
Figure 1 Subject Site .......................................................................................................................... 2
Figure 2 George Street Traffic Volumes ............................................................................................ 4
Figure 3 Site Concept Layout............................................................................................................. 6

Figure 4 Warrants for Turn Treatments (< 70 km/h) .......................................................................... 8
Figure 5 Swept Path Assessment - .................................................................................................. 10
Figure 6 Recommended Traffic Calming Treatments ...................................................................... 11
GHD | Report for Northbourne Park Association Inc - Masterplan Northbourne Park, 3218525 | i
1. Introduction
1.1 Background
GHD were engaged by Northbourne Park Association Inc to prepare a Transport Impact
Assessment for the second stage of the Northbourne Park Retirement Village. The proposed
development will comprise some 70 new dwellings, community centre, landscaped gardens and
an artificial wetland for the treatment of stormwater.
1.2 Purpose of This Report

The purpose of this report is to document the anticipated traffic and transport related impacts of
the project and to address the relevant provisions of the Dorset Interim Planning Scheme 2013.
1.3 Scope and limitations

This report has been prepared by GHD for Northbourne Park Association Inc and may only be
used and relied on by Northbourne Park Association Inc for the purpose agreed between GHD
and the Northbourne Park Association Inc as set out in Section 1.2 of this report.
GHD otherwise disclaims responsibility to any person other than Northbourne Park Association
Inc arising in connection with this report. GHD also excludes implied warranties and conditions,
to the extent legally permissible.
The services undertaken by GHD in connection with preparing this report were limited to those
specifically detailed in the report and are subject to the scope limitations set out in the report.
The opinions, conclusions and any recommendations in this report are based on conditions
encountered and information reviewed at the date of preparation of the report. GHD has no
responsibility or obligation to update this report to account for events or changes occurring
subsequent to the date that the report was prepared.
The opinions, conclusions and any recommendations in this report are based on assumptions
made by GHD described in this report. GHD disclaims liability arising from any of the
assumptions being incorrect.
GHD has prepared this report on the basis of information provided by Northbourne Park
Association Inc and others who provided information to GHD (including Government
authorities), which GHD has not independently verified or checked beyond the agreed scope of
work. GHD does not accept liability in connection with such unverified information, including
errors and omissions in the report which were caused by errors or omissions in that information.
1.4 Subject Site

The subject site comprises 21-49 Northbourne Avenue and 40 George Street, Scottsdale. The
site has existing access via Northbourne Avenue and Fosters Road. The inclusion of 40
George Street allows for an additional access point directly onto George Street. The subject
site currently contains an existing residence at 40 George Street, 44 units associated with the
existing Retirement Village and community centre.
The subject site and surrounds are presented in Figure 1.
GHD | Report for Northbourne Park Association Inc - Masterplan Northbourne Park, 3218525 | 1
George Street
Northbourne Avenue
40 George Street
Cameron Street
Figure 1 Subject Site

Base imagery obtained from TheLIST © State of Tasmania
1.5 Referenced Materials

The following documents and materials were referred to during the preparation of this report:
 Dorset Interim Planning Scheme 2013 (the Planning Scheme)
 Bridport Main Road traffic count data, Department of State Growth, collected May 2016
 Guide to Traffic Generating Developments, Version 2.2, Roads and Maritime Services,
October 2002 (the RMS Guide)
 Guide to Traffic Generating Developments Updated traffic surveys, TDT 2013/04, Roads
and Maritime Services, May 2013 (the RMS Update)
 Northbourne Avenue Development Layout Concept, GHD Woodhead, Dwg No. 32-18525-
L-SK001, Rev H, dated 22.11.2017
 Guide to Traffic Management – Part 6: Intersections, Interchanges and Crossings,
Austroads, 2017
 Guide to Traffic Management – Part 4A: Unsignalised and Signalised Intersections,
Austroads, 2017
2. Existing Conditions
2.1 Transport Network
For the purpose of this report, the transport network is considered to consist of George Street,
Cameron Street and Northbourne Avenue. Each of these roads are examined in detail in the
following sections.
2.1.1 George Street
George Street is a primary arterial road travelling in a predominantly north-south direction

through Scottsdale. South of Scottsdale, George Street becomes Tasman Highway. North of
Scottsdale, George Street becomes Bridport Road. It is part of the Tasmanian State Road
Network, owned and maintained by the Department of State Growth, and is classified as a
Category 2 Road.
The function of Category 2 Roads is defined as follows:

“Category 2 Roads. Tasmania’s major regional roads for carrying heavy freight.
Category 2 Roads link major production catchments to the Category 1 Roads. For
example, the Circular Head, Dorset, Huon Valley and Derwent Valley areas. They carry a
large number of both heavy freight and passenger vehicles.
Together with Category 3 Roads, they provide safe and efficient access to Tasmania’s
regions.
Category 2 Roads facilitate:
– heavy inter-regional and sub-regional freight movement

– passenger vehicle movement
– commercial interaction
– tourist movement.
They are also the Department of State Growth’s preferred heavy freight vehicle routes
where alternative routes exist.”
(Source: Stage Road Hierarchy, Department of State Growth)
In the vicinity of the subject site, George Street has a single lane travelling in each direction,
with unrestricted on-street car parking available on both sides of the road, and a road width of
approximately 13.5 metres. Intersections along George Street are give-way controlled with
George Street forming the major road.
The road is in generally good condition with little evidence of pavement failure or surface
damage. Footpaths are provided on both sides of George Street and there is street lighting
present. There is a pedestrian crossing point provided approximately 140 metres south of 40
George Street comprising kerb outstands and pedestrian warning signage.
Traffic volume data for the northern end of George Street obtained from the Department of State
Growth indicates an AADT of approximately 2,800 vehicles with 16.3% of those being heavy
vehicles (defined as Austroads Class 3 and above). The daily traffic profile for a typical
weekday is presented in Figure 2.
Figure 2 George Street Traffic Volumes
Source: Department of State Growth, May 2016
The posted speed limit along George Street is 60 km/h. The May 2016 traffic data indicates that
the 85th percentile speed is approximately 64 km/h, with around 25% of all vehicles exceeding
the posted speed limit of 60 km/h.
2.1.2 Cameron Street
Cameron Street is a sub-arterial road running perpendicular to George Street and connecting to
George Street at a crossroads intersection with Ellenor Street. East of Scottsdale, Cameron
Street becomes North Scottsdale Road travelling north-east to connect to Waterhouse Road.
In the vicinity of the subject site, Cameron Street has a single lane travelling in each direction,
with unrestricted on-street car parking available on both sides of the road, and a road width of
approximately 12 metres. Intersections along Cameron Street are give-way controlled, with
Cameron Street forming the major road (except for the George Street junction).
damage. Footpaths are provided on both sides of George Street and there is street lighting
present.
Traffic volume data for Cameron Street was not available, however given the location and
function of the road, it is likely to carry less than 2,000 vehicles per day with two-way peak flows
of no more than around 200 vehicles per hour.
The posted speed limit on Cameron Street is 50 km/h.
2.1.3 Northbourne Avenue
Northbourne Avenue is a local road connecting to Cameron Street and terminating within the
subject site. It provides access to several dwellings as well as the existing Northbourne Park
Retirement Village. It has a single lane travelling in each direction, with unrestricted on-street
car parking available on both sides of the road, and a road width of approximately 8.2 metres.
damage. Footpaths are provided on both sides of Northbourne Avenue and there is street
lighting present.
Traffic volume data for Northbourne Avenue was not available, however given the location and
function of the road, it is likely to carry in the order of 200 vehicles per day with two-way peak
flows of around 20-30 vehicles per hour.
The default urban speed limit of 50 km/h applies to Northbourne Avenue.
2.2 Road Safety Performance
Crash data was obtained from the Department of State Growth for George Street, Cameron
Street and Northbourne Avenue for the 5 year period covering 1 January 2013 to 31 December
2017. The results are summarised in Table 1.
Table 1 Crash History (2013 to 2017)
Location Number of crashes Dominant crash type(s)
Total Casualty
George St 9 5 Emerging (3), Off carriageway

(2)
Alfred St / George St 1 1 Cross traffic (1)
Cameron St / George St 3 0 Right turning (2), Rear end (1)
King St / George St 3 0 Rear end (2), Side swipe (1)
Northbourne Ave 1 0 Emerging (1)
Total 17 6
The higher incidence of ‘emerging’ and ‘off carriageway’ type crashes along George Street
indicates that vehicle speed may be a factor in this area and this is further reinforced by the May
2016 traffic data, which recorded 25% of all vehicles exceeding 60 km/h. The crash history at
the Cameron Street / George Street intersection, predominantly associated with right turns, may
also be influenced by higher vehicle speeds on George Street.
In order to maintain a safe access on George Street, it will be important to ensure that the
proposed access point is highly visible in both directions and clearly recognisable as an
intersection.
3. Proposal
3.1 Proposed Development
The proposal includes the following key features:
 61 new 2-bedroom independent living units
 9 new 3-bedroom independent living units
 New village green and administration building

 New car park containing 29 car parking spaces
 37 visitor car parking spaces scattered throughout the site
 Caravan storage and parking area
A site concept plan is provided in Figure 3.
Figure 3 Site Concept Layout

Source: GHD Woodhead, Dwg No. 32-18525-L-SK001, Layout Concept, Rev H, dated 22.11.2017
The primary site access point would be via George Street, connecting to a new ‘boulevard’
access driveway and an internal roundabout. Full connectivity would be provided within the site
including connection to Northbourne Avenue.
3.2 Traffic Generation
The RMS Update provides traffic survey results for retirement villages in metropolitan and non-
metropolitan areas. The average results for non-metropolitan areas are as follows:
 Weekday daily vehicle trips 2.4 per occupied unit
 Weekday peak hour vehicle trips 0.45 per occupied unit
Based on a total of 70 new independent living units, the proposal is likely to generate up to an
additional 168 vehicle trips per day, with up to 32 trips per hour during the peak period of the
site. Note that the RMS Update notes that the site peak hour does not generally coincide with
the network peak hour.
3.2.1 Planning Scheme Assessment
Clause E4.6.1-A2 of the Planning Scheme states that: “For roads with a speed limit of 60km/h
or less the use must not generate more than a total of 40 vehicle entry and exit movements per
day.” Since the proposal will generate more than 40 trips per day, it relies on performance
criteria which are as follows:
“For roads with a speed limit of 60km/h or less, the level of use, number, location, layout
and design of accesses and junctions must maintain an acceptable level of safety for all
road users, including pedestrians and cyclists.”
Performance criteria are addressed in Section 4 of this report.
4. Traffic Impacts
4.1 Site Access
Clause E4.7.2-A1 of the Planning Scheme states that “For roads with a speed limit of 60km/h or
less the development must include only one access providing both entry and exit, or two
accesses providing separate entry and exit.” Since the proposal will provide two-way access
onto both George Street (new access) and Northbourne Avenue (existing access), it relies on
performance criteria which are as follows:
“For roads with a speed limit of 60km/h or less, the number, location, layout and design of
accesses and junctions must maintain an acceptable level of safety for all road users,
including pedestrians and cyclists.”
The above are addressed in the following sections.
4.1.1 George Street
Access Design
The proposed access on George Street is considered a Category 3 access under AS2890.1
and will be designed as an intersection, rather than a driveway, in accordance with Clause 3.1.1
of the Standard. It is recommended that this intersection be designed and constructed as a
give-way controlled junction complete with all statutory line-marking and signage and pedestrian
refuge along the George Street footpath alignment.
Capacity
The access is likely to attract up to a total of 32 vehicle movements per hour, which represents
all traffic associated with the proposed development. The vast majority of movements would be
to and from the south, resulting in 16 entry movements (right-in) and 16 exit movements (left-
out).
Austroads (2017) provides warrants for the provision of turn treatments on the major road, in
this case being George Street. The warrants for a design speed of less than 70 km/h are
provided in Figure 4.
Figure 4 Warrants for Turn Treatments (< 70 km/h)

Source: Austroads 2017
The two-way peak traffic volume on George Street is around 265 vehicle movements per hour.
For this level of through traffic, a turn lane would be warranted if right turning volumes exceed
around 100 vehicles per hour. Since the proposal is anticipated to generate around 16 entry
movements per hour during peak times, a Basic Right Turn (BAR) is required on George Street,
to comply with Department of State Growth Standard Drawing SD-84.003.
It is noted that the existing combined lane and shoulder width in George Street at the access
point exceeds the minimum requirement of 6 metres for a formal urban BAR treatment, and the
only additional treatment required would be parking restrictions (No Stopping) having a total
length of approximately 100 metres on the west side of Northbourne Avenue opposite the
access point.
These parking restrictions would impact on 5 residences located opposite the site (39 to 47
George Street), effectively removing all on-street car parking immediately fronting onto these
properties. It is considered that traffic volumes on George Street are sufficiently low that delays
to vehicles turning right from George Street will be unlikely, and therefore passing opportunities
should not be required. The detrimental impact to parking would outweigh any benefit of
provision of parking restrictions at this location. Furthermore, it is noted that other intersections
and accesses along George Street do not have this treatment.
The proposed site access is not expected to result in any significant detrimental capacity issues
on George Street.
Sight Distance Assessment

Clause E4.7.4-A1 of the Planning Scheme states that: “Sight distances at … an access or
junction must comply with the Safe Intersection Sight Distance shown in Table E4.7.4.” The
85th percentile speed on George Street is approximately 64 km/h. Interpolating Table E4.7.4 of
the Planning Scheme, the minimum sight distance required is 115 metres.
The Austroads publication, Guide to Road Design – Part 4A: Unsignalised and Signalised
Intersections, 2017, requires a minimum Safe Intersection Sight Distance (SISD) of 123 metres
for a design speed of 60 km/h and a typical reaction time of 2.0 seconds.
The available sight distance has been measured as follows:
 Northbound 150 metres (limited by a crest south of the site access point)
 Southbound > 250 metres (generally unrestricted)

The available sight distance exceeds the Planning Scheme requirements and the Austroads
guidelines for the George Street access.
Turning Path Assessment
A swept path assessment has been undertaken at the proposed George Street access to
confirm that occasional access by heavy vehicles will not impact other driveways and property
accesses in the immediate area.
Figure 5 demonstrates turning manoeuvres by the 12.5 metre rigid design vehicle.
Figure 5 Swept Path Assessment -
Base imagery obtained from TheLIST © State of Tasmania
Assessment
The proposed George Street access is to be designed as an intersection. The above

assessment demonstrates that the access will not significantly impact on traffic efficiency and
no turn lanes should be required. There is sufficient sight distance. It is recommended that:
 The intersection be give-way controlled with all statutory line marking and signage provided
 A pedestrian refuge be provided along the George Street footpath alignment
Subject to the above recommendations, the George Street access complies with performance
criteria.
4.1.2 Northbourne Avenue
Given that the primary site access point will be on George Street, it is unlikely that there will be
significant additional traffic using Northbourne Avenue to access the site. The proposed
Northbourne Avenue site access forms a straight extension of Northbourne Avenue and
therefore there are no significant sight distance restrictions at this location.
Notwithstanding, it is noted that Northbourne Avenue is relatively straight and wide, with the
potential for speeding, and there is a proposed pedestrian crossing point located on
Northbourne Avenue immediately inside the site which would be used by aged and mobility
impaired pedestrians. It may be appropriate to provide traffic calming treatments on
Northbourne Avenue to reduce the speed of vehicles travelling towards the site in the form of
speed humps or road cushions.
Based on the above, the Northbourne Avenue access complies with performance criteria.
4.2 Internal Site Layout
The internal road network consists of an internal loop road, with a roundabout connecting to the
George Street access, and several cul-de-sacs. There are also a number of driveway links,
threshold treatments and pedestrian crossing points throughout the site. It is recommended that
these treatments be rationalised such that it is clear that pedestrian crossing points and
threshold treatments have different functions in order to provide clear indication of priority
arrangements.
In light of the above:
 Pedestrian crossing points should be designed as formal Zebra crossings complete with all
statutory pavement marking and signage.
 Threshold treatments should consist of coloured concrete or pavers to contrast with the
surrounding road surface.
The recommended treatments are provided in Figure 6.
LEGEND
Threshold Pedestrian crossing Driveway link
Figure 6 Recommended Traffic Calming Treatments

Source: GHD Woodhead, Dwg No. 32-18525-L-SK001, Layout Concept, Rev H, dated 22.11.2017
4.3 Pedestrian Access

The site layout contains strong pedestrian linkages throughout the site providing access to key
internal destinations (including village green, administration, community garden, wetlands,
caravan parking area) and external destinations (including community centre, RSL club, bowls
club, medical centre).’
As discussed above, it is recommended that pedestrian crossing points be formally designed as

zebra crossings complete with all statutory line marking and signage.
4.4 Traffic Efficiency
The proposed development is anticipated to generate up to 168 additional vehicle movements
per day onto the surrounding road network. Given existing traffic volumes on George Street
(some 2,800 vehicles per day) and estimated volumes on other key roads (Cameron Street and
Northbourne Avenue) the additional traffic is considered negligible and is unlikely to impact on
traffic efficiency.
Note that since George Street has a speed limit of 60 km/h, Clause E4.7.1 of the Planning
Scheme does not apply to this development.
4.5 Road Safety

No significant detrimental road safety impacts are foreseen for the project. This is based on the
following:
 The relatively low traffic generation of the proposal of up to around 32 vehicle movements
per hour during peak times can be readily absorbed by the external road network with no
loss of capacity.
 The traffic data and crash history indicates that there may be an existing issue with vehicle
speeding along George Street.
 The new site access will be designed so that it can be clearly recognised as an intersection
complete with all statutory line marking and signage.
 There is ample sight distance in both directions to comply with Planning Scheme
requirements for the prevailing vehicle speed (64 km/h).
4.6 Car Parking

Clause E6.6.1-A1 of the Planning Scheme states that: “The number of car parking spaces … a)
will not be less than 90% of the requirements of Table E6.1 (except for dwellings in the General
Residential Zone); or b) will not exceed the requirements of Table E6.1 by more than 2 spaces
or 5% whichever is greater (except for dwellings in the General Residential Zone); or … d) if for
dwellings in the General Residential Zone, not less than 100% of the requirements of Table
E6.1.”
The subject site is located within the General Residential Zone and the proposed development
is for a retirement village which is considered a residential use. The requirement of Table E6.1
is therefore:
 1 space per bedroom or

 2 spaces per 3 bedrooms + 1 visitor space for every 5 dwellings
Note that the proposed village green, community garden and administration building are
considered ancillary uses.
Given a total of 70 new dwellings containing a total of 149 bedrooms, the minimum parking
requirement is 149 car parking spaces (if calculated as 1 space per bedroom) or 114 car
parking spaces (if calculated as 2 spaces per 3 bedrooms plus visitor parking).
The total car parking supply on the site is 145 spaces as follows:
 61 single garage spaces

 9 double garage spaces
 New car park with 29 parking spaces
 37 additional visitor car parking spaces
The proposal therefore complies with the minimum requirement of Table E6.1 of 114 spaces
and complies with the acceptable solution.
5. Conclusions
This Transport Impact Assessment report has investigated the potential traffic and safety
impacts associated with the proposed expansion of the Northbourne Park Retirement Village.
The proposal is anticipated to generate up to 168 vehicle movements per day onto the
surrounding road network, with up to 32 vehicle movements per hour during peak periods.
The recommendations of this report are summarised below:
 The George Street access point to be designed and constructed as a give-way controlled
intersection complete with all statutory line marking and signage.
 Parking restrictions opposite the proposed access point should not be required, on the
basis of low traffic volumes on George Street and the detrimental impacts due to loss of on-
street car parking.
 A pedestrian refuge to be provided at the George Street access along the George Street
footpath alignment.
 Consider provision of traffic calming treatments in the form of speed humps or road
cushions on Northbourne Avenue to manage vehicle speeds travelling towards the site.
 Rationalise pedestrian crossings, thresholds and driveway links throughout the site as
discussed in Section 4.2 and 4.3 of this report.
Based on the findings of this report, and subject to the recommendations listed above, the
proposal is supported on traffic and safety grounds.
GHD
Level 8
180 Lonsdale Street
T: 61 3 8687 8000 F: 61 3 8687 8111 E: melmail@ghd.com
© GHD 2018
This document is and shall remain the property of GHD. The document may only be used for the
purpose 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.
3218525-
6517/https://projects.ghd.com/oc/Tasmania/northbourneparkexpan/Delivery/Documents/3218525-
REP_Northbourne_Park_TIA.docx
Document Status
Revision Author Reviewer Approved for Issue
Name Signature Name Signature Date
0 M. T. Bickerstaff John Ayers 29/06/2018
Petrusma
www.ghd.com
Appendix E – Bushfire Hazard Management Plan
Bushfire Hazard Management Report:
Report for: GHD
Property Location: 21-29 Northbourne Avenue, Scottsdale
Prepared by: Scott Livingston

Livingston Natural Resource Services
12 Powers Road
Underwood, 7268
Date: 21st May 2018

Summary
Client:
GHD obo Northbourne Park Association
Property CT 163040/1, PID 3151453

identification: 21-29 Northbourne Avenue, Scottsdale
CT 211872/1 PID 6838365

40 George Street, Scottsdale
Zoning; General Residential, Dorset Interim Planning Scheme 2013
The proponent intends to construct 70 new retirement units and

Proposal: associated facilities.
Assessment A field inspection of the site was conducted to determine the Bushfire
comments: Attack Level and Risk.
The area is bushfire prone, being less than 100m from bushfire-prone
vegetation greater than 1 ha in size (grassland).
Conclusion:
An Emergency Plan for the facility must be developed and approved by
TFS or accredited person, which is Compliant with the TFS Bushfire
Emergency Planning Guidelines, prior to commencement of
construction of Stage 1 Units. the Emergency Plan must be updated
annually, and copies provided to TFS.
There are no construction requirements (BAL Low) for unit in stages 1-

7, provided adequate hazard management areas are in place.
Construction must be to at least BAL 12.5 standards for units within the
BAL 12.5 zone shown in attached maps.
Hazard Management Areas must be established and maintained as

low threat vegetation. All land with the lot and within 50m of any
building rated BAL Low or Not Bushfire Prone must from the
commencement of construction be managed as low threat vegetation,
gardens or lawns mowed to less than 100mm when cured. All land
within 14m upslopes or flat and 16m downslopes from units must be
managed as Low threat vegetation from for units rated BAL 12.5. This
includes land on adjacent lot CT 163040/2.
Units adjacent to the lot boundaries in Stages 8, 10,11, 13, 16 will

require hazard management areas on the adjacent title to achieve BAL
12.5. The written consent of the owner of that land (CT 163040/2) to
enter into an agreement under section 71 of the Act that will be
registered on the title of the neighbouring property providing for the
Bushfire Report i
affected land to be managed in accordance with the bushfire hazard
management plan will be required prior to construction of units in
those stages.
Access to the water supply points must be compliant with element B in

Table 4.2 of the Director of Building Control’s Determination
Requirements for Building in Bushfire-Prone Areas.
A reticulated water supply must be installed to the standards outlined

in Table 4.3 of the Director of Building Control’s Determination
Requirements for Building in Bushfire-Prone Areas.
Assessment
by:
______________________________
Scott Livingston,
Master Environmental Management,

Natural Resource Management Consultant.
Accredited Person under part 4A of the Fire Service Act

1979:
Accreditation # BFP-105
Scope 1,2, 3A, 3B, 3C.
Bushfire Report ii
Contents
INTRODUCTION ................................................................................................................... 1
SITE DESCRIPTION .............................................................................................................. 1
VULNERABLE USE: ............................................................................................................. 1
EMERGENCY MANAGEMENT STRATEGY ............................................................................. 1
BAL AND RISK ASSESSMENT .............................................................................................. 2
ACCESS ............................................................................................................................... 3
FIREFIGHTING WATER SUPPLY ........................................................................................... 5
CONCLUSIONS ..................................................................................................................... 6
REFERENCES ....................................................................................................................... 6
APPENDIX 1 – PHOTOS ........................................................................................................ 7
APPENDIX 2 - MAPS ............................................................................................................ 9
APPENDIX 3: BHMP ......................................................................................................... 12
APPENDIX 4: CERTIFICATE .................................................................................................. 1
APPENDIX 5: FORM 55 ........................................................................................................ 1
LIMITATIONS
This report only deals with potential bushfire risk and does not consider any other potential
statutory or planning requirements. This report classifies type of vegetation at time of
inspection and cannot be relied upon for future development or changes in vegetation of
assessed area.
Bushfire Report iii

INTRODUCTION
Northbourne Association intends to construct an additional 70 new retirement units and

associated facilities in 16 stages, on land to the north of the existing facilities, at
Northbourne Avenue, Scottsdale. Stage 1 consists of 5 units and a new entry from George
Street and through road to Northbourne Avenue. The development will also include a new
administration building. The area is bushfire prone being within 100m of bushfire prone
vegetation (grassland).
SITE DESCRIPTION
The property and land to the west and south is residential land and considered low threat.
Land to the north and east of the proposed development is rural resource zoned pasture. The
undeveloped areas of the Northbourne lot are currently managed as pasture.
The property is accessed from Northbourne Avenue and the proposed development will be
accessed from George Street, with through connection to Northbourne Avenue at stage 1.
The area is serviced by a reticulated water supply, additional hydrants will be required to
service all stages of the development.
See Appendix 1 for photos and Appendix 2 for maps.
VULNERABLE USE:
Retirement villages are deemed a Vulnerable Use. The development will be an extension of
the current facility located to the south, the precinct includes medical facilities and the
North East Soldiers Memorial Hospital. During early staging units will have BAL Rating of
BAL Low and for later stages where units are close to the property boundary BAL 12.5.
When developed the managed areas in the facility will provide a buffer from grassland for
existing units and private residences. There is no better suited lower risk site.
EMERGENCY MANAGEMENT STRATEGY
Prior to construction of new units, an Emergency Plan for the proposed units must be
developed and approved by TFS or accredited person, which is Compliant with the TFS Bushfire
Emergency Planning Guidelines. A draft Emergency Plan has been endorsed by TFS, (Bill Hilston,
17/5/18) this requires completion and development of a Bushfire Action Plan. These document
require the approval of TFS prior to commencement of construction of Stage 1 Units.
The Emergency Management Plan should be updated annually or when additional buildings are
constructed.
At all stages of development hazard management zones must be applied to provide no less
than BAL 12.5 ratings to buildings.
Bushfire Report 1
BAL AND RISK ASSESSMENT
The lot is considered to be within a Bushfire Prone Area due to proximity of a vegetation
patch (grassland) greater than 1 ha.
VEGETATION AND SLOPE
Table 1: Vegetation & Slope from Lot boundaries
North West North West South East South West

(western (eastern
portion) portion) North East
0-100m
0-100m
Vegetation, 0-100m 0-100m managed
0-100m managed land
within 100m managed land grassland land/
grassland
of lot
boundaries
Slope Downslope 0- Downslope 0-
(degrees, Upslope/flat Upslope/flat Upslope/flat
5° 5°
over 100m)
The BAL ratings applied are in accordance with the Australian Standard AS3959-2009,
Construction of Buildings in Bushfire Prone Areas, and it is a requirement that any habitable
building, or building within 6m of a habitable building be constructed to the BAL ratings
specified in this document as a minimum.
The Fire Danger Index for Tasmania is 50
Table 2: BAL Levels

Bushfire Attack Level (BAL) Predicted Bushfire Attack & Exposure Level
BAL-Low Insufficient risk to warrant specific construction requirements
BAL-12.5 Ember attack, radiant heat below 12.5kW/m²
BAL-19 Increasing ember attack and burning debris ignited by windborne

embers together with increasing heat flux between 12.5-19kW/m²
BAL-29 Increasing ember attack and burning debris ignited by windborne

embers together with increasing heat flux between 19-29kW/m²
PROPOSED DWELLING BAL RATING AND HAZARD MANAGEMENT ZONES
Units adjacent to the lot boundaries in Stages 8, 10,11, 13, 16 will require hazard
management areas on the adjacent title to achieve BAL 12.5. The written consent of the
owner of that land to enter into an agreement under section 71 of the Act that will be
registered on the title of the neighbouring property providing for the affected land to be
Bushfire Report 2
managed in accordance with the bushfire hazard management plan will be required prior to
construction of units in those stages.
Units in Stages 1, 2, 3 & 5 will be not Bushfire Prone at completion of development and
management of the site and adjacent HMA. During staged development the site should be
managed so that these units are protected by a hazard management area where at least
50m of surrounding land is managed as low threat vegetation, the balance area of the lot
may be managed as grassland. These units while still Bushfire Prone in the interim, will then
be rated as BAL Low and no specific construction requirements apply.
BAL during
Stage Development Post Development BAL Hazard Management
Stage 1 BAL Low Not Bushfire Prone (BFP) 50m interim HMA
Stage 2 BAL Low Not BFP 50m interim HMA
Stage 4 BAL Low Part NBP, part BAL Low 50m interim HMA
Stage 7 BAL Low BAL Low 50m interim HMA
Stage 8 BAL 12.5 BAL 12.5 external HMA required.
Part BAL Low, part BAL
Stage 9 BAL Low 12.5 external HMA required. (As per Stage 8)
Stage 10 BAL 12.5 BAL 12.5 external HMA required (additional area)
Stage 12 BAL Low BAL Low interim HMA
Stage 13 BAL 12.5 BAL 12.5 interim HMA
Stage 14 BAL 12.5 BAL 12.5 interim HMA
Stage 15 BAL Low BAL Low interim HMA
STAGING
All land with the lot and within 50m of any unit rated BAL Low or Not Bushfire Prone must
from the commencement of construction be managed as low threat vegetation, gardens or
lawns mowed to less than 100mm when cured. All land within 14m upslopes or flat and 16m
downslopes from units must be managed as Low threat vegetation from for units rated BAL
12.5. This includes land on adjacent lot CT 163040/2.
Bushfire Report 3
Figure 1: BAL Zones and hazard management area- at completion of development
Bushfire Report 1
Figure 2: Indicative HMA Stages 1 & 2 Hazard Management Areas
Bushfire Report 2
ACCESS
Access to water supply must be compliant with element B in Table 4.2 of the Director of Building Control’s Determination Requirements for Building
in Bushfire-Prone Areas.
Table 4.2 Requirements for Property Access

Column 1 Column 2
Element Requirement
A. Property access length is There are no specified design and construction requirements.
less than 30 metres; or
access is not required for
a fire appliance to access a
fire fighting water point.
B. Property access length is The following design and construction requirements apply to property access:
30 metres or greater; or
(a) All-weather construction;
access is for a fire
appliance to a fire fighting (b) Load capacity of at least 20 tonnes, including for bridges and culverts;
water point. (c) Minimum carriageway width of 4 metres;
(d) Minimum vertical clearance of 4 metres;
(e) Minimum horizontal clearance of 0.5 metres from the edge of the carriageway;
(f) Cross falls of less than 3° (1:20 or 5%);
(g) Dips less than 7° (1:8 or 12.5%) entry and exit angle;
(h) Curves with a minimum inner radius of 10 metres;
(i) Maximum gradient of 15° (1:3.5 or 28%) for sealed roads, and 10° (1:5.5 or 18%) for unsealed roads; and
(j) Terminate with a turning area for fire appliances provided by one of the following:
Bushfire Report 3
Column 1 Column 2
Element Requirement
i. A turning circle with a minimum outer radius of 10 metres;

ii. A property access encircling the building; or
iii. A hammerhead “T” or “Y” turning head 4 metres wide and 8 metres long
C. Property access length is The following design and construction requirements apply to property access:
200 metres or greater.
(a) The Requirements for B above; and
(b) Passing bays of 2 metres additional carriageway width and 20 metres length provided every 200 metres.
D. Property access length is The following design and construction requirements apply to property access:
greater than 30 metres, and
(a) Complies with Requirements for B above; and
access is provided to 3 or
more properties. (b) Passing bays of 2 metres additional carriageway width and 20 metres length must be provided every 100 metres.
Bushfire Report 4
FIREFIGHTING WATER SUPPLY
The property is serviced by a reticulated supply, additional hydrants will be required for all stages.
Table 4.3A Requirements for Reticulated Water Supply for Fire Fighting
Column 1 Column 2
Element Requirement
A. Distance between building The following requirements apply:

area to be protected and
(a) The building area to be protected must be located within 120 metres of a fire hydrant; and
water supply
(b) The distance must be measured as a hose lay, between the fire fighting water point and the furthest
part of the building area.
B. Design criteria for fire hydrants The following requirements apply:

(a) Fire hydrant system must be designed and constructed in accordance with TasWater Supplement to
Water Supply Code of Australia WSA 03 – 2011-3.1 MRWA Edition 2.0; and
(b) Fire hydrants are not installed in parking areas.
C. Hardstand A hardstand area for fire appliances must be provided:

(a) No more than three metres from the hydrant, measured as a hose lay;
(b) No closer than six metres from the building area to be protected;
(c) With a minimum width of three metres constructed to the same standard as the carriageway; and
(d) Connected to the property access by a carriageway equivalent to the standard of the property access.
Bushfire Report 5
CONCLUSIONS
The area is bushfire prone, being less than 100m from bushfire-prone vegetation greater than 1 ha in size
(grassland).
An Emergency Plan for the facility must be developed and approved by TFS or accredited person, which is
Compliant with the TFS Bushfire Emergency Planning Guidelines, prior to commencement of construction
of Stage 1 Units. he Emergency Plan must be updated annually, and copies provided to TFS.
There are no construction requirements (BAL Low) for unit in stages 1-7, provided adequate hazard
management areas are in place. Construction must be to at least BAL 12.5 standards for units within the BAL
12.5 zone shown in attached maps.
Hazard Management Areas must be established and maintained as low threat vegetation. All land with the
lot and within 50m of any building rated BAL Low or Not Bushfire Prone must from the commencement of
construction be managed as low threat vegetation, gardens or lawns mowed to less than 100mm when
cured. All land within 14m upslopes or flat and 16m downslopes from units must be managed as Low
threat vegetation from for units rated BAL 12.5. This includes land on adjacent lot CT 163040/2.
Units adjacent to the lot boundaries in Stages 8, 10,11, 13, 16 will require hazard management areas on
the adjacent title to achieve BAL 12.5. The written consent of the owner of that land (CT 163040/2) to
enter into an agreement under section 71 of the Act that will be registered on the title of the neighbouring
property providing for the affected land to be managed in accordance with the bushfire hazard
management plan will be required prior to construction of units in those stages.
Access to the water supply points must be compliant with element B in Table 4.2 of the Director of Building
Control’s Determination Requirements for Building in Bushfire-Prone Areas.
A reticulated water supply must be installed to the standards outlined in Table 4.3 of the Director of Building
Control’s Determination Requirements for Building in Bushfire-Prone Areas.
REFERENCES
Director of Building Control, (2017) Directors Determination- Categories of Building Control and Demolition
Work
Director of Building Control, (2017) Directors Determination- Application of Requirements for Building in
Bushfire Prone Areas.
Director of Building Control, (2017) Directors Determination- Requirements for Building in Bushfire Prone
Areas.
Standards Australia. (2009). AS 3959-2009 Construction of Buildings in Bushfire Prone Areas
Dorset Council (2013). Dorset Interim Planning Scheme 2013.
Bushfire Report 6
APPENDIX 1 – PHOTOS
Figure 2: view north east along southern boundary adjacent to existing dwellings.
Figure 3: view along north eastern boundary, adjacent property / grassland to left
Bushfire Report 7
Figure 4: view east across property
Figure 5: grassland across property boundaries (fences)
Bushfire Report 8
APPENDIX 2 - MAPS
Figure 6: Location, development area in red
Bushfire Report 9
Figure 7: aerial image
Bushfire Report 10
Figure 8: Site Plan
11
APPENDIX 3: BHMP
12
13
14
APPENDIX 4: CERTIFICATE
BUSHFIRE-PRONE AREAS CODE
CERTIFICATE1 UNDER S51(2)(d) LAND USE PLANNING AND

APPROVALS ACT 1993
1. Land to which certificate applies2
Land that is the Use or Development Site that is relied upon for bushfire hazard management or
protection.
Name of planning scheme or instrument: Dorset Interim Planning Scheme 2013
Street address: 21-29 Northbourne Avenue, Scottsdale, 7260
Certificate of Title / PID: CT 163040/1, PID 3151453
Land that is not the Use or Development Site that is relied upon for bushfire hazard
management or protection.
Street address: 58-60 George Street, Scottsdale, 7260
Certificate of Title / PID: CT 163040/2 PID 3151461
2. Proposed Use or Development
Description of Use or Development:
Retirement Village, additional 70, 2 & 3 bedroom units in 16 stages and Administration building., and associated
infrastructure.
1
This document is the approved form of certification for this purpose, and must not be altered from its original form.
2
If the certificate relates to bushfire management or protection measures that rely on land that is not in the same lot as the site
for the use or development described, the details of all of the applicable land must be provided.
Director of Building Control – Date Approved 1 January 2017Building Act 2016 - Approved Form No. 55
Code Clauses:
❑ E1.4 Exempt Development  E1.5.1 Vulnerable Use
E1.6.1 Subdivision
❑ E1.5.2 Hazardous Use ❑
3. Documents relied upon
Documents, Plans and/or Specifications
Title: Northbourne Avenue Master Plan
Author: GHD
32-18525-L-
Date: 28/9/2017 Version:
SK001
Bushfire Hazard Report
Title: Northboure Avenue Development Bushfire Report
Author: Scott Livingston
Date: 21/5/2018 Version: 1
Bushfire Hazard Management Plan
Title: Northboure Avenue Development Bushfire Hazard Management Plan
Date: 21/5/2018 Version: 1
Other Documents
Title: Northboure Emergency Plan_ Draft
Date: 15/5/2018 Version: draft
4. Nature of Certificate
❑ E1.4 – Use or development exempt from this code

Reference to Applicable
Assessment Criteria Compliance Requirement
Document(s)
❑ E1.4 (a) Insufficient increase in risk
 E1.5.1 – Vulnerable Uses

Document(s)
❑ E1.5.1 P1 Residual risk is tolerable
 E1.5.1 A2 Emergency management strategy Northboure Emergency Plan_ Draft
Northboure Avenue Development

 E1.5.1 A3 Bushfire hazard management plan Bushfire Hazard Management Plan
❑ E1.5.2 – Hazardous Uses

Document(s)
❑ E1.5.2 P1 Residual risk is tolerable
❑ E1.5.2 A2 Emergency management strategy
❑ E1.5.2 A3 Bushfire hazard management plan
❑ E1.6 – Development standards for subdivision

E1.6.1 Subdivision: Provision of hazard management areas
Document(s)
Hazard Management Areas are
❑ E1.6.1 P1
sufficient to achieve tolerable risk
❑ E1.6.1 A1 (a) Insufficient increase in risk
❑ E1.6.1 A1 (b) Provides BAL 19 for all lots
❑ E1.6.1 A1 (c) Consent for Part 5 Agreement
E1.6.2 Subdivision: Public and fire fighting access

Document(s)
❑ E1.6.2 P1 Access is sufficient to mitigate risk
Access complies with Tables E1, E2

❑ E1.6.2 A1 (b)
& E3
E1.6.3 Subdivision: Provision of water supply for fire fighting purposes

Document(s)
Reticulated water supply complies

❑ E1.6.3 A1 (b)
with Table E4
Water supply consistent with the

❑ E1.6.3 A1 (c)
objective
Static water supply complies with

❑ E1.6.3 A2 (b)
Table E5
Static water supply is consistent with

❑ E1.6.3 A2 (c)
the objective
5. Bushfire Hazard Practitioner3
Name: Scott Livingston Phone No: 0438 951 021
Address: 12 Powers Road Fax No:
Underwood Email Scottlivingston.lnrs@gmail.com

Address:
Tasmania 7268
Accreditation No: BFP – 105 Scope: 1, 2, 3A, 3B, 3C
6. Certification
I, certify that in accordance with the authority given under Part 4A of the Fire Service Act 1979 –
The use or development described in this certificate is exempt from application of Code E1 – Bushfire-
Prone Areas in accordance with Clause E1.4 (a) because there is an insufficient increase in risk to the
❑
use or development from bushfire to warrant any specific bushfire protection measure in order to be
consistent with the objectives for all the applicable standards identified in Section 4 of this Certificate.
or
There is an insufficient increase in risk from bushfire to warrant the provision of specific measures for
bushfire hazard management and/or bushfire protection in order for the use or development described
❑
to be consistent with the objective for each of the applicable standards identified in Section 4 of this
Certificate.
and/or
The Bushfire Hazard Management Plan/s identified in Section 3 of this certificate is/are in accordance
with the Chief Officer’s requirements and can deliver an outcome for the use or development described
❑
that is consistent with the objective and the relevant compliance test for each of the applicable
standards identified in Section 4 of this Certificate.
Signed:
certifier
Date: 21/5/2018 Certificate No: SRL08/36B
3
A Bushfire Hazard Practitioner is a person accredited by the Chief Officer of the Tasmania Fire Service under Part IVA of Fire
Service Act 1979. The list of practitioners and scope of work is found at www.fire.tas.gov.au.
APPENDIX 5: FORM 55
CERTIFICATE OF QUALIFIED PERSON – ASSESSABLE

Section 321
ITEM
To: GHD Owner /Agent
22 Paterson Street Address
Launceston 7250 Suburb/postcode
Qualified person details:

Qualified person: Scott Livingston
Address: 12 Powers Road Phone No: 0438 951 201
Underwood 7250 Fax No:
Licence No: BFP-105 Email address: scottlivingston.lnrs@gmail.com
Qualifications and Accredited Bushfire Assessor (description from Column 3 of the

Director of Building Control’s
Insurance details: under Part IVA of the Fire Service Determination)
Act 1979
Speciality area of Bushfire Hazard Assessment (description from Column 4 of the

Director of Building Control’s
expertise:
Determination)
Details of work:
Address: 21-29 Northbourne Avenue Lot No: 1
Scottsdale 7260 Certificate of title 163040

No:
The assessable Bushfire Attack Level (BAL) (description of the assessable item being
certified)
item related to Vulnerable Use
Assessable item includes –
this certificate: - a material;
- a design
- a form of construction
- a document
- testing of a component, building
system or plumbing system
- an inspection, or assessment,
performed
Certificate details:
Certificate type: Bushfire Hazard (description from Column 1 of Schedule
1 of the Director of Building Control’s
Determination)
This certificate is in relation to the above assessable item, at any stage, as part of - (tick one)
building work, plumbing work or plumbing installation or demolition work:
✓
or
a building, temporary structure or plumbing installation:
In issuing this certificate the following matters are relevant –
Documents: • Bushfire Attack Level Assessment Report and Bushfire Hazard
Management Plan, (Livingston Natural Resource Services)
Relevant
calculations: N/A
References: • Australian Standard 3959

• Interim Planning Directive No.5.1
• Building Amendment Regulations 2016
• Director of Building Control, Determination s
• Categories of Building Control and Demolition Work (July 2017)
• Requirements for Building in Bushfire Prone Areas. (July 2017)
• Application of Requirements for Building in Bushfire Prone Areas.
(Feb 2017)
• Guidelines for development in bushfire prone areas of Tasmania
Substance of Certificate: (what it is that is being certified)
1. Assessment of the site Bushfire Attack Level (BAL) to Australian Standards

3959
2. Bushfire Hazard Management Plan
Scope and/or Limitations
Scope:
This report was commissioned to identify the Bushfire Attack Level for the existing
property. All comment, advice and fire suppression measures are in relation to
compliance with Interim Planning Directive No 5.1, Bushfire-Prone Areas Code issued
by the Tasmanian Planning Commission, the Building Code of Australia and Australian
Standards, AS 3959-2009, Construction of buildings in bushfire-prone areas.
Limitations:
The inspection has been undertaken and report provided on the understanding that;-
1. The report only deals with the potential bushfire risk all other statutory assessments
are outside the scope of this report.
2. The report only identifies the size, volume and status of vegetation at the time the site
inspection was undertaken and cannot be relied upon for any future development.
3. Impacts of future development and vegetation growth have not been considered.
4. No assurance is given or inferred for the health safety or amenity of the general
public or occupants in the event of a bushfire.
5. No warranty is offered or inferred for any buildings constructed on the property in
the event of a bushfire.
I certify the matters described in this certificate.

Signed: Certificate No: Date:
Qualified person: SRL18/36B 21/5/18
Appendix F – Written Advice From State Growth
From: Miller, Janice (StateGrowth)
To: Ryan Robinson
Cc: Mark Petrusma; John Ayers; Hills, Garry (StateGrowth)
Subject: RE: Written advice required to confirm adequacy of TIA
Date: Friday, 29 June 2018 6:09:21 PM
Hi Ryan
Thank you for updating the TIA and the clarification below which I noted in the updated TIA; I can see no issue now with State Growth accepting
the TIA.
Kind regards
Janice
Janice Miller
Senior Project Officer, Tasmanian Road Safety Strategy
Traffic Engineering Branch | State Road Services | Department of State Growth
76 Federal Street, Hobart TAS 7000 | GPO Box 536, Hobart TAS 7001
T: +61 3 6166 3323 | E: janice.miller@stategrowth.tas.gov.au
3 Please consider the environment before printing

From: Ryan Robinson [mailto:Ryan.Robinson@ghd.com]
Sent: Friday, 29 June 2018 4:27 PM
To: Miller, Janice (StateGrowth) <janice.miller@stategrowth.tas.gov.au>
Cc: Mark Petrusma <Mark.Petrusma@ghd.com>
Subject: FW: Written advice required to confirm adequacy of TIA
Hi Janice,
I just wanted to clarify something. With respect to the BAR; the TIA advices that while the road width is sufficient to accommodate a formal BAR
treatment, it is considered that parking restrictions on the opposite side of George Street are not necessary due to traffic volumes being
sufficiently low that delays to vehicles are unlikely.
Kind regards,
Ryan Robinson
Graduate Planner
GHD
Proudly employee owned
T: +61 3 6332 5519 | V: 325519 | E: ryan.robinson@ghd.com
23 Paterson Street Launceston TAS 7250 Australia | www.ghd.com
WATER | ENERGY & RESOURCES | ENVIRONMENT | PROPERTY & BUILDINGS | TRANSPORTATION
Please consider our environment before printing this email
From: Ryan Robinson

Sent: Friday, 29 June 2018 4:08 PM
To: 'Miller, Janice (StateGrowth)' <janice.miller@stategrowth.tas.gov.au>
Cc: Hills, Garry (StateGrowth) <Garry.Hills@stategrowth.tas.gov.au>; Mark Petrusma <Mark.Petrusma@ghd.com>; John Ayers
<John.Ayers@ghd.com>
Hi Janice,
Please find attached an updated copy of the TIA for your assessment. The following updates have been made:
1. A BAR is provided, which complies with the Department's Standard Drawing, in Figure 5 of the document.
2. The turning actions of vehicles entering and exiting the proposed new site access is addressed in section 4.1.1.
3. Approach sightlines are also addressed in section 4.1.1.
Kind regards,
Ryan Robinson
Graduate Planner
GHD
From: Miller, Janice (StateGrowth) <janice.miller@stategrowth.tas.gov.au>

Sent: Thursday, 21 June 2018 3:27 PM
To: Ryan Robinson <Ryan.Robinson@ghd.com>
Cc: Hills, Garry (StateGrowth) <Garry.Hills@stategrowth.tas.gov.au>; Mark Petrusma <Mark.Petrusma@ghd.com>
Dear Ryan
Thank you for the draft TIA which is being prepared by GHD for the proposed development at 40 George Street (aka Bridport Main Road)
Scottsdale.
DSG requires that the following items need to be covered in the TIA:
1. According to the figures provided in the TIA and Figure 4 on Page 8, a BAR is required; this would need to comply with the
Department’s Standard Drawing ‘Urban Basic Right Turn Facility – BAR – Typical Arrangement’ which can be found at
https://www.transport.tas.gov.au/road/contractor/specifications/standard_drawings_roadworks2#Intersections%20and%20Interchanges
2. Confirmation that turning actions of vehicles entering and exiting the new access will not negatively impact on the use of existing
driveways or accesses opposite the proposed new facility.
3. That the approach sightlines comply with Austroad Guidelines (as this is a State Road the sight lines need to not only with the Dorset
Planning Scheme but also with Austroad Guidelines).
I look forward to receiving the revised TIA but in the meantime, please don’t hesitate to contact me to discuss any of these issues.
Kind regards
Janice
Janice Miller
Senior Project Officer, Tasmanian Road Safety Strategy
Traffic Engineering Branch | State Road Services | Department of State Growth
76 Federal Street, Hobart TAS 7000 | GPO Box 536, Hobart TAS 7001
T: +61 3 6166 3323 | E: janice.miller@stategrowth.tas.gov.au
3 Please consider the environment before printing

From: Hills, Garry (StateGrowth)
Sent: Monday, 18 June 2018 10:12 AM
To: Miller, Janice (StateGrowth) <janice.miller@stategrowth.tas.gov.au>
Cc: Ryan.Robinson@ghd.com; Mark.Petrusma@ghd.com
Subject: FW: Written advice required to confirm adequacy of TIA
Janice, this looks like the aged care facility development in Scottsdale that you mentioned you were aware of.
For you review and response to Ryan.
I have had a read through the document and happy to discuss if required.
Cheers, Garry
From: Ryan Robinson [mailto:Ryan.Robinson@ghd.com]

Sent: Friday, 15 June 2018 9:32 AM
To: Hills, Garry (StateGrowth) <Garry.Hills@stategrowth.tas.gov.au>
Cc: Mark Petrusma <Mark.Petrusma@ghd.com>
Subject: Written advice required to confirm adequacy of TIA
Dear Garry,
I am finalising a development application which requires written advice from the road authority confirming the adequacy of the associated
Traffic Impact Assessment. My colleague informed me that you are the appropriate person to contact about the required written advice.
I have attached the draft TIA for your consideration. The proposed development is for the construction of 70 new dwellings as an extension of
the Northbourne Park Retirement Village in Scottsdale. The development will also create a new junction to George Street, a primary arterial
road.
The specific Clause of the Dorset Interim Planning Scheme that I am addressing in my planning report is E4.5.3, which states:
The TIA is accompanied by written advice confirming its adequacy from the:
a) road authority in respect of a road;
Please let me know if you require any further information, or if I need to contact someone else for the written advice.
Kind regards,
Ryan Robinson
Graduate Planner
GHD
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3218525-43627/\\ghdnet\ghd\AU\Launceston\Projects\32\18525\WP\Draft documents for
issuing\Northbourne Park Stage 2 Planning Application Report July 2018 - FINAL.docx
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Revision Author Reviewer Approved for Issue
Name Signature Name Signature Date
Final Ryan John Ayers John Ayers 21/08/2018
Robinson
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Aged Care Homes at Scottsdale

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Northbourne Park Association Inc

Stage 2 Residential Development

A mix of 2-3 bedroom units located in an open environment with landscaped

Contemporary unit designs achieve openness in living areas with raked

Landscaping will achieve a sense of integration and continuity throughout

A barbeque/picnic shelter and playground facilities, along with pocket parks

Environmental and water balance have been considered with stormwater

• Each dwelling will have an ensuite to the master bedroom, a guest

Dwellings will be separated by natural screening in otherwise shared rear

Importantly, the wetland

Connection to the existing village is seen as important to the wellbeing and

Whilst, therefore, the preference is to construct all key services - water,

The difference in infrastructure stage costs reflects design imperatives in

4. Planning assessment ................................................................................................................... 13

Table 2: Infrastructure and indicative development stages .................................................................... 11

Figure 3: Facilities within approximately 700 m of the subject site .......................................................... 8

Figure 4: Footprint of proposed dwellings ................................................................................................ 9

Figure 5: Stage 2 development - indicative staging plan ....................................................................... 12

Appendix B – Certificates of Title

Appendix D – Traffic Impact Assessment

Appendix E – Bushfire Hazard Management Plan

Appendix F – Written Advice From State Growth

1.2 Proposal overview

Figure 1: Subject sites as per Certificates of Title

Figure 2: Existing retirement village sites and proposed development site

2.3 Site access

Figure 4: Footprint of proposed dwellings

Pathways will be constructed to accommodate wheelchairs and mobility scooters as well as

Development Floor Space Site Coverage Number of Site Site

Type A 160.97 174.09 37 6,441.33 12.35

Type B 166.43 178.96 24 4,295.04 8.23

Type C 219.27 249.69 9 2,247.21 4.31

Total 70 12,983.58 24.90

Total Road 6,078.3 11.66

Total Site 19,061.88 36.55

Infrastructure Stages Unit Stages Number of Units

10.0 General Residential Zone

10.1 Zone Purpose

10.1.1.1 To provide for residential use or development that accommodates a range of

10.1.1.4 To encourage residential development that respects the neighbourhood

10.1 Zone Purpose

10.1.1 Zone Purpose Statement

10.1.2 Local Area Objectives

Scottsdale and Bridport will be recognised Subdivision design is to consider the

The visual character of residential areas

The proposed development is not in a

10.1.3 Desired Future Character Statements

b) Areas of vacant or underutilised land will be promoted for infill development.

10.2 Use Table

10.3 Use Standards

To ensure that non-residential uses do not cause an unreasonable loss of amenity to

Acceptable Solutions Performance Criteria

The proposed development is a permitted use under Use Table 10.2.

Commercial vehicles for discretionary uses Commercial vehicle movements for

There are no discretionary uses proposed as part of this development.

a) floodlighting or security lights used on the

b) all direct light will be contained within the

The proposed development is a permitted use under Use Table 10.2.

10.3.2 Residential Character – Discretionary Uses

To ensure that discretionary uses support:

a) the visual character of the area; and

b) the local area objectives, if any.

No discretionary uses are identified in this proposal.