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REcommendation
That pursuant to the Hobart Interim
Planning Scheme 2015, the Council approve the application for four multiple dwellings at 85 Athleen Avenue, Lenah
Valley for the
reasons outlined in the officer’s report and a permit
containing the following
conditions be issued:
GEN
The use and/or
development must be substantially in accordance with
the documents and drawings that comprise PLN160067801
85 Athleen Avenue, Lenah Valley Final
Planning Documents except
where modified below.
Reason for condition
To clarify the scope of the permit.
TW
The use and/or
development must comply
with the requirements of TasWater as detailed in the form Submission to Planning Authority Notice, Reference
No. TWDA 2016/01021HCC dated
28/09/2016 as attached to the permit.
Reason for condition
To clarify the scope of the permit.
ENG sw2
The Council’s stormwater infrastructure within the subject site and in the road
reserve fronting the subject site must be protected from damage during the
construction of the
development.
1. Digital copies of a pre
construction CCTV video
and report of
the Council stormwater infrastructure must be undertaken and submitted to Council prior to the issue of any consent under the Building Act 2016 or
commencement of
work (whichever occurs
first).
2. Digital copies
of a post construction CCTV
video and report
of the Council stormwater infrastructure must be
undertaken and submitted to Council after
the completion of work but prior to the issuing of an occupancy
permit under the Building Act 2016.
The pre and
post construction work
CCTVs will be relied upon
to establish the extent of
any damage caused
to the Council stormwater infrastructure during construction.
In the event
that the owner fails to provide to the Council a pre construction works CCTV
video of the
Council stormwater infrastructure, then any damage to the Council
stormwater infrastructure identified in the post construction
CCTV will be deemed
to be the responsibility of the owner.
If the pipe is found
to be in poor condition (i.e would need to be replaced
within the expected lifespan of the works over the pipe, and Council deems it
necessary), then the pipe must be replaced before the construction of the
works. The developer must pay a
proportion of the
cost of the
pipe replacement, with the Council
paying the rest.
The size of
the developer’s contribution will be based
on the age,
condition and life expectancy of the pipe. If a pipe replacement is deemed necessary,
then the actual
apportionment of these
costs must be
agreed upon by
both the Council and
the developer prior
to the issuing of any consent under the Building
Act 2016 or the commencement of works (whichever occurs first).
Advice: Due to the diameter of the main, a tractor
camera will be required to obtain
adequately clear footage.
Reason for condition
To ensure
that Council stormwater infrastructure affected by the proposal will be
altered and/or
reinstated at the owner’s full cost.
ENG sw3
The proposed works
(including foundations, alteration of levels and overhangs) must
be designed to
ensure the long
term protection of
and access to the Council’s stormwater infrastructure.
A detailed engineering design must be submitted and approved prior to the issue of consent under
the Building Act 2016 or commencement of work,
whichever occurs
first.
The
detailed engineering design must:
1. Demonstrate how the design
will maintain the overland flow path,
provide adequate access
to the main,
impose no additional loads onto the main and that the structure will be fully independent of the main and its trenching
2. Include crosssections clearly showing the relationship both vertically
and horizontally between Council’s stormwater infrastructure and the proposed works (including footings), and stating the
minimum setbacks from the works to the nearest external surface of the main.
3. Include a longsection showing all alterations of surface level over the
main, and supporting evidence demonstrating the
resulting cover over the main is appropriate (including construction traffic loading).
4. Be certified by a suitably qualified engineer.
Prior to the issue
of an occupancy permit under the Building Act 2016, a suitably qualified engineer must confirm that the installation of the works
within two metres
of Council’s stormwater is in accordance with the approved detailed engineering design and is in compliance with this condition. Should
any remediation works be required, these must be carried out at the
developer’s cost.
All work required by this condition must be undertaken in accordance with the approved
detail engineering design.
Advice: Once the detailed engineering
design has been approved the Council will issue a condition endorsement (see general advice
on how to obtain condition endorsement).
Reason for condition
To ensure the protection of Council stormwater infrastructure.
ENG sw5
The alterations to Council’s stormwater infrastructure must be constructed
prior to issue
of an occupancy permit under the Building Act 2016.
Engineering design drawings must be
submitted and approved, prior to commencement of
works or the
issue of any
consent under the Building Act
2016 (whichever occurs first).
The engineering design drawings must:
1. Be
certified by a
qualified and experienced Engineer.
2. Show in
both plan and longsection the proposed stormwater infrastructure including, but not limited to, a DN1200
manhole at SW1/2 on Aldanmark drawing C08 RevD.
3. Be
substantially in accordance with the LGAT
drawings.
All work required by this condition must be undertaken in accordance with the approved engineering design drawings.
Advice: Once the
engineering design drawings have been approved the Council will issue a condition endorsement (see general advice
on how to obtain condition endorsement).
Please note that
once the condition endorsement has been
issued you will
need to contact Council’s City Infrastructure Division to obtain a
Permit to Construct Public Infrastructure.
Reason for condition
To ensure Council’s hydraulic infrastructure meets acceptable standards.
ENG sw7
Stormwater pretreatment for stormwater discharges from the development
must be installed prior to issue of a certificate of completion under the Building
Act 2016.
A
stormwater management report
and design must
be submitted and approved, prior to commencement of works.
The
stormwater management report and design must:
1. Be
prepared by a
suitably qualified engineer.
2. Include
detailed design of the proposed treatment train, including final
estimations of contaminant removal.
3. Include
a Stormwater Management Summary Plan that outlines the
obligations for future
property owners to
stormwater management, including a maintenance plan
which outlines the
operational and maintenance
measures to check and ensure the ongoing effective operation of all systems,
such as: inspection frequency; cleanout procedures; descriptions
and diagrams of how the installed systems operate; details of the life of assets and replacement requirements.
All work required by this condition must be undertaken and maintained in accordance
with the approved stormwater management report and design.
Advice: Once the stormwater management report and design has been approved the
Council will issue
a condition endorsement (see general advice
on how to
obtain condition endorsement).
Reason for condition
To avoid
the possible pollution of drainage systems and natural watercourses, to comply
with relevant State legislation, and to ensure the development’s stormwater
system takes into account limited receiving capacity of Council’s infrastructure.
ENG 2
Vehicle crash barriers compliant with the Australian/New Zealand Standard AS/ NZS 1170.1 must be installed prior to first occupation.
A certified design/report prepared by a suitably qualified Engineer, to satisfy
the above requirements, must be provided to the Council prior to the issuing of any permit under the Building Act 2016.
All works,
required by this condition must be undertaken in accordance with certified design/report. Upon completion the barriers must be inspected by a qualified engineer and a certification submitted to the Council, confirming that
the installed barriers comply with the above requirement.
Reason for condition
To ensure
that the safety of users of the driveway/parking and compliance with the standard.
ENG 4
The
driveway and car
parking areas approved by this permit
must be constructed to a sealed
standard and surface drained prior to first occupation.
Reason for condition
To ensure safe access is provided for the use.
ENG 3
The driveway, car
parking and manoeuvring areas must be constructed in accordance with
certified driveway design
drawings, prior to
first occupation.
The design of the driveway, car parking and
manoeuvring areas must
be submitted to the Council, prior to the issuing of any permit under the Building
Act 2016.
The design
of these areas must:
1. Be prepared by a suitably
qualified engineer who must also certify that the design is in accordance with the Australian Standards AS/NZS 2890.1 or that the design provides
for a safe and efficient
access.
Upon completion of the driveway, car parking and
manoeuvring areas, documents signed by a suitably qualified engineer, certifying that the driveway
has been constructed in accordance with
the certified design
drawings must be lodged
with the Council.
Reason for condition
To ensure that the safety of users of the driveway/parking.
ENG 14
Parking, access and turning areas must be
generally designed and constructed in accordance with the Australian Standard Parking facilities, Part
1: OffStreet Carparking, AS 2890.1 – 2004, prior to first occupation.
Design
drawings must be submitted and
approved, prior to commencement of work. The
design drawings must
show:
1. Dimensions, levels and gradients, transitions and other details as necessary to satisfy
the above requirement.
2. The driveway entrance having a clear opening
width of at least 3m at the front
boundary.
3. The gradient
of vehicle turning areas not exceeding 10%.
All work required by this condition must be undertaken in accordance with the approved
design drawings.
Advice: Once the design
drawings have been approved Council will issue a condition endorsement (see general advice on how
to obtain condition endorsement).
Reason for condition
To ensure
that the access and parking layout for the development is to accepted
standards.
ENG 1
The cost of repair
of any damage to the Council infrastructure resulting from
the implementation of this
permit, must be met by the owners within 30 days of
the completion of the development or as otherwise determined by the Council.
Any damage must
be immediately reported to Council.
A photographic record of the Council infrastructure adjacent to the subject
site must be provided to the Council prior to any commencement of works.
A photographic record of the Council’s infrastructure (e.g. existing property
service connection points, roads, buildings, stormwater, footpaths, driveway
crossovers and nature
strips, including if any, pre existing damage) will be
relied upon to establish the extent of damage caused to the Council’s
infrastructure during
construction. In the event that the owner/developer fails to provide to the Council a photographic record of the Council’s infrastructure,
then any damage
to the Council infrastructure found on
completion of works will be deemed to be the responsibility of the owner.
Reason for condition
To ensure
that any of the Council infrastructure and/or siterelated service connections
affected by the proposal will be altered and/or reinstated at the owner’s full cost.
ENV 2
Sediment and erosion
control measures sufficient to prevent sediment from
leaving the site
and in accordance with an approved soil and water management plan (SWMP), must be installed prior to the commencement of
work and maintained until such time as all disturbed areas have been
stabilised and/or
restored or sealed to the Council’s satisfaction.
A SWMP must be submitted and approved, prior to the commencement of
work. The SWMP
must be prepared in accordance with
the Soil and
Water Management on Building and Construction Sites
fact sheets (Derwent Estuary Program, 2008),
available here.
All work required by this condition must be undertaken in accordance with the approved
SWMP.
Advice: Once the SWMP has been approved,
the Council will issue a condition endorsement (see
general advice on
how to obtain
condition endorsement).
Reason for Condition
To avoid
the pollution and sedimentation of roads, drains and natural watercourses
that could be caused by erosion and runoff from the development.
ENV s1
The development must be designed and undertaken in accordance with
the following requirements:
· All earthworks must comply with AS 3798
Guidelines on earthworks for
commercial and residential developments.
· Site specific soil assessment is required to determine appropriate
foundation design
for all structures in accordance with AS 2870 Residential slabs and
footings.
· Construction must be based upon thorough investigation, reporting
and design by
suitably qualified persons.
· All stormwater on site must be immediately directed to council mains
upon the construction of hard surfaces to minimise the potential for uncontrolled stormwater flows affecting slope stability.
· All design and
construction must be undertaken in accordance with
The Australian GeoGuides for Slope Management and Maintenance
(Australian Geomechanics Society, 2007e) except where modified by a condition of
the planning permit
PLN1200214 or where
structures are founded in underlying competent weathered
gravels.
· All design and
construction must be undertaken in accordance with
condition 10 of planning permit PLN1200214 which
specifies that:
· all seepage waters encountered during the
construction of excavations are
to be collected and directed to
the Council stormwater drainage system or an approved stormwater disposal system;
· all natural vegetation must be retained wherever practicable;
· all natural contours must be
retained wherever practicable;
· all areas
requiring fill must be prepared by stripping the vegetation
and topsoil from
the proposed fill
area and by
benching or keying the surface
to receive the fill into the natural slope prior to filling;
· only clean fill materials may be used and all fill material must be adequately compacted; and
· boulders exposed during excavation operations must be assessed by a suitably qualified person to determine slope stability risk and any boulders
at risk of instability must be stabilised.
· All permanent cutting and/or filling must be constructed with batter
slopes certified by an engineer or a drained
retaining wall designed by an appropriately qualified person and
must be constructed in accordance with condition 11 of planning permit
PLN1200214 which requires:
· for all permanent cutting or filling up to a height
of 1m, cut and fill batters
with a height
no greater than 1m to be constructed with a batter slope certified by a suitably qualified engineer;
· where certified batter slopes are not possible, or where cutting and
filling will
exceed 1m in height, a drained
retaining wall designed by
suitably qualified engineer constructed to retain the excavation or fill materials as soon as possible after the cut/fill operation;
· retaining wall drainage to be directed to the Council stormwater
drainage system or an approved stormwater disposal system; and
· retaining wall drainage to be designed to include a graded
floor toa trench constructed adjacent to the retaining wall footing. The
trench must contain
a slotted agricultural pipe wrapped in
geotextile filter
material and be surrounded by appropriate
screened and sized
filter materials such
as coarse sand
or crushed rock.
The filter material must be continued from the base of the retaining structure to the top of the retaining structure.
· All surface
drainage upslope of site fill must be connected to council
approved stormwater system or an approved stormwater management system
to divert surface water away from any site fill.
Advice: The proposed cuts are considered consistent with The
Australian GeoGuides for Slope
Management and Maintenance where designed, constructed and certified by a civil
engineer and consistent with the other requirements of this
permit condition.
Reason for condition
To reduce
the risk to life and property, and the cost to the community, caused by landslides.
ENV s2
Prior to the
commencement of works,
comprehensive and detailed engineering designs documents for the
development (including drainage, foundations, earthworks and retaining structures), prepared by an accredited
civil engineer, must be
submitted and approved. The design documents must demonstrate
compliance the requirements of ENV s1.
The submitted engineering design documents must be certified by a civil engineer as being in
full accordance with
all requirements of
ENV s1 and certify that all requirements of ENV s1 have been fully incorporated into the engineering
design documents.
Advice: Once the engineering documents
have been approved, the Council will issue
a condition endorsement (see general advice
on how to obtain condition endorsement).
Reason for condition
To reduce
the risk to life and property, and the cost to the community, caused by landslides
ENV s3
Following completion of works for the development, but prior to the issue of an occupancy permit or a certificate of completion under the Building Act 2016,
certification by a civil
engineer that all requirements of ENV s1 have been fully
complied with must
be submitted and
approved.
Advice: Once the engineering
certification has been approved, the Council will issue a condition endorsement (see general advice on how
to obtain condition endorsement).
Reason for condition
To ensure
that geotechnical risks to and from the development are minimised and
managed.
ADVICE
The following advice is provided to you to assist in the implementation of the planning
permit that has been issued subject to the conditions above. The advice is not
exhaustive and you must inform yourself of any other legislation, bylaws, regulations,
codes or standards that will apply to your development under which you may need to obtain
an approval. Visit the Council's website for further information.
Prior to any commencement of work on the site or commencement of use the following
additional permits/approval may be required from the Hobart City Council.
CONDITION ENDORSEMENT
If a condition endorsement is required by a planning
condition above, you will need to
submit the relevant
documentation to satisfy the condition, via the Condition
Endorsement Submission on Council's online eservice portal.
Once approved, the Council will respond to you via email that the condition(s) has been
endorsed (satisfied). Detailed instructions can be found here.
BUILDING PERMIT
Building permit
in accordance with the Building Act
2016. Click here for more information.
PLUMBING PERMIT
Plumbing permit in accordance with the Tasmanian Plumbing Regulations 2014.
Click here for more information.
PERMIT TO CONSTRUCT PUBLIC INFRASTRUCTURE
Permit to construct public infrastructure with a 12 month
maintenance period and bond
(please contact the Hobart City Council's City Infrastructure Division to initiate the
permit process).
WEED CONTROL
Effective measures are detailed in the Tasmanian Washdown Guidelines for Weed
and Disease Control: Machinery, Vehicles and Equipment (Edition 1, 2004). The
guidelines can be obtained from the Department of Primary Industries, Parks, Water
and Environment website.
FEES AND CHARGES
Click here for information on the Council's fees and charges.
DIAL BEFORE YOU DIG
Click here for dial before you dig information.
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