Item No. 7.1.2

Agenda (Open Portion)

City Planning Committee Meeting

Page 140

15/1/2018

Memorandum: City Planning Committee

PLN-16-1022 – 1 SHEPHERD STREET & 3 SHEPHERD STREET & 3A SHEPHERD STREET & 1/3A SHEPHERD STREET & 2/3A SHEPHERD STREET, SANDY BAY
MULTIPLE DWELLINGS - DEFERRAL

Introduction

Planning application PLN-16-1022 proposes 3 multiple dwellings at 1 Shepherd Street, Sandy Bay. Access to the site is via a driveway shared with 3 Shepherd Street and 3A Shepherd Street, Sandy Bay.

Figure 1: site plan as proposed

The application received nine representations during public advertising raising concerns broadly associated with density and scale, overshadowing, privacy, additional access and parking impacts, and waste collection.

The proposal relies upon performance criteria associated with setbacks and building envelope, private open space and privacy under the Hobart Interim Planning Scheme 2015:

In a report presented to the Council’s City Planning Committee meeting of 11 September 2017, Council officers recommended that the application be approved subject to conditions. At that meeting, the City Planning Committee supported that recommendation.

At the subsequent Council meeting on 18 September 2017, the Council deferred the application in the following terms:

That the matter be deferred to allow discussions to take place between the applicant and representors to try and mitigate representor concerns.

This memorandum details the discussions that have occurred as a result of that deferral.

Following extensions of time being granted by the applicant, the application is due to expire on 14 February 2018. Due to the number of representations received, delegation to determine the application rests with full Council.

Consultation

Following the Council’s deferral, all parties were invited to an on-site meeting to discuss the application. The meeting was attended by representatives of Wilson Homes (the applicant), all representors and the Council’s Manager Development Appraisal.

At the meeting, the representors reiterated concerns associated with the height and size of the three proposed dwellings, and asked the applicant to provide shadow diagrams. They asked about the possibility of lowering ceiling heights and parapets, rearranging the locations of garages within the houses, and reducing the size/floor area of each house. The possibility of using a private sewage pump station to allow houses to be lowered by ‘digging them further into the site’ was also queried. Incorporating privacy screens on decks and opaque glass/higher sill heights on certain windows was also raised.

Following the meeting, the applicant considered the concerns and requests of the representors. They then circulated a set of drawings and an accompanying written summary of the changes they were prepared to make to the proposal to all representors and to Council. Those changes were:

· To lower the maximum building heights of Units 2 and 3 by 300mm and 474mm respectively and lower the floor levels of those units by 300mm and 750mm respectively by proposing a private sewage pump station behind Unit 3 in the low point of the block to allow sewage to be pumped to mains rather than it flowing via gravity as originally proposed;

· Reversing the roof pitch of Unit 3 to reduce the protrusion of that unit outside of the prescribed building envelope.

The applicant indicated that their preference was to not make any further changes, citing that the provision of screening along the eastern side of Unit 3’s deck (facing the side boundary of the site and the rear of 27 Fisher Avenue) or alterations to Unit 3’s windows were not considered necessary due to there being no discretion associated with their relationship to neighbouring, downslope properties at 27 and 29 Fisher Avenue, Sandy Bay. Similarly, no screening or window alterations were offered in relation to the eastern elevation of Unit 2.

The applicant also indicated that their preference was to not provide shadow diagrams, as Council officers had not considered them necessary to assess the application, and due to the Council’s City Planning Committee approving the application as recommended at their meeting of 11 September 2017.

Following the circulation of that documentation by the applicant, the representors gave the documentation consideration and responded to the applicants if they chose to.

At this time, the applicants were also given advice from Council officers in relation to the reliance upon a private sewage pump station to achieve the lowered heights being offered.

The offer to lower the height of Units 2 and 3 described above is based upon incorporation of a private sewage pump station below Unit 3 to allow sewage to be pumped to mains, rather than it flowing via gravity as originally proposed. As Taswater do not regulate how sewage is dealt with within sites, the responsibility of assessing any proposed private sewage pump station falls to Council acting as Plumbing Authority. The Council’s Development Compliance Unit (that includes Plumbing Authority officers) have advised that private sewage pump stations are generally only supported as a last resort where drainage via gravity is not possible. Therefore, while a private sewage pump station (that allowed the height reductions offered by the applicant described above) could potentially be approved as part of any planning permit issued for this proposal, it would be unlikely to gain plumbing approval. In giving this advice to the applicant, it was suggested that if the proposal progressed in this manner, and plumbing approval for a pump station-reliant proposal was not given, further planning approval may be required at a future point, risking further time and frustration to both the proponent and representors.

As a result, the applicant circulated a final set of drawings and accompanying written documentation to all parties on 20 December 2017 detailing achievable reductions to the floor levels of Units 2 and 3 based upon gravity-draining sewer connections. Those reductions are:

· Reducing the floor levels of Unit 2 by 300mm compared to the advertised drawings

· Reducing the floor levels of Unit 3 by 150mm compared to the advertised drawings

While this final set of drawings shows the maximum height of Unit 2 also being 300mm lower than advertised, the maximum height of Unit 3 is shown to be 7652mm, which is 126mm higher than the advertised drawings. This is due to the applicant showing the roof pitch of that unit ‘reversed’, so that the high point is closer to the neighbouring boundary shared with the adjoining Fisher Avenue properties. The roof pitch would fall towards the west to reduce the building’s protrusion from the defined building envelope on the western (uphill) side of that unit.

The applicant’s consultant engineer, Gandy and Roberts, has confirmed that the driveway grades associated with these reduced heights will comply with relevant Australian standards and that Unit 3 can be serviced by gravity sewer.

Discussion

The applicant has offered to reduce the floor levels of Unit’s 2 and 3 by 300mm and 150mm respectively compared to the levels shown on the previously advertised drawings. The applicant has also offered to lower the maximum height of Unit 2 by 300mm, and to reverse the roof pitch of Unit 3 to reduce protrusion from the defined building envelope.

Although Council officers are of the view that the proposal as advertised complies with the relevant performance criteria of the Hobart interim Planning Scheme 2015 and warrants conditional approval, Aldermen may wish to consider imposing conditions requiring these changes.

Figure 2: Northern elevation of Unit 3 as publicly advertised

Figure 3: Possible amendments to Unit 3 submitted to Council 12/12/2017 – Northern elevation

Figure 4: Figure 4 of original officer’s report – northern section of site

In relation to privacy, the sides of the decks of Units 2 and 3 facing 27 and 29 Fisher Avenue are set back over 4m from the common boundary, meeting the acceptable solution of 3m for unscreened decks over a metre in height. The habitable room windows in the elevations of Units 2 and 3 facing those Fisher Avenue properties are similarly also set back over 4m from the common boundary, meeting the acceptable solution of 3m for windows to habitable rooms with floor levels over a metre in height. As such, conditions requiring deck screening or window alterations are not supported by the planning scheme’s provisions and would be difficult to sustain if appealed by the applicant. The applicant has noted in their submission that the proposed reduction in height to Units 2 and 3 will help address privacy concerns.

The applicant has not offered any changes to the parapet of Unit 1, which runs along the northern edge of that dwelling’s roof. As the parapet is within the prescribed building envelope, a condition requiring it to be removed or lowered is not supported by the planning scheme’s provisions and would be difficult to sustain if appealed by the applicant.

Conclusion

The officer recommendation is that, subject to engineering conditions, the proposal meets the relevant provisions of the Hobart Interim Planning Scheme 2015 (see attached officer report to the City Planning Committee meeting of 11 September 2017). Aldermen may, however, wish to consider imposing the conditions discussed and detailed below.

(a) Lowering the floor levels of Units 2 and 3:

PLN s1

The ground and first floor levels of Unit 2 must be lowered by 300mm and the ground and first floor levels of Unit 3 must be lowered by 150mm compared to the levels shown on the publicly advertised drawings.

Prior to the issue of any approval under the Building Act 2016, revised drawings demonstrating compliance with this condition to the satisfaction of the Council's Director City Planning must be submitted to and approved by the Council.

All work required by this condition must be undertaken in accordance with the approved drawings.

Advice: Once the drawings have been approved, the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Where building approval is also required, it is recommended that documentation for condition endorsement be submitted well before submitting documentation for building approval. Failure to address condition endorsement requirements prior to submitting for building approval may result in unexpected delays.

Reason for condition

To minimise the potential impact of the proposal upon neighbouring properties

(b) Lowering the maximum height of Unit 2:

PLN s2

The maximum height of Unit 2 must be lowered by 300mm compared to the maximum height shown on the publicly advertised drawings.

All work required by this condition must be undertaken in accordance with the approved drawings.

Advice: Once the drawings have been approved, the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To minimise the potential impact of the proposal upon neighbouring properties

PLN s3

The roof pitch of Unit 3 must be reversed so that the roof’s highest point is at its eastern end.

All work required by this condition must be undertaken in accordance with the approved drawings.

Advice: Once the drawings 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 protrusion of Unit 3 from the prescribed building envelope

(d) If condition PLN s3 above is not imposed and the roof pitch of Unit 3 is left as publicly advertised, Aldermen may wish to require the maximum height of Unit 3 to be lowered by imposing the following condition:

PLN s4

The maximum height of Unit 3 must be lowered by 150mm compared to the maximum height shown on the publicly advertised drawings.

All work required by this condition must be undertaken in accordance with the approved drawings.

Advice: Once the drawings have been approved, the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To minimise the potential impact of the proposal upon neighbouring properties

REcommendation

That:

1. That the information be received and noted.

2. Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for Multiple Dwellings at 1 Shepherd Street, 3 Shepherd Street, 3A Shepherd Street, 1 / 3A Shepherd Street, 2 / 3A Shepherd Street, Sandy Bay 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 PLN161022 1 SHEPHERD STREET SANDY BAY TAS 7005 Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

The use and/or development must comply with the requirements of TasWater as detailed in the form Submission to Planning Authority Notice, Reference No. TWD 2016/01418HCC dated 16/06/2017 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

ENG sw2

A pre CCTV video of the existing Council stormwater main that traverses the subject property and is located within two metres of the proposed works must be undertaken and submitted to Council prior to the commencement of work.

The post construction CCTV 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 pre construction CCTV video of the Council’s infrastructure, then any damage to the Council infrastructure identified in the post construction CCTV will be deemed to be the responsibility of the owner.

Advice:

Due to the diameter of the main, a tractor camera will be required to obtain adequately clear footage.

Once the pre CCTV video has been submitted and accepted by Council then a condition endorsement will be issues (see general advice on how to obtain condition endorsement).

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.

ENG sw2.1

A post CCTV video of the existing Council stormwater main that traverses the subject property and is located within two metres of the proposed works must be undertaken and submitted to Council upon completion of all works.

Advice:

Due to the diameter of the main, a tractor camera will be required to obtain adequately clear footage.

Once the post CCTV video has been submitted and accepted by Council then a condition endorsement will be issued (see general advice on how to obtain condition endorsement).

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.

ENG sw3

The proposed works must be designed to ensure the protection of and access to the Council’s storm water main. Any proposed foundations including retaining wall footings to be located within two metres of Council infrastructure (measured horizontally to the nearest external surface of the pipe) must be clear of the Council's stormwater main, and be designed such that no additional loads are imposed on the stormwater main.

Detailed design drawings must be submitted and approved prior to commencement of construction. The detailed design drawings must:

1. Demonstrate how the design will ensure the protection of and provide access to the Council’s stormwater main. (See advice section of permit.)

2. Include crosssections clearly showing the relationship both vertically and horizontally between the 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. Be certified by a suitably qualified engineer.

All work required by this condition must be undertaken in accordance with the approved detailed design drawings.

Advice:

Once the detailed design drawings have 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 the Council’s hydraulic infrastructure.

ENG sw4

Any new or upgrading of existing storm water connections must be constructed and any redundant stormwater connections must be sealed by the Council at the owner’s expense, prior to the first occupation.

Detailed engineering drawings must be submitted and approved, prior to commencement of work. The detailed engineering drawings must include:

1. The location of the new or upgraded connection; and

2. The size of the connection appropriate to satisfy the needs of the development.

All work required by this condition must be undertaken in accordance with the approved detailed engineering drawings.

Advice:

Once the detailed engineered 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 Unit to initiate an application for service connection.

Reason for condition

To ensure the site is drained adequately.

ENG sw5

The Council stormwater mains must be carefully and accurately located onsite via hand excavated test holes.

Prior to construction of the footings, the exposed stormwater main and clearance from the footing setout must be inspected and confirmed by the Council's Project and Development Inspector to ensure the minimum separation distances are achieved.

Advice:

The Council's Project and Development Inspector, must be contacted on (03) 6238 2967 at least twenty four hours prior to the commencement of any works. Once verification has been obtained, Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To ensure the protection of the Council’s infrastructure.

ENG 2

Vehicle crash barriers compliant with the Australian/New Zealand Standard AS/ NZS 1170.1 must be installed prior to the first occupation where the fill batter slope from the edge of the driveway/parking area is greater (steeper) than 1 vertical in 4 horizontal.

A certified design/report prepared by a suitably qualified engineer, to satisfy the above requirements, must be provided to the Council prior to commencement of work.

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.

Advice:

Once the engineer certified design/report has been approved, the Council will issue a condition endorsement with regard to the vehicle crash barrier design. Upon completion of the works and following submission of the engineers certification, the Council will issue a condition endorsement with regard to the completed vehicle crash barrier construction (see general advice on how to obtain condition endorsement).

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 area approved by this permit must be constructed to a sealed standard and surface drained prior to the first occupation.

Reason for condition

To ensure safe access is provided for the use.

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.

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 1

Sediment and erosion control measures sufficient to prevent sediment from leaving the site must be installed prior to any disturbance of the site. Sediment controls must be maintained until all areas of disturbance have been stabilized or revegetated.

Advice:

For further guidance in preparing a Soil and Water Management Plan – in accordance with Fact sheet 3 Derwent Estuary Program click here.

Reason for condition

To avoid the sedimentation of roads, drains, natural watercourses, Council land that could be caused by erosion and runoff from the development, and to comply with relevant State legislation.

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 www.hobartcity.com.au 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 services eplanning

Once approved, the Council will respond to you via email that the condition has been endorsed (satisfied). Detailed instructions can be found here.

BUILDING AND PLUMBING PERMIT

Building and plumbing permit in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Click here for more information.

TEMPORARY PARKING PERMITS

General Exemption permits for construction vehicles i.e. residential or meter parking/loading zones. Click here for more information.

NEW SERVICE CONNECTION

New service connection (please contact the Hobart City Council's City Infrastructure Division to initiate the application process, (03) 6238 2711).

STORM WATER

Please note that in addition to a building and/or plumbing permit, development must be in accordance with the Hobart City Council’s Hydraulic Services By law. Click here for more information.

STRUCTURES CLOSE TO COUNCIL'S STORMWATER MAIN

The design of structures (including footings) must provide protection for the Council’s infrastructure. For information regarding appropriate designs please contact the Council's City Infrastructure Division.

STORM WATER / ROADS / ACCESS

Services to be designed and constructed in accordance with the (IPWEA) LGAT– standard drawings. Click here for more information.

RIGHT OF WAY

The private right of way must not be reduced, restricted or impeded in any way, and all beneficiaries must have complete and unrestricted access at all times.

You should inform yourself as to your rights and responsibilities in respect to the private right of way particularly reducing, restricting or impeding the right during and after construction.

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.

NOISE REGULATIONS

Click here for information with respect to noise nuisances in residential areas.

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.

As signatory to this report, I certify that, pursuant to Section 55(1) of the Local Government Act 1993, I hold no interest, as referred to in Section 49 of the Local Government Act 1993, in matters contained in this report.

Rohan Probert

Manager Development Appraisal

Date: 10 January 2018

File Reference: F18/2143

Attachment a: PLN-16-1022 - 1 SHEPHERD STREET SANDY BAY TAS 7005 - Planning Committee or Delegated Report and CPC Agenda documents CPC 15.01.2018 ⇩

Item No. 7.1.2

Agenda (Open Portion)

City Planning Committee Meeting - 15/1/2018

Page 158

ATTACHMENT a

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Item No. 7.1.4

Agenda (Open Portion)

City Planning Committee Meeting

Page 315

15/1/2018

7.1.4 2A McRobies Road, South Hobart - Partial Demolition and Alterations to Carpark

PLN-17-687 - FILE REF: F17/165169

Address: 2A McRobies Road, South Hobart

Proposal: Partial Demolition and Alterations to Carpark

Expiry Date: 22 January 2018

Extension of Time: Not applicable

Author: Cameron Sherriff

REcommendation

Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for Partial Demolition and Alterations to Car Park at 2A McRobies Road, SOUTH HOBART 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 PLN17687 2A MCROBIES ROAD SOUTH HOBART TAS 7004 Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

PLN s1

Works shown within the McRobies Road highway reservation (Coach parking, Pavement marking) have not been included in this assessment and are therefore not approved as part of this permit.

Advice: Any changes to the existing onstreet parking/traffic management within the McRobies Road highway reservation adjacent to the subject site must be negotiated and agreed with the Council's Manager Traffic Engineering separate to this planning approval.

Reason for condition

To clarify the scope of the permit.

ENG sw4

Where a new stormwater service connection is required, the new stormwater connection must be constructed at the owner’s expense prior to the commencement of use.

Advice: A stormwater service connection must be approved by Council's City Infrastructure Unit prior to construction of the stormwater service connection. Please contact Council’s City Infrastructure Unit to initiate an application for a stormwater service connection.

Reason for condition

To ensure the site is drained adequately.

ENG 2

Vehicular barriers compliant with the Australian Standard AS 1170.1 must be installed to prevent vehicles running off the edge of a parking module where the drop from the edge of the trafficable area to a lower level is 600mm or greater, and wheel stops must be installed for drops between 150mm and 600mm. Barriers must not limit the width of the driveway access or parking and turning areas approved under the permit. Barriers must be installed prior to commencement of use.

Prior to the commencement of use, the installed vehicular barriers must be inspected by a qualified engineer and certification submitted and accepted confirming that the installed vehicular barriers comply with Australian Standard AS 1170.1.h.

Advice: The Council does not consider a slope greater than 1 in 4 to constitute a lower level as described in AS/NZS 2890.1:2004 Section 2.4.5.3

Once the certification of the installed vehicular barriers has been accepted, Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To ensure that the safety of users of the driveway/parking and compliance with the standard.

ENG 4

The access and parking module approved by this permit must be constructed to a sealed standard and surface drained prior to the commencement of use.

Reason for condition

To ensure safe access is provided for the use.

ENG 1

The cost of repair of any damage to the Council's 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.

A photographic record of the Council's 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, preexisting 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's 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's 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, 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).

Where building approval is also required, it is recommended that documentation for condition endorsement be submitted well before submitting documentation for building approval. Failure to address condition endorsement requirements prior to submitting for building approval may result in unexpected delays.

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.

HER 6

Should any features or deposits of an archaeological nature be discovered on the site during excavation or disturbance:

1. All excavation and/or disturbance must stop immediately; and

2. A qualified archaeologist must be engaged to attend the site and provide advice and assessment of the features and/or deposits discovered and make recommendations on further excavation and/or disturbance; and

3. All and any recommendations made by the archaeologist engaged in accordance with (2) above must be complied with in full; and

4. All features and/or deposits discovered must be reported to the Council with one day of the discovery; and

5. A copy of the archaeologists advice, assessment and recommendations obtained in accordance with (2) above must be provided to the Council within seven days of receipt of the advice, assessment and recommendations.

Excavation and/or disturbance must not recommence unless and until approval is granted from the Council.

Reason for condition

To ensure that work is planned and implemented in a manner that seeks to understand, retain, protect, preserve and manage significant archaeological evidence.

ADVICE

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

Once approved, the Council will respond to you via email that the condition has been endorsed (satisfied). Detailed instructions can be found here.

BUILDING PERMIT

You may need building approval in accordance with the Building Act 2016. Click here for more information.

This is a Discretionary Planning Permit issued in accordance with section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

You may need plumbing approval in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Click here for more information.

STORM WATER

Please note that in addition to a building and/or plumbing permit, development must be in accordance with the Hobart City Council’s Hydraulic Services By law. Click here for more information.

STORM WATER / ROADS / ACCESS

Services to be designed and constructed in accordance with the (IPWEA) LGAT – standard drawings. Click here for more information.

WEED CONTROL

DIAL BEFORE YOU DIG

Click here for dial before you dig information.

Attachment a: PLN-17-687 - 2A MCROBIES ROAD SOUTH HOBART TAS 7004 - Planning Committee or Delegated Report ⇩

Attachment b: PLN-17-687 - 2A MCROBIES ROAD SOUTH HOBART TAS 7004 - CPC Agenda Documents ⇩

Item No. 7.1.5

Agenda (Open Portion)

City Planning Committee Meeting

Page 355

15/1/2018

7.1.5 19 Lansdowne Crescent, West Hobart - Alterations to Car Park

pln-17-686 - FILE REF: F18/950

Address: 19 Lansdowne Crescent, West Hobart

Proposal: Alterations to Car Park

Expiry Date: 27 January 2018

Extension of Time: Not applicable

Author: Richard Bacon

REcommendation

Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for Alterations to Car Park at 19 Lansdowne Crescent, West Hobart 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 PLN17686 19 LANSDOWNE CRESCENT TAS 7000 Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

ENG sw6

All stormwater from the proposed development (including but not limited to: roofed areas; agdrains; retaining wall agdrains; and impervious surfaces such as driveways and paved areas) must be drained to the Council’s stormwater infrastructure prior to commencement of use.

Reason for condition

To ensure that stormwater from the site will be discharged to a suitable Council approved outlet.

ENG 2a

Vehicular barriers compliant with the Australian Standard AS1170.1 must be installed to prevent vehicles running off the edge of an access driveway or parking module (parking spaces, aisles and manoeuvring area) where the drop from the edge of the trafficable area to a lower level is 600mm or greater, and wheel stops (kerb) must be installed for drops between 150mm and 600mm. Barriers must not limit the width of the driveway access or parking and turning areas approved under the permit.

Advice: Council does not consider a slope greater than 1 in 4 to constitute a lower level as described in AS/NZS 2890.1:2004 Section 2.4.5.3. Slopes greater than 1 in 4 will require a vehicular barrier or wheel stop.

Designers are advised to consult the National Construction Code 2016 to determine if pedestrian handrails or safety barriers compliant with the NCC2016 are also required.

Reason for condition

To ensure the safety of users of the access driveway and parking module and compliance with the standard.

ENG 5

The number of car parking spaces approved on the site for use, is sixteen (16).

All parking spaces must be delineated by means of white or yellow lines 80mm to 100mm wide, or white or yellow pavement markers in accordance with Australian Standards AS2890.1:2004, prior to commencement of use.

Reason for condition

To ensure the provision of parking for the use is safe and efficient.

ENG 9

All car parking spaces for people with disabilities must be delineated to Australian Standards AS2890.6:2009, prior to the commencement of the use.

Reason for condition

In the interests of vehicle user safety and the amenity of the development.

ENG 3

The access driveway and parking module (parking spaces, aisles and manoeuvring area) must be designed and constructed in accordance with Australian Standard AS/NZS2890.1:2004 (including the requirement for vehicle safety barriers where required).

Reason for condition

To ensure safety of users of the access and parking module, and compliance with the relevant Australian Standard.

ENG 1

A photographic record of the Council's 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, preexisting 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's 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's infrastructure and/or siterelated service connections affected by the proposal will be altered and/or reinstated at the owner’s full cost.

ENV 1

Sediment and erosion control measures sufficient to prevent sediment from leaving the site must be installed prior to any disturbance of the site, and maintained until all areas of disturbance have been stabilized or revegetated.

Advice: For further guidance in preparing a Soil and Water Management Plan – in accordance with Fact sheet 3 Derwent Estuary Program click here.

Reason for condition

To avoid the sedimentation of roads, drains, natural watercourses, Council land that could be caused by erosion and runoff from the development, and to comply with relevant State legislation.

ADVICE

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.

BUILDING PERMIT

Building permit in accordance with the Building Act 2016. Click here for more information.

This is a Discretionary Planning Permit issued pursuant to section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

Plumbing permit in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Click here for more information.

WEED CONTROL

NOISE REGULATIONS

Click here for information with respect to noise nuisances in residential areas.

DIAL BEFORE YOU DIG

Click here for dial before you dig information.

Attachment a: PLN-17-686 - 19 LANSDOWNE CRESCENT WEST HOBART TAS 7000 - Planning Committee or Delegated Report ⇩

Attachment b: PLN-17-686 - 19 LANSDOWNE CRESCENT WEST HOBART TAS 7000 - CPC Agenda Documents ⇩

Item No. 7.1.6

Agenda (Open Portion)

City Planning Committee Meeting

Page 391

15/1/2018

7.1.6 6 Washington Street, South Hobart - Partial Demolition, Alterations, New Building for Public Toilets and Landscaping

PLN-17-928 - FILE REF: F18/2177

Address: 6 Washington Street, South Hobart

Proposal: Partial Demolition, Alterations, New Building for Public Toilets and Landscaping

Expiry Date: 20 February 2018

Extension of Time: Not applicable

Author: Michelle Foale

REcommendation

Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for partial demolition, alterations, new building for public toilets and landscaping at 6 Washington Street, South Hobart 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 PLN17928 6 WASHINGTON STREET SOUTH HOBART TAS 7004 Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

ENG sw6

Reason for condition

To ensure that stormwater from the site will be discharged to a suitable Council approved outlet.

ENG 1

A photographic record of the Council's 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, preexisting damage) will be 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's 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's infrastructure and/or siterelated service connections affected by the proposal will be altered and/or reinstated at the owner’s full cost.

ENV 1

Sediment and erosion control measures sufficient to prevent sediment from leaving the site must be installed prior to any disturbance of the site, and maintained until all areas of disturbance have been stabilized or revegetated.

Advice: For further guidance in preparing a Soil and Water Management Plan – in accordance with Fact sheet 3 Derwent Estuary Program click here.

Reason for condition

To avoid the sedimentation of roads, drains, natural watercourses, Council land that could be caused by erosion and runoff from the development, and to comply with relevant State legislation.

ADVICE

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.

BUILDING PERMIT

Building approval in accordance with the Building Act 2016. Click here for more information.

Discretionary Planning Permit issued in accordance with section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

Plumbing approval in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Click here for more information.

WORK PLACE HEALTH AND SAFETY

Appropriate occupational health and safety measures must be employed during the works to minimise direct human exposure to potentiallycontaminated soil, water, dust and vapours. Click here for more information.

NOISE REGULATIONS

Click here for information with respect to noise nuisances in residential areas.

WASTE DISPOSAL

It is recommended that the developer liaise with the Council’s Cleansing and Solid Waste Unit regarding reducing, reusing and recycling materials associated with demolition on the site to minimise solid waste being directed to landfill.

Further information regarding waste disposal can also be found on the Council’s 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.

Attachment a: PLN-17-928 - 6 WASHINGTON STREET SOUTH HOBART TAS 7004 - Planning Committee or Delegated Report ⇩

Attachment b: PLN-17-928 - 6 WASHINGTON STREET SOUTH HOBART TAS 7004 - CPC Agenda Documents ⇩

Item No. 8.1

Agenda (Open Portion)

City Planning Committee Meeting

Page 454

15/1/2018

REPORT TITLE: Coast to Coast Hobart 2018

REPORT PROVIDED BY: Environmental & Climate Change Projects Officer

Director City Planning

1. Report Purpose and Community Benefit

1.1. The purpose of this report is to advise the Council of the upcoming Coast-to-Coast Hobart conference to be held on 16^th – 20^th April 2018 and to consider a request from the Co-convenor to provide sponsorship for the event.

1.2. The Co-convener has presented several sponsorship options for the Council to consider as outlined within the attached correspondence.

2. Report Summary

2.1. The Coast- to-Coast conference is a biannual event that is in its 14th year with the last conference held in Melbourne in 2016. The 2018 conference is titled Meeting on the Margins and has a number of themes including Climate Adaptation, Marine and Community Science, and coastal planning and policy. It is also proposed to offer a one day training workshop on coastal hazard management for practitioners on 16^th April with field excursions within Hobart and surrounding municipalities scheduled on 18^th April.

2.2. An opportunity to sponsor the conference has been offered to the Council by the Co-convenor with the package consisting of several options outlined within the below table.

Table 1.

2.3. Given the focus of the conference, our leading position in climate change planning and action at a local government level and the significant presence of marine based educational and research institutions within the City it is considered appropriate that the opportunity to sponsor the conference be accepted.

2.4. The lead sponsor of the coastal hazard management and climate adaptation at Coast to Coast 2018 is considered to be the most relevant and appropriate to be associated with noting that additional sponsorship (although less) is proposed to be offered by both Clarence and Kingborough Council’s. Should the Council wish to provide further sponsorship then one of the other options could be considered in addition to the coastal hazard management and climate adaptation component.

3. Recommendation

That:

1. The report be received and noted

2. That nominations of Aldermen be made who wish to attend the Coast to Coast 2018 Hobart conference.

3. That the Council agree to the lead sponsor position of the coastal hazard management and climate adaptation program at the Coast to Coast 2018 Hobart conference for a maximum amount of $5,500.

4. That the Council give further consideration of an additional sponsorship of one of the options 2-6 outlined in table 1 of this report.

4. Background

4.1. Coast to Coast is Australia’s national coastal management conference focused on how we manage and plan our coastal zone. The conference provides an opportunity for industry, researches, governments and stakeholders to share knowledge and experiences in coastal and marine science, policy, governance and on ground planning and management initiatives.

4.2. Coast to Coast is a biannual conference and has previously been held in Hobart in 1994 and 2004. It was last held in Melbourne in 2016. The conference is expected to attract 400 delegates.

5. Proposal and Implementation

5.1. Aldermen that wish to attend the conference should nominate in accordance with the recommendation of this report. A copy of the provisional program is attached.

5.2. The proposal is for the Hobart City Council to be the “Lead Sponsor” of the Coastal Hazard Management and Climate Adaptation program of the Coast to Coast Hobart 2018 conference as outlined in attached offer by the Co-convener. This program is directly relevant to the challenges that the Hobart City Council is currently facing and will progressively face in future years. There is other sponsorship opportunities that the Council may wish to consider as outlined in table 1 of this report.

6. Strategic Planning and Policy Considerations

6.1. The Council has a strong commitment to maintaining and enhancing its many natural and built assets including its coast line and waterways. The Council’s Capital City Strategic Plan Includes a number of Goals that are relevant to this conference including

· City Planning promoting the city’s uniqueness

· Leadership providing informed decision making and

· An ecologically sustainable city that maintains its unique character and values the natural resources.

7. Financial Implications

7.1. Funding Source and Impact on Current Year Operating Result

7.1.1. There is sufficient funds available within the City Planning Divisional budget for the lead sponsor position of the coastal hazard management and climate adaptation program component of the conference. If a further option for sponsorship was approved from table 1 then additional funding would need to be reallocated from within the City Planning Divisional budget for the 2017/18 financial year.

7.2. Impact on Future Years’ Financial Result

7.2.1. Nil

8. Environmental Considerations

8.1. The Coast to Coast 2018 Hobart conference provides an opportunity for industry, researches, governments and stakeholders to share knowledge and experiences in coastal and marine science, policy, governance and on ground planning and management initiatives. The majority of this conference is focused on issues relevant to the management of the city’s coast and adjacent waterways.

9. Marketing and Media

9.1. Marketing and media associated with the conference will provide some opportunity to highlight the Council’s sponsorship of the coastal hazard management and climate adaptation program.

10. Delegation

10.1. The decision for Aldermen to attend the Coast to Coast 2018 Hobart conference is a matter for the Council as is the proposal to sponsor the conference.

Katrina Graham Signature

Katrina Graham

Environmental & Climate Change Projects Officer

Neil Noye Signature

Neil Noye

Director City Planning

Date: 10 January 2018

File Reference: F17/164902; 17/230

Attachment a: Coast to Coast Sponsorship Offer (Supporting information) ⇨

Attachment b: Coast to Coast 2018 Hobart Conference Provisional Program ⇩

Item No. 8.5

Agenda (Open Portion)

City Planning Committee Meeting

Page 489

15/1/2018

Memorandum: City Planning Committee

Major Projects Legislation - Amendments Following Initial Consultation

The Tasmanian Government recently sought comments on a draft Major Projects Bill to amend the Land Use Planning and Approvals Act 1993 to introduce a new major projects assessment process.

Council considered a report on the draft Bill (Attachment A) at its meeting on 2 October 2017 and resolved as follows:

That: 1. The Tasmanian Government be advised that the City of Hobart sees no need for the draft Bill to amend the Land Use Planning and Approvals Act 1993 (LUPAA) and the Environmental Management and Pollution Control Act 1994 to introduce a new major projects assessment process.

2. That in the event that the Tasmanian Government proceeds with the Land Use Planning and Approvals Amendment (Major Projects) Bill 2017 that the following comments be considered:

(i) The key issue identified with the Bill is in relation to the eligibility criteria for declaration of major projects and the fact that they are open to a wide interpretation based on the opinion of the Minister.

(ii) The eligibility criteria uses the term ‘significant’, ‘significance’ or ‘potentially significant’ in relation to 4 of the 6 criteria. The draft Bill does not contain any definition of ‘significant’, leaving these criteria open to wide interpretation. This creates uncertainty around what is likely to be a major project and there would be benefit in making these criteria more specific in order to provide both project proponents and the wider community with greater certainty.

(iii) Subsection 60(f) provides that a project warrants declaration as a major project if, in the opinion of the Minister the determination by a planning authority of an application for a permit in relation to the project has been unreasonably delayed. It is not clear why this provision is required given the existing legislative provisions in relation to timeframes for making decisions on permit applications.

3. A media release be issued by the Lord Mayor noting the Council’s concerns at the dilution of local government powers and the democratic process.

4. The Council write to the Legislative Council requesting a select committee and/or hearings on the Bill and also actively lobby parliament on the concerns raised.

The first period of public consultation on the previous draft of the Major Projects Bill closed on 2 October 2017 and 198 submissions were received. In response to the submissions received, the draft Major Projects Bill has been amended and re-structured to clarify its operation. It has been released for a second period of public consultation which closes on the 29 January 2018.

The Second Consultation Paper and revised Draft Exposure Bill are provided in Attachments B and C. The Consultation Paper provides a summary of the key issues raised in the submissions and responses to those. The redrafted Major Projects Bill 2018:

· clarifies the types of projects that are eligible to be declared as major projects and assessed by an independent and expert Development Assessment Panel and other participating regulators under their relevant project associated Act;

· clarifies that only complex projects with broader regional implications are eligible to be elevated for assessment and tall buildings that are solely or predominantly for a hotel, office or residential use, which exceed the permitted height of the relevant planning scheme, will not be eligible irrespective of their scale or impact;

· expands the suite of approvals through a single coordinated assessment and permit process that includes approvals under planning, utilities, environmental, Aboriginal cultural heritage, historic cultural heritage, threatened species and nature conservation legislation;

· reinforces the independent assessment process and clarifies that the role of the Minister for Planning and Local Government is only to determine whether a project is eligible to be declared a major project and assessed independently under the major projects assessment process; and

· improves opportunities for community consultation and engagement, which includes the public exhibition of the proponent’s Major Project Proposal and Major Project Impact Statement, and the Development Assessment Panel’s draft and final Assessment Guidelines and draft Assessment Report.

In the event that the Tasmanian Government proceeds with the Bill, Council’s key concern about the first draft was is in relation to the eligibility criteria for declaration of major projects and the fact that they are open to a wide interpretation based on the opinion of the Minister.

The eligibility criteria in the first draft of the Bill used the term ‘significant’, ‘significance’ or ‘potentially significant’ in relation to 4 of the 6 criteria. The draft Bill does not contain any definition of ‘significant’, leaving these criteria open to wide interpretation.

The Consultation Paper does not discuss or address the uncertainty about the application of the criteria continuing to use the terms; ‘significant’, ‘significance’ or ‘potentially significant’ so the original concerns remain. The second draft Bill does however remove the following criteria: “(f) the project warrants declaration as a major project”, and now provides that to be eligible to be declared a major project, a project must meet at least 2 of the criteria rather than 1 (Section 60J page 29 of the draft Bill).

This is considered an improvement however the continued use of the terms; ‘significant’, ‘significance’ or ‘potentially significant’ creates uncertainty around what is likely to be a major project and there would be benefit in making these criteria more specific in order to provide both project proponents and the wider community with greater certainty.

While the amendments to the draft Bill are considered an improvement, they do not address Council’s concerns about the need for or operation of elements of the proposed legislation.

REcommendation

That:

1. The Tasmanian Government be advised that the City of Hobart sees no need for the draft Bill to amend the Land Use Planning and Approvals Act 1993 (LUPAA) and the Environmental Management and Pollution Control Act 1994 to introduce a new major projects assessment process.

2. That in the event that the Tasmanian Government proceeds with the Land Use Planning and Approvals Amendment (Major Projects) Bill 2017 that the following comments be considered:

(ii) The eligibility criteria uses the term ‘significant’, ‘significance’ or ‘potentially significant’ in relation to 4 of the 5 criteria. The draft Bill does not contain any definition of ‘significant’, leaving these criteria open to wide interpretation. This creates uncertainty around what is likely to be a major project and there would be benefit in making these criteria more specific in order to provide both project proponents and the wider community with greater certainty.

(iii) Subsection 60J 2(b) provides that a project warrants declaration as a major project if, in the opinion of the Minister the determination by a planning authority of an application for a permit in relation to the project has been unreasonably delayed. It is not clear why this provision is required given the existing legislative provisions in relation to timeframes for making decisions on permit applications.

James McIlhenny

Manager Planning Policy & Heritage

Neil Noye

Director City Planning

Date: 4 January 2018

File Reference: F18/478; 17/167

Attachment a: CPC Report 25 September 2017 ⇩

Attachment b: Major Projects Consultation Paper ⇩

Attachment c: Major Projects Bill 2018 ⇩

Item No. 8.5

Agenda (Open Portion)

City Planning Committee Meeting - 15/1/2018

Page 493

ATTACHMENT a

PDF Creator

Item No. 8.5

Agenda (Open Portion)

City Planning Committee Meeting - 15/1/2018

Page 739

ATTACHMENT c

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Item No. 10.1

Agenda (Open Portion)

City Planning Committee Meeting

Page 930

15/1/2018

Memorandum: Lord Mayor

Deputy Lord Mayor

Aldermen

Response to Question Without Notice

Condition Surrounding Sediment and Erosion Control

Meeting: City Planning Committee

Meeting date: 13 November 2017

Raised by: Alderman Harvey

Question:

Could the Director please advise if there is any way to strengthen the condition within development applications surrounding sediment and erosion control within the planning schemes to ensure that maximum control is being undertaken?

Response:

Council currently has two conditions which it potentially imposes on planning permits in relation to soil and water management, they being:

ENV 1

Advice: For further guidance in preparing a Soil and Water Management Plan – in accordance with Fact sheet 3 Derwent Estuary Program click here.

Reason for condition

To avoid the sedimentation of roads, drains, natural watercourses, Council land that could be caused by erosion and runoff from the development, and to comply with relevant State legislation.

ENV 2

Sediment and erosion control measures sufficient to prevent sediment 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.

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 1 is the less onerous of the two conditions, and is generally applied to planning permits approving lower risk development that will result in at least some disturbance of soil. It places the onus on the developer to maintain appropriate sediment controls on their site until all areas of disturbance have been stabilized or re-vegetated.

ENV 2 is more onerous. It requires the submission of a Soil and Water Management Plan (SWMP) for Council approval after a planning permit has been issued but prior to works commencing. That Plan is required to detail appropriate sediment and erosion control measures that are consistent with the Soil and Water Management on Building and Construction Sites fact sheets (Derwent Estuary Program, 2008). The approved measures must then be maintained on site until all areas of disturbance have been stabilized or re-vegetated. Generally, ENV 2 is applied to planning permits where the proposed development has one or more of the following attributes:

• Development located in close proximity to a water course

• Development on a steep slope

• Development on a contaminated site

• Development on a site where dispersive soils are present

• Extent of development is large, and any inappropriate management of soil disturbance is likely to result in a relatively large impact

• Development located in close proximity to a neighbouring property and/or the neighbouring property is occupied by a sensitive use

• Development on a site where there are water sensitive urban design features that are difficult or expensive to maintain

Although always applying condition ENV 2 would increase the likelihood of more stringent soil and water management measures being required, doing so would also place a greater cost and time burden on developers of lower risk proposals. Also, always applying ENV 2 is not of itself guaranteed to ensure implementation of approved soil and water management measures. That is, the checking of the implementation of these conditions, like all conditions applied to planning permits, is limited to a degree by the ability of Council officers to resource that process. A more stringent compliance regime in relation to soil and water management measures is likely to require either additional officer resourcing of that task or diversion of officer time from other priorities.

Where breaches are reported or observed then enforcement action is taken to ensure compliance with these conditions. At this stage it is not recommended that changes to these conditions are warranted, however, a selective audit of developments with these conditions will be undertaken to establish the level of compliance and effectiveness of these conditions.

Neil Noye

Director City Planning

Date: 2 January 2018

File Reference: F17/151528; 13-1-10

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GEN

ADVICE

BUILDING PERMIT

OCCUPATION OF THE PUBLIC HIGHWAY

WORK WITHIN THE HIGHWAY RESERVATION

GEN

ENG sw6

ENG 2a

ENG 5

ENG 9

ENG 3

ENG 1

ENV 1

ADVICE

BUILDING PERMIT

PLUMBING PERMIT

WEED CONTROL

NOISE REGULATIONS

DIAL BEFORE YOU DIG