REcommendation

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for multiple dwellings, fencing and works in road reserve at 110 Giblin Street New Town and Adjacent Road Reserve 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 PLN­17­818 ­ 110 GIBLIN STREET NEW TOWN TAS 7008 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 2017/01689­HCC dated 25 October 2017 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

ENG sw4

The development (including hardstand) must be drained to the Council's stormwater infrastructure via free­flowing gravity. Any new stormwater connection must be constructed at the owner’s expense prior to the first occupation or issue of any completion certification, whichever occurs first.

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

1.      Include the location of the proposed connections and all existing connections.

2.      Demonstrate that drainage to a single connection as per the Urban Drainage Act 2013 is not practicable.

3.      Include the size and design of the connection such that it is appropriate to safely service the development.

4.      Include long­sections of the proposed connection clearly showing clearances from any nearby services, cover, size, material and delineation of public and private infrastructure.

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

Advice: Once the detailed engineering 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.

Please note that once the condition endorsement has been issued you will need to contact Council’s City Infrastructure Division to initiate an application for service connection.

Reason for condition

To ensure the site is drained adequately.

ENG sw7

Stormwater pre­treatment and detention for stormwater discharges from the development must be installed prior to commencement of use or the issue of any completion certification, whichever occurs first.

A stormwater management report and design must be submitted and approved, prior to commencement of work / issue of any consent under the Building Act 2016, whichever occurs first. 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 detailed design and supporting calculations of the detention tank, sized such that flows are limited to the discharge limit for the site proposed in the subdivisional stage for 5% AEP storm events.  All assumptions must be clearly stated.

4.    Include design drawings of the detention tank showing the layout, the inlet and outlet (including long section), the overflow mechanism.

5.    Clarify the emptying times and outlet size.

6.    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).

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 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 tr1

Prior to the commencement of work, a plan showing flexible guide posts with reflective delineators installed adjacent to the two street trees in the middle of the Giblin Street road reserve, outside units 17 and 18, must be submitted and approved. The reflective guideposts must be installed prior to the first occupation or the issue of any completion certification, whichever occurs first. The guide posts must be installed in accordance with the approved plan.

Advice: The reflective guide posts should be installed 2m from the tree. The delineators should be visible to traffic in each direction of Giblin Street and to traffic emerging from driveways.

Once the plan 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

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

ENG tr2

A construction traffic and parking management plan must be implemented prior to the commencement of work on the site (including demolition). 

The construction traffic (including cars, public transport vehicles, service vehicles, pedestrians and cyclists) and parking management plan must be submitted and approved, prior to commencement work. The construction traffic and parking management plan must:

1.    Be prepared by a suitably qualified person.

2.    Develop a communications plan to advise the wider community of the traffic and parking impacts during construction.

3.    Include a start date and finish dates of various stages of works.

4.    Include times that trucks and other traffic associated with the works will be allowed to operate.

5.    Nominate a superintendent or the like to advise the Council of the progress of works in relation to the traffic and parking management with regular meetings during the works.

All work required by this condition must be undertaken in accordance with the approved construction traffic and parking management plan.

Advice: Once the construction traffic and parking management plan 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 ensure the safety of vehicles entering and leaving the development and the safety and access around the development site for the general public and adjacent businesses.

ENG 3

The driveway, car parking and manoeuvring areas must be constructed in accordance with certified driveway design drawings, prior to the first occupation.

The design of the driveway, car parking and manoeuvring areas must:

1.    Be prepared and certified by a suitably qualified engineer that the design is either in accordance with the Australian Standards AS/NZS 2890.1 or that the design provides for a safe and efficient access.

2.    Be certified by a suitably qualified engineer that for all the proposed units, a standard B85 vehicle will not bottom out as it moves from the roadway all the way into the garage or designated parking areas.

Reason for condition

To ensure that the safety of users of the driveway/parking.

ENG 4

The access driveway and parking modules (car parking spaces, aisles and manoeuvring areas) approved by this permit must be constructed to a sealed standard (spray seal, asphalt, concrete, pavers or equivalent council approved) and surface drained to the Council stormwater system prior to the first occupation.

Reason for condition

To ensure the safety of users of the access driveway and parking module, and that it does not detract from the amenity of users, adjoining occupiers or the environment by preventing dust, mud and sediment transport.

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.  Any damage must be immediately reported to 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, swales 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.

ENG r1

The retaining walls and/or footings supporting the highway reservation must not undermine the stability and integrity of the highway reservation and its infrastructure.

Detailed design drawings, structural certificates and associated geotechnical assessments of the retaining walls supporting the Giblin Street highway reservation must be submitted and approved, prior to the commencement of work and must:

1.    Be prepared and certified by a suitable qualified person and experienced engineer.

2.    Not undermine the stability of the highway reservation.

3.    Be designed in accordance with AS4678, with a design life in accordance with table 3.1 typical application major public infrastructure works.

4.    Take into account any additional surcharge loadings as required by relevant Australian Standards.

5.    Take into account and reference accordingly any geotechnical findings.

6.    Detail any mitigation measures required.

7.    Ensure that the structure certificated and/or drawings are noted accordingly with the above.

All work required by this condition must be undertaken in accordance with the approved detailed design drawings, structural certificates and associated geotechnical assessments.

Advice: Once the detailed design drawings, structural certificates and associated geotechnical assessments 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 ensure that the stability and integrity of the Council’s highway reservation is not compromised by the development.

ENGR 3

Design drawings must be submitted and approved prior to the commencement of work. The design drawings must:

1.    Demonstrate, if the design deviates from the requirements of the TSD, that a B85 vehicle or B99 depending on use (AS/NZS 2890.1 2004, section 2.6.2) can access the driveway from the road pavement into the property without scraping the vehicle's underside.

2.    Detail a concrete plinth to Council's standards to be constructed to provide access.  Grated wedge, asphalt wedge and the standard open wedge driveway crossover are not permitted. Grated wedges are permitted on highly used bike routes and details of the grate (i.e. mass) will be required. A drawing of a standard concrete plinth can be obtained from the Councils Road Services Engineer. Note: that the agreement of the Council’s City Infrastructure Division is required to adjust footpath levels.

3.    Be prepared and certified by a suitable qualified person, to satisfy the above requirement.

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

Advice: Once the design 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 ensure that works will comply with the Council’s standard requirements.

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.

A SWMP must be submitted prior to the issue of any approval under the Building Act 2016 or the commencement of work, whichever occurs first. 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.

SUB s1

The dedication of Tabart Street as a Public Road for the entire frontage of Lot 103 must occur prior to the first occupancy of any dwelling.

Reason for condition

To ensure that the development has legal access.

SUB s2

The engineering works for Stages 8 and 9 of the subdivision of 110 Giblin Street approved under PLN­13­01331­01 must be completed to the satisfaction of the Council prior to the first occupancy of any dwelling.

Reason for condition

To ensure that the proposed development has practical access and has stormwater, water and sewer services that it is able to be connected to.

SUB s3

The title for Lot 103 approved by the subdivision application PLN­13­01331­01 must be issued by the Recorder of Titles prior to the first occupancy of ay dwelling.

Reason for condition:

To ensure that the development is on a separate lot that is not part of the balance of the land for the subdivision of 110 Giblin Street approved by  PLN­13­01331­01

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

As condition endorsements are required by planning conditions above, you will need to submit the relevant documentation to satisfy the condition via the Condition Endorsement Submission on Council's online services e­planning

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.

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

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.

OCCUPATION OF THE PUBLIC HIGHWAY

Permit for the occupation of the public highway for construction or special event (e.g. placement of skip bin, crane, scissor lift etc). Click here for more information.

Road closure permits for construction or special event. Click here for more information.

Permit to Open Up and Temporarily Occupy a Highway (for work in the road reserve). Click here for more information.

Please note that the trees in the Giblin Street road reserve must be removed by the developer at the developer's cost. A road opening permit must be obtained for the removal of the trees, prior to the trees being removed. Prior to the issue of the road opening permit, the developer will be required to do the following:

      Compensate Council for the amenity value of the trees, which is $177 for the Lagerstroemeria and $565 for the Koelreuteria. Please contact the Council's City Infrastructure Division to arrange payment.

      Provide tree protection zones around the retained street trees to prevent damage to these trees during construction, to the satisfaction of the Council's Program Leader Arboriculture & Nursery.

      If the crepe myrtle cannot be relocated as proposed, the developer must pay for the purchase of a replacement tree, the species of which is to be determined by Council.

NEW SERVICE CONNECTION

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

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.

WORK WITHIN THE HIGHWAY RESERVATION

Please note development must be in accordance with the Hobart City Council’s Highways By law. Click here for more information.

DRIVEWAY SURFACING OVER HIGHWAY RESERVATION

If a coloured or textured surface is used for the driveway access within the Highway Reservation, the Council or other service provider will not match this on any reinstatement of the driveway access within the Highway Reservation required in the future.

STORM WATER / ROADS / ACCESS

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

PUBLIC WALKWAY

Council does not agree to taking ownership of, or maintaining, the walkway proposed across the site between Giblin Street and Tabart Street. If the developer wishes to install the walkway, it will remain in private ownership, and is the responsibility of the corporate body to maintain. The Council in their capacity as the road authority has advised that it is preferable that the walkway is deleted from the proposal.

WORK PLACE HEALTH AND SAFETY

Potentially contaminating activities historically occurred on this site. The land has been investigated and assessed for health risks associated with historical contamination. The report 'Additional Environmental Site Assessment and Validation Report' for On Giblin P/L, 'Subdivision 110 Giblin Street (Stages 5­9)' dated October 2017 prepared by JMG Engineers & Planners concludes that the site is suitable for residential use. However, development of the land may uncover undetected and unexpected pockets of residual contamination (such as asbestos or hydrocarbons). It is therefore recommended that appropriate workplace health and safety measures be employed during any earthworks to minimise further the low risk of exposure to any residual contaminants, and that sub­surface conditions are monitored for any unusual materials or evidence of contamination (e.g. soil discolouration or chemical odours) during site works. If unusual materials or potential evidence of contamination are detected during site works, it is recommended that Worksafe Tasmania and/or a suitably experienced and qualified contamination practitioner be consulted for advice. The site may also contain pockets of inert materials (such as rubble, crushed bricks and/or sawdust) that may present aesthetic issues but do not pose any health risk.

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.