Minutes

Open Portion

Monday, 8 October 2018

AT 5:00 pm

Council Chamber, Town Hall


 

Minutes (Open Portion)

Council Meeting

Page 3

 

8/10/2018

 

 

 ORDER OF BUSINESS

 

PRESENT, APOLOGIES AND LEAVE OF ABSENCE

1.        Confirmation of Minutes. 4

2.        Transfer of Agenda Items. 5

3.        Communication from the Chairman. 5

4.        Notification of Council Workshops. 5

5.        Public Question Time. 6

6.        Petitions. 7

7.        Consideration of Supplementary Items. 7

8.        Indications of Pecuniary and Conflicts of Interest. 8

Reports of Committees. 8

City Planning Committee

9.        Council Acting as Planning Authority. 8

9.1     PLN-18-322 - 391 Sandy Bay Road - Alterations (Re-Roofing) 8

9.2     7 Allison Street and 40 Hill Street, West Hobart - Partial Demolition, Alterations and Multiple Dwelling (One Existing, One New) 10

9.3     128 Strickland Avenue and 126 A Strickland Avenue and 126 Strickland Avenue and 124 Strickland Avenue, South Hobart and Adjacent Road Reserve - Demolition, Five Multiple Dwellings, and Associated Works. 21

9.4     40 Melville Street and 44 Melville Street, Hobart - Partial Demolition, Alterations and New Buildings for Communal Residence, Business and Professional Services, Food Services and General Retail and Hire. 40

10.     Monthly Building Statistics - 1 August 2018 - 31 August 2018. 88

Motions of which notice has been given

11.     Affordable Housing in Developments and Precincts. 90

12.     99 Steps - West Hobart 93

question on notice

13.     Civic Square. 94

City Infrastructure Committee

14.     Draft Transport Strategy - Engagement Report 97

15.     Hobart Bicycle Advisory Committee - Meeting Notes. 98

Economic Development & Communications Committee

16.     Community Engagement Framework. 99

17.     CLOSED Portion of the Meeting.. 99

 


 

Minutes (Open Portion)

Council Meeting

Page 6

 

8/10/2018

 

 

PRESENT:

 

The Lord Mayor Alderman R G Christie, The Deputy Lord Mayor Alderman Dr P T Sexton, Aldermen M Zucco, J R Briscoe, Dr E R Ruzicka, H C Burnet, P S Cocker, D C Thomas, A M Reynolds, T M Denison and W F Harvey.

 

APOLOGIES:

 

Nil.

 

LEAVE OF ABSENCE:

 

Nil.

 

 

Alderman Burnet declared an interest in item 9.2 and left the meeting at 5.18pm and returned at 5.20pm.

 

Alderman Denison joined the meeting at 5.01pm.

 

1.       Confirmation of Minutes

 

The Chairman reports that he has perused the minutes of the meeting of the open portion of the Council meeting held on Monday, 17 September 2018, finds them to be a true record and recommends that they be taken as read and signed as a correct record.

 

 

Sexton

Ruzicka                                                   That the recommendation be adopted.

MOTION CARRIED

VOTING RECORD

AYES

NOES

Lord Mayor Christie

 

Deputy Lord Mayor Sexton

 

Zucco

 

Briscoe

 

Ruzicka

 

Burnet

 

Cocker

 

Thomas

 

Reynolds

 

Denison

 

Harvey

 

 

The minutes were signed.

 

 

2.       Transfer of Agenda Items

 

Are there any items, which the meeting believes, should be transferred from this agenda to the closed agenda or from the closed agenda to the open agenda, in accordance with the procedures allowed under Section 15 of the Local Government (Meeting Procedures) Regulations 2015?

 

No items were transferred.

 

3.       Communication from the Chairman

 

3.1      Official Call - Ambassador of Austria

 

The Lord Mayor presented a book on Vienna that he received as a gift from the Ambassador of Austria, His Excellency Dr Bernhard Zimburg during his visit on Wednesday 26 September 2018. The Ambassador was accompanied by the Consul General of Austria, Mr Karl Hartleb and the Honorary Consul for Austria Dr Eva Meidl. 

 

 

3.2      Official Call - Ambassadors from the Friendship Force Club of Osaka, Japan and Hobart

 

The Lord Mayor presented a table runner he received as a gift from Ambassadors from the Friendship Force Club of Osaka, Japan and their hosts from the Friendship Force Club of Hobart on Tuesday 2 October 2018.

 

 

3.3      Hobart Town Hall Tour – Gift from the Descendants of Robert Jillett and Elizabeth  Bradshaw Family Reunion

 

The Lord Mayor presented a framed picture he received as a gift on behalf of the Descendants of Robert Jillett and Elizabeth  Bradshaw Family Reunion after conducting a tour of the Hobart Town Hall on Thursday 4 October 2018.

 

 

4.       Notification of Council Workshops

In accordance with the requirements of the Local Government (Meeting Procedures) Regulations 2015, the General Manager reports that no Council workshops have been conducted since the last ordinary meeting of the Council.

 

5.       Public Question Time

 

5.1      Mr Gerard Willems - Civic Square

 

Mr Willems put the following questions and was provided with the corresponding responses from the Lord Mayor.

Question 1:

As it has taken so long for Council to announce its preferred proponent for the Civic Square site, will there be a review of the leases for current tenants, which end in February 2019, to offer extensions to those leases?

Question 2:

Who will make decisions about the future of the current, longstanding businesses that lease buildings on the site – the preferred proponent to Council?

Lord Mayor’s Response:

Answer 1:

While a preferred proponent has been identified in relation to Civic Square site expression of interest (EOI) process, the Council has not made any decision in relation to proceeding to the next stage of the EOI.  The matter has been deferred by the Council and will be reconsidered by the Finance and Governance Committee at its November meeting.  As leases for the tenants on the site are due to expire in February 2019, it is the intention of officers to seek approval from Council to extend those leases as part of the further consideration of the matter in November.  The length of any extension will ultimately depend on the outcome of the EOI process and should the EOI process proceed to the next step then any extension of the leases would be undertaken in consultation with the preferred proponent.

Answer 2:

If the Council ultimately determines to proceed to enter into a lease with the preferred proponent for the site as an outcome of the EOI process, then the decision about sub-leases on the site would be a matter for the preferred proponent.

 

 

 

5.2      Mr Ben Lohberger - City Deal

 

Mr Lohberger put the following question and was provided with the corresponding response from the Lord Mayor.  

Question:

 

As a key stakeholder in the City Deal process, has the HCC been consulted about the recent proposal to demolish the purpose-built CSIRO and IMAS buildings, before rebuilding them less than one kilometre from their current location? If the Council has been consulted, what information has been received, and can the Council share any of that information with ratepayers?

 

Lord Mayor’s Response:

No, the Council has not been consulted on this issue, other than we are aware it is one of the issues being discussed in the Hobart City Deal negotiations. The Council is not a party to those discussions.

 

 

 

6.       Petitions

 

No petitions were received.

 

 

 

 

7.       Consideration of Supplementary Items

Ref: Part 2, Regulation 8(6) of the Local Government (Meeting Procedures) Regulations 2015.

RECOMMENDATION

 

That the Council resolve to deal with any supplementary items not appearing on the agenda, as reported by the General Manager in accordance with the provisions of the Local Government (Meeting Procedures) Regulations 2015.

 

No supplementary items were received.

 

 

 

 

8.       Indications of Pecuniary and Conflicts of Interest

Ref: Part 2, Regulation 8(7) of the Local Government (Meeting Procedures) Regulations 2015.

 

Aldermen are requested to indicate where they may have any pecuniary or conflicts of interest in respect to any matter appearing on the agenda, or any supplementary item to the agenda, which the committee has resolved to deal with.

 

OR

The following interest was indicated:

 

1.    Alderman Burnet - item 9.2

 Reports of Committees

 

City Planning Committee

 

9.       Council Acting as Planning Authority

 

In accordance with the provisions of Part 2 Regulation 25 of the Local Government (Meeting Procedures) Regulations 2015, the intention of the Council to act as a planning authority pursuant to the Land Use Planning and Approvals Act 1993 is to be noted.

 

In accordance with Regulation 25, the Council will act as a planning authority in respect to those matters appearing under this heading on the agenda, inclusive of any supplementary items.

 

The Council is reminded that in order to comply with Regulation 25(2), the General Manager is to ensure that the reasons for a decision by a Council or Council Committee acting as a planning authority are recorded in the minutes.

 

9.1      PLN-18-322 - 391 Sandy Bay Road - Alterations (Re-Roofing)

            File Ref: F18/108153

Ref:    Open CPC 7.1.1, 24/09/2018

 

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for alterations (re-roofing) at 391 Sandy Bay Road, Sandy Bay 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 PLN-18-322 - 391 SANDY BAY ROAD SANDY BAY TAS 7005 - Final Planning Documents except where modified below.


Reason for condition

To clarify the scope of the permit.

 

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, by-laws, 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.

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 2016Building Regulations 2016 and the National Construction Code. Click here for more information.


FEES AND CHARGES

Click here for information on the Council's fees and charges.

REUSE OF REMOVED SLATE

You are encouraged to explore recycling any undamaged slate removed from the roof either for onsite use or alternatively on slate roofed buildings within the vicinity.

 

 

 

Briscoe

ZUCCO                                                    That the recommendation be adopted.

 

 

MOTION CARRIED

VOTING RECORD

AYES

NOES

Lord Mayor Christie

Burnet

Deputy Lord Mayor Sexton

 

Zucco

 

Briscoe

 

Ruzicka

 

Cocker

 

Thomas

 

Reynolds

 

Denison

 

Harvey

 

 

 

 

 

Alderman Burnet declared an interest in item 9.2 and left the meeting 5.18pm returning at 5.20pm.

 

9.2      7 Allison Street and 40 Hill Street, West Hobart - Partial Demolition, Alterations and Multiple Dwelling (One Existing, One New)

            pln-18-88 - File Ref: F18/109551

Ref:    Supplementary Open CPC 13, 24/09/2018

Application Expiry Date: 7 November 2018

Extension of Time: Not applicable

 

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for a partial demolition, alterations and multiple dwelling (one existing, one new) at 7 Allison Street West Hobart Tas 7000 for the reasons outlined in the officer’s report, attached to supplementary item 13 of the Open City Planning Committee agenda of 24 September 2018 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 PLN­18­88 ­ 7 ALLISON STREET WEST HOBART TAS 7000 ­ 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 2018/00247­HCC dated 15/8/2018 as attached to the permit.

 

 

Reason for condition

 

 

To clarify the scope of the permit.

 

 

ENG sw4

 

 

The new storm water connection must be constructed and existing abandoned connections 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 proposed 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).

 

 

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 Unit to initiate an application for service connection.

 

 

Reason for condition

 

 

To ensure the site is drained adequately.

 

 

ENG sw6

 

 

Design drawings and calculations of the proposed stormwater drainage and connection to Council's stormwater infrastructure must be submitted and approved prior to the issue of any approval under the Building Act 2016. The design drawings and calculations must:

 

 

1.    Be prepared by a suitably qualified person;

 

2.    Meet the requirements of Australian Standard AS3500 (including pumped system) or a Council approved alternative;

 

3.    Include long section(s)/levels and grades to the point of discharge; and

 

4.    Include gravity discharge (via dispersion pit) to Council's public infrastructure.

 

 

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

 

 

Advice:

 

·     The applicant is advised to submit detailed design drawings and calculations as part of the Plumbing Permit Application. If detailed design to satisfy this condition is submitted via planning condition endorsement process then there may be fees associated with the assessment, and once approved the applicant will still need to obtain a plumbing permit for the works.

 

·     It is advised that as much of the site as possible is to be drained via gravity (including charged system).

 

 

Reason for condition

 

 

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

 

 

ENG 2a

 

 

Prior to first occupation or commencement of use (whichever occurs first), vehicular barriers compliant with the Australian Standard AS/NZS1170.1:2002 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:

·     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. 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 in the parking module this area may be considered as a path of access to a building.

 

 

 

Reason for condition

 

 

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

 

 

ENG 11

 

 

Prior to the first occupation, any widening of the existing crossover to the Allison Street highway reservation must be designed and constructed in accordance with a Council City Infrastructure Division approved design.

 

 

Advice:

·     Please contact Council City Infrastructure Division to discuss approval of a design. Based on a site specific assessment, Council City Infrastructure Division Road Engineer may permit extending non­approved concrete slab crossover, and where non­standard kerb and channel exists a concrete plinth to Council standards may be permitted for construction at the gutter.

 

·     You are likely to require a Permit to Open Up and Temporarily Occupy a Highway (for work within the highway reservation). Click here for more information.

 

 

Reason for condition

 

 

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

 

 

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 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.

 

 

HER 17

 

 

The palette of exterior colours, materials and finishes of the new house must reflect the palette of colours, materials and finishes within the local streetscape and precinct.

 

 

Prior to the issue of any approval under the Building Act 2016, revised plans must be submitted and approved showing exterior colours, materials and finishes in accordance with the above requirement.

 

 

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

 

 

Reason for condition

 

 

To ensure that development in a heritage precinct is undertaken in a sympathetic manner which does not cause loss of historic cultural heritage significance.

 

 

OPS 1

 

 

The title boundary shared between the Council’ neighbouring land and the applicant’s property must be clearly marked by the owner on the ground before any works commence.

 

 

Reason for condition

 

 

To protect the values of the Council’s neighbouring reserve Caldew Park.

 

 

OPS s2

 

 

An Environmental Management and Communications Plan (EMCP) must be submitted and approved by the Director of Parks and City Amenity, prior to the issue of any approval under the Building Act 2016 (excluding demolition). The EMCP must be based on the Council's Open Space Group's template EMCP available from the Parks Planner contact 6238 2887.

 

 

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

 

 

Advice:

Once the EMCP 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 that a safe and attractive landscaping treatment enhances the appearance of the site and park users and managers are kept safe and informed of nature and duration of works.

 

 

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 PLANNING

 

 

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

 

 

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.

 

 

 

CONDITION ENDORSEMENT ENGINEERING

 

All engineering drawings required to be submitted and approved by this planning permit must be submitted to the City of Hobart as a CEP (Condition Endorsement) via the City’s Online Service Development Portal. When lodging a CEP, please reference the PLN number of the associated Planning Application. Each CEP must also include an estimation of the cost of works shown on the submitted engineering drawings. Once that estimation has been confirmed by the City’s Engineer, the following fees are payable for each CEP submitted and must be paid prior to the City of Hobart commencing assessment of the engineering drawings in each CEP:

 

 

Value of Building Works Approved by Planning Permit Fee:

Up to $20,000: $150 per application.

 

Over $20,000: 2% of the value of the works as assessed by the City's Engineer per assessment.

 

 

These fees are additional to building and plumbing fees charged under the Building and Plumbing Regulations.

 

 

Once the CEP is lodged via the Online Service Development Portal, if the value of building works approved by your planning permit is over $20,000, please contact the City’s Development Engineer on 6238 2715 to confirm the estimation of the cost of works shown on the submitted engineering drawings has been accepted.

 

 

Once confirmed, pleased call one of the City’s Customer Service Officers on 6238 2190 to make payment, quoting the reference number (ie. CEP number) of the Condition Endorsement you have lodged. Once payment is made, your engineering drawings will be assessed.

 

 

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.

 

 

OCCUPATION OF THE PUBLIC HIGHWAY

 

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

 

 

NEW SERVICE CONNECTION

 

 

Please contact the Hobart City Council's City Infrastructure Division to initiate the application process for your new service connection.

 

 

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.

 

 

ACCESS

 

 

Designed in accordance with LGAT­ IPWEA Tasmanian standard drawings. Click here for more information.

 

 

CROSS OVER CONSTRUCTION

 

 

The construction of the crossover can be undertaken by the Council or by a private contractor, subject to Council approval of the design. Click here for more information.

 

 

COUNCIL RESERVES

 

 

This permit does not authorise any works on the adjoining Council land other than the sewer connection. Any act that causes, or is likely to cause damage to Council’s land may be in breach of the Council’s Public Spaces Bylaw 2018 and penalties may apply. The by law is available here.

 

As agreed at Land Owner Consent stage, prior to commencement of work you must provide and have approved an Environmental Management and Communications Plan in the format of the Council's EMP template. The submitted plan must be approved by the Director of Parks and City Amenity. A copy of this template can be provided by the Council Parks Open Space Planning Team via emailing coh@hobartcity.com.au or by phoning 6238 2887 marked to the attention of the Senior Park Planner. No vegetation is to be affected, damaged or removed. Refer also to condition OPS s2.

 

 

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.

 

 

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.

 

 

PROTECTING THE ENVIRONMENT

 

 

In accordance with the Environmental Management and Pollution Control Act 1994, local government has an obligation to "use its best endeavours to prevent or control acts or omissions which cause or are capable of causing pollution." Click here for more information.

 

 

 

 

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.

 

 

 

Briscoe

Thomas                                                  That the recommendation be adopted.

 

 

MOTION CARRIED

VOTING RECORD

AYES

NOES

Lord Mayor Christie

Ruzicka

Deputy Lord Mayor Sexton

Reynolds

Zucco

 

Briscoe

 

Cocker

 

Thomas

 

Denison

 

Harvey

 

 

 

 

9.3      128 Strickland Avenue and 126 A Strickland Avenue and 126 Strickland Avenue and 124 Strickland Avenue, South Hobart and Adjacent Road Reserve - Demolition, Five Multiple Dwellings, and Associated Works

            PLN-18-419 - File Ref: F18/109718

Ref:    Supplementary Open CPC 14, 24/09/2018

Application Expiry Date: 10 October 2018

Extension of Time: Not applicable

 

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for demolition, five multiple dwellings, and associated works at 128 Strickland Avenue and 126 A Strickland Avenue and 126 Strickland Avenue and 124 Strickland Avenue, South Hobart and Adjacent Road Reserve for the reasons outlined in the officer’s report, attached to supplementary item 14 of the Open City Planning Committee agenda of 24 September 2018 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 PLN­18­419 128 STRICKLAND AVENUE SOUTH HOBART TAS 7004 ­ 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 2018/01111­HCC dated 13/7/2018 as attached to the permit.

 

Reason for condition

 

To clarify the scope of the permit.

 

PLN 4

 

Prior to the first use of the dwellings, landscaping must be provided to soften the boundary of car parking areas to reduce the amenity impact on neighbouring properties. The landscaping must be maintained, and replacement vegetation must be planted if any is lost.

 

Reason for condition

 

To ensure that parking and circulation areas are landscaped to screen the boundary of car parking areas to soften the amenity impact on neighbouring properties.

 

PLN 17

 

Parking and vehicle circulation roadways and pedestrian paths must be provided with lighting to a standard which satisfies all of the following to the satisfaction of the Director City Planning:

 

(a)  Enables easy and efficient use of the area;

 

(b)  Minimises potential for conflicts involving pedestrians, cyclists and vehicles;

 

(c)   Prevents unreasonable impact on the amenity of adjoining users through light overspill; and

 

(d)  Is appropriate to the hours of operation of the use.

 

Reason for condition

 

To ensure parking and vehicle circulation roadways and pedestrian paths are provided with lighting to a standard which:

 

(a)  Enables easy and efficient use;

 

(b)  Promotes the safety of users;

 

(c)   Minimises opportunities for crime or anti­social behaviour; and

 

(d)  Prevents unreasonable light overspill impacts.

 

ENG sw1

 

All stormwater from the proposed development (including but not limited to: roofed areas, ag drains and impervious surfaces such as driveways and paved areas) must be drained to the Council’s stormwater infrastructure within the property boundary prior to first occupation or commencement of use (whichever occurs first).

 

An adequate overland flow path must be maintained through the site (ie between Unit 4 and the western boundary), such that any flows in the event of failure or removal of the third­party cut­of drain are excluded from the dwelling and not redirected onto third­party land, for the 1% AEP as at 2100 (including climate change loading) storm event.

 

Plans certified by a suitably qualified and experienced engineer as meeting the above requirement must be submitted prior to issue of any approval under the Building Act 2016 or commencement of works (whichever occurs first).

 

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

 

Reason for condition

 

To ensure that stormwater from the site will be discharged to a suitable Council approved outlet and that the property is not reliant on third­party infrastructure.

 

ENG sw5

 

The new Council stormwater main must be constructed prior to issue of first occupation, completion or commencement of use (whichever occurs first).

 

Engineering design drawings must be submitted and approved, prior to commencement of work or issue of any approval under the Building Act 2016 (whichever occurs first).

 

The engineering drawings must:

 

1.    Be certified by a qualified and experienced engineer.

 

2.    Show in both plan and long­section the proposed stormwater main, including but not limited to, connections, flows, velocities, hydraulic grade lines, clearances, cover, gradients, sizing, material, pipe class, easements and inspection openings.

 

3.    Show that the main will terminate inside the property boundary with a standard manhole, and at such a level as to allow future extension along the ROW to third­party land.

 

4.    Show that the main will be sized to accommodate at least the 5% AEP flows from a future fully­developed catchment (ie extended along the ROW). Any cost­contribution from Council for a larger pipe size must be agreed upon in writing prior to issue of the approved drawings.

 

5.    Clearly distinguish between public and private infrastructure.

 

6.    Be substantially in accordance with the LGAT Standard Drawings and Tasmanian Subdivision Guidelines.

 

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

 

Advice: The applicant is required submit detailed design documentation to satisfy this condition via Council's planning condition endorsement process (noting there is a fee associated with condition endorsement approval of engineering drawings [see general advice on how to obtain condition endorsement and for fees and charges]). This is a separate process to any building approval under the Building Act 2016.

 

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 obtain a Permit to Construct Public Infrastructure. A maintenance period of 12 months, 5% maintenance bond and CCTV will apply.

 

Reason for condition

 

To ensure Council’s hydraulic infrastructure meets acceptable standards.

 

ENG sw7

 

Stormwater pre­treatment and detention for stormwater discharges from the development must be installed prior to first occupation or the commencement of use (whichever occurs first).

 

A stormwater management report and design must be submitted and approved, prior to commencement of work or issue of any approval 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 there is no increase in flows from the developed site for the worst­case 5% AEP storm event. All assumptions must be clearly stated. The design drawings must include the layout, the inlet and outlet (including long section), outlet size, overflow, discharge rate and emptying time.

 

4.    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: The applicant is required submit detailed design documentation to satisfy this condition via Council's planning condition endorsement process (noting there is a fee associated with condition endorsement approval of engineering drawings [see general advice on how to obtain condition endorsement and for fees and charges]). This is a separate process to any building approval under the Building Act 2016.

 

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 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, delivery vehicles, construction vehicles, pedestrians and cyclists) and parking management plan must be submitted and approved, prior to the issue of any approval under the Building Act 2016.

 

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 2a

 

Prior to first occupation or commencement of use (whichever occurs first), vehicular barriers compliant with the Australian Standard AS/NZS1170.1:2002 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: 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. 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 in the parking module this area may be considered as a path of access to a building.

 

Reason for condition

 

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

 

ENG 2b

 

Prior to the issue of any approval under the Building Act 2016 or the commencement of works on site (whichever occurs first), a certified vehicle barrier design (including site plan with proposed location(s) of installation) prepared by a suitably qualified engineer, compliant with Australian Standard AS/NZS1170.1:2002, must be submitted to and approved by Council.

 

Advice: If the development's building approval includes the need for a Building Permit from Council, the applicant is advised to submit detailed design of vehicular barrier as part of the Building Application.  If the development's building approval is covered under Notifiable Work the applicant is advised to submit detailed design of vehicular barrier as a condition endorsement of the planning permit condition. Once the certification has been accepted, the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

 

Reason for condition

 

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

 

ENG 2c

 

Prior to the first occupation or commencement of use (whichever occurs first), vehicular barriers must be inspected by a qualified engineer and certification submitted to the Council confirming that the installed vehicular barriers comply with the certified design and Australian Standard AS/NZS1170.1:2002.

 

Advice: Certification may be submitted to the Council as part of the Building Act 2016 approval process or via condition endorsement (see general advice on how to obtain condition endorsement)

 

Reason for condition

 

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

 

ENG 3a

 

The circulation roadways, ramps and parking module (parking spaces, aisles and manoeuvring area) must be designed and constructed generally in accordance with Australian Standard AS/NZS2890.1:2004 (including the requirement for vehicle safety barriers where required). The following deviations from the standard are permitted:

 

1.    Maximum gradient of circulation roadways / ramps to be 28%, with a maximum length of 15m above 25%.

2.    Maximum gradient of turning area vehicle path centreline to be 15%.

3.    Maximum gradient of visitor parking spaces for Dwelling 4 and 5 to be 10%.

4.    Minimum width of aisle for visitor parking spaces to ensure B85 vehicles can exit parking spaces via maximum 5 point turn.

 

Advice: It is advised that designers consider the detailed design of the access and parking module prior to finalising the Finished Floor Level (FFL) of the parking spaces (especially if located within a garage incorporated into the dwelling), as failure to do so may result in difficulty complying with this condition.

 

It is noted that in accordance with the definition of domestic driveway, there are no domestic driveways on the property. All vehicular paths are either circulation roadways, ramps or parking module.

 

Reason for condition

 

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

 

ENG 3b

 

The circulation roadways, ramps and parking module (parking spaces, aisles and manoeuvring area) design must be submitted and approved, prior to the issuing of any approval under the Building Act 2016.

 

The access driveway, circulation roadways, ramps and parking module (parking spaces, aisles and manoeuvring area) design must:

 

1.    Be prepared and certified by a suitably qualified engineer.

2.    Be generally in accordance with the Australian Standard AS/NZS2890.1:2004.

3.    Where the design deviates from AS/NZS2890.1:2004, demonstrate that the design will provide a safe and efficient access, and enable safe, easy and efficient use.

4.    Be consistent with the requirements of condition ENG 5.

5.    Show dimensions, levels, gradients and transitions, and other details as Council deem necessary to satisfy the above requirement.

 

Advice: It is advised that designers consider the detailed design of the access and parking module prior to finalising the Finished Floor Level (FFL) of the parking spaces (especially if located within a garage incorporated into the dwelling), as failure to do so may result in difficulty complying with this condition.

Once the 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.

The Hobart Interim Planning Scheme 2015 does not take into consideration what defines a safe gradient for a walking surface or the maximum external pedestrian ramp gradient permitted, this is covered under the Building Act 2016. It is advised that the applicant consider providing separate pedestrian access to the circulation roadway (including steps where necessary) as the driveway does not comply with the maximum gradient of 12.5% (1 in 8) required for external ramps in the National Construction Code (NCC) and may not be considered a safe gradient for a walking surface under Part 2.5 of the NCC. It should be noted that compliance with the NCC is referred to in the Building Act 2016.

 

Reason for condition

 

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

 

ENG 3c

 

The circulation roadways, ramps and parking module (parking spaces, aisles and manoeuvring area) must be constructed in accordance with the design drawings approved by Condition ENG 3b.

 

Prior to the first occupation, documentation by a suitably qualified engineer certifying that the access driveway and parking module has been constructed in accordance with the above drawings must be lodged with Council.

 

Advice: Certification may be submitted to Council as part of the Building Act 2016 approval process or via condition endorsement (see general advice on how to obtain condition endorsement)

 

Reason for condition

 

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

 

ENG 4

 

The access driveway and parking module (car parking spaces, aisles and manoeuvring area) 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's stormwater infrastructure 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 5

 

The number of car parking spaces approved on the site, is thirteen (13) and is made up of:

 

·     Ten (10) user class 1A residence car parking spaces (within garages).

·     Three (3) user class 1A visitor car parking spaces consisting of the following:

·        One visitor parking space in the turning area for dwelling 1 for use by visitors to dwelling 1, 2 and 3.

·        One visitor parking space in the garage apron for dwelling 4 for exclusive use of dwelling 4.

·        One visitor parking space in the garage apron for dwelling 5 for exclusive use of dwelling 5.

 

Prior to first occupation, the visitor parking spaces near dwelling 1 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 AS/NZS 2890.1 2004.

·     include pavement messaging indicating VISITOR PARKING in accordance with AS1742.11 Section 7.3, or equivalent Council approved alternative.

 

Advice: Please note that the 'informal' visitor parking spaces proposed in front of dwelling 2 and 3 are not approved as these do not comply with AS2890.1 with respect to gradient and dimensions, and prevent formal passing bays at a maximum 30m interval along the circulation roadway servicing dwelling 2 ­ 4.

 

Please note that the two (2) 'informal' visitor parking spaces proposed in front of dwelling 4 are approved as one parking space only.

Please note that the two (2) 'informal' visitor parking spaces proposed in front of dwelling 5 are approved as one parking space only.

Please note that the two (2) 'informal' visitor parking spaces proposed in front of dwelling 1 are approved as one parking space only and that this must be located in the turning area perpendicular to the garage parking spaces for dwelling 1 in order to enable the garaged parking spaces and the visitor parking to operate independently.

Parking of cars is only permitted in approved car parking spaces.

 

Reason for condition

 

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

 

 

 

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 reported immediately 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 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 13

 

Prior to first occupation or the commencement of use (whichever occurs first), the shared vehicular access from Strickland Avenue must allow adequate sight distance between vehicles, cyclists and pedestrians.

 

Advice: The applicant's Traffic Engineer advised that vegetation within the highway reservation must be removed and maintained as low height vegetation in order to provide adequate sight distances. Council's Development Engineering staff endorse this requirement.

 

 

 

Reason for condition

 

To ensure the safety of vehicles entering and leaving the development and of pedestrians and traffic in the vicinity.

 

ENGR 3

 

Prior to the first occupation or commencement of use (whichever occurs first), the proposed driveway crossover Strickland Avenue highway reservation must be designed and constructed in accordance with:

 

1.    Rural – TSD­R04­v1 – Rural Roads Typical Driveway Profile and TSD R03­v1 Rural Roads Typical Property Access; or

2.    A Council City Infrastructure Division approved alternate design.

 

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

 

1.    Show the cross and long section of the driveway crossover within the highway reservation and onto the property.

2.    Detail any services or infrastructure (ie light poles, pits, awnings) at or near the proposed driveway crossover.

3.    Be designed for the expected vehicle loadings. A structural certificate to note that driveway is suitable for heavy vehicle loadings.

4.    Show swept path templates in accordance with AS/NZS 2890.1 2004 (B85 or B99 depending on use, design template) if required by Council.

5.    If the design deviates from the requirements of the TSD, then demonstrate that a B99 vehicle (AS/NZS 2890.1 2004, section 2.6.2) can access the driveway from the road pavement into the property without scraping the car's underside.

6.    Show that vehicular and pedestrian sight lines are met as per AS/NZS 2890.1 2004 or as shown in the Traffic Impact Assessment.

7.    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 drawings.

 

Advice: The applicant is required submit detailed design documentation to satisfy this condition via Council's planning condition endorsement process (noting there is a fee associated with condition endorsement approval of engineering drawings [see general advice on how to obtain condition endorsement and for fees and charges]). This is a separate process to any approval under the Building Act 2016.

 

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.

 

OPS s1

 

Prior to the commencement of use, the vegetation in the road reserve must be modified to achieve the required sight distances as per the Traffic Impact Assessment by Midson Traffic dated May 2018.

 

The works will be undertaken by the City of Hobart at full cost to the developer.

 

Advice: Please contact the Council's Open Space Group on 6238 2711 to arrange for the works to be done.

 

Reason for condition

 

To ensure that access provides sufficient sight distance between vehicles to enable safe movement of traffic.

 

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 ENGINEERING

 

All engineering drawings required to be submitted and approved by this planning permit must be submitted to the City of Hobart as a CEP (Condition Endorsement) via the City’s Online Service Development Portal. When lodging a CEP, please reference the PLN number of the associated Planning Application. Each CEP must also include an estimation of the cost of works shown on the submitted engineering drawings. Once that estimation has been confirmed by the City’s Engineer, the following fees are payable for each CEP submitted and must be paid prior to the City of Hobart commencing assessment of the engineering drawings in each CEP:

 

Value of Building Works Approved by Planning Permit Fee:

 

·     Up to $20,000: $150 per application.

·     Over $20,000: 2% of the value of the works as assessed by the City's Engineer per assessment.

 

These fees are additional to building and plumbing fees charged under the Building and Plumbing Regulations.

 

Once the CEP is lodged via the Online Service Development Portal, if the value of building works approved by your planning permit is over $20,000, please contact the City’s Development Engineer on 6238 2715 to confirm the estimation of the cost of works shown on the submitted engineering drawings has been accepted.

 

Once confirmed, pleased call one of the City’s Customer Service Officers on 6238 2190 to make payment, quoting the reference number (ie. CEP number) of the Condition Endorsement you have lodged. Once payment is made, your engineering drawings will be assessed.

 

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.

 

OCCUPATION OF THE PUBLIC HIGHWAY

 

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

 

PERMIT TO CONSTRUCT PUBLIC INFRASTRUCTURE

 

You will require a permit to construct public infrastructure, with a 12 month maintenance period, CCTV and bond (please contact the Hobart City Council's City Infrastructure Division to initiate the permit process).

 

NEW SERVICE CONNECTION

 

Please contact the Hobart City Council's City Infrastructure Division to initiate the application process for your new stormwater connection.

 

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.

 

ACCESS

 

Designed in accordance with LGAT­ IPWEA Tasmanian standard drawings. Click here for more information.

 

CROSS OVER CONSTRUCTION

 

The construction of the crossover can be undertaken by the Council or by a private contractor, subject to Council approval of the design. Click here for more information.

 

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.

 

 

 

 

Briscoe

Thomas                                                  That the recommendation be adopted.

 

 

MOTION CARRIED

VOTING RECORD

AYES

NOES

Lord Mayor Christie

 

Deputy Lord Mayor Sexton

 

Zucco

 

Briscoe

 

Ruzicka

 

Burnet

 

Cocker

 

Thomas

 

Reynolds

 

Denison

 

Harvey

 

 

 

 

 

9.4      40 Melville Street and 44 Melville Street, Hobart - Partial Demolition, Alterations and New Buildings for Communal Residence, Business and Professional Services, Food Services and General Retail and Hire

            pln-18-422 - File Ref: F18/113026

Ref:    Special Open CPC 2.1.1, 1/10/2018

Application Expiry Date: 9 October 2018

Extension of Time: Not applicable

 

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for partial demolition, alterations and new buildings for communal residence, business and professional services, food services and general retail and hire at 40 Melville Street and 44 Melville Street, Hobart for the reasons outlined in the officer’s report, attached to item 2.1.1 of the Open Special City Planning Committee Planning agenda of 1 October 2018 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 PLN­18­422 ­ 40 MELVILLE STREET HOBART TAS 7000 ­ 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 2018/011126­HCC dated 13/08/2018 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

THC

The use and/or development must comply with the requirements of the Tasmanian Heritage Council as detailed in the Notice of Heritage Decision, THC Works Ref: 5649 dated 20 September 2018, as attached to the permit.

 

Reason for condition

To clarify the scope of the permit.

PLN s1

The palette of exterior colours and materials must reflect the palette of materials within the local streetscape and precinct.

Prior to the issue of any approval under the Building Act 2016 (excluding demolition or excavation), revised plans must be submitted and approved by the Council’s Director City Planning showing exterior colours and materials in accordance with the above requirement.

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

 

Advice: A dominant dark charcoal/black colour finish is not considered to be the most appropriate colour for the City or the urban context of the immediate area. A differentiation in colour between the tower buildings and the lower height buildings abutting Melville Street is desirable, with the lower height buildings preferably being lighter in colour.

Reason for condition

In the interest of the streetscape and townscape values of the surrounding area.

PLN s2

The site must be landscaped prior to first occupation.

A landscaping plan must be submitted and approved, prior to the issue of any approval under the Building Act 2016 (excluding demolition or excavation).

The landscaping plan must:

1.    Indicate the extent of private and public open space.

 

2.    Show linkages to the ground floor tenancies and adjacent sites and streets.

 

3.    Specify the nature and extent of the different materials and planting proposed.

 

4.    Include a scale, dimensions and north point.

 

5.    Include a planting schedule of all proposed trees, shrubs and ground covers, including botanical names, common names, pot sizes, sizes at maturity, and quantities of each plant.

 

6.    Show landscaping and planting within all open areas of the site.

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

Advice: In ground planting is favoured along with some planter boxes. Planting and materials that reflect local context and character are encouraged.

Reason for condition

 

In the interest of the use and the amenity of the space.

ENG 12

A construction waste management plan must be implemented throughout construction.

A construction waste management plan must be submitted and approved, prior to commencement of work on the site. The construction waste management plan must include:

     Provisions for commercial waste services for the handling, storage, transport and disposal of post­construction solid waste and recycle bins from the development.

 

     Provisions for the handling, transport and disposal of demolition material, including any contaminated waste and recycling opportunities, to satisfy the above requirement.

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

Advice: Once the construction waste 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.

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 can also be found on the Council’s website.

Reason for condition

To ensure that solid waste management from the site meets the Council’s requirements and standards.

ENG sw4

The development must be drained to Council infrastructure taking into account the limited receiving capacity of Council’s infrastructure.  Any new stormwater connection(s) required must be constructed, and existing redundant connections must be sealed, at the owner’s expense prior to issue of a Certificate of Completion or first occupation, whichever occurs first.

 

Detailed design drawings showing both existing and proposed services must be submitted and approved, prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation). The detailed design drawings must include:

1.    The location of the proposed connections and all existing connections;

 

2.    The size and design of the connection such that they are appropriate to safely service the development given the limited receiving capacity of Council infrastructure;

 

3.    Long­sections of the proposed connection clearly showing any nearby / crossing services, cover, size, material and delineation of public and private infrastructure;

 

4.    Clearly distinguish between public and private infrastructure; and

 

5.    Be checked and certified by a qualified and experienced 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)

 

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 new service connection.

 

Any proposed public stormwater infrastructure will require detailed engineering drawings, which must be checked and certified by a qualified and experienced Civil Engineer.

 

Reason for condition

To ensure the site is drained adequately.

ENG sw5

The new stormwater infrastructure must be constructed prior to the commencement of use.

Engineering design drawings must be submitted and approved, prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation). The engineering drawings must:

1.    Be certified by a qualified and experienced Engineer.

 

2.    Show in both plan and long­section the proposed stormwater mains, including but not limited to, connections, flows, velocities, hydraulic grade lines, clearances, cover, gradients, sizing, material, pipe class, crossing services and inspection openings.

 

3.    Include the associated calculations. The stormwater system (including defined overland flow paths) must cater for all 1% AEP flows as at 2100 (i.e including climate change loading). The main itself must be sized to accommodate at least the 5% AEP flows from a fully­developed catchment.

 

4.    Clearly distinguish between public and private infrastructure.

 

5.    Be substantially in accordance with the LGAT drawings.

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

 

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

 

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 sw8

Stormwater detention for stormwater discharges from the development must be installed prior to issue of a Certificate of Completion/ first occupation whichever comes first.

A stormwater management report and design must be submitted and approved, prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation). The stormwater management report and design must:

 

1.    Be prepared by a suitably qualified engineer;

 

2.    Include detailed design and supporting calculations of the detention tank, sized such that there is no increase in flows from the developed site up to 5% AEP storm events and no worsening of existing flooding. All assumptions must be clearly stated.

 

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

 

4.    Clarification of the emptying times and outlet size.

 

5.    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 ensure the development’s stormwater system takes into account limited receiving capacity of Council’s infrastructure.

ENG 13

An ongoing waste management plan for all commercial and domestic waste and recycling must be implemented post construction.

A waste management plan must be submitted and approved, prior to commencement of work on the site (other than demolition and excavation). A waste management plan must:

1.    Include provisions for commercial waste services for the handling, storage, transport and disposal of domestic waste and commercial waste and recycle bins from the development.

All work required by this condition must be undertaken in accordance with the approved waste management plan.

Advice: Once the waste management plan has been approved 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 solid waste management from the site meets the Council’s requirements and standards.

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 (including demolition). 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 3b

The access driveway, ramps and loading/unloading areas design must be submitted and approved, prior to the commencement of work or issuing of any approval under the Building Act 2016 (excluding demolition or excavation) whichever occurs first.

The access driveway, ramps and loading/unloading area design must:

1.    Be prepared and certified by a suitably qualified engineer,

 

2.    Be generally in accordance with the Australian Standard AS/NZS2890.2:2002,

 

3.    Where the design deviates from AS/NZS2890.2:2002 the designer must demonstrate that the design will provide a safe and efficient access, and enable safe, easy and efficient use, and

 

4.    Show [dimensions, levels, gradients & transitions], and other details as Council deem necessary to satisfy the above requirement.

 

Advice: It is advised that designers consider the detailed design of the access and parking module prior to finalising the Finished Floor Level (FFL) of the parking spaces (especially if located within a garage incorporated into the dwelling), as failure to do so may result in difficulty complying with this condition.

 

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

ENG 3c

The access driveway, ramps and loading/unloading area must be constructed in accordance with the design drawings approved by Condition

 

 

 

ENG 3b.

 

Prior to the commencement of use, documentation by a suitably qualified engineer certifying that the access driveway and parking module has been constructed in accordance with the above drawings must be lodged with Council.

 

Advice: Certification may be submitted to Council as part of the Building Act 2016 approval process or via condition endorsement (see general advice on how to obtain condition endorsement)

 

Reason for condition

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

ENG 4

The access driveway and loading/unloading area 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's stormwater infrastructure prior to the commencement of use.

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 5

The number of bicycle parking spaces approved on the site, for use is ninety (90).  All ninety bicycle parking spaces must be provided prior to the commencement of use.

Bicycle parking facilities are to be provided in accordance with Australian Standards AS/NZS 2890.3 or a Council City Infrastructure Division approved alternate design, prior to commencement of use.

Advice: Please contact Council's City Infrastructure Division Manager Traffic Engineer to discuss approval of alternate designs.

Reason for condition

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

ENG 11

Prior to the commencement of the use, the proposed crossover to the Melville Street highway reservation must be designed and constructed at the developer's cost and generally in accordance with:

1.    LGAT Standard Drawing ­ Commercial Urban­ TSD­R09­v1 – Urban Roads Driveways and TSD R16­v1 Type KCR & B1 or Type KCRB & B1.

 

2.    LGAT Standard Drawing ­ Footpath ­ Urban Roads Footpaths TSD­R11v1.

 

3.    Or a Council City Infrastructure Division approved alternate design.

The driveway crossover must be a minimum of 1.5m from any existing street tree.

Advice: Local Government Association (LGAT) Tasmanian Standard Drawings (TSD) can be viewed electronically via the LGAT Website.

It is advised that designers consider the detailed design of the crossover, access and parking module prior to finalising the Finished Floor Level (FFL) of the parking spaces (especially if located within a garage incorporated into the dwelling), as failure to do so may result in difficulty complying with this condition.

 

Please contact Council City Infrastructure Division to discuss approval of alternate designs. Based on a site specific assessment, Council City Infrastructure Division Road Engineer may permit extending non­approved concrete slab crossover, and where non­standard kerb and channel exists a concrete plinth to Council standards may be permitted for construction at the gutter.

 

You are likely to require a Permit to Open Up and Temporarily Occupy a Highway (for work within the highway reservation). Click here for more information.

 

Reason for condition

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

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.  Demolition of the existing structure near Melville Street may expose tree roots that could damage trees on Melville Street.  If tree roots are encountered then the Council's Parks and City Amenity unit must be contacted for advice which shall be adhered too.

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.

 

ENG s1

Approval from Council's City Infrastructure Division must be obtained prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation)  for any changes to the existing on street parking arrangements in Melville Street.

Advice: Any changes to the existing on street parking arrangements in Melville Street do not form part of the planning approval and will require approval from Council's City Infrastructure Division Manager Traffic Engineering in a process separate to the planning process.  All works will be at the developer's expense.  Please contact Council's City Infrastructure Division Manager Traffic Engineering with regard to the application process for any changes to the on street parking arrangements in Melville Street.

 

Any request to temporarily or permanently remove any sensor requires a written application to be submitted to the Parking Operations Unit.

https://www.hobartcity.com.au/City­services/Parking/Integrated­Parking­System/DialBefore­You­Dig­Parking­Sensors

Reason for condition

To ensure that relevant approvals are obtained.

ENG s2

Prior to commencement of works appropriate measures must be in place for the protection of street trees at the developer's cost and in accordance with the requirements of Council's Parks and City Amenity Unit.

Advice: Please contact Council's Parks and City Amenity Unit with regard to the requirements for street tree protection.

Reason for condition

To ensure street trees are protected.

 

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 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.

ENVHE 2

An Environmental Site Assessment as well as any associated remediation or management plan recommended by that report must be submitted to Council prior to commencement of excavation and construction works.

The Environmental Site Assessment must:

1.    Be prepared by a suitably qualified and experienced person and in accordance with the procedures and practices as detailed in the National Environmental Protection (Assessment of Site Contamination) Measure 1999 (NEPM);

2.    Indicate whether the site is suitable for the proposed use / development (either with or without remediation and / or management) and;

3.    Indicate whether any site contamination presents a risk to human health or the environment by any excavation works proposed on the site.

Any remediation or management plan involving soil disturbance must include a detailed soil and water management plan to prevent off­site transfer of potentially contaminated soil and stormwater.

All works, required by this condition must be undertaken in accordance with the environmental site assessment and any remediation or management plan for the duration of the works.

Reason for condition:

To determine the level of site contamination, and to identify any recommended remediation / management safeguards which need to be followed or put in place during the excavation (ground disturbance) on the site and to determine that the site is safe for the intended use.

ENVHE 4

A construction management plan must be implemented throughout the construction works.

A construction management plan must be submitted and approved prior to the issuing of any building permit under the Building Act 2000. The plan must include but is not limited to the following:

1.    Identification and disposal of any potentially contaminated waste and asbestos;

 

2.    Proposed hours of work (including volume and timing of heavy vehicles entering and leaving the site, and works undertaken on site);

 

3.    Proposed hours of construction;

 

4.    Identification of potentially noisy construction phases, such as operation of rock­ breakers, explosives or pile drivers, and proposed means to minimise impact on the amenity of neighbouring buildings;

 

5.    Control of dust and emissions during working hours;

 

6.    Proposed screening of the site and vehicular access points during work; and

 

7.    Procedures for washing down vehicles, to prevent soil and debris being carried onto the street.

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

Advice: Once the construction 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 minimal impact on the amenity of adjoining properties and members of the public during the construction period.

SUB s1

The consolidation of the five titles comprising the development site (CT 202010/1, CT 244880/1, CT 39840/1, CT 39840/2 and CT 122785/1) approved by planning permit PLN­-18­-152 and to be achieved by adhesion order in accordance with condition SUBs1 of PLN­-18­-152 must be completed to the satisfaction of the Director City Infrastructure prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation).

Advice: The application for an adhesion order to the Council has a fee of $230. Evidence will be required that the owners and mortgagees do not object to the adhesion and the condition is considered completed when a copy of the engrossed receipt of the Land Titles Office lodgement slip for the adhesion order has been received by the Council.

 

Reason for condition

To ensure compliance with statutory provisions.

 

HER 7

 

Archival quality annotated photographs and drawings of the 1924 factory structure known as Haywoods biscuit factory must be recorded prior to commencement of work.

 

The photographs and drawings must be submitted and approved, prior to the commencement of work. The photographs and drawings must include: 

 

1.    Each elevation of the building;

 

2.    The interior of the building;

 

3.    Architectural design detailing of the building;

 

4.    Both electronic and hard copy colour images;

 

5.    Photographs of any detail that may be of historical or architectural interest; and

 

6.    Cross referencing of all photographs to “as existing” plan showing the location and orientation of the camera.


Advice: 

Once the annotated photographs and 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 recognition of the historic cultural heritage significance of the place.

 

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 ENGINEERING

All engineering drawings required to be submitted and approved by this planning permit must be submitted to the City of Hobart as a CEP (Condition Endorsement) via the City’s Online Service Development Portal. When lodging a CEP, please reference the PLN number of the associated Planning Application. Each CEP must also include an estimation of the cost of works shown on the submitted engineering drawings. Once that estimation has been confirmed by the City’s Engineer, the following fees are payable for each CEP submitted and must be paid prior to the City of Hobart commencing assessment of the engineering drawings in each CEP:

Value of Building Works Approved by Planning Permit Fee:

 

Up to $20,000: $150 per application.

Over $20,000: 2% of the value of the works as assessed by the
          City's Engineer per assessment.

These fees are additional to building and plumbing fees charged under the Building and Plumbing Regulations.

Once the CEP is lodged via the Online Service Development Portal, if the value of building works approved by your planning permit is over $20,000, please contact the City’s Development Engineer on 6238 2715 to confirm the estimation of the cost of works shown on the submitted engineering drawings has been accepted.

Once confirmed, please call one of the City’s Customer Service Officers on 6238 2190 to make payment, quoting the reference number (ie. CEP number) of the Condition Endorsement you have lodged. Once payment is made, your engineering drawings will be assessed.

 

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.

 

OCCUPATION OF THE PUBLIC HIGHWAY

You may require a 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.

You may require an occupational license for structures in the Hobart City Council highway reservation, in accordance with conditions to be established by the Council. Click here for more information.

You may require a road closure permit for construction or special event. Click here for more information.

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

The encroachment of the existing building over the highway reservation is required to be legally formalised if the developer wishes to strata the land.

GENERAL EXEMPTION (TEMPORARY) PARKING PERMITS

You may qualify for a General Exemption permit for construction vehicles i.e. residential or meter parking/loading zones. Click here for more information.

PERMIT TO CONSTRUCT PUBLIC INFRASTRUCTURE

You may require a 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).

NEW SERVICE CONNECTION

Please contact the Hobart City Council's City Infrastructure Division to initiate the application process for your new stormwater connection.

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 COUNCILS' 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.

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.

CBD AND HIGH VOLUME FOOTPATH CLOSURES

Please note that the City of Hobart does not support the extended closure of public footpaths or roads to facilitate construction on adjacent land.

It is the developer's responsibility to ensure that the proposal as designed can be constructed without reliance on such extended closures.

In special cases, where it can be demonstrated that closure of footpaths in the CBD and/or other high volume footpaths can occur for extended periods without unreasonable impact on other businesses or the general public, such closures may only be approved by the full Council.

For more information about this requirement please contact the Council's Traffic Engineering Unit on 6238 2804.

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.

REDUNDANT CROSSOVERS

Redundant crossovers are required to be reinstated under the Hobart City Council’s Highways By law. Click here for more information.

ACCESS

Designed in accordance with LGAT­ IPWEA – Tasmanian standard drawings. Click here for more information.

 

CROSS OVER CONSTRUCTION

The construction of the crossover can be undertaken by the Council or by a private contractor, subject to Council approval of the design. 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.

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 of way during and after construction.

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.

PROTECTING THE ENVIRONMENT

In accordance with the Environmental Management and Pollution Control Act 1994, local government has an obligation to "use its best endeavours to prevent or control acts or omissions which cause or are capable of causing pollution." Click here for more information.

LEVEL 1 ACTIVITIES

The activity conducted at the property is an environmentally relevant activity and a Level 1 Activity as defined under s.3 of the Environmental Management and Pollution Control Act 1994. For further information on what your responsibilities are, click here.

 

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.

OPEN SPACES

 

The proactive management of activities within the open spaces on the site is recommended.

 

AWNINGS

 

The applicant is encouraged to proceed with awnings over the Melville Street footpath as a future development application.

 

 

 

 

Briscoe

Denison                                                That the recommendation be adopted.

 

 

 

Amendment

 

Ruzicka

REYNOLDS                                                                                                                  

 

That condition ENVHE 4 be amended to include a clause 8 which reads;

          “8.   A consultation process for adjacent property owners and business operators, and notification for road closures and noisy construction phases.”

 

 

AMENDMENT CARRIED

 

 

VOTING RECORD

AYES

NOES

Lord Mayor Christie

 

Deputy Lord Mayor Sexton

 

Zucco

 

Briscoe

 

Ruzicka

 

Burnet

 

Cocker

 

Thomas

 

Reynolds

 

Denison

 

Harvey

 

 

 

 

SUBSTANTIVE MOTION CARRIED

VOTING RECORD

AYES

NOES

Lord Mayor Christie

Burnet

Deputy Lord Mayor Sexton

Cocker

Zucco

Reynolds

Briscoe

Harvey

Ruzicka

 

Thomas

 

Denison

 

 

 

 

COUNCIL RESOLUTION:

 

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for partial demolition, alterations and new buildings for communal residence, business and professional services, food services and general retail and hire at 40 Melville Street and 44 Melville Street, Hobart for the reasons outlined in the officer’s report, attached to item 2.1.1 of the Open Special City Planning Committee Planning agenda of 1 October 2018 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 PLN­18­422 ­ 40 MELVILLE STREET HOBART TAS 7000 ­ 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 2018/011126­HCC dated 13/08/2018 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

THC

The use and/or development must comply with the requirements of the Tasmanian Heritage Council as detailed in the Notice of Heritage Decision, THC Works Ref: 5649 dated 20 September 2018, as attached to the permit.

 

Reason for condition

To clarify the scope of the permit.

PLN s1

The palette of exterior colours and materials must reflect the palette of materials within the local streetscape and precinct.

Prior to the issue of any approval under the Building Act 2016 (excluding demolition or excavation), revised plans must be submitted and approved by the Council’s Director City Planning showing exterior colours and materials in accordance with the above requirement.

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

 

Advice: A dominant dark charcoal/black colour finish is not considered to be the most appropriate colour for the City or the urban context of the immediate area. A differentiation in colour between the tower buildings and the lower height buildings abutting Melville Street is desirable, with the lower height buildings preferably being lighter in colour.

Reason for condition

In the interest of the streetscape and townscape values of the surrounding area.

PLN s2

The site must be landscaped prior to first occupation.

A landscaping plan must be submitted and approved, prior to the issue of any approval under the Building Act 2016 (excluding demolition or excavation).

The landscaping plan must:

1.    Indicate the extent of private and public open space.

 

2.    Show linkages to the ground floor tenancies and adjacent sites and streets.

 

3.    Specify the nature and extent of the different materials and planting proposed.

 

4.    Include a scale, dimensions and north point.

 

5.    Include a planting schedule of all proposed trees, shrubs and ground covers, including botanical names, common names, pot sizes, sizes at maturity, and quantities of each plant.

 

6.    Show landscaping and planting within all open areas of the site.

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

Advice: In ground planting is favoured along with some planter boxes. Planting and materials that reflect local context and character are encouraged.

Reason for condition

 

In the interest of the use and the amenity of the space.

ENG 12

A construction waste management plan must be implemented throughout construction.

A construction waste management plan must be submitted and approved, prior to commencement of work on the site. The construction waste management plan must include:

     Provisions for commercial waste services for the handling, storage, transport and disposal of post­construction solid waste and recycle bins from the development.

 

     Provisions for the handling, transport and disposal of demolition material, including any contaminated waste and recycling opportunities, to satisfy the above requirement.

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

Advice: Once the construction waste 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.

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 can also be found on the Council’s website.

Reason for condition

To ensure that solid waste management from the site meets the Council’s requirements and standards.

ENG sw4

The development must be drained to Council infrastructure taking into account the limited receiving capacity of Council’s infrastructure.  Any new stormwater connection(s) required must be constructed, and existing redundant connections must be sealed, at the owner’s expense prior to issue of a Certificate of Completion or first occupation, whichever occurs first.

 

Detailed design drawings showing both existing and proposed services must be submitted and approved, prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation). The detailed design drawings must include:

1.    The location of the proposed connections and all existing connections;

 

2.    The size and design of the connection such that they are appropriate to safely service the development given the limited receiving capacity of Council infrastructure;

 

3.    Long­sections of the proposed connection clearly showing any nearby / crossing services, cover, size, material and delineation of public and private infrastructure;

 

4.    Clearly distinguish between public and private infrastructure; and

 

5.    Be checked and certified by a qualified and experienced 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)

 

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 new service connection.

 

Any proposed public stormwater infrastructure will require detailed engineering drawings, which must be checked and certified by a qualified and experienced Civil Engineer.

 

Reason for condition

To ensure the site is drained adequately.

ENG sw5

The new stormwater infrastructure must be constructed prior to the commencement of use.

Engineering design drawings must be submitted and approved, prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation). The engineering drawings must:

1.    Be certified by a qualified and experienced Engineer.

 

2.    Show in both plan and long­section the proposed stormwater mains, including but not limited to, connections, flows, velocities, hydraulic grade lines, clearances, cover, gradients, sizing, material, pipe class, crossing services and inspection openings.

 

3.    Include the associated calculations. The stormwater system (including defined overland flow paths) must cater for all 1% AEP flows as at 2100 (i.e including climate change loading). The main itself must be sized to accommodate at least the 5% AEP flows from a fully­developed catchment.

 

4.    Clearly distinguish between public and private infrastructure.

 

5.    Be substantially in accordance with the LGAT drawings.

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

 

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

 

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 sw8

Stormwater detention for stormwater discharges from the development must be installed prior to issue of a Certificate of Completion/ first occupation whichever comes first.

A stormwater management report and design must be submitted and approved, prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation). The stormwater management report and design must:

 

1.    Be prepared by a suitably qualified engineer;

 

2.    Include detailed design and supporting calculations of the detention tank, sized such that there is no increase in flows from the developed site up to 5% AEP storm events and no worsening of existing flooding. All assumptions must be clearly stated.

 

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

 

4.    Clarification of the emptying times and outlet size.

 

5.    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 ensure the development’s stormwater system takes into account limited receiving capacity of Council’s infrastructure.

ENG 13

An ongoing waste management plan for all commercial and domestic waste and recycling must be implemented post construction.

A waste management plan must be submitted and approved, prior to commencement of work on the site (other than demolition and excavation). A waste management plan must:

1.    Include provisions for commercial waste services for the handling, storage, transport and disposal of domestic waste and commercial waste and recycle bins from the development.

All work required by this condition must be undertaken in accordance with the approved waste management plan.

Advice: Once the waste management plan has been approved 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 solid waste management from the site meets the Council’s requirements and standards.

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 (including demolition). 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 3b

The access driveway, ramps and loading/unloading areas design must be submitted and approved, prior to the commencement of work or issuing of any approval under the Building Act 2016 (excluding demolition or excavation) whichever occurs first.

The access driveway, ramps and loading/unloading area design must:

1.    Be prepared and certified by a suitably qualified engineer,

 

2.    Be generally in accordance with the Australian Standard AS/NZS2890.2:2002,

 

3.    Where the design deviates from AS/NZS2890.2:2002 the designer must demonstrate that the design will provide a safe and efficient access, and enable safe, easy and efficient use, and

 

4.    Show [dimensions, levels, gradients & transitions], and other details as Council deem necessary to satisfy the above requirement.

 

Advice: It is advised that designers consider the detailed design of the access and parking module prior to finalising the Finished Floor Level (FFL) of the parking spaces (especially if located within a garage incorporated into the dwelling), as failure to do so may result in difficulty complying with this condition.

 

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

ENG 3c

The access driveway, ramps and loading/unloading area must be constructed in accordance with the design drawings approved by Condition

 

ENG 3b.

 

Prior to the commencement of use, documentation by a suitably qualified engineer certifying that the access driveway and parking module has been constructed in accordance with the above drawings must be lodged with Council.

 

Advice: Certification may be submitted to Council as part of the Building Act 2016 approval process or via condition endorsement (see general advice on how to obtain condition endorsement)

 

Reason for condition

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

ENG 4

The access driveway and loading/unloading area 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's stormwater infrastructure prior to the commencement of use.

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 5

The number of bicycle parking spaces approved on the site, for use is ninety (90).  All ninety bicycle parking spaces must be provided prior to the commencement of use.

Bicycle parking facilities are to be provided in accordance with Australian Standards AS/NZS 2890.3 or a Council City Infrastructure Division approved alternate design, prior to commencement of use.

Advice: Please contact Council's City Infrastructure Division Manager Traffic Engineer to discuss approval of alternate designs.

Reason for condition

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

ENG 11

Prior to the commencement of the use, the proposed crossover to the Melville Street highway reservation must be designed and constructed at the developer's cost and generally in accordance with:

1.    LGAT Standard Drawing ­ Commercial Urban­ TSD­R09­v1 – Urban Roads Driveways and TSD R16­v1 Type KCR & B1 or Type KCRB & B1.

 

2.    LGAT Standard Drawing ­ Footpath ­ Urban Roads Footpaths TSD­R11v1.

 

3.    Or a Council City Infrastructure Division approved alternate design.

The driveway crossover must be a minimum of 1.5m from any existing street tree.

Advice: Local Government Association (LGAT) Tasmanian Standard Drawings (TSD) can be viewed electronically via the LGAT Website.

It is advised that designers consider the detailed design of the crossover, access and parking module prior to finalising the Finished Floor Level (FFL) of the parking spaces (especially if located within a garage incorporated into the dwelling), as failure to do so may result in difficulty complying with this condition.

 

Please contact Council City Infrastructure Division to discuss approval of alternate designs. Based on a site specific assessment, Council City Infrastructure Division Road Engineer may permit extending non­approved concrete slab crossover, and where non­standard kerb and channel exists a concrete plinth to Council standards may be permitted for construction at the gutter.

 

You are likely to require a Permit to Open Up and Temporarily Occupy a Highway (for work within the highway reservation). Click here for more information.

 

Reason for condition

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

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.  Demolition of the existing structure near Melville Street may expose tree roots that could damage trees on Melville Street.  If tree roots are encountered then the Council's Parks and City Amenity unit must be contacted for advice which shall be adhered too.

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.

ENG s1

Approval from Council's City Infrastructure Division must be obtained prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation)  for any changes to the existing on street parking arrangements in Melville Street.

Advice: Any changes to the existing on street parking arrangements in Melville Street do not form part of the planning approval and will require approval from Council's City Infrastructure Division Manager Traffic Engineering in a process separate to the planning process.  All works will be at the developer's expense.  Please contact Council's City Infrastructure Division Manager Traffic Engineering with regard to the application process for any changes to the on street parking arrangements in Melville Street.

 

Any request to temporarily or permanently remove any sensor requires a written application to be submitted to the Parking Operations Unit.

https://www.hobartcity.com.au/City­services/Parking/Integrated­Parking­System/DialBefore­You­Dig­Parking­Sensors

Reason for condition

To ensure that relevant approvals are obtained.

ENG s2

Prior to commencement of works appropriate measures must be in place for the protection of street trees at the developer's cost and in accordance with the requirements of Council's Parks and City Amenity Unit.

Advice: Please contact Council's Parks and City Amenity Unit with regard to the requirements for street tree protection.

Reason for condition

To ensure street trees are protected.

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 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.

ENVHE 2

An Environmental Site Assessment as well as any associated remediation or management plan recommended by that report must be submitted to Council prior to commencement of excavation and construction works.

The Environmental Site Assessment must:

1.    Be prepared by a suitably qualified and experienced person and in accordance with the procedures and practices as detailed in the National Environmental Protection (Assessment of Site Contamination) Measure 1999 (NEPM);

2.    Indicate whether the site is suitable for the proposed use / development (either with or without remediation and / or management) and;

3.    Indicate whether any site contamination presents a risk to human health or the environment by any excavation works proposed on the site.

Any remediation or management plan involving soil disturbance must include a detailed soil and water management plan to prevent off­site transfer of potentially contaminated soil and stormwater.

All works, required by this condition must be undertaken in accordance with the environmental site assessment and any remediation or management plan for the duration of the works.

Reason for condition:

To determine the level of site contamination, and to identify any recommended remediation / management safeguards which need to be followed or put in place during the excavation (ground disturbance) on the site and to determine that the site is safe for the intended use.

ENVHE 4

A construction management plan must be implemented throughout the construction works.

A construction management plan must be submitted and approved prior to the issuing of any building permit under the Building Act 2000. The plan must include but is not limited to the following:

1.    Identification and disposal of any potentially contaminated waste and asbestos;

 

2.    Proposed hours of work (including volume and timing of heavy vehicles entering and leaving the site, and works undertaken on site);

 

3.    Proposed hours of construction;

 

4.    Identification of potentially noisy construction phases, such as operation of rock­ breakers, explosives or pile drivers, and proposed means to minimise impact on the amenity of neighbouring buildings;

 

5.    Control of dust and emissions during working hours;

 

6.    Proposed screening of the site and vehicular access points during work; and

 

7.    Procedures for washing down vehicles, to prevent soil and debris being carried onto the street.

 

8.    A consultation process for adjacent property owners and business operators, and notification for road closures and noisy construction phases.

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

Advice: Once the construction 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 minimal impact on the amenity of adjoining properties and members of the public during the construction period.

SUB s1

The consolidation of the five titles comprising the development site (CT 202010/1, CT 244880/1, CT 39840/1, CT 39840/2 and CT 122785/1) approved by planning permit PLN­-18­-152 and to be achieved by adhesion order in accordance with condition SUBs1 of PLN­-18­-152 must be completed to the satisfaction of the Director City Infrastructure prior to issue of any consent under the Building Act 2016 (excluding demolition or excavation).

Advice: The application for an adhesion order to the Council has a fee of $230. Evidence will be required that the owners and mortgagees do not object to the adhesion and the condition is considered completed when a copy of the engrossed receipt of the Land Titles Office lodgement slip for the adhesion order has been received by the Council.

 

 

 

Reason for condition

To ensure compliance with statutory provisions.

 

HER 7

 

Archival quality annotated photographs and drawings of the 1924 factory structure known as Haywoods biscuit factory must be recorded prior to commencement of work.

 

The photographs and drawings must be submitted and approved, prior to the commencement of work. The photographs and drawings must include: 

 

1.    Each elevation of the building;

 

2.    The interior of the building;

 

3.    Architectural design detailing of the building;

 

4.    Both electronic and hard copy colour images;

 

5.    Photographs of any detail that may be of historical or architectural interest; and

 

6.    Cross referencing of all photographs to “as existing” plan showing the location and orientation of the camera.


Advice: 

Once the annotated photographs and 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 recognition of the historic cultural heritage significance of the place.

 

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 ENGINEERING

All engineering drawings required to be submitted and approved by this planning permit must be submitted to the City of Hobart as a CEP (Condition Endorsement) via the City’s Online Service Development Portal. When lodging a CEP, please reference the PLN number of the associated Planning Application. Each CEP must also include an estimation of the cost of works shown on the submitted engineering drawings. Once that estimation has been confirmed by the City’s Engineer, the following fees are payable for each CEP submitted and must be paid prior to the City of Hobart commencing assessment of the engineering drawings in each CEP:

Value of Building Works Approved by Planning Permit Fee:

 

Up to $20,000: $150 per application.

Over $20,000: 2% of the value of the works as assessed by the
          City's Engineer per assessment.

These fees are additional to building and plumbing fees charged under the Building and Plumbing Regulations.

Once the CEP is lodged via the Online Service Development Portal, if the value of building works approved by your planning permit is over $20,000, please contact the City’s Development Engineer on 6238 2715 to confirm the estimation of the cost of works shown on the submitted engineering drawings has been accepted.

Once confirmed, please call one of the City’s Customer Service Officers on 6238 2190 to make payment, quoting the reference number (ie. CEP number) of the Condition Endorsement you have lodged. Once payment is made, your engineering drawings will be assessed.

 

 

 

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.

 

OCCUPATION OF THE PUBLIC HIGHWAY

You may require a 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.

You may require an occupational license for structures in the Hobart City Council highway reservation, in accordance with conditions to be established by the Council. Click here for more information.

You may require a road closure permit for construction or special event. Click here for more information.

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

The encroachment of the existing building over the highway reservation is required to be legally formalised if the developer wishes to strata the land.

GENERAL EXEMPTION (TEMPORARY) PARKING PERMITS

You may qualify for a General Exemption permit for construction vehicles i.e. residential or meter parking/loading zones. Click here for more information.

 

PERMIT TO CONSTRUCT PUBLIC INFRASTRUCTURE

You may require a 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).

NEW SERVICE CONNECTION

Please contact the Hobart City Council's City Infrastructure Division to initiate the application process for your new stormwater connection.

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 COUNCILS' 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.

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.

CBD AND HIGH VOLUME FOOTPATH CLOSURES

Please note that the City of Hobart does not support the extended closure of public footpaths or roads to facilitate construction on adjacent land.

It is the developer's responsibility to ensure that the proposal as designed can be constructed without reliance on such extended closures.

In special cases, where it can be demonstrated that closure of footpaths in the CBD and/or other high volume footpaths can occur for extended periods without unreasonable impact on other businesses or the general public, such closures may only be approved by the full Council.

For more information about this requirement please contact the Council's Traffic Engineering Unit on 6238 2804.

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.

REDUNDANT CROSSOVERS

Redundant crossovers are required to be reinstated under the Hobart City Council’s Highways By law. Click here for more information.

ACCESS

Designed in accordance with LGAT­ IPWEA – Tasmanian standard drawings. Click here for more information.

CROSS OVER CONSTRUCTION

The construction of the crossover can be undertaken by the Council or by a private contractor, subject to Council approval of the design. 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.

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 of way during and after construction.

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.

PROTECTING THE ENVIRONMENT

In accordance with the Environmental Management and Pollution Control Act 1994, local government has an obligation to "use its best endeavours to prevent or control acts or omissions which cause or are capable of causing pollution." Click here for more information.

LEVEL 1 ACTIVITIES

The activity conducted at the property is an environmentally relevant activity and a Level 1 Activity as defined under s.3 of the Environmental Management and Pollution Control Act 1994. For further information on what your responsibilities are, click here.

 

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.

OPEN SPACES

 

The proactive management of activities within the open spaces on the site is recommended.

 

AWNINGS

 

The applicant is encouraged to proceed with awnings over the Melville Street footpath as a future development application.

 

 

 

10.      Monthly Building Statistics - 1 August 2018 - 31 August 2018

            File Ref: F18/102103

Ref:    Open CPC 8.1, 24/09/2018

 

That the information be received and noted:

 

The Director City Planning reports:

 

That:   A.   1.      During the period 1 August 2018 to 31 August 2018, 55 permits were issued to the value of $66,033,121 which included:

 

(i)      23 for Extensions/Alterations to Dwellings to the value of $3,680,800;

 

(ii)     19 New Dwellings to the value of $8,502,321; and

 

(iii)    7 Major Projects:

 

a)      28-32 Elizabeth Street – Commercial Extension (Stage 3) - $48,269,000;

 

b)      10 Bective Street – Multiple Dwellings x 5 - $2,000,000;

 

c)      99 Bathurst Street – Demolition - $1,900,000;

 

d)      40A Nicholas Drive – House - $1,500,000;

 

e)      39-41 Davey Street – Demolition - $1,200,000;

 

f)       83 Athleen Avenue – Multiple Dwellings x 3 - $1,050,000;

 

g)      6 Toorak Avenue – Demolition, Alterations and Additions - $1,000,000.

 

2.      During the period 1 August 2017 to 31 August 2017, 86 permits were issued to the value of $54,747,279 which included:

 

(i)      26 Extensions/Alterations to Dwellings to the value of $6,116,129

 

(ii)     18 New Dwellings to the value of $6,494,835; and

 

(iii)    3 Major Projects:

                  

a)      48 Liverpool Street - Superstructure - $35,721,950;

 

b)      48 Liverpool Street - In Ground Works - $1,226,629;

 

c)      134 Macquarie Street - Alterations and Internal Alterations - $1,000,000.

 

B.    1.      In the twelve months ending 31 August 2018, 672 permits were issued to the value of $496,742,614; and

 

2.      In the twelve months ending 31 August 2017, 706 permits were issued to the value of $242,454,593.

 

 

 

Briscoe

Thomas                                                  That the recommendation be adopted.

 

MOTION CARRIED

VOTING RECORD

AYES

NOES

Lord Mayor Christie

 

Deputy Lord Mayor Sexton

 

Zucco

 

Briscoe

 

Ruzicka

 

Burnet

 

Cocker

 

Thomas

 

Reynolds

 

Denison

 

Harvey

 

 

 

 


 

 

 

Motions of which notice has been given

 

IN ACCORDANCE WITH REGULATION 16(5) OF THE LOCAL GOVERNMENT (MEETING PROCEDURES) REGULATIONS 2015

 

11.      Affordable Housing in Developments and Precincts

            File Ref: F18/108479; 13-1-9

Ref:    Open CPC 9.1, 24/09/2018

 

Motion:

 

“That a report be prepared that provides options for the Council to seek State Government support for legislative changes that gives the Council a “Head of Power” under the Local Government and/or Land Use Planning and Approvals Acts specifically allow the Council to require the provision of affordable and/or long term rental apartments/housing in certain developments and or precincts.

That the report also consider:

(a)  Further planning incentives such as bonuses to density, building envelopes, dwelling unit factors or permitted height allowances similar to those within the Commercial Zone of the Hobart Interim Planning Scheme 2015 for affordable and/or long term rental accommodation;

 

(b)  Guidelines for binding agreements between the Council, developers and/or social housing providers to manage any affordable housing provided in accordance with any new head of power outlined above; and

 

(c)   Options to require any dwellings approved under bonus provisions to remain on the rental market for a minimum of 5 to 10 years depending on the development or planning bonuses.”

 

 

 

Zucco

Thomas                                                                                                                       

 

That the recommendation be adopted with the following amendment:

 

          Delete the words ‘require the provision of’ after the words ‘Council to’ in     the fourth line and replace with the word ‘facilitate’.

 

 

 

 

 

 

 

 

Amendment

 

Harvey

Burnet                                                                                                                       

 

That the matter be included as part of the Council’s review of its Housing and Homelessness Strategy.

 

 

AMENDMENT CARRIED

VOTING RECORD

AYES

NOES

Lord Mayor Christie

Deputy Lord Mayor Sexton

Ruzicka

Zucco

Burnet

Briscoe

Cocker

Thomas

Reynolds

Denison

Harvey

 

 

 

 

Amendment

 

Ruzicka

Reynolds                                                                                                                  

 

That the motion be reverted back to its original wording:

 

          The words ‘require the provision of’ appear after the words ‘Council to’ in   the fourth line.

 

 

 

AMENDMENT CARRIED

VOTING RECORD

AYES

NOES

Lord Mayor Christie

Deputy Lord Mayor Sexton

Ruzicka

Zucco

Burnet

Briscoe

Cocker

Thomas

Reynolds

Denison

Harvey

 

 

 

 

SUBSTANTIVE MOTION CARRIED

 

VOTING RECORD

AYES

NOES

Lord Mayor Christie

 

Deputy Lord Mayor Sexton

 

Zucco

 

Briscoe

 

Ruzicka

 

Burnet

 

Cocker

 

Thomas

 

Reynolds

 

Denison

 

Harvey

 

 

 

 

COUNCIL RESOLUTION:

 

 

That   1.     A report be prepared that provides options for the Council to seek State Government support for legislative changes that gives the Council a “Head of Power” under the Local Government and/or Land Use Planning and Approvals Acts specifically allow the Council to require the provision of affordable and/or long term rental apartments/housing in certain developments and or precincts.

That the report also consider:

(a)  Further planning incentives such as bonuses to density, building envelopes, dwelling unit factors or permitted height allowances similar to those within the Commercial Zone of the Hobart Interim Planning Scheme 2015 for affordable and/or long term rental accommodation;

 

(b)  Guidelines for binding agreements between the Council, developers and/or social housing providers to manage any affordable housing provided in accordance with any new head of power outlined above; and

 

(c)   Options to require any dwellings approved under bonus provisions to remain on the rental market for a minimum of 5 to 10 years depending on the development or planning bonuses.

 

2.    That the matter be included as part of the Council’s review of its Housing and Homelessness Strategy.

 

 

 

12.      99 Steps - West Hobart

            File Ref: F18/93075; 13-1-9

Ref:    Open CIC 7.1, 19/09/2018

 

Motion:

 

“That a report be prepared to address a number of issues that are of concern to the neighbours adjacent to the 99 Steps in West Hobart.

 

·    Including consideration of linking stormwater drains between 360 and 358/356 Liverpool Street;

 

·    The construction of a kerb and sidewalk with a staging area with a seat at the top of the steps;

·    Consider upgrade of the steps to a correct standard, including to allow for a channel for bicycles; and