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City of hobart

 

 

 

 

AGENDA

City Planning Committee Meeting

 

Open Portion

 

Tuesday, 12 February 2019

 

at 5:00 pm

Lady Osborne Room, Town Hall


 

 

 

 

THE MISSION

Our mission is to ensure good governance of our capital City.

THE VALUES

The Council is:

 

about people

We value people – our community, our customers and colleagues.

professional

We take pride in our work.

enterprising

We look for ways to create value.

responsive

We’re accessible and focused on service.

inclusive

We respect diversity in people and ideas.

making a difference

We recognise that everything we do shapes Hobart’s future.

 

 


 

Agenda (Open Portion)

City Planning Committee Meeting

Page 3

 

12/2/2019

 

 

ORDER OF BUSINESS

 

Business listed on the agenda is to be conducted in the order in which it is set out, unless the committee by simple majority determines otherwise.

 

APOLOGIES AND LEAVE OF ABSENCE

1.        Co-Option of a Committee Member in the event of a vacancy  5

2.        Confirmation of Minutes. 5

3.        Consideration of Supplementary Items. 5

4.        Indications of Pecuniary and Conflicts of Interest. 5

5.        Transfer of Agenda Items. 6

6.        Planning Authority Items - Consideration of Items With Deputations. 6

7.        Committee Acting as Planning Authority. 7

7.1     Applications under the Hobart Interim Planning Scheme 2015  8

7.1.1       11 and 9 Stoney Steps Road, South Hobart - Dwelling, Driveway Upgrade and Associated Vegetation Clearance. 8

7.1.2       19 Lillie Street and Adjoining Right of Way, Glebe - Partial Demolition, Alterations and Extension and Two Multiple Dwellings (One New, One Existing) - PLN-18-573. 212

7.1.3       23 Marieville Esplanade, Sandy Bay - Refuelling Facility (Diesel Tank and Fuel Berth) and Associated Works. 324

7.1.4       1 Westringa Road, 10 Westringa Road, 20 Westringa Road Fern Tree and Adjacent Road Reserve - Subdivision (Boundary Adjustment), Dwelling, Partial Demolition, Alterations, Ancillary Dwelling, and Associated Hydraulic Infrastructure. 529

8          Reports. 692

8.1     Tasmanian Planning Scheme - Draft Hobart Local Provisions Schedule - Submission to Tasmanian Planning Commission. 692

8.2     Monthly Building Statistics - 1 January - 31 January 2019. 706

8.3     Annual Development Data 2018. 711

8.4     City Planning Advertising List 720

8.5     Delegated Decisions Report (Planning) 723

9.        Responses To Questions Without Notice. 727

9.1     Illegal Demolition of Heritage Buildings - Maximum Penalties. 728

9.2     Licenced Premises in Salamanca. 730

9.3     Planning Application Advice. 731

10.     Questions Without Notice. 732

11.     Closed Portion Of The Meeting.. 733

 


 

Agenda (Open Portion)

City Planning Committee Meeting

Page 5

 

12/2/2019

 

 

City Planning Committee Meeting (Open Portion) held Tuesday, 12 February 2019 at 5:00 pm in the Lady Osborne Room, Town Hall.

 

COMMITTEE MEMBERS

Deputy Lord Mayor Burnet (Chairman)

Briscoe

Denison

Harvey

Behrakis

 

NON-MEMBERS

Lord Mayor Reynolds

Zucco

Sexton

Thomas

Dutta

Ewin

Sherlock

Apologies:

 

 

Leave of Absence: Nil.

 

1.       Co-Option of a Committee Member in the event of a vacancy

 

 

2.       Confirmation of Minutes

 

The minutes of the Open Portion of the City Planning Committee meeting held on Tuesday, 29 January 2019 and the Special City Planning Committee meeting held on Monday, 4 February 2019, are submitted for confirming as an accurate record.

 

 

3.       Consideration of Supplementary Items

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

Recommendation

 

That the Committee resolve to deal with any supplementary items not appearing on the agenda, as reported by the General Manager.

 

 

4.       Indications of Pecuniary and Conflicts of Interest

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

 

Members of the Committee are requested to indicate where they may have any pecuniary or conflict 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.

 

5.       Transfer of Agenda Items

Regulation 15 of the Local Government (Meeting Procedures) Regulations 2015.

 

A Committee may close a part of a meeting to the public where a matter to be discussed falls within 15(2) of the above regulations.

 

In the event that the committee transfer an item to the closed portion, the reasons for doing so should be stated.

 

Are there any items which should be transferred from this agenda to the closed portion of the agenda, or from the closed to the open portion of the agenda?

 

6.       Planning Authority Items - Consideration of Items With Deputations

 

In accordance with the requirements of Part 2 Regulation 8(3) of the Local Government (Meeting Procedures) Regulations 2015, the General Manager is to arrange the agenda so that the planning authority items are sequential.

 

In accordance with Part 2 Regulation 8(4) of the Local Government (Meeting Procedures) Regulations 2015, the Committee by simple majority may change the order of any of the items listed on the agenda, but in the case of planning items they must still be considered sequentially – in other words they still have to be dealt with as a single group on the agenda.

 

Where deputations are to be received in respect to planning items, past practice has been to move consideration of these items to the beginning of the meeting.

 

RECOMMENDATION

 

That in accordance with Regulation 8(4) of the Local Government (Meeting Procedures) Regulations 2015, the Committee resolve to deal with any items which have deputations by members of the public regarding any planning matter listed on the agenda, to be taken out of sequence in order to deal with deputations at the beginning of the meeting.

 


 

Agenda (Open Portion)

City Planning Committee Meeting

Page 7

 

12/2/2019

 

 

7.       Committee 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 Committee 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 Committee will act as a planning authority in respect to those matters appearing under this heading on the agenda, inclusive of any supplementary items.

 

The Committee 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.

 


Item No. 7.1.1

Agenda (Open Portion)

City Planning Committee Meeting

Page 8

 

12/2/2019

 

 

7.1     Applications under the Hobart Interim Planning Scheme 2015

 

7.1.1   11 and 9 Stoney Steps Road, South Hobart - Dwelling, Driveway Upgrade and Associated Vegetation Clearance

            PLN-18-295 - FILE REF: F19/13699

Address:                         11 and 9 Stoney Steps Road, South Hobart

Proposal:                       Dwelling, Driveway Upgrade and Associated Vegetation Clearance

Expiry Date:                   20 February 2019

Extension of Time:       Not applicable

Author:                           Cameron Sherriff

 

 

REcommendation

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for dwelling, driveway upgrade and associated vegetation clearance at 1and 9 Stoney Steps Road, SOUTH HOBART for the reasons outlined in the officer’s report and a permit containing the following conditions be issued:

 

GEN

 

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN­18­295 ­ 11 STONEY STEPS ROAD 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 2018/00808­HCC dated 28/05/2018 as attached to the permit.

 

Reason for condition

 

To clarify the scope of the permit.

 

ENG sw1

 

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

 

Reason for condition

 

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

 

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 by the Council at the owner’s expense prior to issue of a Certificate of Completion or first occupation, whichever comes first.

 

Detailed design drawings showing proposed services must be submitted and approved, prior to issue of any consent under the Building Act 2016. The detailed design drawings must include:

 

1.     The location of the proposed 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 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 service connection.

 

·        Consideration must be given to the location of stormwater connections: these should be positioned at the most practicable location to adequately and economically drain the majority of the lot including the driveway.

 

Reason for condition

 

To ensure the site is drained adequately.

 

ENG sw8

 

Stormwater detention for stormwater discharges from the development must be installed prior to issue of a Certificate of Completion.

 

A stormwater management report and design must be submitted and approved, prior to issue of any consent under the Building Act 2016. 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 such that flows are limited to the receiving capacity of the Dish Drain. 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.     Provide clarification of the emptying times and outlet size; and

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).

 

·        The planning endorsed driveway can drain freely to council infrastructure, with the proposed house requiring detention. any increase in imperviousness from planning plans will be required to be detained as per the condition ENGsw8.

 

Reason for condition

 

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

 

ENG 5

 

The number of car parking spaces approved on the site for use, is two (2).

 

Reason for condition

 

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

 

ENG 1

 

Any damage to council infrastructure resulting from the implementation of this permit, must, at the discretion of the Council:

 

1.     Be met by the owner by way of reimbursement (cost of repair and reinstatement to be paid by the owner to the Council); or

 

2.     Be repaired and reinstated by the owner to the satisfaction of 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 10

An approved vegetation retention and revegetation plan must be implemented. A vegetation retention and revegetation plan, prepared by a suitably qualified person, must be submitted and approved prior to the issue of any approval under the Building Act 2016 and prior to the commencement of works.

 

The vegetation retention and revegetation plan must:

 

1.     Include a plan showing the location of existing cleared areas and the approved developments including the bushfire hazard management area, dwelling and wastewater land application area;

2.     Clearly illustrate and identify all existing native vegetation to be removed or modified;

3.     Clearly illustrate and identify all existing native vegetation to be retained;

4.     Include details of proposed landscaping of existing cleared areas within the bushfire hazard management area; and

5.     Include details of proposed revegetation of existing cleared areas that are located outside the approved bushfire hazard management area.

 

To be approved, the proposed vegetation retention and revegetation plan must:

 

1.     Be consistent with the requirements of the bushfire hazard management plan and bushfire hazard assessment report by Gifford Bushfire Risk Assessment dated 10 October 2018 and the recommendations of the Geotechnical summary, site classification and wind classification, by William C Cromer P/L dated October 2018;

2.     Aim to maximise the retention of native vegetation within the bushfire hazard management area and maximise revegetation of existing cleared areas with locally­occurring native species within the bushfire hazard management area;

3.     Aim to maximise the number of Eucalyptus globulus (blue gum) and Eucalyptus viminalis (white gum) trees in good condition (particularly the largest and healthiest trees);

4.     Propose full revegetation of existing cleared or disturbed areas outside the approved bushfire hazard management area with locally­occurring native species;

5.     Include specifications for ground preparation, protection, watering and maintenance of plantings to ensure long­term health and survival;

6.     Include vegetation protection measures to be followed during site works to ensure that vegetation to be retained is not damaged; and

 

 

 

7.     Be accompanied by a statement from an accredited bushfire hazard practitioner endorsing the proposed vegetation retention and revegetation plan as being consistent with the requirement of the bushfire hazard management plan and bushfire hazard assessment report by Gifford Bushfire Risk Assessment dated 10 October 2018.

 

Advice:

 

Once the vegetation retention and revegetation plan 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 use/development does not result in unnecessary or unacceptable loss of priority biodiversity values.

 

ENV 12

 

An approved weed management plan must be implemented.

 

A weed management plan, prepared by a suitably qualified person, must be submitted and approved prior to the issue of any approval under the Building Act 2016 and prior to the commencement of works.

 

The weed management plan must:

 

1.     Set out a methodology and program for eliminating/controlling woody environmental weeds on the lot;

2.     Include a concise action table that provides clear and detailed actions and the timing of each action;

3.     Include prescriptions to minimise impacts on native vegetation and minimise soil disturbance; and

4.     Include appropriate disposal methods.

 

 

 

 

Advice:

 

Once the weed management plan 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 use/development does not result in unnecessary or unacceptable loss of priority biodiversity values.

 

ENV 15

 

All construction vehicles and machinery must be effectively cleaned of soil both before entering and before leaving the property.

 

Soil cleaned from construction vehicles and machinery must not be allowed, either directly or indirectly, to enter waterways or the Council’s stormwater system.

 

Advice:

 

Further information on effective measures for washdown can be found here.

 

Reason for condition

 

To minimise the spread of weeds and pathogens.

 

ENV 16

 

No soil is to be imported onto the site unless determined as being free of weed propagules when tested in accordance with AS 4419 Soils for Landscaping and Garden Use.

 

Reason for condition

 

To minimise the spread of weeds.

 

 

 

 

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.

 

ENV s1

 

The wastewater management system, including land application area, must be sited within the bushfire hazard management area as close to dwelling as practicable.

 

 

 

Plans demonstrating compliance with this condition must be submitted and approved prior to the issue of any approval under the Building Act 2016 or the commencement of work, whichever occurs first.

 

Advice:

 

Once the plans demonstrating compliance with this condition have been approved, the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

 

Reason for condition

 

To ensure the use/development does not result in unnecessary or unacceptable loss of priority biodiversity values.

 

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.

 

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.

 

RIGHT OF WAY

 

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

 

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

 

WEED CONTROL

 

Effective measures are detailed in the Tasmanian Washdown Guidelines for Weed and Disease Control: Machinery, Vehicles and Equipment (Edition 1, 2004). The guidelines can be obtained from the Department of Primary Industries, Parks, Water and Environment website.

 

FEES AND CHARGES

 

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

 

Attachment a:             PLN-18-295 - 11 STONEY STEPS ROAD SOUTH HOBART TAS 7004 - Planning Committee or Delegated Report

Attachment b:             PLN-18-295 - 11 STONEY STEPS ROAD SOUTH HOBART TAS 7004 - CPC Agenda Documents   


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7.1.2 19 Lillie Street and Adjoining Right of Way, Glebe - Partial Demolition, Alterations and Extension and Two Multiple Dwellings (One New, One Existing) - PLN-18-573

          File Ref: F19/13816

Memorandum of the Manager Development Appraisal of 7 February 2019 and attachments.

Delegation:     Council


Item No. 7.1.2

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Memorandum: City Planning Committee

 

19 Lillie Street and Adjoining Right of Way, Glebe - Partial Demolition, Alterations and Extension and Two Multiple Dwellings (One New, One Existing) - PLN-18-573

 

Planning application PLN-18-573 for partial demolition, alterations and extension and two multiple dwellings (one new, one existing) at 19 Lillie Street and adjoining right of way, Glebe was considered at the meeting of the City Planning Committee on 14 January 2019.  The application had an officer recommendation for approval subject to conditions.

At that meeting, the Committee resolved as follows:

That the item be deferred for a two week period to enable further discussions with the applicant.

Background

During the assessment of the application and prior to consideration by the Council’s City Planning Committee on 14 January 2019, Council officers had already negotiated a range of amendments with the developer.  These amendments (to the drawings that were publicly advertised) are all reflected by conditions of approval included within the officer recommendation to Council’s Elected Members.  Those amendments broadly include:

·    Requiring the front fence to be lower and no less than 30% transparent;

 

·    Requiring the proposed gable roof over the new, rear dwelling to be replaced by a lower skillion roof;

 

·    Requiring the proposed new doors in the northern side elevation to be made smaller;

 

·    Requiring a proposed upper level, rear-facing deck to be deleted from the proposal and, if replaced, to be replaced by either a maximum of 3 skylights or 2 dormer windows;

 

·    Requiring additional detail regarding the separation between the proposed new development at the rear of the building and the existing heritage listed house;

 

·    Requiring external colours and materials to reflect those within the local streetscape and precinct.

For reference, those amendments were shown as sketched changes and annotations on a set of drawings that formed Attachment D to the officer report previously considered by Committee.  Those annotated drawings are Attachment D to this memorandum.

While adjoining neighbours have indicated that they are fully supportive of all proposed amendments and associated conditions that relate to the existing dwelling, they indicated at the Committee meeting that still had concerns regarding the additional dwelling proposed at the rear of the existing dwelling.  Post-deferral discussions between the developer and neighbours therefore focussed on those remaining concerns.

Discussion

Following deferral by the City Planning Committee, an onsite meeting was held between the owner and his architect, neighbours from adjoining properties and the Council’s Manager Development Appraisal.  At that meeting, the neighbours remaining concerns were discussed, and the subject site was visited and then viewed from three adjoining properties (12 Davenport Street, 14 Davenport Street and 21 Lillie Street).

The main issues raised by neighbours at the onsite meeting were:

1.   Concern that the proposed boundary fences at the rear of the property weren’t high enough to prevent overviewing into gardens and rooms between properties;

 

2.   Concern that the skillion roof required by condition to replace the originally-proposed gable roof was still too high, with a preference that it be replaced by a roof that was essentially flat (ie. 1-2 degrees fall) to reduce the visibility of the additional dwelling;

 

3.   A preference that the additional dwelling be lowered by removing the proposed car space;

 

4.   A preference that gas or another form of heating be utilised instead of the proposed wood heater, as wood heaters cause smoke which hangs around the Glebe on calm days and nights.

 

After viewing the subject site from various neighbouring sites and discussions with individual neighbours, the owner of 19 Lillie Street has agreed to make further changes to the rear boundary fence in addition to the changes already negotiated with Council officers (detailed in ‘Background’ above).

More specifically, the owner has agreed to build a higher back fence, made from concrete blocks, with a timber paling extension on top to provide additional height.

The wall/fence as suggested would vary in height as it steps down the slope, ranging in total height from approximately 2.1m at its lower end to approximately 3.8m at its highest point as viewed from the property to the rear at 14 Davenport Street. 

Sketches showing the proposed boundary fence from the adjoining Davenport Street back yards and the existing view from those backyards form Attachment E to this memorandum.

The owner of 19 Lillie Street is not prepared to lower the skillion roof further or to delete the parking space from the additional dwelling, indicating that the skillion roof was a major concession in deleting the originally-proposed gable roof, that it facilitates glimpse views of kunanyi /Mount Wellington, and is necessary to achieve the average internal ceiling height in the living room of 2.4m as required by the Building Code of Australia.  They indicate that deleting the car space would not allow the northeast end of the additional dwelling to be lowered without ‘pushing’ the building below ground.

While not a matter regulated by the Planning Scheme, the owner has agreed to use gas heaters instead of wood heaters.

Conclusion

While the developer and neighbouring property owners should be commended for the respectful manner in which discussions were held, the rear wall/fence to the heights suggested by the attached sketch plan is over the 2.1 metre height that is ‘planning exempt’ (under clause 6.4 of the Hobart Interim Planning Scheme 2015), and creates a discretion under the ‘setbacks and building envelope’ provisions for the Inner Residential Zone that hasn’t been considered as part of the application’s formal assessment.  It therefore cannot be required via a condition to any planning permit the Council may issue for this planning application (PLN-18-573), and requires a planning permit in its own right.  Advice to this effect is therefore recommended for any planning permit issued.

 

The applicant and neighbours who attended the onsite meeting have been advised of this matter and the need for the rear wall/fence to be the subject of a separate planning application.

 

The report containing the officer assessment of the proposal is attached to this memorandum.  It recommends approval of the proposal subject to conditions, including those already negotiated with the owner, and advice as indicated above.

An extension of time has been granted by the applicant until 5 March 2019.

REcommendation

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for partial demolition, alterations and extension and two multiple dwellings (one new, one existing) at 19 Lillie Street and adjoining right of way, Glebe for the reasons outlined in the officer’s report and a permit containing the following conditions be issued:

 

 

 

 

GEN

 

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN­18­573 ­ 19 LILLIE STREET GLEBE 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 2018/01459­HCC dated 10/09/2018 as attached to the permit.

 

Reason for condition

To clarify the scope of the permit.

 

PLN 8

 

The front fence along the front boundary must be no more than 1.2m in height above footpath level and be no less than 30% transparent.

 

Reason for condition

 

To provide reasonable opportunity for privacy for dwellings, to maintain the streetscape, and to clarify the scope of the permit.

 

PLN s4

 

The gable roof proposed for the rear dwelling is not approved and must be replaced with a skillion roof which rakes up from the north-eastern side to a high point at its southwestern side.

 

Prior to the issue of any approval under the Building Act 2016, revised plans must be submitted and approved showing:

 

 

1.   An amended roof design for the proposed new dwelling, whereby the gable roof over the living and dining rooms is replaced with a skillion roof that rakes up toward the southwestern side of the dwelling, to a maximum height of 700mm above the remaining roof form.

 

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

 

Advice:  The roof design submitted as plan 18015_DA14 Revision A and 18015_DA15 Revision A dated 3/1/2019 depict a roof form over the living and dining rooms that would satisfy this condition.

 

Reason for condition

 

To ensure compliance with 11.4.2 P3 when considering the visual bulk the proposed works present to adjoining properties.

 

ENG sw1

 

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

 

Advice: it is noted that under the urban drainage act 2013 Council typically only approve one stormwater connection per property and that stormwater cannot be drained through a second property. It is likely that your stormwater from the new dwelling will be required to discharge through the existing kerb and gutter connection and that the proposed kerb and gutter connection will be permitted for draining the driveway only (which is on a separate title).

 

Reason for condition

 

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

 

ENG sw4

 

Any proposed new storm water connection must be constructed and existing connections proposed to be abandoned 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;

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

3.    A long section of the proposed connection if the Council’s City Infrastructure Stormwater Engineers deem this necessary.

 

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

 

Advice:

 

The applicant is advised to submit detailed design drawings via the Council City Infrastructure Division application for a new stormwater connection. If detailed design to satisfy this condition is submitted via the planning condition endorsement process there may be fees associated with the assessment, and once approved the applicant will still need to submit an application for a new stormwater connection with the Council’s City Infrastructure Division.

·     Where building / plumbing approval is also required, it is recommended that documentation to satisfy this condition is submitted well before submitting documentation for building/plumbing approval. Failure to address planning condition requirements prior to submitting for building/plumbing approval may result in unexpected delays.

 

Reason for condition

 

To ensure the site is drained adequately.

 

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 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 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 11

 

All brickwork, internal early and original joinery such as, but not limited to, architraves, doors, skirting boards, floorboards and picture rails and must be retained as is and in situ.

 

Prior to the issue of any approval under the Building Act 2016, revised plans must be submitted and approved showing the retention of all original and early fabric in accordance with the above requirement.

 

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

 

Reason for condition

 

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

 

HER 12

 

The proposed demolition of walls to form two new door openings on the north east elevation is not approved. A revised proposal is required that reduces the width of both openings with only double doors in the proposed kitchen and sash windows in the proposed living room.

 

Prior to the issue of any approval under the Building Act 2016, documentation must be submitted and approved which details how the above modifications are to be achieved in accordance with the above requirement.

 

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

 

Advice:

It is recommended that the applicant discuss the above requirement prior to lodgement of the required documentation to ensure its meets Council's requirement.

 

Reason for condition

 

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

 

HER 17

 

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, revised plans must be submitted and approved 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.

 

Reason for condition

 

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

 

HER s3

 

The rear deck, windows, doors and privacy screen to the attic room on the first floor as shown on drawings DA10, DA11, DA12, DA13, DA14 and DA15 are not approved.

 

Prior to the issue of any approval under the Building Act 2016, revised plans must be submitted and approved, showing either:

·        The deck and associated elements removed from the proposal, or
skylights to a maximum of three, or

·        Two traditional style dormer windows on the rear roof plane.

 

All works required by this condition must be undertaken in accordance with the approved documentation.

 

 

Reason for condition

 

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

 

HER s4

 

Revised plans are to be submitted showing the following:

·        Further and greater separation of the new rear extension with a wide box gutter to retain the existing rear eaves line and gutter of the heritage house.

·        An increased recess between the external face of the existing brick chimney and the proposed extension to expose all of the rear brick chimney.

 

Prior to the issue of any approval under the Building Act 2016, revised plans must be submitted and approved showing the above.

 

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

 

Reason for condition

 

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

 

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.

 

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 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.

 

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.

 

REAR BOUNDARY FENCE

 

While the Council commends the developer and neighbouring property owners for respectful discussions regarding potential amendments to the submitted design of the rear fence, any amendments to that design that result in the rear fence having a height exceeding 2.1 metres about natural ground level would not be planning exempt under clause 6.4 of the Hobart Interim Planning Scheme 2015, and would create a discretion under the ‘setbacks and building envelope’ provisions for the Inner Residential Zone not considered as part of the formal assessment of this application (PLN-18-573). Such a design would therefore require the lodgement of a separate planning application and the granting of a subsequent planning permit prior to construction of such a fence occurring.  For further advice, please contact the Development Appraisal Planner on 6238 2820.

 

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

 

Rohan Probert

Manager Development Appraisal

 

 

Date:                            7 February 2019

File Reference:          F19/13816

 

 

Attachment a:             PLN-18-573 - 19 LILLIE STREET GLEBE TAS 7000 - Planning Committee or Delegated Report

Attachment b:             PLN-18-573 - 19 LILLIE STREET GLEBE TAS 7000 - CPC Agenda Documents

Attachment c:            PLN-18-573 - 19 LILLIE STREET GLEBE TAS 7000 - Planning Referral Officer Cultural Heritage Report

Attachment d:            PLN-18-573 - 19 LILLIE STREET GLEBE TAS 7000 - Agenda - Applicant Submission of Proposed Changes to Satisfy Conditions

Attachment e:             PLN-18-573 - 19 Lillie Street, Glebe - Sketches of Proposed Boundary Fence from Adjoining Davenport Street Back Yards and Existing View from those Backyards   


Item No. 7.1.2

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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ATTACHMENT a

 

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Item No. 7.1.2

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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ATTACHMENT b

 

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Item No. 7.1.2

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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ATTACHMENT b

 

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Item No. 7.1.2

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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Agenda (Open Portion)

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Agenda (Open Portion)

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12/2/2019

 

 

7.1.3   23 Marieville Esplanade, Sandy Bay - Refuelling Facility (Diesel Tank and Fuel Berth) and Associated Works

            PLN-18-690 - FILE REF: F19/12826

Address:                         23 Marieville Esplanade, Sandy Bay

Proposal:                       Refuelling Facility (Diesel Tank and Fuel Berth) and Associated Works

Expiry Date:                   7 March 2019

Extension of Time:       Not applicable

Author:                           Adam Smee

 

 

REcommendation

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for a refuelling facility (diesel tank and fuel berth) and associated works at 23 Marieville Esplanade Sandy Bay for the reasons outlined in the officer’s report and a permit containing the following conditions be issued:

 

GEN

 

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN­18­690 ­ 23 MARIEVILLE ESPLANADE SANDY BAY TAS 7005 ­ Final Planning Documents.

 

Reason for condition

 

To clarify the scope of the permit.

 

ENV s1

 

The diesel storage tank must be fixed in place in a manner that can withstand the hydraulic forces associated with coastal inundation and storm surge events based on the advice of a suitably qualified engineer.

 

 

Reason for condition

 

To ensure that buildings and works dependent on a coastal location are appropriately designed and sited to account for risk from inundation.

 

 

ENVHE 1

 

All works associated with the development, including protection measures and remediation, must be performed as specified within the Contamination Management Plan prepared by Geo­Environmental Solutions, dated December

2018.

 

Reason for condition

 

To ensure that works involving excavation of potentially contaminated land do not adversely impact on human health or the environment.

 

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.

 

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.

 

FEES AND CHARGES

 

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

 

 

INUNDATION PRONE AREAS

 

Please note that the site is likely to be subject to future coastal inundation events.

 

Attachment a:             PLN-18-690 - 23 MARIEVILLE ESPLANADE SANDY BAY TAS 7005 - Planning Committee or Delegated Report

Attachment b:             PLN-18-690 - 23 MARIEVILLE ESPLANADE SANDY BAY TAS 7005 - CPC Agenda Documents

Attachment c:            PLN-18-690 - 23 MARIEVILLE ESPLANADE SANDY BAY TAS 7005 - Referral Officer Report - Environmental Development Planner   


Item No. 7.1.3

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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ATTACHMENT a

 

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Item No. 7.1.3

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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ATTACHMENT b

 

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Item No. 7.1.3

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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Item No. 7.1.3

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

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ATTACHMENT b

 

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7.1.4   1 Westringa Road, 10 Westringa Road, 20 Westringa Road Fern Tree and Adjacent Road Reserve - Subdivision (Boundary Adjustment), Dwelling, Partial Demolition, Alterations, Ancillary Dwelling, and Associated Hydraulic Infrastructure

            PLN-18-401 - FILE REF: F19/13014

Address:                         1 Westringa Road, 10 Westringa Road, 20 Westringa Road, Fern Tree and Adjacent Road Reserve

Proposal:                       Subdivision (Boundary Adjustment), Dwelling, Partial Demolition, Alterations, Ancillary Dwelling, and Associated Hydraulic Infrastructure

Expiry Date:                   25 March 2019

Extension of Time:       Not applicable

Author:                           Adam Smee

 

 

REcommendation

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for subdivision (boundary adjustment), dwelling, partial demolition, alterations, ancillary dwelling, and associated hydraulic infrastructure at 1 Westringa Road, 10 Westringa Road and 20 Westringa Road Fern Tree and the adjacent road reserve for the reasons outlined in the officer’s report and a permit containing the following conditions be issued:

 

GEN

 

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN­18­401 ­ 1 WESTRINGA ROAD FERN TREE TAS 7054 ­ 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 2018/01079­HCC dated 03/09/2018 as attached to the permit.

 

Reason for condition

 

To clarify the scope of the permit.

 

ENG sw4

 

The proposed new lots must be drained to Council infrastructure. Any new stormwater connection(s) required must be constructed, and existing redundant connections must be removed, at the owner’s expense prior to issue of a Certificate of Completion or first occupation whichever comes first. Detailed design drawings showing both existing and proposed services along with any associated calculations must be submitted and approved, prior to issue of any approvals under the Building Act 2016.

 

The detailed design drawings must:

 

1.      Be checked and certified by a suitably qualified and experienced engineer;

2.      Show the proposed location of each lot connection such that the majority of the lot, including the driveway, can be adequately and economically drained; and

3.     Include the size of the connections appropriate to satisfy the needs of the development along with pipe type and class (where appropriate) and a clear delineation between public and private infrastructure.

 

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).

 

·        Before installation the applicant will need to submit an application for a new stormwater connection with Council City Infrastructure Division.

·        Where building / plumbing approval is also required, it is recommended that documentation to satisfy this condition is submitted well before submitting documentation for building/plumbing approval. Failure to address planning condition requirements prior to submitting for building/plumbing approval may result in unexpected delays.

 

Reason for condition

 

To ensure the site is drained adequately.

 

ENG sw5

 

The new stormwater infrastructure within the road reserve must be constructed prior to the connection of any additional lots. Engineering design drawings must be submitted and approved, prior to issue of any approval under the Building Act 2016.

 

The engineering drawings must:

 

1.     Be certified by a qualified and experienced engineer;

2.     Show in both plan and longitudinal section the proposed stormwater infrastructure including but not limited to: location, clearances to other services, cover, gradients, sizing, material, pipe class;

3.     Include any associated calculations and catchment area plans. The stormwater infrastructure must be sized to accommodate at least the 5% AEP flows from a fully­developed catchment;

4.     Clearly distinguish between public and private infrastructure; and

5.     Be substantially in accordance with the LGAT Standard Drawings.

 

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

 

 

 

 

Advice: Once the engineered drawings have been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement). Please note that once the condition endorsement has been issued you will need to contact Council’s City Infrastructure Division to obtain a Permit to Construct Public Infrastructure.

 

Reason for condition

 

To ensure Council’s hydraulic infrastructure meets acceptable standards.

 

ENG 3a

 

The access driveway, circulation roadways, and parking module (parking spaces and manoeuvring area) must be designed and constructed in accordance with Australian Standard AS/NZS2890.1:2004, or a Council approved alternate design certified by a suitably qualified engineer to provide a safe and efficient access, and enable safe, easy and efficient use.

 

Reason for condition

 

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

 

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.

 

ENG s1

 

The cost of any alterations to the Council’s or third­party infrastructure, including the site’s stormwater service connection points, incurred as a result of the proposed development works must be met by the owner.

 

Reason for condition

 

To ensure that any of the Council infrastructure and/or site­related service connections affected by the proposal will be altered and/or reinstated at the owner’s full cost.

 

SURV 1

 

The applicant must submit to the Council a copy of the surveyor’s survey notes at the time of lodging the final plan.

 

Reason for condition

 

To enable the Council to accurately update cadastral layers on the corporate Geographic Information System.

 

SURV 2

 

The final plan and schedule of easements must be submitted and approved in accordance with section 89 of the Local Government (Building & Miscellaneous Provisions) Act 1993.

 

Reason for condition

 

To ensure that the subdivision/boundary adjustment is carried out in accordance with the Council's requirements under the provisions of Part 3 of the Local Government (Building & Miscellaneous Provisions) Act 1993.

 

SURV 3

 

The final plan and schedule of easements must be submitted and approved under section 89 of the Local Government (Building & Miscellaneous Provisions) Act 1993.

 

The final plan and schedule of easements must provide easements to the satisfaction of the Council over any existing or proposed private drainage easements in favour of the lots they are required to serve.

 

Reason for condition

 

To ensure that there are no impediments to the provision of public and private services and access to the lots.

 

SURV 9

 

Any lots on the final plan created from the addition of sub minimal lots on the plan of subdivision are to be notated on the final plan.

 

The final plan must include notations in accordance with section 111 of the Local Government (Building and Miscellaneous Provisions) Act 1993, in relation to lot 2 to satisfy the above requirement.

 

Reason for condition

 

To ensure compliance with statutory provisions.

 

SURV 15

 

The final plan is to be notated in accordance with the provisions of section 83 (7) and 83 (5) (b) of the Local Government (Building & Miscellaneous Provisions) Act 1993 to the effect that the Tasmanian Water and Sewerage Corporation cannot provide a means of gravity reticulated sewerage disposal from the lots on the plan and that the lots have been approved in principle for the installation of an aerobic wastewater treatment system with subsurface irrigation of secondary treated effluent on an amended soil / raised bed.

 

 

 

The final plan must be submitted for approval by Council. The final plan must be notated in accordance with the provisions of sections 83 (7) and 83(5) (b) of the Local Government (Building & Miscellaneous Provisions) Act 1993, to the satisfaction of the Council.

 

Reason for condition

 

To ensure that TasWater inability to provide a means of gravity reticulated sewerage disposal from the lots is noted on the final plan together with a record of the form of onsite sewerage treatment system that has been approved in principle by the Council.

 

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.

 

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.

 

 

 

 

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.

 

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.

 

STORM WATER / ROADS / ACCESS

 

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

 

WORKS INVOLVING, OR IN PROXIMITY OF SERVICE EASEMENTS

 

As it is proposed to build a dwelling over the Drainage Easement 1.52 m wide on Sealed Plan 6642 the consent of the beneficiaries of the easement will be required in accordance with section 74 of the Building Act 2016;

 

A person must not perform any building work over or within a service easement unless the person obtains written consent to do so from the person on whose behalf the service easement was created.

 

FUTURE DRAINAGE THROUGH DRAINAGE EASEMENT

 

In order to facilitate any future drainage that may be required through the drainage easement 1.52 m wide on SP 6642, the applicant should consider installing a pipe with blank caps within the easement that it is proposed to build the ancillary dwelling over.

 

DIAL BEFORE YOU DIG

 

Click here for dial before you dig information.

 

Attachment a:             PLN-18-401 - 1 WESTRINGA ROAD FERN TREE TAS 7054 - Planning Committee or Delegated Report

Attachment b:             PLN-18-401 - 1 WESTRINGA ROAD FERN TREE TAS 7054 - CPC Agenda Documents   


Item No. 7.1.4

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

Page 549

ATTACHMENT a

 

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Item No. 7.1.4

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

Page 566

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Item No. 7.1.4

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

Page 605

ATTACHMENT b

 

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Item No. 7.1.4

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

Page 606

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Item No. 7.1.4

Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

Page 619

ATTACHMENT b

 

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Agenda (Open Portion)

City Planning Committee Meeting - 12/2/2019

Page 622

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