Minutes (Open Portion)

City Planning Committee Meeting

Page 2

13/5/2019

Minutes (Open Portion)

City Planning Committee Meeting

Page 5

13/05/2019

BEHRAKIS

The minutes of the Open Portion of the City Planning Committee meeting held on Monday, 29 April 2019 and the Special City Planning Committee meeting held on Monday, 6 May 2019, be confirmed as an accurate record.

MOTION CARRIED

VOTING RECORD

Minutes (Open Portion)

City Planning Committee Meeting

Page 9

13/05/2019

7.1.1   8 Flint Avenue, New Town - Carport

HARVEY

That the recommendation contained in the report of the Development Appraisal Planner and the Senior Statutory Planner of 1 May 2019, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That pursuant to the Hobart Interim Planning Scheme 2015, the Council refuse the application for Carport at 8 Flint Avenue, New Town, Tas, 7008 for the following reasons:

1.      The proposal does not meet the acceptable solution or the performance criterion with respect to clause 11.4.2 A1 and P1 of the Hobart Interim Planning Scheme 2015 because the setback of the carport does not have regard to streetscape qualities or assist the integration of the carport into the streetscape;

2.      The proposal does not meet the acceptable solution or the performance criterion with respect to clause 11.4.2 A2 and P2 of the Hobart Interim Planning Scheme 2015 because the setback of the carport does not provide separation from the frontage that complements or enhances the existing streetscape; and

3.      The proposal does not meet the acceptable solution or the performance criteria with respect to clause 13.8.2 A1 and P1 of the Hobart Interim Planning Scheme 2015 because the proposed carport, by reason of its location forward of the front building line, would have a detrimental impact upon those features which contribute to the historic cultural significance of the Flint Avenue Heritage Precinct (NT12) as set out in table E.13.2.

7.1.2   209-213 and 215-217 Harrington Street, Hobart and Adjacent Road Reserve - Demolition and New Building for 39 Multiple Dwellings, Food Services and General Retail and Hire

BRISCOE

That the recommendation contained in the report of the Development Appraisal Planner and the Senior Statutory Planner of 6 May 2019, be adopted, as amended by the following:

PLN s1

Internal access must be provided between the two retail tenancies and the ground floor garbage area prior to the commencement of use, and must be maintained for the life of the building. 

Reason for condition

To avoid the operators of the retail tenancies using public footpaths and streets to access the ground floor garbage area

PLN s2

The palette of exterior colours and materials must reflect those within the local streetscape to the satisfaction of the Council's Director City Planning.

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

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

Reason for condition

To ensure that the development is undertaken in a manner that is sympathetic with the local streetscape.

PLN s3

The outdoor area at first floor level adjacent to the rear (northwestern) boundary of 81-83 Patrick Street must be landscaped to the satisfaction of the Council's Director City Planning prior to the commencement of the residential use of the building.

A landscaping plan must be submitted and approved by the Council's Director City Planning prior to the issue of any building permit (excluding demolition). The landscaping plan must:

1.    show the species and location of proposed trees and shrubs, and other structures, finishes, and the like for the outdoor area.

All work required by this condition must be undertaken in accordance with the approved landscaping plan and maintained by the building owners for the life of the building.

Advice: 

Once the landscaping 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 provide landscaping on an area of the building with an unspecified use.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for demolition and new building for 39 Multiple Dwellings, food services and general retail and hire at 209­217 Harrington Street, HOBART and adjacent road reserve for the reasons outlined in the officer’s report, attached to item 7.1.2 of the Open City Planning Committee agenda of 13 May 2019, 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 PLN­18­770 209­217 HARRINGTON 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 2018/01768­HCC dated 14/12/2018 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

PLN s1

Internal access must be provided between the two retail tenancies and the ground floor garbage area prior to the commencement of use, and must be maintained for the life of the building. 

Reason for condition

To avoid the operators of the retail tenancies using public footpaths and streets to access the ground floor garbage area

PLN s2

The palette of exterior colours and materials must reflect those within the local streetscape to the satisfaction of the Council's Director City Planning.

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

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

Reason for condition

To ensure that the development is undertaken in a manner that is sympathetic with the local streetscape.

PLN s3

The outdoor area at first floor level adjacent to the rear (northwestern) boundary of 81-83 Patrick Street must be landscaped to the satisfaction of the Council's Director City Planning prior to the commencement of the residential use of the building.

A landscaping plan must be submitted and approved by the Council's Director City Planning prior to the issue of any building permit (excluding demolition). The landscaping plan must:

1. show the species and location of proposed trees and shrubs, and other structures, finishes, and the like for the outdoor area.

All work required by this condition must be undertaken in accordance with the approved landscaping plan and maintained by the building owners for the life of the building.

Advice: 

Once the landscaping 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 provide landscaping on an area of the building with an unspecified use

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:

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

2.      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 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, and existing redundant connections must be sealed, by the Council at the owner’s expense prior to issue of a Certificate of Completion / first occupation/ sealing of the final plan, whichever comes first.

Detailed design drawings showing both existing and proposed services and calculations must be submitted and approved, prior to issue of any consent under the Building Act 2016. The detailed design drawings must be checked and certified by a qualified and experienced engineer and include:

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

2.      The size and design of the connection(s) such that they are appropriate to safely service the development given the limited receiving capacity of Council infrastructure (e.g backflow prevention, temporary stormwater storage, overflows);

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

4.      A clear distinction 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).

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

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

Reason for condition

To ensure the site is drained adequately.

ENG sw7

Stormwater pre­ treatment from the development car park must be installed prior to issue of a certificate of completion or first occupancy.

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 of the proposed treatment train, including final estimations of contaminant removal; and

3.      Include a Stormwater Management Summary Plan that outlines the obligations for future property owners to stormwater management, including a maintenance plan which outlines the operational and maintenance measures to check and ensure the ongoing effective operation of all systems, such as: inspection frequency; cleanout procedures; descriptions and diagrams of how the installed systems operate; details of the life of assets and replacement requirements.

All work required by this condition must be undertaken and maintained in accordance with the approved stormwater management report and design.

Advice:

·        Once the stormwater management report and design has been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

OR

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; and

2.      Include detailed design of the car park area draining to sewer, including approval from Taswater.

All work required by this condition must be undertaken and maintained in accordance with the approved stormwater management report and design.

Advice:

·        Once the stormwater management report and design has been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

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

Reason for condition

To avoid the possible pollution of drainage systems and natural watercourses, to comply with relevant State legislation.

ENG sw8

Stormwater detention for stormwater discharges from the development must be installed prior to issue of a certificate of completion or first occupancy, 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. The stormwater management report and design must be prepared by a suitably qualified engineer and include:

1.      Detailed design and supporting calculations of the detention tank, sized such that there is no increase in flows from the developed site up to 16 l/s for a worst case 5% AEP storm event. All assumptions must be clearly stated;

2.      Design drawings of the detention tank showing the layout, the inlet and outlet (including long section), and the overflow mechanism;

3.      Clarification of the emptying times and outlet size;

4.      A supporting maintenance plan; and

5.      A Stormwater Management Summary Plan that outlines the obligation for future property owners to stormwater management.

All work required by this condition must be undertaken and maintained in accordance with the approved stormwater management report and design.

Advice:

·        Once the stormwater management report and design has been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

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

Reason for condition

To 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. The waste management plan must include provisions for commercial waste services for the handling, storage, transport and disposal of domestic 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; and

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.

·        A separate construction traffic and parking management plan may be submitted for each stage of the proposed development (i.e. demolition, excavation, construction).

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 3a

The access driveway, and parking module (parking spaces, aisles and manoeuvring area) must be designed and constructed prior to the first occupation and in accordance with Australian Standard AS/NZS2890.1:2004, unless approved otherwise by Council.

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 access driveway 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 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.      Demonstrate safe and efficient access, and use, where the design deviates from AS/NZS2890.1:2004;

4.      Show all class 1A car parking spaces;

5.      Show the locations of all structural columns and obstruction with regard to car parking spaces and provide clearance in accordance with Figure 5.2 of AS/NZS 2890.1:2004;

6.      Show all bicycle parking spaces; and

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

Advice:

·        A minimum of one (1) bicycle parking space must be provided that is accessible to the customers and a minimum of three (3) bicycle spaces must be provided that is accessible for employees of the commercial use component of the development.

·        The maximum number of bicycle parking spaces should be provided to offset the deficiency in car parking spaces.  Bicycle parking spaces accessible by visitors of the residential component of the development should be provided and may be located in areas such as lobby and/or entrance alcoves, however should not create a hazard for pedestrians or obstruct pedestrian access. Bicycle parking spaces for residents for the residential component of the development should be provided and may be located in any available spaces accessible by residents such as the on­site car park, however should not impact on any of the car parking spaces. All areas that can practically provide for bicycle parking spaces are to be utilised and clearly shown on the design.

·        All bicycle parking spaces are to be fully contained within the property boundaries of the subject site and not to encroach on to the highway reservation. A statement should also be provided describing the amount and location of the bicycle parking spaces to be provided.

·        There is no requirement to provide an on­site carparking space for people with disabilities for the residential use component of the development. The on­site car park will only be able to provide car parking for the residents and there will be no on­site car parking for customers or employees of the commercial component of the development.  There is no on­site car parking for customers or employees of the commercial component of the development and therefore no requirement to provide an on­site car parking space for people with disabilities for the commercial component of the development. The car parking space for people with disabilities may be removed to accommodate the minimum number of class 1A car parking spaces to be provided.

·        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 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 minimum number of class 1A car parking spaces to be provided on the site for the residential use component of the development is thirty nine (39), unless approved otherwise by Council. All car parking spaces must be in accordance with Australian Standards AS/NZS 2890.1:2004 or a Council approved alternate design.

All parking spaces must be delineated by means of white or yellow lines 80mm to 100mm wide, or white or yellow pavement markers in accordance with Australian Standards AS/NZS 2890.1:2004, prior to first occupation.

Advice:

·        There is no requirement to provide an on­site car parking space for people with disabilities for the residential use component of the development. The on­site car park will only be able to provide car parking for residents and there will be no on­site car parking for customers or employees of the commercial component of the development.  There is no on­site car parking for customers or employees of the commercial component of the development and therefore no requirement to provide an on­site car parking space for people with disabilities for the commercial component of the development. The car parking space for people with disabilities may be removed to accommodate the minimum number of class 1A car parking spaces to be provided.

Reason for condition

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

ENG 6

The minimum number of bicycle parking spaces to be provided on the site for the commercial use (general retail and hire, and food services) component of the development is four (4), unless approved otherwise by Council.  A minimum of one (1) bicycle parking space must be accessible to the customers and a minimum of three (3) bicycle spaces must be accessible for employees of the commercial use component of the development.

All bicycle parking spaces must be in accordance with Australian Standards AS 2890.3: 2015 or a Council approved alternate design and provided prior to commencement of use.

Advice:

·        The maximum number of bicycle parking spaces should be provided on site to offset the deficiency in car parking spaces. Bicycle parking spaces accessible by visitors of the residential component of the development should be provided and may be located in areas such as lobby and/or entrance alcoves, however should not create a hazard for pedestrians or obstruct pedestrian access. Bicycle parking spaces for residents of the residential component of the development should be provided and may be located in any available spaces accessible by residents such as the on­site car park, however should not impact on any of the car parking spaces. All areas that can practically provide for bicycle parking spaces are to be utilised.  All bicycle parking spaces are to be fully contained within the property boundaries of the subject site and not to encroach on to the highway reservation.

Reason for condition

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

ENG 11

Prior to the first occupation, the driveway crossovers to be abandoned must be reinstated and the proposed crossover on the Patrick Street highway reservation must be designed and constructed in general accordance with the following Tasmanian Standard Drawings:

1.      Urban ­ TSD­R09­v1 – Urban Roads Driveways and TSD R14­v1 Type KC vehicular crossing; and

2.      Footpath ­ Urban Roads Footpaths TSD­R11­v1.

Advice:

·        Any deviation from the Tasmanian Standard Drawings will require Council City Amenity Division approval.

·        Redundant crossovers are required to be reinstated under the Hobart City Council’s Highways By ­law.

·        You will require a Permit to Open Up and Temporarily Occupy a Highway (for works within the road reserve) in order to reinstate the existing and construct the proposed crossovers.

Reason for condition

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

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.

ENG s1

An adequate overland flow path must be maintained through the site, such that flows 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 consent 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.

Advice:

·        Overland flow paths will need to demonstrate the excess flows caused from 1% AEP with climate change comply with the above condition, and are direct to public infrastructure.

Reason for condition

To ensure that the risks associated with inundation are adequately managed.

ENG s2

A loading zone on Harrington Street (or equivalent Council approved location) must be installed prior to the commencement of use of the commercial use (general retail and hire, and food services) components of the development.

Advice:

·        Approval will be required from Council's City Planning 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 Planning Division Manager Traffic Engineering with regard to the application for any proposed loading zone and/or other changes to on­street parking.

Reason for condition

To ensure facilities for commercial vehicles are provided within 50m of the site.

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.

HER 6

All onsite excavation and disturbance must be monitored by a qualified archaeologist. Should any features or deposits of an archaeological nature be discovered on the site during excavation or disturbance:

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

2.      The qualified archaeologist must provide advice and assessment of the features and/or deposits discovered and make recommendations on further excavation and/or disturbance;

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

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

5.      A copy of the archaeologist's advice, assessment and recommendations obtained in accordance with paragraph (2) above must be provided to Council within five days of receipt of the advice, assessment and recommendations.

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

Reason for condition

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

HER 7

In the event of the Statement of Archaeological Potential (see HER s3 below) confirming the likelihood of nineteenth century structures remaining on the site, archival quality annotated photographs and drawings of the building and features to be demolished 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 an “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.

HER 8

Salvage must be undertaken to ensure the protection and/or reuse of heritage fabric.

Documentation must be submitted and approved, prior to the commencement of work. The documentation must outline the proposed salvage, retrieval and recycle options of the following building fabric, to satisfy the above requirement.

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

Advice:

·        Once the documentation 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 demolition in whole or part of a heritage place does not result in the loss of historic cultural heritage values unless there are exceptional circumstance.

HER s3

A certified Statement of Archaeological Potential, a certified Archaeological

Impact Assessment, and a certified Archaeological Method Statement,

all prepared by a suitably qualified archaeologist, must be provided to the

Council prior to the commencement of work.

All works, required by this condition must be undertaken in accordance with the certified Archaeological Method Statement.

Reason for condition

To ensure that the works is done to the satisfaction of the Council, and to comply with Clause E13.10, requiring protection of historical archaeological values.

HER s4

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

1.      Compliance with all recommendations of the Archaeological Method Statement.

2.      Any design amendments required to mitigate impact upon historical archaeological values, in accordance with the Archaeological Method Statement.

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

Reason for condition

To comply with clause E13.10, by protecting historical archaeological values.

ENVHE 1

Recommendations in the report Environmental Site Assessment 209 ­ 215 Harrington Street, Hobart September 2018 by Geo Environmental Solutions must be implemented, for the duration of the building works.