Minutes (Open Portion)

Planning Authority Committee Meeting

Page 1

24/9/2025

Minutes (Open Portion)

Planning Authority Committee Meeting

Page 1

24/09/2025

Lohberger

That the minutes of the Open Portion of the Planning Authority Committee meeting held on Wednesday, 10 September 2025, be confirmed as an accurate record.

MOTION CARRIED

VOTING RECORD

Committee Resolution:

The minutes were signed.

7.1.1  1 Sandy Bay Road, Hobart, 3 Sandy Bay Road, Hobart, 5-7 Sandy Bay Road, Hobart and 2A Heathfield Avenue, Hobart - Partial Demolition, Alterations, Extension and Partial Change of Use to Visitor Accommodation and Hotel Industry

Posselt

That the recommendation contained within the officer report, marked as item 7.1.1 of the Open Planning Authority Committee Agenda of 24 September 2025, be adopted.

MOTION CARRIED

VOTING RECORD

Committee Resolution:

That pursuant to the Hobart Interim Planning Scheme 2015, the Planning Authority Committee in accordance with the delegations contained in its terms of reference approve the application for Partial Demolition, Alterations, Extension, and Partial Change of Use to Visitor Accommodation and Hotel Industry at 1 SANDY BAY ROAD, HOBART, 3 SANDY BAY ROAD, HOBART, 5-7 SANDY BAY ROAD, HOBART, AND 2A HEATHFIELD AVENUE, HOBART for the reasons outlined in the officer’s report and a permit containing the following conditions be issued:

GEN - General

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN-HOB-2021-0710 3 SANDY BAY RD HOBART TAS 7000 Final Planning Documents except where modified below.

THC - General

The use and/or development must comply with the requirements of the Tasmanian Heritage Council as detailed in the Notice of Heritage Decision, THC Works Ref: 8593 dated 4 June 2025, as attached to the permit.

TW - General

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 2021/01834-HCC dated 05/11/2021 as attached to the permit.

GUEST COMMUNICATION MANAGEMENT PLAN

Prior to the commencement of the approved use, a management plan for the operation of the development must be submitted and approved as a condition endorsement, to the satisfaction of the Senior Roads and Traffic Engineer. The management plan must include:

·    Communication package to guests that there is no parking available off-street and provide information on parking available that is suitable for guests (i.e. nearby multi-storey car parks), and

·    Information on the route to access the short-term parking on Wilmot Street.

Once approved, the management plan must be implemented prior to the commencement of the approved use and must be maintained for as long as the development is in operation. The management plan must be provided to guests prior to arrival.

CONSERVATION MANAGEMENT PLAN

1.   A Conservation Management Plan must be prepared to the satisfaction of the Senior Cultural Heritage Officer and be submitted with plans and documents lodged to Council for building approval.

This CMP should include the following:

o  Consideration of all proposed plumbing, electrical, fire detection and protection requirements, security, acoustics and environmental requirements to ensure that installation is reversible and is undertaken in as unobtrusive a manner as possible.

o  Documentation of any relocated or removed detailing, regalia or Masonic furnishings, confirming the extent removed and details of reuse as part of the development or details of cataloguing and storage within the Temple building for possible future use.

o  Where it is determined by the project heritage consultant that NCC compliance will result in substantial heritage impact, alternatives are considered and documented to reduce impact accordingly to an acceptable limit.

o  Details of proposed interpretation panels or displays to be incorporated within the proposed Hotel building.

o  A program of curatorial input for moveable heritage items to be effectively managed and protected.

o  Details on how the removal of any significant detailing (e.g. in the current storage areas and upstairs assembly area) to facilitate the installation of the lift and stairs will be either retained for reuse on the site (e.g. in the refit of the kitchen as the hotel lobby) or alternatively stored for possible future use.

Reason for condition

To ensure the ongoing protection and appropriate management of identified historic and cultural heritage values of 3 Sandy Bay Road.

2.   Details of finalised colours, materials and finishes must be prepared to the satisfaction of the Senior Cultural Heritage Officer and be submitted with plans and documents lodged to Council for building approval. No colour tinted or mirror style reflective glazing finishes are permitted for any external glazing.

Reason for condition

To clarify the extent and nature of the proposed approved works.

CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN

A Construction Environmental Management Plan must be submitted and approved as a condition endorsement prior to the commencement of works and prior to the issue of any approval under the Building Act 2016, whichever occurs first.

The plan must include, but is not limited to, the following:

An overview of proposed demolition and construction methodologies and expected likely timeframes.

1.   The proposed days and hours of work and proposed hours of activities likely to generate significant noise emissions (including volume and timing of any heavy vehicles entering and leaving the site, any rock breaking and any concrete pours).

2.   Details of potential environmental impacts associated with the demolition and construction works including noise, erosion and pollution (air, land and water).

3.   Details of proposed measures to avoid or mitigate all identified potential environmental impacts during demolition and construction works including, but not limited to:

 A construction noise management plan endorsed by a suitably qualified person as being generally consistent with AS 2436-2010 - Guide to Noise and Vibration Control on Construction, Demolition and Maintenance Sites and the Interim Construction Noise Guidelines (New South Wales Department of Environment and Climate Change, July 2009), and with any relevant guidelines or standards referenced by those documents. Evidence of endorsement must be submitted with the CEMP.

a.   Soil and water management measures to minimise sediment, dust or debris leaving the site or entering the stormwater system.

4.   Details of proposed responsible persons, public communication protocols, compliance, recording and auditing procedures and complaint handling and response procedures.

Once approved the Construction Environmental Management Plan forms part of this permit and must be implemented and complied with.

A copy of the approved Construction Environmental Management Plan must be kept on site for the duration of the works and be available for inspection on request.

SW 01 - Stormwater - Protection of Hobart City Council Assets

Prior to the issue of any approval under the Building Act 2016 or the commencement of work on the site (whichever occurs first), a pre-construction structural condition assessment and visual record (eg video and photos) of the Hobart City Council’s stormwater infrastructure within/adjacent to the proposed development must be submitted to the City of Hobart.

The condition assessment must include at least:

1.  a site plan clearly showing the location of the investigation, with access points and all segments and nodes shown and labelled, with assets found to have a different alignment from that shown on the City of Hobart’s plans to be marked on the ground and on the plan,

2.  a digital recording of a CCTV inspection and written condition assessment report in accordance with WSA 05-2013 Conduit Inspection Reporting Code of Australia, in a 'Wincan’ compatible format; and

3.  photos of any existing drainage structures connected to or modified as part of the development.

The pre­construction condition assessment will be relied upon to establish the extent of any damage caused to Hobart City Council’s stormwater infrastructure during construction. If the owner/developer fails to provide the City of Hobart with an adequate pre-construction condition assessment, then any damage to the City of Hobart’s infrastructure identified in the post­construction condition assessment will be the responsibility of the owner/developer.

SW 02 - Stormwater - Protection of Hobart City Council Assets

Prior to occupancy or the commencement of the approved use (whichever occurs first), a post-construction structural condition assessment and visual record (eg video and photos) of the Hobart City Council’s stormwater infrastructure within/adjacent to the proposed development, along with photos of any existing drainage structures connected to or modified as part of the development, must be submitted to the City of Hobart.

The condition assessment must include at least:

1.  a site plan clearly showing the location of the investigation, with access points and all segments and nodes shown and labelled, with assets found to have a different alignment from that shown on the City of Hobart’s plans shall be marked on the ground and on the plan,

2.  a digital recording of a CCTV inspection and written condition assessment report in accordance with WSA 05-2013 Conduit Inspection Reporting Code of Australia, in a 'Wincan’ compatible format; and

3.  photos of any existing drainage structures connected to or modified as part of the development.

The post­construction condition assessment will be relied upon to establish the extent of any damage caused to the Hobart City Council’s stormwater infrastructure during construction. If the owner/developer fails to provide the City of Hobart with an adequate post-construction condition assessment, then any damage to the Hobart City Council’s infrastructure identified in the post­construction CCTV will be deemed to be the responsibility of the owner/developer.

SW 10A - Stormwater - Design

All stormwater from the site (including hardstand runoff) must be disposed of to the public stormwater system prior to occupancy or the commencement of the use (whichever occurs first).

Prior to the issuing of any approval under the Building Act 2016 or commencement of works (whichever occurs first), a stormwater management report and design must be submitted and approved as a condition endorsement. The stormwater management report and design must be prepared by a suitably qualified engineer and must:

1.  Detail changes in the pre and post development impervious surface amounts and the relevant runoff volumes.

2.  Detail any water quality and quantity control measures required to achieve the quality and quantity targets of the State Stormwater Strategy and council's Stormwater Guidelines for Development.

3.  Clearly delineate the separation of private and public stormwater systems, ensuring all private systems are contained within the lot boundary and including a boundary inspection point for the new stormwater connection.

4.  Provide full detail of the connection to the public stormwater main, with particular attention to the City of Hobart's standard exclusions from the state standard drawings which prohibit the use of saddle connections for this purpose.

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

SW 10B - Stormwater - Design

The installation of the onsite stormwater disposal system must be inspected by the designer or the designer’s agent. The designer, on completion of the installation, must certify that the installation has been constructed in accordance with the approved certified design.

A signed copy of the certification is to be forwarded to City of Hobart prior to occupancy or the commencement of the use (whichever occurs first).

Screening for External Mechanical Plant

External mechanical plant and associated screening must be sited, designed and constructed so that noise emissions from the plant do not exceed 40dB(A) at the boundaries of the site.

MUSIC SPEARKERS OPERATION

Music speakers used in bar operations must only be sited within the internal area of the bar and speaker output must not exceed 75dB(A).

BAR HOURS OF OPERATION

Operation of the bar must be within the hours of 6am until midnight, 7 days per week.

COMMERCIAL VEHICLE MOVEMENTS

Commercial vehicle movements (including loading and unloading and garbage removal) to or from the site must be limited to within the hours of:

(a) 7.00 am to 5.00 pm Mondays to Fridays inclusive;

(b) 8.00 am to 5.00 pm Saturdays; and

(c) 9.00 am to 12 noon Sundays and Public Holidays.

ENG s1 - Development Engineering - On-street Parking

Approval from Council's Strategic and Regulatory Services Network must be obtained prior to the issue of any consent under the Building Act 2016 (excluding demolition or excavation) for any changes to the existing on-street parking arrangements in Wilmont Street. 

Advice:

All works will be at the developer's expense. Please contact Council's Manager City Transport with regard to the application process for any changes to the on-street parking arrangements in Wilmont Street. 

https://www.hobartcity.com.au/City-services/Parking/Integrated-Parking-System/Dial-Before-You-DigParking-Sensors

https://www.hobartcity.com.au/City-services/Parking/Integrated-Parking-System/DialBefore-You-Dig-Parking-Sensors

ENG 1A - Development Engineering - Protection of Council Assets

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 should be provided to the Council prior to any commencement of works.

A photographic record of the Council’s infrastructure (e.g. existing property service connection points, roads, buildings, stormwater, footpaths, driveway crossovers and nature strips, including if any, pre-existing damage) will be relied upon to establish the extent of damage caused to the Council’s infrastructure during construction.

In the event that the owner/developer fails to provide to the Council a photographic record of the Council’s infrastructure, then any damage to the Council's infrastructure found on completion of works will be deemed to be the responsibility of the owner.

ENG 12 - Development Engineering - Construction waste management

A construction waste management plan must be implemented throughout construction.

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

·    Provisions for commercial waste services for the handling, storage, transport and disposal of post-construction solid waste and recycle bins from the development; and

·    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:

This condition requires further information to be submitted as a Condition Endorsement. Refer to the Condition Endorsement advice at the end of this permit.

It is recommended that the developer liaise with the Council’s City Resilience 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.

Reason for condition

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

ENG Tr2 - Development Engineering - Construction Traffic and Parking Management

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 as a Condition Endorsement, prior to commencement work (including demolition). The construction traffic and parking management plan must:

1.  Be prepared by a suitably qualified person.

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

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

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

5.  Nominate a superintendent, or the like, to be responsible for the implementation of the approved traffic management plan and available as a direct contact to Council and/or members of the community regarding day to day construction traffic operations at the site, including any immediate traffic issues or hazards that may arise.

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

Advice:

This condition requires further information to be submitted as a Condition Endorsement. Refer to the Condition Endorsement advice at the end of this permit.

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.

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

If any condition requires that further documents are submitted and approved, you will need to submit the relevant documentation to satisfy the condition via the Condition Endorsement Submission through PlanBuild. Detailed instructions can be found here.

Once approved, the Council will respond to you via PlanBuild that the condition has been endorsed (satisfied).

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.

Fees for Condition Endorsement are set out in Council’s Fees and Charges.

BUILDING PERMIT

You may need building approval in accordance with the Building Act 2016, further details are available on the Council’s website, which may assist you in understanding the relevant requirements.

A checklist has also been developed by Consumer, Building and Occupational Services (CBOS) to help property owners understand their responsibilities before, during, and after building work. It outlines the key steps in the building work approval process for notifiable (medium risk) and permit (high risk) work under the Building Act 2016. This resource is designed to support owners in meeting their obligations and ensuring a smooth approvals process. You can access the checklist here. 

PLUMBING PERMIT

You may need plumbing approval in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Further details are available on the Council’s website, which may assist you in understanding the relevant requirements.

A checklist has also been developed by Consumer, Building and Occupational Services (CBOS) to help property owners understand their responsibilities before, during, and after building work. It outlines the key steps in the building work approval process for notifiable (medium risk) and permit (high risk) work under the Building Act 2016. This resource is designed to support owners in meeting their obligations and ensuring a smooth approvals process. You can access the checklist here.

SPECIAL CONNECTION PERMIT

You may need a Special Connection Permit (Trade Waste) in accordance with the Plumbing Regulations 2014 and the Tasmanian Plumbing Code. Click here for more information.

RIGHT OF WAY

The proposal plans show that a supporting column, the fire stair and lift for the proposed hotel while they are contained within the boundaries of 3 Sandy Bay Road encroach into the existing right of way 0.62 wide (private) that burdens the title for 3 Sandy Bay Road.

This right of way is favour of the property at 1 Sandy Bay Road that is strata-titled by strata plan 151831 and the property at 2 Heathfield Avenue (CT 144793/2).

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.

FEES AND CHARGES

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

BEFORE YOU DIG

Click here for before you dig information.

8.1     Delegated Decision Report (Planning)

Harvey

That the recommendation contained within the officer report, marked as item 8.1 of the Open Planning Authority Committee Agenda of 24 September 2025, be adopted.

MOTION CARRIED

VOTING RECORD

Committee Resolution:

That the information contained in the ‘Delegated Decision Report (Planning)’, marked as attachment A to item 8.1 of the Open Planning Authority Committee Agenda of 24 September 2025, be received and noted.

8.2     Planning - Advertised Applications Report

Harvey

That the recommendation contained within the officer report, marked as item 8.2 of the Open Planning Authority Committee Agenda of 24 September 2025, be adopted.

MOTION CARRIED

VOTING RECORD

Committee Resolution:

That the information contained in the ‘Planning – Advertised Applications Report, marked as attachment A to item 8.2 of the Open Planning Authority Committee Agenda of 24 September 2025’ be received and noted.

Harvey

That the following response to questions without notice marked as item 9.1 of the Open Planning Authority Committee Agenda of 24 September 2025, be adopted.

MOTION CARRIED

VOTING RECORD

Committee Resolution:

That the following response to the question without notice, marked as item 9.1 of the Open Planning Authority Committee Agenda of 24 September 2025, be received and noted.

Question:         Can Officers provide advice on whether we have any Desired Future Character Statements for any part of Hobart.  It’s referenced in most reports, things are exempt because there are no future desire / future character state for that area – it comes frequently to us, so I am wondering:
1. Do we have any?
2. Where are they?
3. Should they be something we use more frequently across the municipality?

Response:        The Manager Development Appraisal advised that the Desired Character Statement ‘requirement’ is relating to the Interim Planning Scheme.  We have the Desired Character Statements in some areas, e.g. the Sandy Bay shopping precinct.  Some of it was carried over from the scheme before. 

With the new scheme, there are Local Area Provisions.  You have Local Area Objectives and Zone Purpose Statements under the new scheme and it is more clearly spelt out.  The performance criteria reference Local Area Objectives where relevant.  You will see that is in a slightly different format and is a bit clearer.  The Design Future Character is swapped for Zone and Purpose Statements and Local Area Objectives

Question:         Local Area Objectives / Desired Future Character Statements seem to be sparsely used.  Are we looking to apply that more broadly under the new scheme to more of the municipality so that we understand what we are looking to build in these future precincts?

Response:        The Manager Development Appraisal advised only if the area had a specific nature then you would apply a specific area plan or particular purpose zone.  We have identified certain areas where these plans or zones apply.  Generally the residential zones don’t have a Local Area Objective.  We have Heritage Precincts which cover a lot of the inner residential zones which have a quite distinct Character Statement.  There are areas (e.g. Gregory Street or North Hobart) that have Local Area Objectives that are built into the Specific Area Plans.  I think it is pretty well captured.

When you put those statement in, you have to think what are you trying to do differently, e.g. in some of those residential suburbs - what would we like to do differently here than somewhere else in terms of provisions we would like to apply?  If there isn’t that much, then it is probably not a reason to put a Local Area Objective in or go down that route of a Specific Area Plan.

Question:         Can Council consider implementing strategies to dissuade undesirable land uses within the City Centre as brought by the CBD Precinct Plan and North Hobart and outlines the responses to Questions Without Notice from the previous planning meeting.  To assist the admin team, I asked how we could do things two meetings ago and got a response last meeting which told us how we can.

Response:        The Manager Development Appraisal advised that during the Central Hobart Plan development, we will be reviewing the uses in that area.  Part of that process we will be largely adopting the Use Table in the Central Business zone and Commercial zone and considering uses in North Hobart Structure Plan.  Currently the Central Hobart Plan implemented in the Planning Scheme amendments is being prepared using those Use Table updates.

Question:         I believe that you will need a Council endorsement to do something like putting in a prospective ban on service spot car parking or car yards, that is what I am looking to achieve with this report which I think is beyond what is happening with the Central Hobart District Plan.  Do we need a Council Resolution to achieve those outcomes?

Response:        The Manager Development Appraisal advised that shift to the Commercial Zone, to discourage those kind of service industry, (e.g. car sales use), was essentially endorsed some time ago when we went through the representation process of the Local Provisions Schedule.  In the Central Business Zone we currently discourage all of those kinds of Uses. 

                        In relation to the Commercial Zone which covers sections of Harrington Street and the commercial section of Argyle Street and Campbell Street, (through our representation process for our own Local Provision Schedule, a year and a half a go now), there were recommendations made to change the use status in that zone to a Discretionary Use moving those uses such as ‘bulky goods’, ‘car sales’ and making it a much higher bar of assessment.  If they want to intensify, they would need to go through a discretionary assessment process to be able to look at the surrounding area and the desirability of the use and impacts on the other permitted uses.  So when that planning scheme amendment for the Central Hobart Plan comes forward, those uses will be carried forward. 

                        There will be an opportunity when the planning scheme amendments is presented to review.  There will also be workshops when we get closer to see whether additional qualifications might be considered to be added to make some of those uses prohibited. There has definitely been this use transition endorsed a year and a half ago to phase out those Uses.

Question:         Director, would you like to provide a comment on what is happening?

Response:        The Director Strategic and Regulatory Services advised the Committee that there will be an update for Elected Members on the Central Hobart Plan and the amendments on the 17 October 2025 at a workshop.  Elected Members will be able to provide feedback at that meeting.