Minutes (Open Portion)

City Planning Committee Meeting

Page 3

24/9/2018

Minutes (Open Portion)

City Planning Committee Meeting

Page 5

24/09/2018

BURNET

The minutes of the Open Portion of the City Planning Committee meeting held on Monday, 10 September 2018 and the Special City Planning Committee meeting held on Monday, 17 September 2018, be confirmed as an accurate record. 

MOTION CARRIED

VOTING RECORD

Minutes (Open Portion)

City Planning Committee Meeting

Page 8

24/09/2018

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

RUZICKA

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for alterations (re-roofing) at 391 Sandy Bay Road, Sandy Bay and a permit containing the following conditions be issued:

GEN

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN-18-322 - 391 SANDY BAY ROAD SANDY BAY TAS 7005 - Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

ADVICE

The following advice is provided to you to assist in the implementation of the planning permit that has been issued subject to the conditions above. The advice is not exhaustive and you must inform yourself of any other legislation, by-laws, regulations, codes or standards that will apply to your development under which you may need to obtain an approval. Visit the Council's website for further information.

Prior to any commencement of work on the site or commencement of use the following additional permits/approval may be required from the Hobart City Council.

BUILDING PERMIT

You may need building approval in accordance with the Building Act 2016. Click here for more information. 

This is a Discretionary Planning Permit issued in accordance with section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

You may need plumbing approval in accordance with the Building Act 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.

REUSE OF REMOVED SLATE

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

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for alterations (re-roofing) at 391 Sandy Bay Road, Sandy Bay and a permit containing the following conditions be issued:

GEN

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN-18-322 - 391 SANDY BAY ROAD SANDY BAY TAS 7005 - Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

ADVICE

The following advice is provided to you to assist in the implementation of the planning permit that has been issued subject to the conditions above. The advice is not exhaustive and you must inform yourself of any other legislation, by-laws, regulations, codes or standards that will apply to your development under which you may need to obtain an approval. Visit the Council's website for further information.

Prior to any commencement of work on the site or commencement of use the following additional permits/approval may be required from the Hobart City Council.

BUILDING PERMIT

You may need building approval in accordance with the Building Act 2016. Click here for more information. 

This is a Discretionary Planning Permit issued in accordance with section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

You may need plumbing approval in accordance with the Building Act 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.

REUSE OF REMOVED SLATE

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

Attachments

a.   Deputation Supporting Documentation - Mr Frazer Read – Principal of All Urban Planning ⇨  

8.1      Monthly Building Statistics - 1 August 2018 - 31 August 2018

RUZICKA

That the recommendation contained in the report of the Director City Planning of 19 September 2018, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That the information be received and noted:

The Director City Planning reports:

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

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

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

(iii)    7 Major Projects:

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

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

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

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

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

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

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

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

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

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

(iii)    3 Major Projects:

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

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

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

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

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

8.2      Delegated Decisions Report (Planning)

BURNET

That the recommendation contained in the report of the Director City Planning of 19 September 2018, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That the information contained in the memorandum titled ‘Delegated Decisions Report (Planning)’ of 19 September 2018 be received and noted.

8.3      City Planning - Advertising List

BURNET

That the recommendation contained in the report of the Director City Planning of 19 September 2018, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That the information contained in the memorandum titled ‘City Planning – Advertising List’ of 19 September 2018 be received and noted.

9.1      Affordable Housing in Developments and Precincts

ZUCCO

That in accordance with Council’s policy, the following Notice of Motion which was adopted by the City Planning Committee, be considered by the Council, as amended by the deletion of the words or the contribution for, from the first paragraph.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

Motion:

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

That the report also consider:

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

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

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

Rationale:

“It is widely known that there is a shortage of affordable housing and in particular housing rental properties. Currently councils do not have the ability to make agreements to provide bonus development to any size developer that delivers affordable housing and rental properties as part of their development.

As an example a small developer that has a parcel of land say at 1000 square meters and the dwelling unit factor is say 350m2 the developer can only build 3 units/apartments under the above proposal.  If the developer enters into an agreement with Council to provide either an extra apartment for the affordable housing market or the rental market for a period of say 10 years, the developer may receive these bonuses that could see 4 units/apartments built on the site (subject to meeting other planning guidelines). Similarly medium to larger developers may also achieve bonus development on similar bases such as bonus height and density where the height or density is specific to affordable or rental housing.

For example, New South Wales Environmental Planning and Assessment Act 1979 considers the promotion of the social and economic welfare of the community as one of its objectives.  In 1999 the Act was amended to specifically include the provision and maintenance of affordable housing as an Object of the Act. The Act allows for the collection of contributions for affordable housing where a need for affordable housing is identified.  State Environmental Planning Policy No.70 – Affordable housing (Revised Schemes) 2009 (SEPP70) identifies that there is a need for affordable housing in the City of Sydney.  The Sydney Local Environmental Plan 2012 contains controls for the calculation, levying and management of affordable housing contributions in the City of Sydney.

Tasmania could develop legislation that would allow a developer to increase density provisions if they provide affordable housing or rental housing for a period so rather than simply have a heads of agreement to “collect” funds for a pool to hopefully build them in the future a model that provides bonuses for those developers that implement them in their developments will see this occur on a regular basis. What is needed is heads of agreement legislation for councils to negotiate on any specific development. 

This is an opportunity to have regular rental properties and affordable housing on the market, it is a win/win situation for the city and changes to legislation will provide councils with the power to achieve heads of agreement.”

The General Manager reports:

“In line with the Council’s policy in relation to Notices of Motion, I advise that the matter is considered to be within the jurisdiction of the Hobart City Council as it relates to the administration of planning schemes.”

10.1    Committee Actions - Status Report

RUZICKA

That the information be received and noted.

MOTION CARRIED

VOTING RECORD

11.1    Alderman Denison - Slate Roofs on Heritage Buildings

Question:    Can the Director please advise if the owners of heritage buildings with slate roofs are made fully aware that if the slate roof requires replacement, a development application must be lodged and assessed prior to this work being undertaken, and if not, would it be feasible for correspondence to be forwarded to all owners of these properties to advise of this requirement?

Answer:       The Director City Planning advised that currently the owners of heritage buildings with slate roofs are not especially made aware by the City of Hobart that if a slate roof requires replacement, a development application must be lodged, however the Director further advised that he would happy to explore further options to ensure all owners are aware of their obligations.

11.2    Alderman Burnet - Resource Management and Planning Appeals Tribunal - Regular Reporting on Appeals

Question:    Could the Director please advise if an update by means of a report of planning decisions which are being appealed together with those that are being considered by the Resource Management and Planning Appeals Tribunal, be provided to the Committee for information on a regular basis?

Answer:       The Director City Planning advised that currently the outcomes of decisions by the Resource Management and Planning Appeals Tribunal are distributed to the Aldermen for information, however it is possible to table a further report to the Committee on a regular basis, providing a detailed list of what decisions are being appealed and the decisions currently being considered by the Tribunal.

13.      7 Allison Street and 40 Hill Street, West Hobart - Partial Demolition, Alterations and Multiple Dwelling (One Existing, One New)

DENISON

That the recommendation contained in the report of the Development Appraisal Planner and the Senior Statutory Planner of 17 September 2018, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for a partial demolition, alterations and multiple dwelling (one existing, one new) at 7 Allison Street West Hobart Tas 7000 for the reasons outlined in the officer’s report, attached to supplementary item 13 of the Open City Planning Committee agenda of 24 September 2018 and a permit containing the following conditions be issued:

GEN

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN­18­88 ­ 7 ALLISON STREET WEST HOBART TAS 7000 ­ Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

TW

The use and/or development must comply with the requirements of TasWater as detailed in the form Submission to Planning Authority Notice, Reference No. TWDA 2018/00247­HCC dated 15/8/2018 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

ENG sw4

The new storm water connection must be constructed and existing abandoned connections sealed by the Council at the owner’s expense, prior to the first occupation.

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

1.    The location of the proposed connection; and

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

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

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

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

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

Reason for condition

To ensure the site is drained adequately.

ENG sw6

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

1.    Be prepared by a suitably qualified person;

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

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

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

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

Advice:

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

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

Reason for condition

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

ENG 2a

Prior to first occupation or commencement of use (whichever occurs first), vehicular barriers compliant with the Australian Standard AS/NZS1170.1:2002 must be installed to prevent vehicles running off the edge of an access driveway or parking module (parking spaces, aisles and manoeuvring area) where the drop from the edge of the trafficable area to a lower level is 600mm or greater, and wheel stops (kerb) must be installed for drops between 150mm and 600mm. Barriers must not limit the width of the driveway access or parking and turning areas approved under the permit.

Advice:

·     The Council does not consider a slope greater than 1 in 4 to constitute a lower level as described in AS/NZS 2890.1:2004 Section 2.4.5.3. Slopes greater than 1 in 4 will require a vehicular barrier or wheel stop.

·     Designers are advised to consult the National Construction Code 2016 to determine if pedestrian handrails or safety barriers compliant with the NCC2016 are also required in the parking module this area may be considered as a path of access to a building.

Reason for condition

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

ENG 11

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

Advice:

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

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

Reason for condition

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

ENG 1

The cost of repair of any damage to the Council's infrastructure resulting from the implementation of this permit, must be met by the owners within 30 days of the completion of the development or as otherwise determined by the Council.

A photographic record of the Council's infrastructure adjacent to the subject site must be provided to the Council prior to any commencement of works.

A photographic record of the Council’s infrastructure (e.g. existing property service connection points, roads, buildings, stormwater, footpaths, driveway crossovers and nature strips, including if any, pre­existing damage) will be relied upon to establish the extent of damage caused to the Council’s infrastructure during construction. In the event that the owner/developer fails to provide to the Council a photographic record of the Council’s infrastructure, then any damage to the Council's infrastructure found on completion of works will be deemed to be the responsibility of the owner.

Reason for condition

To ensure that any of the Council's infrastructure and/or site­related service

connections affected by the proposal will be altered and/or reinstated at the owner’s full cost.

ENV 1

Sediment and erosion control measures sufficient to prevent sediment from leaving the site must be installed prior to any disturbance of the site, and maintained until all areas of disturbance have been stabilized or re­vegetated.

Advice: For further guidance in preparing a Soil and Water Management Plan – in accordance with Fact sheet 3 Derwent Estuary Program click here.

Reason for condition

To avoid the sedimentation of roads, drains, natural watercourses, Council land that could be caused by erosion and runoff from the development, and to comply with relevant State legislation.

HER 17

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

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

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

Reason for condition

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

OPS 1

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

Reason for condition

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

OPS s2

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

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

Advice:

Once the EMCP has been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

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

Reason for condition

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

ADVICE

The following advice is provided to you to assist in the implementation of the planning permit that has been issued subject to the conditions above. The advice is not exhaustive and you must inform yourself of any other legislation, by­laws, regulations, codes or standards that will apply to your development under which you may need to obtain an approval. Visit the Council's website for further information.

Prior to any commencement of work on the site or commencement of use the following additional permits/approval may be required from the Hobart City Council.

CONDITION ENDORSEMENT PLANNING

If a condition endorsement is required by a planning condition above, you will need to submit the relevant documentation to satisfy the condition via the Condition Endorsement Submission on Council's online services e­planning

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

Once approved, the Council will respond to you via email that the condition has been endorsed (satisfied). Detailed instructions can be found here.

CONDITION ENDORSEMENT ENGINEERING

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

Value of Building Works Approved by Planning Permit Fee:

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

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

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

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

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

BUILDING PERMIT

You may need building approval in accordance with the Building Act 2016. Click here for more information.

This is a Discretionary Planning Permit issued in accordance with section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

You may need plumbing approval in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Click here for more information.

OCCUPATION OF THE PUBLIC HIGHWAY

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

NEW SERVICE CONNECTION

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

STORM WATER

Please note that in addition to a building and/or plumbing permit, development must be in accordance with the Hobart City Council’s Hydraulic Services By law. Click here for more information.

WORK WITHIN THE HIGHWAY RESERVATION

Please note development must be in accordance with the Hobart City Council’s

Highways By law. Click here for more information.

DRIVEWAY SURFACING OVER HIGHWAY RESERVATION

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

ACCESS

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

CROSS OVER CONSTRUCTION

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

COUNCIL RESERVES

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

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

WEED CONTROL

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

WORK PLACE HEALTH AND SAFETY

Appropriate occupational health and safety measures must be employed during the works to minimise direct human exposure to potentially­contaminated soil, water, dust and vapours. Click here for more information.

PROTECTING THE ENVIRONMENT

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

NOISE REGULATIONS

Click here for information with respect to noise nuisances in residential areas.

FEES AND CHARGES

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

DIAL BEFORE YOU DIG

Click here for dial before you dig information.

14.      128 Strickland Avenue and 126 A Strickland Avenue and 126 Strickland Avenue and 124 Strickland Avenue, South Hobart and Adjacent Road Reserve - Demolition, Five Multiple Dwellings, and Associated Works

RUZICKA

That the recommendation contained in the report of the Development Appraisal Planner and the Senior Statutory Planner of 19 September 2018, be adopted, as amended by the addition of the wording to the satisfaction of the Director City Planning after the word following in condition PLN 17.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That:   Pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for demolition, five multiple dwellings, and associated works at 128 Strickland Avenue and 126 A Strickland Avenue and 126 Strickland Avenue and 124 Strickland Avenue, South Hobart and Adjacent Road Reserve for the reasons outlined in the officer’s report, attached to supplementary item 14 of the Open City Planning Committee agenda of 24 September 2018 and a permit containing the following conditions be issued:

GEN

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN­18­419 128 STRICKLAND AVENUE SOUTH HOBART TAS 7004 ­ Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

TW

The use and/or development must comply with the requirements of TasWater as detailed in the form Submission to Planning Authority Notice, Reference No. TWDA 2018/01111­HCC dated 13/7/2018 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

PLN 4

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

Reason for condition

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

PLN 17

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

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

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

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

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

Reason for condition

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

(a)  Enables easy and efficient use;

(b)  Promotes the safety of users;

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

(d)  Prevents unreasonable light overspill impacts.

ENG sw1

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

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

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

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

Reason for condition

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

ENG sw5

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

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

The engineering drawings must:

1.    Be certified by a qualified and experienced engineer.

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

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

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

5.    Clearly distinguish between public and private infrastructure.

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

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

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

Failure to address condition endorsement requirements prior to submitting for building approval may result in unexpected delays.

Please note that once the condition endorsement has been issued, you will need to contact Council’s City Infrastructure Division to obtain a Permit to Construct Public Infrastructure. A maintenance period of 12 months, 5% maintenance bond and CCTV will apply.

Reason for condition

To ensure Council’s hydraulic infrastructure meets acceptable standards.

ENG sw7

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

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