|
That pursuant to the Hobart
Interim Planning Scheme 2015, the Planning Committee, in accordance
with the delegations contained in its terms of reference, approves the
application for subdivision, partial demolition, new building for 56 multiple
dwellings, business and professional services, and food services at 20
Barrack Street, Hobart, for the reasons outlined in the officer’s
report and a permit containing the following conditions be issued:
GEN
The use and/or
development must be substantially in accordance with the documents and
drawings that comprise PLN-23-548 - 20 BARRACK 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
2023/01530HCC dated 19/3/2024 as attached to the permit.
Reason for condition
To clarify the scope
of the permit.
PLN 7
Prior to the
issue of any approval under the Building Act 2016 (excluding for
demolition and any below ground works), a landscaping plan for the soft and
hard landscaping of the site prepared by a suitably qualified landscape expert
must be submitted and approved as a Condition Endorsement. The landscaping
plan must be substantially in accordance with the Final Planning Documents
approved by this permit.
All work
required by this condition must be undertaken in accordance with the approved
landscaping plan.
Prior to
occupancy or the commencement of the use (whichever occurs first),
confirmation from a suitably qualified landscape expert that all landscaping
works required by this condition have been implemented, must be submitted.
The vegetation
which is planted on the site pursuant to the landscaping plan must be
maintained and must not be disturbed. If any vegetation dies or is destroyed,
replacement vegetation of a similar size must be planted within 30 days of
the death or destruction.
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.
PLN 8
A plan showing
the palette of exterior colours and materials must be prepared. The plan must
be substantially in accordance with the Final Planning Documents approved by
this permit.
Prior to the
issue of any approval under the Building Act 2016 (excluding for
demolition or below ground works), the plan showing exterior colours and
materials must be submitted and approved as a Condition Endorsement. Samples
and revised montages may be required to be submitted in support of the
proposed plan.
All work
required by this condition must be undertaken in accordance with the approved
revised plans, samples and montages.
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.
PLN s1
Public artwork
must be implemented on site prior to first use of the building.
Prior to the
issue of any approval under the Building Act 2016 (excluding
for demolition, excavation, and works up to the ground floor slab), details
of the public artwork must be submitted and approved as a Condition
Endorsement, to the satisfaction of the Council's Director City Life.
The details
must include, but are not limited to, the following:
· Plans
and other associated and relevant documentation demonstrating what the
artwork will be and where it will be located;
· How
the artwork would comply with the guidance and criteria set out in
Council’s ‘Public Art in Private Developments’ guide and
The City of Hobart’s Public Art Framework;
· Demonstrating
that the artwork has a minimum value of 1% of the construction cost
(equivalent to $240,000 based the value provided in the 'Estimated cost of
development' section of the planning application form);
· Identifying
the procurement process and specifying the artist/artists selected;
· Setting
out how the project will be managed, including details of installation
oversight.
All work
required by this condition must be in accordance with the approved details.
Advice:
· For
further advice in relation to the acceptable provision of public art you are
encouraged to contact Council's Public Art team on 6238 2494.
· 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 provide civic
amenity.
PLN s2
Any
recommendations made in the Desktop Environmental Wind Assessment provided
for the development prepared by MEL Consultants must be implemented.
Specifically:
(a) the
pedestrian entrance at the northwestern corner of the basement level of the
development (level 01) must be setback 2m from the site's Barrack Street
frontage in order to achieve the required pedestrian comfort criterion;
(b) Either:
(i) balustrades
with a minimum height of 1.8m above finished surface level must be provided
for the balconies on levels 01, 02, 03, and 04 of the development, as shown
in figures 4, 5, and 6 of the wind assessment; or
(ii) a
further wind assessment must be carried out and any recommendations made
within the assessment regarding achieving acceptable wind conditions within
the development must be implemented. These recommendations must be
implemented upon completion of the development.
(c) a plan for educating the occupants
of the approved apartments on potential wind impacts on elevated balconies
must be prepared. The plan must address the management of objects left
permanently on balconies and include details of how education of occupants
will be carried out.
Prior to the
issue of building approval, revised plans and details that demonstrate
compliance with this condition must be submitted and approved as a Condition
Endorsement.
All work
required by this condition must be in accordance with the approved plans.
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 minimise
unreasonable impacts on pedestrian and occupant amenity from adverse wind
conditions.
PLN s3
Privacy screens
must be provided between any areas of private open space on the same level
that would be separated by less than 6m. The privacy screens must have a
minimum height of 1.7m above the finished surface level of the private open
space and a maximum 25% transparency. Plant and equipment (including the
outdoor components of air conditioning units) must not be placed within any
area of private open space provided on levels 2 and 3 of the building.
Prior to the
issue of building approval, revised plans that demonstrate compliance with
this condition must be submitted and approved as a Condition Endorsement.
All work
required by this condition must be in accordance with the approved plans.
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 that
buildings for residential use provide reasonable levels of amenity and safety
in terms of open space.
ENG 12
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 postconstruction 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 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).
Advice:
Under section
23 of the Urban Drainage Act 2013 it is an
offence for a property owner to direct stormwater onto a neighbouring
property.
Reason for condition
To ensure that
stormwater from the site will be discharged to a suitable Council approved
outlet.
SW 9
Prior to
occupancy or the commencement of the approved use (whichever occurs first),
stormwater pretreatment from the development must be installed.
A stormwater
management report and design must be submitted and approved as a Condition
Endorsement, prior to the issue of any approval under the Building
Act 2016 or the commencement of work on the site (whichever
occurs first). The stormwater management report and design must be prepared
by a suitably qualified engineer and must:
1. include
detailed design of the proposed treatment train, including final estimations
of contaminant removal in accordance with the targets of the State Stormwater
Strategy 2010;
2. include all design parameters
and assumptions (eg MUSIC model inputs and minimum driving head); and
3. include a supporting
maintenance plan, which specifies the required 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:
This
condition requires further information to be submitted as a Condition
Endorsement. Refer to the Condition Endorsement advice at the end of this
permit.
SW 15
Access and services
to each lot must be designed and installed to meet the needs of future
development, prior to the sealing of the final plan, commencement of use or
occupancy (whichever occurs first).
Detailed
engineering drawings must be submitted and approved as a Condition
Endorsement prior to the issue of any approval under the Building
Act 2016 or the commencement of work on the site (whichever
occurs first). The drawings must be certified by a suitably qualified and
experienced engineer and must:
1. be generally in
accordance with Local Government Association of Tasmania: Tasmanian Municipal
Standard Drawings (May 2020), as varied by the City of Hobart published
departures from those drawings, and Tasmanian Subdivision Guidelines (October
2013);
2. clearly distinguish between
public and private infrastructure;
3. show the final lot boundaries,
with each lot serviced separately by the Hobart City Council infrastructure
and all private plumbing contained within each lot;
4. specify lot connection sizes
appropriate for the developable area of each lot;
5. show the
proposed location and level of each lot connection such that the majority of
the lot, including the driveway, can be adequately drained via gravity;
6. show all stormwater from the
existing and proposed development (including but not limited to: roofed
areas, ag drains, and impervious surfaces such as driveways and paved areas)
drained to the Hobart City Council stormwater infrastructure with sufficient
receiving capacity;
7. show the
location of all existing connections and third-party private pipes passing
through the lots;
8. show any existing redundant
connection(s) to be abandoned as to be removed and footpath reinstated;
and
9. show in plan and long-section
the proposed stormwater connection, including but not limited to, flows,
clearances from structures, boundaries and other services, cover, gradients,
sizing, material, pipe class, and private inspection opening to delineate
private vs public;
All work
required by this condition must be constructed in accordance with the
approved engineering drawings.
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.
ENG 13
The waste management
plan approved by this permit, for commercial and domestic waste
and recycling must be implemented post construction.
All work
required by this condition must be undertaken in accordance with the approved
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.
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 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.
ENG 2a
Prior to first
occupation or commencement of use (whichever occurs first), vehicular
barriers compliant with the Australian Standard AS/NZS 1170.1:2002 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 Code 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 3b
The car parking
layout, access driveway and parking area require further detailed designs to
ensure functionality and compliance with the Australian Standard.
This
documentation must be submitted and approved as a condition endorsement,
prior to the issuing of any approval under the Building
Act 2016.
The detailed
designs must:
1. be
prepared and certified by a suitably qualified engineer;
2. be in accordance with the
Australian Standard AS/NZS 2890.1:2004, if possible;
3. where the design deviates from
AS/NZS 2890.1:2004 the designer must demonstrate that the design will provide
a safe and efficient access, and enable safe, easy and efficient use;
and
4. show [dimensions, levels,
gradients and transitions], and other details as Council deem necessary to
satisfy the above requirement.
The access
driveway and parking area must be constructed in accordance with the approved
detailed designs prior to first occupation.
Reason for condition
To ensure the safety
of users of the access and parking module, and compliance with the relevant
Australian Standard.
ENG 3c
Prior to the
first occupation, a suitably qualified engineer must certify that the access driveway
and parking area has been constructed in accordance with design drawings
approved by Condition ENG 3c.
Advice:
We strongly
encourage you to speak to your engineer before works begin so that you can
discuss the number and nature of the inspections they will need to do during
the works in order to provide this certification. It may be necessary for a
surveyor to also be engaged to ensure that the driveway will be constructed
as approved.
The reason
this condition has been imposed as part of your planning permit is that the
driveway is outside the Australian Standard gradients or design parameters.
If the driveway is not constructed as it has been approved then this may mean
that the driveway will either be unsafe or will not function properly.
An example
certificate is available on our website.
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 commencement
of use.
Reason for condition
To ensure the safety
of users of the access driveway and parking module, and that it does not
detract from the amenity of users, adjoining occupiers or the environment by
preventing dust, mud and sediment transport.
ENG 5
The number of
car parking spaces approved on site for residential use and
commercial use is fifty six (56) and eight (8) respectively.
Signage must be
erected in accordance with Australian Standard AS1742.11:2016 to indicate the
allocation of the commercial car parking spaces, and an appropriate treatment
for the residential car parking spaces.
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 commencement
of use.
Reason for condition
To ensure the
provision of parking for the use is safe and efficient.
ENG 9
All car parking
spaces for people with disabilities must be delineated to Australian/NZS
Standard, Parking facilities Part 6: Off-street parking for people with
disabilities AS/NZS 2890.6: 2009, prior to the commencement of the use.
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 site-related service connections
affected by the proposal will be altered and/or reinstated at the
owner’s full cost.
ENG r3
Prior to the
commencement of use, the proposed driveway crossover on the Barrack Street
highway reservation must be designed and constructed in accordance with:
· Commercial
UrbanTSD-R09-v3 - Urban Roads Driveways and TSD R16-v3 Type KCR and B1 or
Type KCRB and B1;
· Footpath
Urban Roads Footpaths TSD-R11-v3 match the existing footpath level.
All work
required by this condition must be undertaken in accordance with the approved
drawings.
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.
Please note
that your proposal does not include adjustment of footpath levels. Any
adjustment to footpath levels necessary to suit the design of proposed floor,
parking module or driveway levels will require separate agreement from
Council's Program Leader Road Services and may require further planning
approvals. It is advised to place a note to this affect on construction
drawings for the site and/or other relevant engineering drawings to ensure
that contractors are made aware of this requirement.
Reason for condition
To ensure that works
will comply with the Council’s standard requirements.
ENV 2
Sediment and
erosion control measures, sufficient to prevent sediment from leaving the
site and in accordance with an approved soil and water management plan (SWMP),
must be installed prior to the commencement of work and maintained until such
time as all disturbed areas have been stabilised and/or restored or sealed to
the Council’s satisfaction.
A SWMP must be
submitted and approved as a Condition Endorsement 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
(a) the Erosion
And Sediment Control, The Fundamentals for Development in Tasmania and
associated guideline documents (TEER &DEP, 2023), available from the
Derwent Estuary Program’s website; and
(b) any Contamination Management Plan or
Environmental Site Assessment for the Site.
All work
required by this condition must be undertaken in accordance with the approved
SWMP.
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 avoid the
pollution and sedimentation of roads, drains and natural watercourses that
could be caused by erosion and runoff from the development.
ENV s1
Noise
mitigation measures recommended in the Noise Assessment by Noise Vibration
Consulting dated 22 August 2023 must be implemented.
Design drawings
must be submitted as a Condition Endorsement prior to any approval under the Building
Act 2016. The design drawings must ensure that the construction of the
facades is to achieve a minimum sound isolation of Rw 32, pursuant to
Australian Standard AS2107.
All work
required by this condition must be undertaken in accordance with the approved
drawings.
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.
The noise
mitigation measures may be achieved by various combinations of the building
construction and layout, with the following constructions appropriate:
· Where
glazing is proposed, 6mm float glass / 12mm gap / 6mm float glass is
appropriate. Note that any operable windows/doors, including sliding doors,
will require full perimeter seals.
· Typical
wall construction using lightweight external cladding, 90 mm cavity with
insulation, and 10 mm standard plasterboard internal linings will achieve
this rating. The currently proposed copper cladding will be satisfactory.
· Any
masonry construction will comfortably achieve this rating.
· External
doors are to be solid core (or if glazed, as per the recommendation above)
and have seals around all jambs.
Reason for condition
To ensure that
buildings for residential or visitor accommodation uses provide reasonable
levels of amenity and safety in terms of noise, access to daylight and
natural ventilation, open space and storage.
HER 9
All work
associated with the proposed water, sewer and stormwater service connections
beneath the heritage listed sandstone wall on Barrack Street as shown in the
following drawings:
· Plan
of Subdivision PDA 50657CT1, dated 10 March 2023 and Concept Siteworks and
Stormwater, Concept Water and Sewer Plan, Gandy and Roberts, C020 and C021
dated 23 Nov 2023,
must be
supervised by a suitably qualified person (historic heritage) and by a
structural engineer, to ensure that the heritage listed sandstone wall is not
damaged or altered during works.
Reason for condition
To ensure that
development at a heritage place is undertaken in a sympathetic manner which
does not cause loss of historic cultural heritage significance.
HER 10
The proposed
location and design concept for the reuse of sandstone from the portion of
wall proposed for demolition is required.
Prior to the
issue of any approval under the Building Act 2016,
revised plans must be submitted and approved as a Condition Endorsement
showing the reuse of sandstone accordance with the above requirement.
All work
required by this condition must be undertaken in accordance with the approved
revised plans.
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 that
demolition in whole or part of a heritage place does not result in the loss
of historic cultural heritage values.
HER 13
No fabric of
historic value other than that shown on the approved plans is to be removed.
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.
HER 6
All onsite
excavation and disturbance must be monitored. 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; and
2. A qualified
archaeologist must be engaged to attend the site and provide advice and
assessment of the features and/or deposits discovered and make
recommendations on further excavation and/or disturbance; and
3. All and any
recommendations made by the archaeologist engaged in accordance with 2. above
must be complied with in full; and
4. All features
and/or deposits discovered must be reported to the Council with 2 days of the
discovery; and
5. A copy of the
archaeologist's advice, assessment and recommendations obtained in accordance
with 2. above must be provided to Council within 28 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
Any excavation
proposed in areas of high/medium archaeological potential (marked in orange
in Praxis Environment Report pg 49) must be preceded by an archaeological
impact assessment, and if necessary, an archaeological method statement,
which details measures to be taken to avoid or mitigate impact upon the
archaeological resource. That method statement must be in accordance with
industry standard (e.g., the Tasmanian Heritage Council’s Practice Note
2 - Managing Historical Archaeological Significance in the Works Application
Process) and implemented in the works process.
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 17c
The external
colours, materials and finishes of the approved development must be
substantially in accordance with the approved plans. Any substantial change
in the colours, materials and finishes requires further approval.
Reason for condition
To ensure that
development at a heritage place/precinct is undertaken in a sympathetic
manner which does not cause loss of historic cultural heritage significance.
ENVHE 1
Immediately
following demolition works, and prior to construction commencing, an
Environmental Site Assessment report, prepared by a suitably qualified and
experienced person in accordance with the procedures and practices detailed
in the National Environment Protection (Assessment of Site
Contamination) Measure 1999 (NEPM) as amended 2013
must be submitted to Council. The report must conclude:
· Whether
any site contamination presents a risk to workers or future users of the
site, as a result of proposed excavation of the site.
· Whether
any site contamination presents an environmental risk from excavation carried
out on the site.
· Whether
any specific remediation and/or protection measures are required to ensure
proposed excavation does not adversely impact human health or the environment
before excavation commences.
· Based
on the results of the Environmental Site Assessment that the excavation as
part of the planned works will not adversely impact on human health or the
environment (subject to implementation of any identified remediation and/or
protection measures as required).
If the
Environmental Site Assessment report concludes that remediation and/or
protection measures are necessary to avoid risks to human health or the
environment, a proposed remediation and/or management plan must be submitted
prior to commencement of work. Any remediation or management plan involving
soil disturbance must include a detailed soil and water management plan to
prevent offsite transfer of potentially contaminated soil or stormwater.
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 determine the
level of site contamination, and to identify any recommended
remediation/management practices/safeguards which need to be followed/put in
place during any excavations/ground disturbance on, or for use of the site,
to provide for a safe living environment.
SURV 1
The applicant
must submit to the Council a copy of the surveyor’s survey notes at the
time of lodging the final plan.
Reason for condition
To enable the
Council to accurately update cadastral layers on the corporate Geographic
Information System.
SURV 2
The final plan
and schedule of easements must be submitted and approved in accordance with
section 89 of the Local Government (Building &
Miscellaneous Provisions) Act 1993.
Reason for condition
To ensure that the
subdivision/boundary adjustment is carried out in accordance with the
Council's requirements under the provisions of Part 3 of the Local
Government (Building & Miscellaneous Provisions) Act 1993.
SURV 8
The applicant,
at no cost to the Council, must have prepared, entered into, and have
registered at the Land Titles Office, a deed pursuant to Section 75CA of the Conveyancing
and Law of Property Act 1884 for the canopy encroachments over
Macquarie and Barrack Streets, prior to the issue of a completion
certificate.
Advice:
A Section
75CA Conveyancing & Law of Property Act 1884 certificate for
the occupation of a Highway requires that the encroachment is a minimum 2.40
metres above the footpath or 4.25 metres above the road carriageway. A 600mm
set back from the back of kerb may also be required.
The applicant
must prepare and forward the required instrument pursuant to section 75CA Conveyancing
& Law of Property Act 1884, including a survey plan of the encroachment
(certified by a registered surveyor), the associated $294 Council application
fee and the Land Titles Office registration fee, to the Council for execution
and subsequent registration within the Land Titles Office.
Reason for condition
To ensure that the
proposed building encroachments over Macquarie and Barrack Streets are
formalised in accordance with statutory provisions.
ENG 16
Prior to the
sealing of the final plan, private sewer, stormwater (including surface
drainage) and water services/connections are to be entirely separate to each
lot and contained wholly within the lots served.
Reason for condition
To ensure that each
lot is services separately.
ENG 17
Prior to the
sealing of the final plan, the developer must verify compliance with
condition ENG 16 by supplying the Council with an as installed services plan
clearly indicating the location and details of all relevant services
(entirely contained within their respective lots or appropriate easements).
The as installed services plan must be accompanied by certification from a
suitably qualified person that all engineering work required by this permit
has been completed.
Advice:
Any final
plan submitted for sealing will not be processed unless it is accompanied by
documentation by a suitably qualified person that clearly certifies that this
condition has been satisfied and that all the work required by this condition
has been completed. A 'suitably qualified person' must be a professional
engineer or professional surveyor or other persons acceptable to Council.
Reason for condition
To ensure that the
developer provides the Council with clear written confirmation that the
separation of services is complete.
SUB s1
The demolition
of Partial Workshop / Carpark and the removal of the carparks adjacent to the
proposed north-western boundary of Lot 1 as shown on Ptd Studio Existing and
Demolition Plan - Drawing TP00.02 is to occur prior to the sealing of the
final plan.
Reason for condition
To ensure that the
existing building and car parks proposed to be removed as part of the
development are not straddling the proposed north-western boundary of Lot 1.
SUB s2
A suitably
qualified building surveyor is to provide certification of fire separation
along the newly created boundary between Lot 1 and the Balance Lot to the
satisfaction of Council prior to the sealing of the final plan.
If the suitably
qualified building surveyor is unable to provided certification as required
in 1. above, building approval for any works required to achieve fire
separation must be obtained in accordance with the Building
Act 2016. The works must then be undertaken and a certificate of
completion issued prior to the sealing of the final plan.
Reason for condition
To ensure that
adequate fire separation is provided along the newly created boundary.
Advice
Bike Parking
The developer is
encouraged to provide additional bike parking that complies with the relevant
standards.
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 on Council's online services eplanning portal. Detailed
instructions can be found here.
Once approved, the
Council will respond to you via email 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.
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 will require a
Permit to Open Up and Temporarily Occupy a Highway (for work in the road
reserve). Click here for more information.
STORMWATER
Please note that in
addition to a building and/or plumbing permit, development must be in
accordance with the Hobart City Council’s Infrastructure 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
Infrastructure by law. Click here for more
information.
CBD AND HIGH
VOLUME FOOTPATH CLOSURES
Please note that the
City of Hobart does not support the extended closure of public footpaths or
roads to facilitate construction on adjacent land.
It is the
developer's responsibility to ensure that the proposal as designed can be
constructed without reliance on such extended closures.
In special cases,
where it can be demonstrated that closure of footpaths in the CBD and/or
other high-volume footpaths can occur for extended periods without
unreasonable impact on other businesses or the general public, such closures
may only be approved by the full Council.
For more information
about this requirement please contact the Council's Mobility Unit on
62382711.
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.
RIGHT OF WAY
The private right of
way must not be reduced, restricted or impeded in any way, and all
beneficiaries must have complete and unrestricted access at all times.
You should inform
yourself as to your rights and responsibilities in respect to the private
right of way particularly reducing, restricting or impeding the right during
and after construction.
WORK PLACE
HEALTH AND SAFETY
Appropriate
occupational health and safety measures must be employed during the works to
minimise direct human exposure to potentially contaminated soil, water, dust
and vapours. Click here for more
information.
PROTECTING THE
ENVIRONMENT
In accordance with
the Environmental Management and Pollution Control Act 1994, local
government has an obligation to "use its best endeavours to prevent or
control acts or omissions which cause or are capable of causing
pollution." Click here for more information.
LEVEL 1
ACTIVITIES
The activity
conducted at the property is an environmentally relevant activity and a Level
1 Activity as defined under s.3 of the Environmental
Management and Pollution Control Act 1994. For further
information on what your responsibilities are, click here.
WASTE DISPOSAL
It is recommended
that the developer liaise with the Council’s 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
regarding waste disposal can also be found on the Council’s website.
FEES AND
CHARGES
Click here for
information on the Council's fees and charges.
DIAL BEFORE YOU
DIG
Click here for dial
before you dig information.
SUBDIVISION
ADVICE
For information
regarding standards and guidelines for subdivision works click here.
All conditions
imposed by this permit are in accordance with the Local
Government Building & Miscellaneous Provisions) Act 1993 and the Conveyancing
and Law of Property Act 1884.
PRIVATE
UNDERGROUND ELECTRICAL CONNECTIONS
The City of Hobart
does not allow the installation of private underground electrical services
within the road reservation. Click here for more
information.
|
