Health Hub

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0635/2018
Date
advertised: 15/12/2018
Planning Administration
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CPD Planning
Application
Document Produced by: Chloe Lyne
Project: Construction of a car park and

associated increase in practitioner numbers
Client: Encompass Health Holding

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CPD Planning Application December 18
Table of Contents
1 Introduction ..................................................................................................................................... 3
2 Site and Surrounds ........................................................................................................................ 3
2.1.1 Location ............................................................................................................................... 3
The Land ...................................................................................................................................... 3
Topography ................................................................................................................................ 4
Natural Values ........................................................................................................................... 4
Natural Hazards ........................................................................................................................ 4
Heritage ....................................................................................................................................... 4
Surrounding Area ..................................................................................................................... 4
Infrastructure Services ............................................................................................................ 5
2.8.1 Transport Network ........................................................................................................... 5
2.8.2 Reticulated Services ......................................................................................................... 5
3 Development Application ........................................................................................................... 5
Applicant ..................................................................................................................................... 5
Proposed Use and Development ....................................................................................... 6
3.2.1 Demolition .......................................................................................................................... 6
3.2.2 Consolidation ..................................................................................................................... 6
3.2.3 Development...................................................................................................................... 6
3.2.4 Use ......................................................................................................................................... 6
3.2.5 Access and Car Parking .................................................................................................. 6
4 Planning Assessment .................................................................................................................... 7
Zoning .......................................................................................................................................... 7
Use Categorisation .................................................................................................................. 7
4.2.1 ‘Business and Professional Services’ use class ....................................................... 7
4.2.2 Approval Status ................................................................................................................. 8
Commercial Zone Provisions ............................................................................................... 8
4.3.1 Zone Purpose ..................................................................................................................... 8
4.3.2 Use Standards .................................................................................................................... 9
4.3.3 Development Standards .............................................................................................. 13
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CPD Planning Application
Ref. No:
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Codes.......................................................................................................................................... 19
4.4.1 Bushfire Prone Areas Code E1.0 ................................................................................ 19

4.4.2 Potentially Contaminated Land E2.0 ....................................................................... 20
4.4.3 Landslip Code E3.0 ......................................................................................................... 20
4.4.4 Road and Railway Assets Code E4.0 ........................................................................ 20
4.4.5 Flood Prone Areas Code E5.0..................................................................................... 23
4.4.6 Car Parking and Sustainable Transport Code E6.0 ............................................. 24
4.4.7 Scenic Management Code E7.0................................................................................. 37
4.4.8 Biodiversity Code E8.0 .................................................................................................. 37
4.4.9 Water Quality Code E9.0 .............................................................................................. 37
4.4.10 Recreation and Open Space Code E10.0............................................................ 37
4.4.11 Environmental Impacts and Attenuation Code E11.0.................................... 37
4.4.12 Airports Impact Management Code E12.0 ........................................................ 37
4.4.13 Local Historic Heritage Code E13.0 ...................................................................... 37
4.4.14 Coastal Code E14.0 .................................................................................................... 37
4.4.15 Telecommunications Code E15.0 .......................................................................... 38
4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0 ................................ 38
4.4.17 Cataract Gorge Management Area Code E17.0 .............................................. 38
4.4.18 Signs Code E18.0 ........................................................................................................ 38
4.4.19 Development Plan Code E19.0 .............................................................................. 38
5 Conclusion ...................................................................................................................................... 38
6 Appendix A – Certificate of Title ............................................................................................. 41
7 Appendix B – Development Plans .......................................................................................... 42
8 Appendix C – Traffic Impact Assessment ............................................................................ 43
9 Appendix 9 Preliminary Site Assessment ............................................................................ 44
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1 Introduction
This report has been prepared in support of a Development Application being lodged
by Commercial Project Delivery on behalf of Encompass Health Holding for use and
development of a car park at 37 Cleveland Street, adhesion of that title to 243-247
Wellington Street and an increase in medical practitioner numbers at the medical
centre.
The report provides an assessment against the relevant provisions of the Launceston
Interim Planning Scheme 2015 (‘The Planning Scheme’).
2 Site and Surrounds

2.1.1 Location
The subject site is located at 243-247 Wellington Street and 37 Cleveland Street,
Launceston (see Figure 1).
Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.
Figure 1 - Location Plan
The Land
The subject site is legally comprised of two titles as follows:
• 243-247 Wellington Street: CT 171600/1

• 37 Cleveland Street: CT 216622/5
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A copy of the titles is included as Appendix A.

The applicant has notified the landowner of the intention to lodge the application in
accordance with Section 52(1) of the Land Use Planning and Approvals Act 1993.
The Wellington Street site has an area of 3703 m2. It contains an existing 2 storey
building which comprises a GP clinic with a number of consulting rooms, pharmacy,
medical laboratories and a café. Approval has been granted (DA0325/2018) for the
addition of a child care centre on the second level of the northern most portion of the
building. The number of GP’s allowed to operate from the site is currently capped at
14.
The Cleveland Street site has an area of approximately 539m2 and contains an existing
single storey building currently occupied by ‘Dip n Strip.’
Topography
The land falls from the rear boundary towards Wellington Street.
Natural Values
The subject site is a fully developed urban lot. It therefore does not contain any
significant natural values. Most of the site is sealed with runoff managed by an on-site
stormwater system which discharges into the reticulated system.
Natural Hazards
The subject site is not shown on the Planning Scheme maps as being subject to a
potential flooding and landslip hazard. It is not located within or near bushfire prone
land.
Heritage
The subject site is not heritage listed either locally or at State level.
Surrounding Area
The subject site is in a commercial area along Wellington Street. Land to the south
contains the Bob Jane Tyre Mart building with land to the north comprising the Trade
Unions office. The land on the opposite side of Wellington Street contains the Metro
Bus Depot. There is one residential property on the south-eastern boundary and the
surrounding adjacent property is comprised of the Ockerby Gardens to the east and
car parking facilities associated with the LGH on the northern side of Cleveland Street.
The general area could be described as Mixed Use.
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Infrastructure Services
2.8.1 Transport Network

The Wellington Street site is currently accessible via a crossover from both Wellington
and Cleveland Streets.
The Cleveland Street site is accessible two single crossovers from Cleveland Street as
shown in photo 1 below.
Photo 1: View of access locations for 37 Cleveland Street
2.8.2 Reticulated Services

The subject site is a fully serviced urban lot located in a commercial area.
3 Development Application
Applicant
The applicant is Commercial Project Delivery obo Encompass Health Holding. The
appropriate contact is:
Chloe Lyne, Town Planner CPD
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M: 0408397393
E: chloe@cpdelivery.com.au
Proposed Use and Development
3.2.1 Demolition
It is proposed to demolish the existing buildings and structures including retaining
wall and fencing on the property at 37 Cleveland Street.
3.2.2 Consolidation
It is proposed to consolidate 243-247 Wellington Street and 37 Cleveland Street into
one title.
3.2.3 Development
It is proposed to develop a multi-storey car park (2 storeys) on the site at 37 Cleveland
Street to be used in conjunction with the existing Health Hub development at 243-247
Wellington Street.
The proposed car park comprises a ground level with 22 spaces and a turning bay and
an upper level deck with 25 spaces and a turning bay. The net gain in car parking
spaces for the Health Hub site is 43 given 3 spaces are required to be removed from
the ground level car park immediately to the east on the Health Hub site to enable
construction of the accessway between the two car parks. A further 3 spaces will be
lost on the Health Hub site due to reconfiguration of access to Ockerby Gardens.
The car park will have an overall height of 6.55 metres and be constructed in pre-cast
concrete panels.
3.2.4 Use
It is proposed to increase the number of medical practitioners at the medical centre to
include an additional 29 specialist doctors. This would be in addition to the approved
14 GP’s allowed to practice on site at any one time currently.
The specialists will be located in the first floor vacant commercial tenancy already
constructed at the site, immediately below the approved child care (not yet
commenced construction).
3.2.5 Access and Car Parking

Ground level access to the new car park will be directly via a crossover onto Cleveland
Street. Access to the upper level will be via a new ramp to be constructed between the
existing Health Hub car park and the new two-storey car park.
The proposed new car park will result in a net gain in parking supply for the Health
Hub.
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Refer to Appendix B for the full development plans.

It is noted that in addition to the 43 new car parking spaces, 15 spaces within the
existing Health Hub car park are proposed to be allocated to the 29 new specialist
doctors. This is based on the fact that under DA0509/2015, provision for 15 spaces
were allocated for the future use of the 633m2 commercial precinct on the first floor.
4 Planning Assessment
Zoning
The subject site is zoned Commercial under the Launceston Interim Planning Scheme
2015 as identified in Figure 2 below.
Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.
Figure 2 - Zoning Plan
Use Categorisation
4.2.1 ‘Business and Professional Services’ use class

The broad use classification for the proposed use is ‘Business and Professional Services’
which is defined as follows in Table 8.2 of the Planning Scheme.
‘use of land for administration, clerical, technical, professional or similar activities. Examples
include a bank, call centre, consulting room, funeral parlour, medical centre, office, post office,
real estate agency, travel agency and veterinary centre.’
In accordance with Clause 4.1, a medical centre is defined as follows:
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‘means use of land to provide health services (including preventative care, diagnosis, medical and
surgical treatment, and counselling) to out-patients only’
It is submitted that the proposed development for the car park is best assessed under
the Business and Professional Use Class given it is to be associated with and facilitate
an increase in medical practitioner numbers at the site. It is submitted that in
accordance with Clause 8.2.2 of the Planning Scheme, that the car park is directly
associated with and ancillary to the medical centre.
4.2.2 Approval Status

‘Business and Professional Services’ is identified in the Use Table at Clause 23.2 as
being a discretionary use class in the Commercial Zone. The application also requires
a permit as it does not comply with the acceptable solutions identified below. It relies
on an assessment against the associated performance criteria.
• Clause 23.3.2 Emissions impacting sensitive uses (P1)

• Clause 23.3.3 Retail impact (P1)
• Clause 23.4.1 Building height, setback and siting (21)
• Clause 23.4.2 Streetscape (P2)
• Clause 23.4.4 Site landscaping (P1)
• Clause E4.5.1 Existing Road Accesses and Junctions (P3)
• Clause E4.6.2 Road Accesses and Junctions (P2)
• Clause E4.6.4 Sight Distance Accesses, Junctions and Level Crossings (P1)
• Clause E6.5.1 Car Parking Numbers (P1)
• Clause E6.5.4 Motorcycle Parking (P1)
• Clause E6.6.2 Design and layout of parking areas (P1)
Commercial Zone Provisions
4.3.1 Zone Purpose

23.1 Zone Purpose
23.1.1 To provide for large floor area retailing and service industries.
23.1.2 To provide for other large area uses, such as car yards, bulky goods
sales, warehouse and showrooms in the areas of high traffic volumes
and high passing visibility.
23.1.3 To ensure uses support and do not threaten the established activity
centre hierarchy.
The Zone Purpose statements are relevant to the exercise of the general
discretion which applies to the ‘business and professional services’ use class in
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accordance with Clause 8.10.2 of the Interim Planning Scheme. They are
considered individually below.

23.1.1 Whilst the proposal to develop an additional car park to facilitate an
increase in the number of medical practitioners at an existing Medical
Centre does not provide large floor area retailing and service industries,
it is submitted that the use of the site for Medical Centre is already
approved and the proposal to develop a car park to enable an increase
in practitioners at the site will further strengthen the site and general area
as a ‘health precinct.’
23.1.2 The proposed car park development will enable additional practitioners
to operate from the Medical Centre will result in a Medical Centre
encompassing a range of medical related uses across a large floor area.
Given the location of the site immediately adjacent to the LGH, it is
considered an excellent location for what will be the largest such medical
facility in Launceston.
23.1.3 Consistent. The use of the site for a Medical Centre and associated car
park which includes an ancillary pharmacy will not threaten the
established activity centre hierarchy. It is submitted that the ongoing
expansion of the medical hub with new rooms for specialist doctors at
this location adjacent to the LGH is entirely appropriate. Specialist
doctors regularly have patients in care and/or operate at the LGH so the
side is ideally located to provide additional consulting rooms. There is no
large-scale retailing proposed that will threaten the centres identified in
the established activity centre hierarchy. This type of facility needs a
location that has on-site parking by virtue of the fact it caters for sick
people therefore a CBD location would be inappropriate. It is submitted
that the location of this facility in either of the second order activity
centres of Kings Meadows or Mowbray would not be appropriate given
they are not centrally located.
4.3.2 Use Standards
23.3.1 External Storage of Goods

Objective
To ensure that external storage of goods, materials and waste does not detract
from the amenity of the area.
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Acceptable Solution Performance Criteria

A1 Storage of goods and materials, P1 Storage of goods, materials, other

other than for retail sale, or waste than for retail sale, or waste must
must not be visible from any road located or screened to minimise
or public place adjoining the site. its impact on views into the site
from any road or public open
space adjoining the site, having
regard to:
(a) the nature of the use;
(b) the type of goods, materials
or waste proposed to be
stored;
(c) the topography of the site;
(d) the landscaping or the site;
and
(e) any screening proposed.
Complies with A1.
Goods, materials or waste will be stored within or to the rear of the car park.
23.3.2 Emissions impacting sensitive uses

Objective
To ensure that emissions to air, land and water are not detrimental to the
amenity of sensitive uses.
A1 Uses must be set back from the P1 The use must not adversely
site of a sensitive use a distance impact on the amenity of nearby
of no less than 100m. sensitive uses, having regard to:;
(a) the nature of the proposed
use;
(b) the characteristics of the
emissions;
(c) the proximity and number of
sensitive uses in the area;
(d) the topography of the site;
(e) background levels;
(f) any mitigation measures
proposed; and
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(g) the character of the

surrounding area.
Complies with P1.
Given the site (37 Cleveland Street) is within 100m of a hospital and residential
property, the proposal must be assessed against the PC. It is submitted that the
development of a multi-storey car park on a site that currently has a paint
stripping business located on it will not impact on the amenity of the nearby
sensitive uses. The hospital itself has a large multi-storey car park located
opposite the site on Cleveland Street and it is considered that the addition of 43
spaces at the site will not have any impact on the hospital in terms of emissions,
noise or character of the area.
The site is within 100 metres of residential properties along Howick Street.
However, again, the nature of a car park use is such that it will not impact that
residential use by any emissions. The existing car park on the 243-247 Wellington
St site is situated in closer proximity to those residential properties than the new
car park will be.
It is submitted that the proposed continued and intensified use of the site as a
Medical Centre will not adversely impact adjoining sensitive uses given the nature
of the proposed use will not cause and emissions. Clearly a Medical Centre is an
appropriate use to be adjacent to a Hospital and a Medical Centre can be
considered within the residential zones. It is submitted that the proposed use will
meet all of the matters to have regard to under the PC.
23.3.3 Retail impact

Objective
To ensure that the impact of retail and business use and development is
appropriate.
A1 If for a no permit required or P1 Uses must have acceptable
permitted use class. impacts on the viability of the
activity centre hierarchy ,having
regard to:;
(a) the nature, scale and intensity
of the use;
(b) the products and services
sold;
(c) the proximity to the Central
Business zone or the activity
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centres of Mowbray and Kings

Meadows; and
(d) the proximity to a major road
and public transport system
that links activity centres.
Complies with P1.
Business and Professional Services – Medical Centre is a discretionary use in the
zone, therefore assessment against the PC is required. As discussed in the
assessment against the zone purpose statements, the proposed extension of an
existing Medical Centre via a new car park and increased practitioners will not
impact the viability of the activity centre hierarchy. There is no large-scale
retailing proposed that will threaten the centres identified in the established
activity centre hierarchy. This type of facility needs a location that has on-site
parking by virtue of the fact it caters for sick people therefore a CBD location
would be inappropriate. It is submitted that the location of this facility in either
of the second order activity centres of Kings Meadows or Mowbray would not be
appropriate given they are not centrally located. The intensification of this facility
adjacent to the LGH enables synergies between the two facilities and strengthens
the LGH location as a medical hub. The site is located on Wellington Street, a
major road that provides linkages between all three major activity centres.
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4.3.3 Development Standards

23.4.1 Building Design and Siting

Objective
To ensure that building bulk and form, and siting:
Is compatible with the streetscape and character of the surrounding area;
and
(f) Protects the amenity of the adjoining lots.
A1 Building height must be no P1 Building height must be
greater than: compatible with the streetscape
and character of the surrounding
area, having regard to:
a) 10m: or
a) the topography of the site;
b) 1m greater than the
average of the building b) the height of buildings on the
height on the site or site, adjoining lots and adjacent
adjoining lots; lots;
Whichever is higher. c) the bulk and form of existing
and proposed buildings;
d) the allowable building heights;
e) the apparent height when
viewed from roads and public
places; and
f) any overshadowing of adjoining
lots or public places.
Complies with A1
The maximum height of the car park will be 6.65 metres on the south-western
elevation.

A2 Setback from a frontage must be: P2 Buildings must be sited to be
compatible with the streetscape
and character of the surrounding
a) no less than 5.5m; or
area, having regard to:
b) no less than the setback of an
adjoining building.
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b) the setbacks or surrounding

buildings;
c) the height, bulk and form of
existing and proposed buildings;
d) the appearance when viewed from
roads and public places;
e) the existing or proposed
landscaping; and
f) the safety of road users.
Complies with P2
The proposed car park will be built to the Cleveland Street boundary. The siting
of the car park to the street boundary is considered appropriate given the matters
to be assessed under the PC as follows:
a) The topography of the site is not a factor in the reduced boundary setback;
b) c) d) Firstly, it is noted that the existing building on the site (37 Cleveland St)
does not meet the 5.5 metre setback. Therefore, the site itself already has a
reduced setback. Secondly, there is a large multi-storey car park associated with
the LGH built to the Cleveland Street boundary to a height of 5 storeys as shown
in the photo below.
Photo 1 – View of multistorey car park opposite the site
The Cleveland St façade of the proposed car park will not be nearly as dominating
in the streetscape given the scale is lower (two storeys) and the entrance to the
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car park is off Cleveland Street so it wont be dominated by a single blank facade
as shown in the elevation below.
Figure 3 – Proposed Cleveland St Elevation
e) The setback is such that no landscaping can be installed between the boundary
and the car park.
f) As assessed in the TIA (Appendix C), there is adequate sight distance and the
reduced setback wont impact the safety of the users of the site or Cleveland
Street.

A3 Buildings can be built up to the P3 No performance criteria.
side and rear boundaries.
Complies with A3
The car park will be built to the western side boundary. It will also be built to the
existing eastern side and rear boundaries although it is noted these boundaries
will be cease to exist once the proposed title consolidation is complete.

A4 Where the subject site is located P4 Buildings must be designed and
on the boundary of the General sited so that there is no
Residential, Inner Residential and unreasonable loss of amenity to
Low Density Residential Zone, the occupiers of adjoining
new buildings or alterations to residential zones having regard
existing buildings must: to:
a) be set back a horizontal a) the topography of the site;
distance of no less than
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3.0m from the zone b) the height, bulk and form or

boundary; and proposed buildings;

b) have solid fence no less than c) the solar access of habitable
1.8, high on the zone room windows and private
boundary. open space of adjoining
dwellings;
c) the amenity of adjoining
dwellings;
d) size and proportions of the
lot;
e) any existing or proposed
vegetation or screening;
f) the location of building
openings; and
g) any external lighting.
Not Applicable
The site of the proposed development, 37 Cleveland Street, does not immediately
abut any of the listed zones.

A5 The façade and entrance of the P5 Building orientation and access
primary building, must be clearly must have regard to:
visible and accessible from a a) the topography of the site;
road, for pedestrians and persons b) the nature and specific needs
with a disability. of the use;
c) safe access for pedestrians and
persons with a disability;
d) traffic access and parking
requirements;
e) the relationship with buildings
on the site or adjacent sites
and access between sites; and
f) the streetscape.
Complies with A5
The car park entry will be clearly visible from Cleveland Street. The façade and
entrance of what currently is and will continue to be the primary building on the
site once consolidated is clearly visible from Wellington Street.
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23.4.2 Streetscape
Objective
To ensure that development has an acceptable impact on the streetscape.
A1 Excepting walls built to the lot P1 New buildings or extensions to
boundary, new buildings or existing buildings must be
extensions to existing buildings compatible with the streetscape
must: having regard to:
a) have external walls a) the topography of the site;
constructed of a minimum of b) the nature of the proposed
50% brick, concrete, use;
masonry or glass. c) the visibility of the building
b) have external walls, unless from the road;
brick or glass, painted or d) the external treatment and
finished with a texture coat; finish of buildings; and
and
e) the building materials used
c) have no less than 50% in the surrounding area.
glazing to the external walls
of the office components of
the buildings.
Complies with A1
The multi-storey car park is built to the front boundary.

A2 Car parking must not be located P2 Car parking must be located to
within 3m of the frontage. minimise visual impact having
regard to:
b) the nature of the proposed
use;
c) the number of car spaces;
d) the visibility of the car
parking from the road;
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e) the use of measures to

mitigate impacts including

screening and landscaping;
f) the location of car parking
on adjoining sites; and
g) the character of the
streetscape
Complies with P2
The car park is built to the front (Cleveland Street) boundary in order to maximise
the number of spaces the site can provide for. Cleveland Street is a minor street
in the road hierarchy and is primarily used for access to car parks therefore the
addition of another car park is not out of context with the surrounding
streetscape character. The low scale of the car park and the fact that the access
opening is situated on Cleveland Street, means it won’t present as one big
imposing blank façade right on the streetscape.
23.4.3 Fencing
Objective
To provide for fences that are appropriate to the site and character of the area.
A1.1 Fences must be no higher than: P1 Boundary fences must not have
a) 1.8m on a frontage; or an unreasonable impact on the
amenity of adjoining sites and
b) 2.1m on a side or rear
the streetscape, having regard to:
boundary that abuts a
public reserve; or a) the topography of the site;
c) 3m on a side or rear b) the need for security;
boundary otherwise. c) the materials and finish of the
A1.2 Front fences must be 50% proposed fence;
transparent above a height of d) the need and opportunity for
1.2m passive surveillance,
A1.3 Front fences higher than 1.2m particularly where the fence
must be located no less than 1m adjoins a road or public
from the frontage, and the reserve;
setback landscaped between the e) overshadowing;
frontage and the fence. f) the character of the
streetscape; and
surrounding area.
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Not applicable - No new fencing is proposed

23.4.4 Site Landscaping

Objective
To ensure that new development improves the amenity of the site and the
streetscape.
A1 New buildings or extensions with P1 Landscaping must improve the
a gross floor area greater than amenity and appearance of the
100m2 or 50% of the existing site and the streetscape, having
gross floor area, whichever is less, regard to:
must: a) the topography of the site;
a) landscape an area within the b) the existing vegetation on the
front setback of not less than site;
the 50% of that area; and c) shade for users of the site and
b) provide a minimum of 1 tree car parking areas;
capable of growing to a height d) the location, type and growth
of no less than 10m planted of the proposed vegetation;
for every 1000m2 of site area.
e) the area set aside for
Trees must be located within a
landscaping. and its suitability;
minimum 3m diameter
landscaped area. f) any proposed screening; and
streetscape and surrounding
area.
Complies with P1
The proposed car park extends across the entire 37 Cleveland Street site to
maximise the car parking that can be provided. Given it is proposed to
consolidate the title with the adjacent 243-247 Wellington Street title, the
provision of landscaping should be considered across the entirety of the two
sites. There is existing landscaping at the Wellington Street entrance as well as in
the south-eastern corner of the car park. There will be significant landscaping on
the outdoor play area of the child care entre (DA0325/2018) once developed
which will contribute to the aesthetics of the site.
Codes
4.4.1 Bushfire Prone Areas Code E1.0

Not applicable because the subject site is not located within a bushfire prone area.
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4.4.2 Potentially Contaminated Land E2.0

The Code applies on the basis that excavation works greater than 0.5m2 will occur on
land immediately adjacent to a site identified as being potentially contaminated i.e
237-241 Cleveland Street.
A copy of the Preliminary Site Assessment undertaken by ES&D for the site is
included as Appendix D.
The PSI includes a certificate confirming that it meets exemption E2.4.3 in that the
site history prepared by the suitably qualified consultant confirms that potentially
contaminating activities did not impact the site.
4.4.3 Landslip Code E3.0

Not applicable because the subject site is not mapped as or otherwise known to be
subject to a landslip hazard.
4.4.4 Road and Railway Assets Code E4.0

A Traffic Impact Assessment has been prepared by Traffic and Civil Services to assist
with the assessment against the standards in the Code (refer Appendix C)
Code Purpose
E4.1 a) protect the safety and efficiency of the road and railway networks;
and
b) reduce conflicts between sensitive uses and major roads and the
rail networks.
In accordance with Clause 8.10.2 of the Interim Planning Scheme, the Code
Purpose is relevant to the exercise of discretion in relation to traffic generation
(Clause E4.5.1 P3) and road accesses and junctions (E4.6.2 P2). The purpose
statements are considered separately below.
a) Consistent. The Traffic Statement has determined that the proposed
increase in specialist doctors operating from the site will increase traffic
generation by 87 trips per hour and 870 trips per day. The assessment has
concluded that the additional traffic volumes can readily be absorbed by
both Cleveland and Wellington Streets and that there is demonstrated
capacity available in the network.
b) Consistent. Given that traffic generation will be within the capacity of the
road network, it will not lead to amenity conflicts with other use or
development.
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Use Standards
E4.5.1 Existing Road accesses and junctions

Objective
To ensure that the safety and efficiency of roads is not reduced by increased use
of existing accesses and junctions.
A3 The annual average daily traffic P3 Any increase in vehicle traffic at
(AADT) of vehicle movements, to an existing access or junction in
and from a site, using existing an area subject to a speed limit
access or junction, in an area of 60km/h or less, must be safe
subject to a speed limit of and not unreasonably impact on
60km/h or less, must not increase the efficiency of the road, having
by more than 20% or 40 vehicle regard to:
movements per day, whichever is
the greater. a) the increase in traffic caused
by the use;
b) the nature of the traffic
generated by the use;
c) the nature and efficiency of
the access or the junction;
d) the nature and category of the
road;
e) the speed limit and traffic flow
of the road;
f) any alternative access to a
road;
g) the need for the use;
h) any traffic impact assessment;
and
i) any written advice received
from the road authority.
Complies with P3
The proposed development of a new car park and associated addition of
specialists consultants on the site will increase traffic levels at the Wellington and
Cleveland Street accesses by 650 and 200 vehicles movements per day
respectively which is greater than 20% of existing site traffic.
The traffic impact assessment (refer Appendix C) provides a detailed assessment
against this provision and determines that the roads and intersections have the
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capacity to easily absorb the increase in traffic associated with the car park and
the increase will not result in any safety impacts.
Development Standards
E4.6.2 Road Accesses and Junctions

Objective
To ensure that the safety and efficiency of roads is not reduced by the creation
of new accesses and junctions.
A2 No more than one access P2 For roads in an area subject to a
providing both entry and exit, speed limit of 60km/h or less,
or two accesses providing accesses and junctions must be
separate entry and exit, to safe and not unreasonably impact
roads in an area subject to a on the efficiency of the road,
speed limit of 60km/h or less having regard to:
a) the nature and frequency of

the traffic generated by the
use;
b) the nature of the road;
c) the speed limit and traffic flow
of the road;
d) any alternative access to a
road;
e) the need for the access or
junction;
f) any traffic impact assessment;
and
g) any written advice received
from the road authority.
Complies with A2
There will be a single street access point to the new car park providing both
access and egress.
E4.6.4 Sight Distance at Accesses, Junctions and Level Crossings

Objective
To ensure that accesses, junctions and level crossings provide sufficient sight
distance between vehicles and trains to enable safe movements of traffic.
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A1 Sight distances at P1 The design, layout and location of

a) an access or junction must an access, junction or rail level
comply with the Safe crossing must provide adequate
Intersection Sight Distance sight distances to ensure the safe
shown in Table E4.6.4; and movement of vehicles, having
regard to:
b) rail level crossings must
comply with AS1742.7
Manual of uniform traffic a) the nature and frequency of
control devices - Railway the traffic generated by the
crossings, Standards use;
Association of Australia; or b) the frequency of use of the
road or rail network;
c) any alternative access;
d) the need for the access,
junction or level crossing;
e) any traffic impact assessment;
f) any measures to improve or
maintain sight distance; and
g) any written advice received
from the road or rail authority
Complies with P1
The existing and proposed Launceston Health Hub Car Park accesses on
Cleveland Street do not satisfy A1 in terms of sight distance for 50km/h General
Urban Speed Limit and are beyond the scope of Table E4.6.4. The TIA provides
an assessment on how the proposal meets P1, but the primary factor in the safety
of the access points is the low speed environment along Cleveland Street at
40km/hr.
4.4.5 Flood Prone Areas Code E5.0

Not applicable because the subject site is not mapped as being subject to a
flood risk and is otherwise known to not be subject to flooding at a 1% annual
exceedance probability due to the existence of the levee to the rear.
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4.4.6 Car Parking and Sustainable Transport Code E6.0

The Traffic Impact Assessment (Appendix C) has been prepared by Traffic and
Civil Services to assist in the assessment against the standards in the Code.
Code Purpose
E6.1.1 a) ensure that an appropriate level of car parking facilities are

provided to service use and development;
b) ensure that cycling, walking and public transport are supported as
a means of transport in urban areas;
c) ensure access for cars and cyclists and delivery of people and
goods is safe and adequate;
d) ensure that parking does not adversely impact on the amenity of
a locality;
e) ensure that parking spaces and accesses meet appropriate
standards; and
f) provide for the implementation of parking precinct plans.
In accordance with Clause 8.10.2 of the Interim Planning Scheme, the Code
Purpose is relevant to the exercise of discretion in relation car parking numbers
(Clause E6.5.1 P1), Motorcycle Parking (Clause E6.5.4), and, Design and layout of
Parking Areas (E6.6.2).
The purpose statements are considered separately below. They comprise a list
of matters which Council is to have regard to in assessing consistency. Some of
the matters are not relevant, however all of them have been addressed. In an
overall sense, the Code seeks to provide an appropriate level of parking facilities,
which will be provided on-site for the proposed use as determined by an
empirical assessment of car parking demand in the Traffic Impact Assessment.
a) It is submitted that the number of car parks provided is appropriate to
enable an additional 29 specialist doctors to operate from the site. Specialist
doctors have much longer appointment times than GP’s do and therefore
their patient turnover is not as high and parking demand not as great.
b) There are cycling, walking and public transport routes in the area.
c) Access to the new car park is located off Cleveland Street and as determined
by the TIA assessment is satisfactory in terms of sight distance.
d) The proposed parking will adversely not impact on the amenity of a locality
because its mixed use nature means that it is already characterised by high
levels of on-site parking and traffic movements.
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e) The proposed car and bicycle parking areas have been designed in
accordance with the design requirements in the Interim Planning Scheme

and the relevant Australian Standard.
f) There is no relevant parking precinct plan.
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Use Standards
E6.5.1 Car Parking Numbers

Objective
To ensure that an appropriate level of car parking is provided to meet the needs
of the use.
A1 The number of car parking P1.1 The number of car parking
spaces must; spaces for other than residential
a) not be less than 90% of the uses, must be provided to meet
requirements of Table E6.1; the reasonable needs of the use,
(except for dwellings in the having regard to:
General Residential Zone) or
b) not be less than 100% of the
a) the availability of off-road
requirements of Table E6.1 public car parking spaces within
for dwellings in the General reasonable walking distance;
Residential Zone; or b) the ability of multiple users to
c) not exceed the requirements
share spaces because of:
of Table E6.1 by more than 2 (i) variations in car parking
spaces or 5% whichever is demand over time; or
the greater, except for (ii) efficiencies gained by
dwellings in the General consolidation of car parking
Residential Zone; or spaces;
d) be in accordance with an
c) the availability and frequency
acceptable solution of public transport within
contained within a parking reasonable walking distance of
precinct plan. the site;
d) any site constraints such as
existing buildings, slope,
drainage, vegetation and
landscaping;
e) the availability, accessibility
and safety of on-road parking,
having regard to the nature of
the roads, traffic management
and other uses in the vicinity;
f) an assessment of the actual
car parking demand
determined in light of the
nature of the use and
development;
g) the effect on streetscape; and
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the recommendations of any

h)
traffic impact assessment

prepared for the proposal; or
P1.2
The number of car parking spaces for

residential uses must be provided to
meet the reasonable needs of the use,
having regard to:
a) the intensity of the use and car

parking required;
b) the size of the dwelling and the
number of bedrooms; and
c) the pattern of parking in the
locality; or
P1.3
The number of car parking spaces

complies with any relevant parking
precinct plan.
A2
The number of accessible car parking P2
spaces for use by persons with a
No performance criteria
disability for uses that require 6 or
more parking spaces must be in
accordance with Part D3 of the
National Construction Code 2014, as
amended from time to time.
Complies with P1
The Traffic Impact Statement at Appendix C provides a detailed analysis of the
car parking requirement for this use and has concluded that the proposal meets
P1.1 and A2.
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6.5.2 Bicycle Parking Numbers

Objective
To ensure that an appropriate level of bicycle parking spaces are provided to
meet the needs of the use.
A1 The number of bicycle parking P1 Bicycle parking spaces must be

spaces must be provided on provided to meet the reasonable
either the site or within 50m of needs of the use, having regard
the site in accordance with the to:
requirements of Table E6.1 a) likely number and
characteristics of users of the
site and their opportunities
and likely need to travel by
bicycle;
b) location of the site and the
likely distance a cyclist needs
to travel to reach the site;
and
c) availability and accessibility
of existing and planned
parking facilities for bicycles
in the vicinity.
Complies with A1
Table E6.1 does not require bicycle parking for a Medical Centre. Accordingly,
no spaces have been provided.
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E6.6.3 Taxi Drop-off and Pickup

Objective
To ensure that taxis can adequately access developments.
A1 Except for dwellings in the P1 Taxi parking spaces must be

General Residential Zone, uses provided to meet the reasonable
that require greater than 50 car needs of the use, having regard
spaces by Table E6.1 must provide to:
one parking space for a taxi on a) the nature of the proposed use
site, with one additional taxi and development;
parking space provided for each
additional 50 car parking spaces b) the availability and
required. accessibility of taxi spaces on
the road or in the vicinity; and
c) any site constraints such as
landscaping.
Complies with A1.

The proposal satisfies A1 as there is an existing taxi space and no further taxi
spaces are required with the additional 43 car parking spaces planned.
E6.6.4 Motorbike Parking Provisions
Objective
To ensure that motorbikes are adequately provided for in parking considerations.
A1 Except for dwellings in the P1 Motorcycle parking spaces must

General Residential Zone, uses be provided to meet the
that require greater than 20 car reasonable needs of the use,
parking spaces by Table E6.1 having regard to:
must provide one motorcycle
parking space on site with one
additional motorcycle parking a) the nature of the proposed use
space on site for each additional and development;
20 car parking spaces required.
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b) the availability and

accessibility of motorcycle
parking spaces on the road or
in the vicinity; and
c) any site constraints such as
landscaping
Complies with P2
No additional motorcycle parking is proposed within the multi-storey car park.
Given the use of the site as a medical centre, there is unlikely to be significant
demand for motorcycle parking. Furthermore, given the site constraints and car
park layout, provision of parking would require removal of parking for cars. The
traffic statement has recommended that no motorcycle parking spaces should
be required for the proposed development.
E6.6.5 Loading Bays
Objective
To ensure adequate access for goods delivery and collection, and to prevent loss
of amenity and adverse impacts on traffic flows.
A1 A loading bay must be provided P1 Adequate space for loading and

for uses with a gross floor area unloading must be provided,
greater than 1000m2 in a single having regard to:
occupancy.
a) the types of vehicles associated

with the use;
b) the nature of the use;
c) the frequency of loading and
unloading;
d) the location of the site;
e) the nature of traffic in the
surrounding area;
f) the area and dimensions of the
site; and
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(g) any site constraints such as

existing buildings, slope, drainage,

vegetation and landscaping.
Not applicable
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Development Standards
E6.6.1 Construction of Parking areas

Objective
To ensure that parking areas are constructed to an appropriate standard
A1 All parking, access ways, P1 All parking, access ways,
manoeuvring and circulation manoeuvring and circulation
spaces must: spaces must be readily
identifiable and constructed to
ensure that they are useable in
(a) have a gradient of 10% or less;
all weather conditions, having
(b) be formed and paved;
regard to:
(c) be drained to the public
stormwater system, or contain
(a) the nature of the use;
stormwater on the site;
(b) the topography of the land;
(d) except for a single dwelling, and
all uses in the Rural Resource, (c) the drainage system available;
Environmental Management and (d) the likelihood of transporting
Open Space zones, be provided sediment or debris from the site
with an impervious all weather onto a road or public place;
seal; and (e) the likelihood of generating
(e) except for a single dwelling, be dust; and
line marked or provided with (f) the nature of the proposed
other clear physical means to surfacing and line marking.
delineate parking spaces.
Complies with A1
The proposed new car park has level parking at both the ground floor and first
floor and has ground floor access onto Cleveland Street at a gradient of 7.7%.
The ramp between the existing car park and proposed first floor has a gradient
of 8.3%.
E6.6.2 Design and Layout of parking areas

Objective
To ensure that parking areas are designed and laid out to provide convenient,
safe and efficient parking.
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A1 Car parking, access ways,

P1 Car parking, access ways,

manoeuvring and circulation spaces manoeuvring and circulation

must: spaces must be convenient, safe
and efficient to use, having
(a) provide for vehicles to enter
regard to:
and exit the site in a forward direction
where providing for more than 4
(a) the characteristics of the site;
parking spaces;
(b) the proposed slope, dimensions
(b) have a width of vehicular and layout;
access no less than the requirements (c) vehicle and pedestrian traffic
in Table E6.2, and no more than 10% safety;
greater than the requirements in Table (d) the nature and use of the
E6.2; development;
(c) have parking space dimensions (e) the expected number and type of
in accordance with the requirements vehicles;
in Table E6.3; (f) the nature of traffic in the
surrounding area; and
(d) have a combined access and
(g) the provisions of Australian
manoeuvring width adjacent to
Standards AS 2890.1 - Parking
parking spaces not less than the Facilities, Part 1: Off Road Car
requirements in Table E6.3 where Parking and AS2890.2 Parking
there are 3 or more car parking Facilities, Part 2: Parking facilities
spaces; and - Off-street commercial vehicle
facilities.
(e) have a vertical clearance of not
less than 2.1 metres above the parking
surface level.
A1.2
All accessible spaces for use by

persons with a disability must be
located closest to the main entry point
to the building.
A1.3
Accessible spaces for people with

disability must be designated and
signed as accessible spaces where
there are 6 or more.
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A1.4
Accessible car parking spaces for use

by persons with disabilities must be
designed and constructed in
accordance with AS/NZ2890.6 – 2009
Parking facilities – Off-street parking
for people with disabilities.
Complies with A1.1 (a,b and c), complies with P1 in relation to A1.1(d).
Complies with A1.2, A1.3 and A1.4
Provision is made for vehicles to enter and exit the site in a forward direction and
6.0 metre wide access bays are provided. The car parking bays are 2.6 metres
wide x 5.4 metres deep and there is in excess of 2.1 metres of vertical clearance.
Accessible parking spaces are located as close as possible to the main building
entry points on the ground and first floors. Accessible parking spaces are
designed complete with shared area as per the requirements of AS2890.6.
In relation to the combined access and manoeuvring width adjacent to parking
spaces, it is proposed to provide 6.0 metres whereas 6.4 metres is required to
meet the acceptable solution. However, it is noted that the aisle width of 6.0 m
complies with AS/NZ2890.1 for user class 3 (short term and town centre parking,
parking stations, hospital and medical centres).
No new accessible spaces are proposed to be provided within the new car park
as there are existing accessible spaces located in the appropriate location near
the entrances to the Health Hub building.
E6.6.3 Pedestrian Access
Objective
To ensure pedestrian access is provided in a safe and convenient manner
A1 Uses that require 10 or more P1 Safe pedestrian access must be

parking spaces must: provided within car parks, having
regard to:
(a) have a 1m wide footpath that is

separated from the access ways or (a) the characteristics of the site;
parking aisles, except where (b) the nature of the use;
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crossing access ways or parking (c) the number of parking spaces;

aisles, by: (d) the frequency of vehicle

(i) a horizontal distance of 2.5m movements;
between the edge of the footpath (e) the needs of persons with a
and the access way or parking disability;
aisle; or
(f) the location and number of
(ii) protective devices such as footpath crossings;
bollards, guard rails or planters
between the footpath and the (g) vehicle and pedestrian traffic
access way or parking aisle; and safety;
(b) be signed and line marked at points (h) the location of any access ways or
where pedestrians cross access ways or parking aisles; and
parking aisles; and (i) any protective devices proposed
for pedestrian safety.
A1.2
In parking areas containing
accessible car parking spaces for
use by persons with a disability, a
footpath having a minimum
width of 1.5m and a gradient not
exceeding 1 in 14 is required from
those spaces to the main entry
point to the building.
Complies with P1 and A1.1

As detailed in figure 4, a footpath is proposed to link the new first floor footpath
with the existing footpaths that run through the site. This footpath is not
separated by protective devices as required by A1(ii) therefore assessment
against P1 is required. It is submitted that the from a traffic management
perspective, the situation is like most other multi-storey car park where
pedestrians find their way to lifts, stairwells or ramps without protective barriers
as indeed occurs in the balance of the Health Hub Car Park.
A1.1 is not applicable as no new accessible parking is proposed.
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Figure 4: Pedestrian access
E6.6.4 Loading Bays

Not applicable.
E 6.6.5 Bicycle Facilities

Not applicable.
E 6.6.6 Bicycle parking and storage facilities

Not applicable.
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4.4.7 Scenic Management Code E7.0

Not applicable because the subject site is not mapped as being within a scenic
management tourist road corridor or local scenic management area.
4.4.8 Biodiversity Code E8.0

Not applicable because the subject site is not mapped as being within an area
identified as priority habitat and because the application does not involve removal of
native vegetation.
4.4.9 Water Quality Code E9.0

Not applicable because the existing development is connected to reticulated sewer
and stormwater.
4.4.10 Recreation and Open Space Code E10.0

Not applicable because the application does not involve a subdivision.
4.4.11 Environmental Impacts and Attenuation Code E11.0

Not applicable because the application does not involve a sensitive use or an activity
listed in Tables E11.1 or E11.2 with the potential to create environmental harm or
nuisance.
4.4.12 Airports Impact Management Code E12.0

Not applicable because the subject site is not mapped as being within aircraft noise
exposure forecast contours and is not within prescribed airspace.
4.4.13 Local Historic Heritage Code E13.0

Not applicable because the subject site is not within an identified heritage precinct
and is not identified as a local heritage place or place of identified archaeological
significance.
4.4.14 Coastal Code E14.0

Not applicable because the subject site is not located in a coastal environment.
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4.4.15 Telecommunications Code E15.0

Not applicable because the application does not involve telecommunications

facilities.
4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0

Not applicable because the subject site is not mapped as being within the
“Invermay/Inveresk Flood Inundation Area”.
4.4.17 Cataract Gorge Management Area Code E17.0

Not applicable because the subject site is not mapped as being within Management
Units MU1 – MU18.
4.4.18 Signs Code E18.0

Not applicable as no signage is included as part of this development application.
4.4.19 Development Plan Code E19.0

Not applicable because the application does not involve subdivision and is not
mapped within an area mapped as DPC.
5 Conclusion
The proposed use (Business and Professional Services – medical centre) is generally
discretionary in the Commercial Zone, and additional discretions arise from Planning
Scheme standards which deal with the use, setbacks, streetscape, sight distances,
increased level of traffic movements and car parking numbers.
It is submitted that the proposal to increase the amount of car parking at the site to
enable specialist doctors to operate from the site is an appropriate expansion of the
existing, successful health hub facility given its proximity to the LGH.
The car park development replaces an existing industrial style use on the Cleveland
Street property and is consistent with other uses along Cleveland Street which is a key
entry point to car parking associated with the hospital. The TIA has confirmed that the
surrounding road network has capacity to absorb the extra traffic generated and the
car park meets all required Australian Standards in terms of design.
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The application is therefore considered to include sufficient information to

enable Council to consider the proposed use and development and make a
determination in accordance with Clause 8.10 of the Interim Planning Scheme.
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6 Appendix A – Certificate of Title
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Ref. No: DA 0635/2018 RECORDER OF TITLES
Date
Issued Pursuant to the Land Titles Act 1980
SEARCH OF TORRENS TITLE
VOLUME FOLIO
171600 1
EDITION DATE OF ISSUE
1 23-Sep-2016
SEARCH DATE : 08-May-2018

SEARCH TIME : 02.26 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Sealed Plan 171600
Derivation : Part of 0A-3R-34P & Whole of 0A-1R-10P Gtd. to
John Carter & Whole of 0A-0R-15.3P Gtd. to George Thomas
Matthews
Prior CTs 70186/6 and 167786/1
SCHEDULE 1
M413821 & M549948 TRANSFER to ENCOMPASS HEALTH HOLDINGS PTY LTD
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
80404 FENCING CONDITION in Transfer
84493 & 101135 BOUNDARY FENCES CONDITION in Transfer
M532674 LEASE to LAUNCESTON MEDICAL CENTRE PTY LTD of a
leasehold estate for the term of 9 years from
02-Aug-2014 Registered 05-Oct-2015 at noon
Leasehold Title(s) issued: 171600A/1
E39944 MORTGAGE to Bank of Queensland Limited Registered
10-Mar-2016 at 12.02 PM
E26644 MORTGAGE to Bank of Queensland Limited Registered
23-Sep-2016 at 12.02 PM
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
PLANNING EXHIBITED FOLIO PLAN
DOCUMENTS
Date
Search Date: 08 May 2018 Search Time: 02:26 PM Volume Number: 171600 Revision Number: 01 Page 1 of 1
PLANNING EXHIBITED RESULT OF SEARCH
DOCUMENTS
Date
SEARCH OF TORRENS TITLE
VOLUME FOLIO
216622 5
EDITION DATE OF ISSUE
2 10-Nov-1995
SEARCH DATE : 31-Oct-2018

SEARCH TIME : 02.31 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 5 on Plan 216622
Derivation : Part of 0A-3R-34Ps. Gtd. to J. Carter
Prior CT 2615/15
SCHEDULE 1
B487502 TRANSFER to ROGER KEITH NICKLASON
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
E128494 CAVEAT by Encompass Health Holdings Pty Ltd
Registered 20-Apr-2018 at noon
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
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Search Date: 31 Oct 2018 Search Time: 02:32 PM Volume Number: 216622 Revision Number: 01 Page 1 of 1
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7 Appendix B – Development Plans
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Project:
LAUNCESTON HEALTH HUB Measured form and function
CARPARK EXPANSION Postal Address

PO Box 63
Riverside
Tasmania 7250
W 6ty.com.au
E admin@6ty.com.au
6ty Pty Ltd
ABN 27 014 609 900
Architectural
ABP No. CC4874f
Structural / Civil
ABP No. CC1633i
Tamar Suite 103
243-247 WELLINGTON STREET

The Charles
287 Charles Street
At: Launceston Tasmania
P (03) 6332 3300 ISO
9001
57 Best Street Approved
Devonport Tasmania Company
P (03) 6424 7161
For:
COMMERCIAL PROJECT DELIVERY
Project: 18.115
Drawings:
Ap01 SITE DEMOLITION PLAN
Ap02 SITE PLAN
Ap03 ELEVATIONS
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Issue date: 31.08.18
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C L E V E L A N D S T R E E T
Measured form and function
TITLE BOUNDARY (6.10)

DEMOLISH & REMOVE EXISTING FRONT
FENCE/RETAINING WALL.
Postal Address 6ty Pty Ltd
PO Box 63 ABN 27 014 609 900
Riverside
Tasmania 7250 Architectural
W 6ty.com.au ABP No. CC4874f
E admin@6ty.com.au Structural / Civil
DEMOLISH & REMOVE EXISTING ABP No. CC1633i
BOUNDARY RETAINING WALL
Tamar Suite 103
The Charles
287 Charles Street
Launceston Tasmania
CUT BACK EXISTING CONCRETE PATH P (03) 6332 3300 ISO
9001
TITLE BOUNDARY TO BE CONSOLIDATED

P (03) 6424 7161
DEMOLISH & REMOVE EXISTING
RETAINING WALL

(CONCRETE)
DEMOLISH & REMOVE EXISTING BUILDINGS
PLANNING DOCUMENT
ISSUE DATE ISSUED FOR REV.
PARKING BAYS RECONFIGURED AS 01 31.08.18 PLANNING APPROVAL -

PART OF SEPARATE PROJECT
TITLE BOUNDARY (7.46) TITLE BOUNDARY (7.66) EXISTING
CARPARK
(HOTMIX)

EXISTING EXISTING CONCRETE PATH

CARPARK PLANT ROOM
(CONC.)
S T R E E T
EXISTING BUILDING
GROUND FFL 12.960
FIRST 16.010
EXISTING
RAMP
(CONC.)
W E L L I N G T O N
TRUE NORTH
EXISTING BUILDING
GROUND FFL 12.960
FIRST FFL 15.720
PROJECT NORTH
DIMENSIONS ARE IN MILLIMETRES. DO NOT SCALE. CHECK AND VERIFY ALL
DIMENSIONS ON SITE. REFER DISCREPANCIES TO THE SUPERINTENDENT.
ALL WORK SHALL BE CARRIED OUT IN ACCORDANCE WITH:
BUILDING CODE OF AUSTRALIA, APPLICABLE AUSTRALIAN STANDARDS &
LOCAL AUTHORITY REQUIREMENTS.
PROJECT:
LAUNCESTON HEALTH HUB
TITLE BOUNDARY (10.12) TITLE BOUNDARY (29.85) CARPARK EXPANSION
AT:
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
SITE DEMOLITION PLAN
DESIGNED:
DVG DRAWN:
MJB CHECKED:
SITE DEMOLITION PLAN SCALES:

1:200 AT A1 SIZE DRAWING SHEET
SCALE 1:200
18.115 Ap01 -
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MODIFY & EXTEND EXISTING

C L E V E L A N D S T R E E T CROSSOVER IN ACCORDANCE C L E V E L A N D S T R E E T
WITH COUNCIL'S REQUIREMENTS

TITLE BOUNDARY (6.10) TITLE BOUNDARY (15.24)
MIN.
300
25.
TURNING BAY SMALL
2300
CAR
1. Postal Address 6ty Pty Ltd
1. ABN 27 014 609 900
PO Box 63
24.
Riverside
2. W 6ty.com.au ABP No. CC4874f
22. 2. E admin@6ty.com.au Structural / Civil
23.
ABP No. CC1633i
A A A A
- 3. - - - Tamar Suite 103
21. 3.
22. The Charles
150 287 Charles Street
5400 6000 5400 200 300 5400 6000 5400
200 5400 6000 5400 200 Launceston Tasmania
4.
20. 4.
P (03) 6332 3300 ISO
9001

21.

5.
19. 5.
20. P (03) 6424 7161

CARPARK
RETAINING WALL UNDER

STAFF
(22 SPACES)

6.
NOTE: TOTAL CARPARK NET GAIN = 43 SPACES (CONCRETE) 18.
CARPARK
6. (25 SPACES)
3No. SPACES REMOVED FROM GROUND (HOTMIX)
19.
LEVEL CARPARK TO PROVIDE ACCESS TO
7.
NEW CARPARK DECK & 1No. SPACE REMOVED
17. 7.
FOR ALTERED OCKERBY GARDENS ACCESS 18.
8.
16. 8.
2600 TYP.
17.
2600 TYP.
9.
15. 9.
16.
10.
14. 10.
15.
11.
800
B B B B
- DN - - 11. -
14.
12.
6000
12.
UP 13.
13. TURNING
BAY
PLANNING DOCUMENT
500
1200
PEDESTRIAN WALKWAY FHR
01 31.08.18 PLANNING APPROVAL -

TITLE BOUNDARY (7.46) TITLE BOUNDARY (7.66) TITLE BOUNDARY (15.24) EXISTING 02 11.12.18 RESPONSE TO RFI A
CARPARK SAWCUT NEW OPENING INTO EXISTING
SAWCUT NEW OPENING INTO EXISTING (HOTMIX) PRECAST CONCRETE WALL AND
PRECAST CONCRETE WALL FOR ACCESS INSTALL NEW FIRE DOOR FOR ACCESS
TO EXISTING STEEL ESCAPE STAIR TO EXISTING STEEL ESCAPE STAIR

CONCRETE PATH
EXISTING EXISTING LOWER LEVEL CARPARK
CARPARK PLANT ROOM SCALE 1:200
(CONC.)
S T R E E T
EXISTING BUILDING
GROUND FFL 12.960
FIRST 16.010
EXISTING
RAMP
(CONC.)
W E L L I N G T O N
TRUE NORTH
EXISTING BUILDING
GROUND FFL 12.960
FIRST FFL 15.720
PROJECT NORTH
PROJECT:
AT:
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
SITE PLAN
DESIGNED:
DVG DRAWN:
MJB CHECKED:
SITE PLAN SCALES:

SCALE 1:200
18.115 Ap02 A
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LINE OF CARAPARK DECK


PO Box 63 ABN 27 014 609 900
Riverside
ABP No. CC1633i
PRE-CAST CONCRETE WALLS Tamar Suite 103

The Charles
287 Charles Street
Launceston Tasmania
P (03) 6332 3300 ISO
9001
WEST ELEVATION Devonport Tasmania
P (03) 6424 7161
Company
SCALE 1:100
PRE-CAST CONCRETE WALLS

PERFORATED OR EXPANDED
METAL SCREEN
PLANNING DOCUMENT
EAST ELEVATION 01 31.08.18 PLANNING APPROVAL -

SCALE 1:100
PRE-CAST CONCRETE COLUMNS
6650
CLEVELAND STREET ELEVATION

SCALE 1:100

PROJECT:
CARPARK EXPANSION
AT:
CONCRETE RETAINING WALL

FOR:
COMMERCIAL PROJECT
DELIVERY
APPROXIMATE EXISTING GROUND LEVEL DRAWING:
PROPOSED NEW CARPARK SURFACE
ELEVATIONS
PROPOSED NEW CARPARK SURFACE APPROXIMATE EXISTING GROUND LEVEL
SECTION A SECTION B DESIGNED:

DVG DRAWN:
MJB CHECKED:
SCALE 1:100 SCALE 1:100

SCALES:
18.115 Ap03
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DA 0635/2018
8 Appendix C – Traffic Impact Assessment
P a g e | 43
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CAR PARK EXPANSION
SOUTH LAUNCESTON
TRAFFIC IMPACT ASSESSMENT
OCTOBER 2018
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0635/2018 Traffic Impact Assessment
Date
Launceston Health Hub

Car Park Expansion,
243-247 Wellington Street
TRAFFIC IMPACT ASSESSMENT
◼ Final
◼ Oct 2018
Traffic & Civil Services

ABN 72617648601
1 Cooper Crescent,
RIVERSIDE
Launceston TAS 7250 Australia
P: +61 3 634 8168
M: 0456 535 746
E: Richard.burk@trafficandcivil.com.au
W: www.trafficandcivil.com.au
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Contents
1. Introductiom 5
1.1 Background 5
1.2 Objectives 5
1.3 Scope of Traffic Impact Assessment (TIA) 5
1.4 References 5
2. Site Description 6
3. The Proposal, Planning Scheme and Road Owner Objectives 8
3.1 Description of Proposed Development 8
3.2 Council Planning Scheme 8
3.3 Local Road Network Objectives 8
4. Existing Conditions 10
4.1 Transport Network 10
4.2 Traffic Activity 15
4.3 Crash History 17
4.4 Services 18
4.5 On Street Parking Review 18
4.6 Road Safety Review 18
5. Traffic Generation and Assignment 20
5.1 Traffic Growth 20
5.2 Trip Generation 20
5.3 Trip Assignment 20
6. Traffic Impact Analysis 22
6.1 Traffic Impact 22
6.2 Launceston Interim Planning Scheme 2015 - Road & Railway Assets Code E4 24
6.3 Lton Int. Planning Scheme 2015 - Traffic Generating Use and Parking Code E6 27
6.4 Other impacts 31
7. Recommendations and Conclusions 32
Appendices
Appendix A - Traffic Count Data 36

Appendix A .1 - Wellington / Cleveland Street AM #1 36
Appendix A .2 - Wellington / Cleveland Street AM #2 38
Appendix A .3 - Wellington / Cleveland Street PM 41
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Appendix B - Proposed Car Park Expansion 44

Appendix B.1.0 - Site Plan plan 44
Appendix B.1.1 - Expanded Site plan 45
Appendix B.1.2 - Expanded Site plan 46
Appendix B.2 - Elevations 47
Appendix C - Approved Commercial Precinct 48

Appendix C.1 - Commercial Precinct 48
Appendix C.2 - Second Floor 49
Appendix C.3 - Elevations 50
Appendix C.4 - Elevations 51
Appendix D - Level of Service Descriptions 52
Appendix E - Intersection Analysis 53

Appendix E.1 - Wellington Street / Cleveland Street Intersection 53
Appendix E.2 - Wellington Street / LHH Access 57
Appendix F - Safe System Assessments 61

Appendix F.1 - Existing and proposed car parks 61
Appendix F.2 - Cleveland Street 62
Appendix G - Original DA 0509/2015 Floor Plan of 633m² 1st Floor Tenancy

with 15 car parking spaces 64
Appendix H - Extract from DA 0325 /2018 application (June 2018) 65
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Document history and status
Revision Date issued Reviewed by Approved by Date approved Revision type

th th
1 17 Oct 2018 R Burk R Burk 17 Oct 2018 Draft
th th
2 26 Oct 2018 R Burk R Burk 26 Oct 2018 Draft #2
3 26th Oct 2018 R Burk R Burk 26th Oct 2018 Draft #3
4 29th Oct 2018 R Burk R Burk 29th Oct 2018 Final
Distribution of copies
Revision Copy no Quantity Issued to
Draft 1 1 Chloe Lyne, CPD
Draft #2 1 1 Chloe Lyne, CPD
Draft #3 1 1 Chloe Lyne, CPD
Final 1 1 Chloe Lyne, CPD
Printed: 29 October 2018
Last saved: 29 October 2018 08:38 AM

File name: LHHE TIA
Author: Richard Burk
Project manager: Richard Burk

Name of organisation: Launceston Health Hub
Name of project: Lton Health Hub Car Park Expansion TIA

Name of document: LHHE TIA
Document version: Final
Project number:
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DA 0635/2018 Traffic Impact Assessment
1. Introduction
1.1 Background
This TIA reviews the proposed 2 Level carpark planned for 37 Cleveland Street adjacent to
the Cleveland Street access to the Launceston Health Hub (LHH).
The review considers the adjacent road network, road safety, parking requirements and
impact of traffic generated by the development.
This Traffic Impact Assessment (TIA)should be submitted with the development application
for the proposal and has been prepared based on Department of State Growth (DSG)
guidelines and provides details as follows:
◼ Anticipated additional traffic

◼ The significance of the impact of these movements on the existing road network
◼ Any changes required to accommodate the additional traffic
1.2 Objectives
A traffic impact assessment is a means for assisting in the planning and design of sustainable
development proposals that consider:
◼ Safety and capacity
◼ Equity and social justice
◼ Economic efficiency and the environment and
◼ Future development with traffic projections for 10 years
1.3 Scope of Traffic Impact Assessment (TIA)
This TIA considers in detail the impact of the proposal on Cleveland Street and Wellington
Street.
1.4 References
1. RTA Guide to Traffic Generating Developments – 2002

2. Launceston Interim Planning Scheme 2015
3. Launceston Health Hub Traffic Impact Statement 14 October 2015 – GHD
4. AS/NZS 2890.1:2004 - Parking facilities – Part 1: Off-street car parking – Figure 3.2
5. DA0509/2015 – LHH with parking for Level 1 and future commercial precinct included.
6. DA0325/2018 – Commercial Precinct Development
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2. Site Description
The proposed development site and detail is shown in figures 1 and 2. The 37 Cleveland
Street site is on the side of a hill adjacent to an existing access to the LHH and carpark. The
proposed site is zoned Commercial. Cleveland Street also provides access to Ockerby
Gardens, Launceston General Hospital (LGH), Frankland Street via the LGH and Wellington
Street directly and via the LHH.
Figure 1 – Development Site
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Figure 2 – Proposed two level car park expansion Ground

floor
access
First
floor
access
ramp
See Appendix B for proposed car park expansion plans (expanded)
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3. Proposed Development, Planning Scheme

and Road Owner objectives
3.1 Description of Proposed Development
The proposal is to expand the operation of the LHH Medical Centre by providing consulting
rooms for 29 Specialist Medical Practitioners with additional parking to satisfy the demand.
The proposal includes car parking consisting of:
Existing spaces (15)

DA 0509/2015 included provision for 15 car parking spaces for the future 633m² commercial
precinct on the first floor at 2.5parking spaces /100m² of floor area. The proposal is to use the
commercial precinct for Specialist Practitioner consulting rooms. See Appendix G.
New car park spaces (43)

The proposal makes provision to construct a two-level carpark on the 37 Cleveland Street site
with the existing LHH carpark on the east boundary. This development follows the approved
commercial precinct plans, see Appendix C.
The proposed parking facility would cover the entire 37 Cleveland Street site which has an
area of some 528m². The ground floor access is direct via Cleveland Street while the upper
level would be accessed via a ramp from the existing LHH carpark immediately east.
The proposed upper and lower parking levels will result in a net gain in parking supply for the
LHH of 43 spaces, see Appendix B.1.1. See Appendix B for expanded site plans.
In total 58 parking spaces are proposed to cater for parking generated by the Specialist
Practitioners.
3.2 Council Planning Scheme
The proposed development involves land currently zoned Commercial in accordance with the
Launceston Interim Planning Scheme 2015 shown in Figure 3.
3.3 Local Road Network Objectives
The Launceston’s Transport Futures document outlines Launceston City Council’s vision for
the transport system, see following extract.
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Extract from Launceston’s Transport Futures adopted by LCC Dec 2012
Figure 3 – Launceston Interim Planning Scheme 2015 – South Launceston
37 Cleveland Street
(Proposed Car Park site)
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4. Existing Conditions
4.1 Transport Network
Features of the road network at South Launceston immediately surrounding the proposal is
summarised in figure 4. The internal LGH road connecting Frankland and Cleveland Streets
is a private road, accessible to the public, providing access to LGH off-street car parks and
medical services.
Figure 4 – Summary of roads in the Transport System surrounding the LHH
4.1.1 Launceston Southern Outlet (Midlands Highway)

The Midlands Highway is relatively close to the LHH (180m via Wellington and Howick
Street) but indirectly impacted. The Midlands Highway / Howick Street is a major signalised
intersection and provides full access to Howick Street and will not be noticeably impacted by
the proposal and so it not analysed in this TIA.
4.1.2 Wellington Street / Cleveland Street Intersection

This signalised intersection operates with two phases on the south bound carriageway of
Wellington Street. There are no filtering movements at this intersection with all movements
fully controlled. Figure 5 shows the Cleveland Street approach to the intersection.
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Figure 5 – Cleveland Street approach to Wellington Street Intersection
4.1.3 LHH access to Cleveland Street

Figures 6-8 show the available approach sight distance to Cleveland Street and sight distance
to the right and left at the access point.
Figure 6 – LHH approach to Cleveland Street
Available Approach Sight Distance

(ASD) is 25m which is ample for
the 25km/hr speed environment
(which requires an ASD of 18m).
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Figure 7 – Looking right from LHH onto Cleveland Street

Sight distance
to the right is
35m.
Figure 8 – Looking left from LHH onto Cleveland Street

Sight distance
to the left is
60m.
4.1.4 LHH access to Wellington Street

Figures 9-11 show the available approach sight distance to Wellington Street and sight
distance to the right and left at the access point.
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Figure 9 – LHH approach to Wellington Street
Available Approach Sight Distance

(ASD) is 20m which is ample for
the 20km/hr speed environment
(which requires an ASD of 14m).
Figure 10 – From LHH looking right onto Wellington Street
Sight distance to the

right is 105m which is
adequate for 60km/h
vehicle speeds
Figure 11 – From LHH looking left from onto Wellington Street
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4.1.5 Private LGH Road (Cleveland Street to Frankland Street)
Figures 12-15 show the LGH private road approaches to Cleveland and Frankland Street
junctions respectively.
Figure 12 – Private Road approach to Cleveland Street
Figure 13 – Private Road approach to Frankland Street
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Figure 14 – Looking right from Private Road onto Frankland Street
Sight distance limited by

on street parking space
Figure 15 – Looking left from Private Road onto Frankland Street
Sight distance limited by

on street parking space
4.2 Traffic Activity
Traffic turning count surveys were conducted to determine activity levels at the Wellington /
Cleveland Street intersection and LHH accesses. The data collected is summarised in figure
16. The count data is are attached in Appendix A. The AADT estimates were made taking an
average of estimated AM and PM peak hour counts and multiplying by 10. This provides a
broad-brush indication of average annual daily traffic (AADT).
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Figure 16 – Wellington Street / Cleveland Street Traffic Turning count survey data
The recently approved Child Care Centre (DA0325/2018) will introduce an additional 51
movements / hr and 500movements per day once fully operational, see Appendix H.
4.3 Crash History
DSG is supplied with reported crashes by Tasmania Police. DSG maintains a crash database
from the crash reports which is used to monitor road safety, identify problem areas and
develop countermeasures and improvement schemes. The crash history on the roads
surrounding the LGH and LHH is summarised in figure 17.
Figure 17 – Summary of 5-year crash history on roads surrounding the LHH and LGH
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Figure 18 gives an indication of the crash distribution around the LHH and LGH as not all the
crashes can be shown on this plot at this scale provided by the DSG.
As per figure 17, over the past 5 years there have been 3 reported property damage only
(PDO) crashes involving same lane / rear end crashes at the Wellington / Cleveland Street
Signalised Intersection. These crashes were in 2013, 2014 and 2018. This crash rate is not
concerning and possibly low for a signalised intersection catering for 9,500+vpd on the main
road. The Wellington / Howick intersection is signalised and over the same period has
experienced 36 reported crashes involving 80 road users.
The data indicates that there is not a crash propensity with access to the LHH.
Figure 18 – 5 Year crash locations on the roads immediate to the LHH and LGH
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4.4 Services
There are a range of services on the footpath outside #37 Cleveland Street that can be seen in
figure 19 including overhead power, street lighting and below ground communication
infrastructure which possibly may not need to be relocated.
Figure 19 – Services in the footpath outside # 37 Cleveland Street
Overhead power and

street lighting
Below ground
communications
infrastructure
4.5 On Street Parking
No stopping control in the form of Yellow Line has been placed on Cleveland Street between
driveways as can be seen in figure 7 as an example.
4.6 Road Safety Review
A road safety review was undertaken using the Austroads Safe System Assessment
Framework to assess:
• LHH Car parks and accesses with Wellington and Cleveland Streets
• Cleveland Street and the intersection with Wellington Street
4.6.1 LHH Car parks and accesses
The assessment determined a pedestrian safety risk due to the number of pedestrians on and
using the internal circulating road. This was the only risk detected and scored 18/64 which is
not high because of the low speed environment. See Appendix F.1. Signage is considered an
appropriate mitigation. In this case Shared Zone signage is recommend as shown in figure 20.
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Pairs of Shared Zone signage are recommended at all the LHH car park entry and departure
points.
Figure 20 – Shared Zone signage standards, AS1742.1-2014
4.6.2 Cleveland Street and intersections
No safety risks of concern were identified with Cleveland Street. See Appendix F.2.
4.6.3 LGH Private Road connecting Cleveland and Frankland Streets
From drive through observations sight distance at the Frankland Street junction is limited to
the left and right by the closest parking space either side. See Figures 14 and 15. A Stop sign
is provided on the private road approach as sight distance is also limited to approaching
pedestrians.
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5. Traffic Generation and Assignment

This section of the report describes how traffic generated by the proposal is distributed within
the adjacent road network now and in ten years (2028).
5.1 Traffic Growth

A background traffic growth on Wellington Street of 0.5% has been assumed.
The rate of background traffic growth on Cleveland Street is assumed to be 0 % because of

the limited development potential and matured adjacent land uses.
5.2 Trip and Parking Generation
5.2.1 Trip Generation

The traffic generation rate used with DA0509/2015 was 3 trips per professional per peak hour
for specialists ¹. With a proposal for 29 specialists the increase in traffic expected is 87 trips
per hour and 870 trips per day. For modelling purposes, a 29 Specialist expansion is assumed.
5.2.2 Parking Generation

With DA0509/2015 a parking generation rate of 2.5 spaces per professional for GP’s and
Specialists ¹ was used. The DA was conditional on a maximum of 14 GPs.
The proposal is to utilise the 58 planned parking spaces to support Specialist Practitioners
however they have a different consultation pattern with patients. Figure 21 shows typical
patient consultation patterns for General and Specialist practitioners.
Figure 21 – Practitioner / Patient consultation pattern
On this basis supply of 2.0 car parking spaces per Specialist is conservative and 58 car
parking spaces provides enough parking for the proposed 29 Specialists.
5.3 Trip Assignment

It is estimated that the future traffic movements will have a similar arrival and departure
patterns to the current situation. Existing and assigned traffic is summarised in figure 22.
¹ Launceston Health Hub Traffic Impact Statement 14 October 2015 – Page 3 (GHD)
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Figure 22 – 2028 Trip assignment Wellington / Cleveland St Intersection due to proposal
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6. Impact on Road Network
6.1 Traffic impact
6.1.1 Wellington / Cleveland Street Intersection
The proposal will contribute an additional 27-28 arrival and 37-39 departure trips per peak
hour on Cleveland Street once fully developed. From SIDRA intersection analysis it can be
concluded that the proposal will have negligible impact on the signalised intersection
performance as can be seen in figure 23. The intersection will operate at Level of Service B
during peak times which is a very good Level of Service. Level of Service Descriptions are
attached in Appendix D. See Appendix E.1 for intersection analysis summary.
Though the traffic volume on Cleveland Street will increase by 900 vpd to 1600vpd once
fully operational, this is still in the low range for traffic activity and indicates there should not
be traffic capacity or safety concerns with the proposal.
6.1.2 Wellington Street / LHH Access
This access was also analysed because it involves a busy arterial route and relies on the driver
judgement to pick gaps. As can be seen in figure 23, the access will mainly operate between
Level of Service A and B. See Appendix E.2 for intersection analysis summary.
As can be seen in figure 10 the sight line is clear for picking gaps in oncoming traffic.
6.1.3 Cleveland Street / LHH Access
This access was not analysed because it involves low traffic volumes and there are no traffic
capacity issues. It is estimated that this access would operate at Level of Service A.
As can be seen in figures 7 and 8 sight lines are clear for picking gaps in traffic.
6.1.4 LGH Private Road
Some traffic generated by the LHH uses the LGH Private Road and this is likely to increase
with the proposal. This route is potentially attractive as a way north towards to the City as it is
relatively direct and avoids signalised intersections. Figures 12-15 show the nature of the
Cleveland and Frankland Street ends of the link. The Frankland Street junction has limited
sight distance due to on-street parking and is also calmed with road humps.
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Figure 23 – Summary of Intersection Analysis results
6.1.5 LHH Carpark Operation
From figure 16 traffic flow is currently estimated at 440vpd at the Cleveland Street access
and 270vpd at the Wellington Street access. It is estimated the Cleveland Street access will
increase by 420 vpd due to the Child Care Centre and 650 vpd due to the proposal resulting in
a total final flow of 1,510vpd. It is estimated the Wellington Street end will increase by 80
vpd due to the Child Care Centre and by 200vpd vpd due to the proposal resulting in a total
final flow of 550vpd. This will result in increased pedestrian exposure to traffic. Accordingly,
it is recommended that the Shared Zone signage be implemented at all car park accesses to
alert drivers and to maintain a calm and low speed environment.
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6.2 Launceston Interim Planning Scheme 2015 – Road and

Railway Assets Code E4
6.2.1 Code E4.5.1 Existing road accesses and junctions
Acceptable solution A3: The annual average daily traffic (AADT) vehicle movements, to and
from a site, using an existing access or junction, in an area subject to speed limit of 60km/h
or less, must not increase by more than 20% or 40 vehicle movements per day, whichever is
the greater.
The proposal does not satisfy acceptable solution A3 as:

• The Wellington and Cleveland Street accesses to the LHH will experience
increases in vehicle movements of 650 and 200 movements per day respectively.
• The Wellington / Cleveland Street intersection will experience an increase in 600
vehicle movement/day due to the proposal only.
Performance criteria P3: Any increase in vehicle traffic at an existing access or junction in
an area subject to a speed limit of 60km/h or less, must be safe and not unreasonably impact
on the efficiency of the road, having regard to:
(a) The increase in traffic caused by the use;

(b) The nature of the traffic generated by the use
(c) The nature and efficiency of the access or the junction
(d) The nature and category of the road
(e) The speed limit and traffic flow of the road
(f) Any alternative access to a road
(g) The need for the use
(h) Any traffic impact assessment
(i) Any written advice received from the road authority
The proposal satisfies criteria P1 as:
• The roads and intersections affected have the capacity to easily absorb the
increase traffic. SIDRA Intersection analysis verifies that Level of Service (LOS)
at the Wellington Street /LHH access and Wellington Street / Cleveland Street
intersection will be unchanged with negligible increases in delay and queuing.
The Cleveland Street / LHH access does not require analysis as the traffic
volume and degree of saturation are very low. See figure 23 for summary.
• The proposal is designed to cater for the nature of traffic generated i.e. cars.
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• The accesses and affected intersections will operate efficiently as demonstrated

by intersection analysis.
• The categories of road accessed are of suitable function and width for the
proposed use.
• The speed limit and traffic flow on the adjacent Council roads will not be
disaffected by the proposed access.
• There are no alternative access points available and the proposed accesses are
required as no other location and arrangement can provide as well the off- street
parking required.
• This traffic impact assessment supports the proposed access arrangements
6.2.2 Code E4.6.2 Road accesses and junctions
Acceptable solution A2: No more than one access providing both entry and exit, or two
accesses providing separate entry and exit, to roads in an area subject to a speed limit of
60km/h or less.
The proposal satisfies acceptable solution A2.
6.2.3 Code E4.6.4 Sight distance at accesses, junctions and level crossings
Acceptable solution A1: Sight distances at:

(a) an access or junction must comply with the Safe Intersection Sight Distance shown in
Table E4.6.4; and
(b) rail level crossings must comply with AS1742.7.
The existing and proposed LHH Carpark accesses on Cleveland Street do not satisfy
acceptable solution A1 in terms of sight distance for the 50km/h General Urban Speed
Limit and are beyond the scope of Table E4.6.4. However, the speed environment is less
than 40km/h and can satisfy Performance criteria P1.
Performance criteria P1: The design, layout and location of an access, junction or rail level
crossing must provide adequate sight distance to insure the safe movement of vehicles, having
regard to:
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(a) The nature and frequency of the traffic generated by the use;
(b) The frequency of use of the road or rail network
(c) Any alternative access
(d) The need for the access, junction or level crossing
(e) Any traffic impact assessment
(f) Any measures to improve or maintain sight distance, and
(g) Any written advice received from the road or rail authority.
• the nature and frequency of the traffic generated by the use is for customer
parking which involves low speeds with low sight distance requirements
• the speed environment at the access points to the LHH and LGH is <40km/h due
to the relatively steep approach grade for arriving traffic from the west and
curve in the road for arriving traffic from the east which in combination calms
traffic on both approaches to the LHH access.
• there is no suitable alternative access
• the access is required due to the topography of the site
• this traffic impact assessment confirms that for a 40km/h speed environment the
existing and proposed access driveways have enough sight distance (35m
required along the frontage road¹) as can be seen in figure 7.
• No measures to improve sight distance are considered necessary given the low
speed environment
¹ AS/NZS 2890.1:2004 - Parking facilities – Part 1: Off-street car parking – Figure 3.2
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6.3 Launceston Interim Planning Scheme 2015 – Parking and

Sustainable Transport Code E6
6.3.1 Code E6.5.1 Car parking numbers
Acceptable solution A1: The number of car parking spaces must not be less than 90% of the
requirements of Table E6.1
Doctors’ surgery, clinic, consulting toom, veterinary surgery:

• 4 spaces per registered practitioner
The proposal does not satisfy acceptable solution A1 as 2.0 spaces per registered
practitioner has been used for car park design.
Performance criteria P1.1: The number of parking spaces for other than residential use,
must be provided to meet the reasonable needs of the use, having regard to:
(a) The availability of off-road public car parking spaces within reasonable walking
distance;
(b) The ability of multiple users to share spaces of:
(c) The availability and frequency of public transport within reasonable waling distance
of the site;
(d) Any site constraints such as existing buildings, slope, drainage, vegetation and
landscaping
(e) The availability, accessibility and safety of on-road parking, having regard to the
nature of the roads, traffic management and other uses in the vicinity;
(f) An assessment of the actual car parking demand determined in light of the nature of
the use and development
(g) The effect on streetscape; and
(h) The recommendations of any traffic impact assessment prepared for the proposal

• Other off-street parking is available within walking distance (LGH)
• Public transport is available with walking distance (Wellington Street)
• Parking demand research indicates 2.0 spaces per Specialist Practitioner is more
than adequate, see figure 21.
• 43 effective new spaces plus 15 already assigned to the commercial precinct at
2.0 spaces per Specialist Practitioner equates to 29.
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6.3.2 Code 6.5.2 Bicycle parking numbers
As per table E6.1, bicycle parking is not required for a medical centre
6.3.3 Code 6.5.3 Taxi Spaces
Acceptable solution A1: Except for dwellings in the General Residential zone, uses that
require greater than 50 car spaces by Table E6.1 must provide one parking space for a taxi
on site, with one additional taxi space provided for each additional 50 car parking spaces
required.
The proposal satisfies acceptable solution A1 as there is an existing taxi space and no
further taxi spaces are required with the additional 43 car parking spaces planned.
6.3.4 Code 6.5.4 Motorcycle Parking
Acceptable solution A1: Except for dwellings in the General Residential zone, uses that
require greater than 20 car parking spaces by Table E6.1 must provide one motorcycle
parking space on site, with one additional motorcycle parking space for each additional 20
car parking spaces required.
The proposal does not satisfy acceptable solution A1 as no space for additional
motorcycling is provided.
Performance criteria P1: Motorcycle parking space must be provided to meet the reasonable
needs of the use, having regard to:
(a) The nature of the proposed use and development;
(b) The availability and accessibility of motorcycle parking spaces on the road or in the
vicinity; and
(c) Any site constraints such as existing buildings, slope, drainage, vegetation and
landscaping.

• There is unlikely to be significant demand for motorcycling and given the site
constraints and car parking layout, motorcycle parking would reduce space for
cars which would be counterproductive.
6.3.5 Code 6.5.5 Loading Bays
Loading Bays do not apply to the proposed development.
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6.3.6 Code E6.6.1 Construction of parking areas
Acceptable solution A1: All parking, access ways, manoeuvring and circulation spaces must:
(a) have a gradient of 10% or less;
(b) be formed and paved;
(c) be drained to the public stormwater system, or contain stormwater on the site;
(d) …be provided with an impervious all-weather seal; and
(e) …be line marked or provided with other clear physical means to delineate parking
spaces.
The proposal satisfies Acceptable solution A1 as:
• The proposed ground floor and first floor parking is level
• The proposed ground floor access with Cleveland Street is 1:13 (7.7%)
• The ramp between the existing car park and proposed first floor is 1:12 (8.3%)
and transitions are provided to prevent vehicles scraping or bottoming out.
6.3.7 Code E6.6.2 Design and layout of parking areas
Acceptable solution A1.1 – Car parking, access ways, manoeuvring and circulation spaces
must:
(a) Provide for vehicles to enter and exit the site in a forward direction where providing
for more than 4 parking spaces. Satisfied.
(b) Have a width of vehicular access no less than the requirements in Table E6.2, and no
more than 10% greater than the requirements in Table E6.2; Width required is 5.5m
and width provided is 6.0m Satisfied.
(c) Have parking space dimensions in accordance with the requirements in Table E6.3;
Space provided of 2.6m*5.4m. Satisfied.
(d) Have a combined access and manoeuvring width adjacent to parking spaces not less
than the requirements in Table E6.3 where there are 3 or more car parking spaces;
Not Satisfied as combined access and manoeuvring width required is 6.4m and 6.0m
is provided. However, the aisle width of 6.0m complies with AS/NZ 2890.1 for user
class 3 (short term city and town centre parking, parking stations, hospital and medical
centres) Satisfies Performance Criteria P1.
(e) Have a vertical clearance of not less than 2.1 metres above the parking surface level.
Satisfied.
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Acceptable solution A1.1 (a, b, c and e) are satisfied for and P1 satisfied for A1.1(d)
A1.2 - All accessible spaces for use by persons with a disability must be located closest to the
main entry point to the building.
A1.2 is satisfied by existing provision.
A1.3 - Accessible spaces for people with a disability must be designated and signed as
accessible spaces where there are 6 spaces or more.
A1.3 is satisfied by existing provision
A1.4 Accessible car parking spaces for use by persons with disabilities must be designed and
constructed in accordance with AS/NZS 2890.6-2009 Parking facilities -Off-street parking
for people with disabilities.
A1.4 is satisfied by existing provision.
6.3.8 Code E6.6.3 Pedestrian Access
Acceptable solution
A1.1: Uses that require 10 or more parking spaces must:
(a) Have a 1m wide footpath that is separated from the access ways or parking aisles,
except where crossing access ways or parking aisles, by:
(1) A horizontal distance of 2.5m between the edge of the footpath and the access
way or parking aisle; or
(2) Protective devices such as bollards, guardrails or planters between the footpath
and the access way or parking aisle; and
(b) Be signed and line marked where pedestrians cross access ways or parking aisles;
A1.2: In parking areas containing accessible car parking spaces for use by persons with a
disability, a footpath having a minimum width of 1.5m and a gradient not exceeding 1 in 14 is
required from those spaces to the main entry point to the building.
A1.2 is not applicable as all accessible car parking spaces are provided via the
Wellington Street Entry
The proposal satisfies Acceptable solution A1.1 as footpath is provided to link the new
first floor footpath with the existing footpath, see Appendix B.1.2.
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6.3.9 Code E6.6.4 Loading Bays
As per section 6.3.5 Loading Bays are not required for the proposed development.
6.3.10 Code E6.6.5 Bicycle Facilities
Bicycling facilities do not apply to the proposed development.
6.3.11 Code 6.6.6 Bicycle parking and storage facilities
Bicycle parking and storage facilities do not apply to the proposed development.
6.4 Other impacts
6.4.1 Environmental
No environmental impacts were identified in relation to:
• Noise, Vibration and Visual Impact
• Community Severance and Pedestrian Amenity
• Hazardous Loads
• Air Pollution, Dust and Dirt and Ecological Impacts
• Heritage and Conservation values
6.4.2 Street Lighting and Furniture
Cleveland Street has street lighting and does not justify further road side furniture such a bus
shelters, seats, direction signs, landscaping, street trees or fencing.
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7. Recommendations and Conclusions

This traffic impact assessment has been prepared for the proposed LHH Medical Practice
expansion by 29 Specialist Practitioners and 43 new off-street car parking spaces to go with
the 15 spaces previously dedicated to the commercial precinct.
The assessment has considered:
• existing road conditions and crash history
• impending traffic due to the Child Care Centre (DA 0325/2018)
• road safety using Austroads Safe Assessment methodology
• traffic turning count data collected to establish traffic and road user patterns at the
Wellington and Cleveland Street entrances to the LHH and at the Cleveland Street /
Wellington Street intersection.
• Intersection analysis to assess the impact of the proposal on the Wellington Street /
LHH access and the Wellington / Cleveland Street intersection as these access points
involve strong arterial flow on Wellington Street and the impact of increased side
road traffic should be checked in these situations.
• Requirements of the Launceston Interim Planning Scheme 2015, specifically Road

and Railway Assets Code E4 and Parking Sustainable Transport Code E6.
This assessment has found:
• the crash history provides evidence that the existing access arrangements with the
LHH are operating satisfactorily as the reported crash rate appears relatively low.
• Safe System Assessment of the existing and proposed access arrangements identified
some safety improvements considered worthwhile including:
o Introduction of Shared Zone signage at all LHH access points to improve

driver awareness of pedestrian activity and reinforce calm operation of the
car parks and circulating aisle.
o It is suggested Council consider installing Yellow Line either side of the

LGH access on Frankland Street to improve sight distance for vehicles
entering Frankland Street.
• Review of traffic data collected at the access points to the LHH found that the
proposal will increase traffic generation by 650 vpd at the Cleveland Street access,
estimated to increase from 440 to 1090vpd plus 420 from the Child Care Centre to
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1510 vpd. The Wellington Street access is estimated to increase from 270 to 470 vpd
plus 80 from the Child Care Centre to 550 vpd. The increase may possibly be more
biased towards the Cleveland Street access with time as users become more aware of
the new facilities, but this is not a concern as there is ample capacity for Cleveland
Street to cope with more traffic.
• The intersection analysis clarifies that the operation of the Wellington Street /
Cleveland Street signalised intersection will continue to operate at Level of Service B
at peak times with negligible increase in delays and queuing due to the proposal. The
Wellington Street / LHH Access will continue to operate between Levels of Service
A and B at peak times with negligible increase in delays and queuing due to the
proposal.
• Launceston Interim Planning Scheme requirements are satisfied.
Overall, it has been concluded that the proposed development will not create any traffic
capacity or safety issues and Wellington Street and the LHH accesses should continue to
operate safely and efficiently.
Based on the findings of this report and subject to the recommendations above, the proposed
development is supported on traffic grounds.
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Appendices
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Appendix A – Traffic Count Data
Appendix A.1 Wellington – Cleveland AM Peak
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Appendix A.2 Wellington – Cleveland AM Peak
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5
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Appendix A.3 Wellington – Cleveland PM Peak
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Appendix B – Proposed Car Park Expansion
Appendix B.1.0- Site Plan
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Appendix B.1.1- Site Plan expanded view
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Appendix B.1.2- Site Plan expanded view
Existing walkway
Proposed walkway
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Appendix B.2 Elevations
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Appendix C – Approved Commercial Project
Appendix C.1 Commercial Precinct
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Appendix C.2 Second Floor
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Appendix C.3 Elevations
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Appendix C.4 Elevations
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Appendix D Level of Service Descriptions
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Appendix E Intersection Analysis
Appendix E.1 Wellington / Cleveland Int.
2018 Am Peak
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2018 Pm Peak
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2028 Am Peak
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2028 Pm Peak
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Appendix E.2 Wellington / LHH Access
2018 Am Peak
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2018 Pm Peak
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2028 Am Peak
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Appendix F - Safe System Assessments
Appendix F.1 Existing and Proposed Car Parks
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Appendix F.2 Cleveland Street
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Appendix G – Original DA 0509/2015 included

the 633m² 1st Floor Tenancy with 15 car parking
spaces (based on 2.5 spaces /100m²)
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Appendix H – Extract from Commercial Precinct

DA 0325/2018 June 2018
Estimated Child Care Centre

traffic:
• 51 movements / hour
• 500 movements / day
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9 Appendix 9 Preliminary Site Assessment

P a g e | 44
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Environmental Service & Design

ABN: 97 107 517 144
25 September 2018
Encompass Health Holdings

247 Wellington Street
Launceston TAS 7250
Dear Jerome,
RE: Preliminary Site Investigation – 37 Cleveland Street, Launceston 7250
Environmental Service and Design (ES&D) has investigated the site at 37 Cleveland Street,
Launceston 7250, in relation to any potentially contaminating activities formerly conducted
thereon, including risk to potential receptors and other potential environmental issues which
may arise due to development activities.
The assessment was guided by the principles and requirements contained within the National
Environmental (Assessment of Site Contamination) Measure, 1999 (as amended) (NEPM)
according to its status as a state policy.
The investigation comprised a Preliminary Site Investigation as defined in NEPM Schedule B2,
Section 2.1:
“Preliminary site investigations (PSIs) usually include a desktop study to collect basic site
information and identify the site characteristics (site location, land use, site layout, building
construction, geological and hydrogeological setting, historical land uses and activities at the
site), a site inspection and interviews with current and past owners, operators and occupiers of
the site and nearby sites.
The preliminary investigation should be sufficient to:
- identify potential sources of contamination and determine potential contaminants of

concern;
- identify areas of potential contamination;

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- identify potential human and ecological receptors;

- identify feasible pathways by which contaminants and receptors may be linked;
- identify potentially affected media (soil, sediment, groundwater, surface water, indoor
and ambient air)
- identify environmental issues which may arise because of development activities, or due
to the change of use (increased disturbance due to increase in human activity).
With respect to contamination, if thorough preliminary investigation shows a history of non-

contaminating activities and there is no other evidence or suspicion of contamination, further
investigation is not required.”
It was concluded that the site does not present risk to potential receptors identified in the
Conceptual Site Model (CSM).
As per Section E2.4.3 of the Launceston Interim Planning Scheme 2015:
- the site history and site visit confirmed that potentially contaminating activities did not
impact the site.
As per NEPM Schedule B2, Section 2.1, it was concluded that:
- No further investigation is required.
The details of the required investigation are documented in the following pages
Yours sincerely,
_________________________________
Rod Cooper BSc., CEnvP Site Contamination
Principal Consultant ES&D
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Preliminary
Site
Investigation
37 Cleveland
Street, Launceston
7250
Project No: 6405
Date: 20/09/18
ABN: 97 107 517 144 ACN: 107 517 144

80 Minna Road PO Box 651
Heybridge TAS 7316 Burnie TAS 7320
Ph: (03) 6431 2999 www.esandd.com.au
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Document Control
Prepared & Published by: ES&D
Version: Final
File: 6405
Contact: Rod Cooper
Phone No: (03) 6431 2999
Prepared For: Encompass Health Holdings
Version: Date:
DRAFT 1 Samuel Smith ES&D 20/09/2018
FINAL Rod Cooper ES&D 21/09/2018
This report has been prepared, based on information generated by Environmental Service and Design Pty Ltd from
a wide range of sources. If you believe that Environmental Service and Design Pty Ltd has misrepresented or
overlooked any relevant information, it is your responsibility to bring this to the attention of Environmental Service
and Design Pty Ltd before implementing any of the report’s recommendations. In preparing this report, we have
relied on information supplied to Environmental Service and Design Pty Ltd, which, where reasonable,
Environmental Service and Design Pty Ltd has assumed to be correct. Whilst all reasonable efforts have been made
to substantiate such information, no responsibility will be accepted if the information is incorrect or inaccurate.
This report is prepared solely for the use of the client to whom it is addressed and Environmental Service and Design
Pty Ltd will not accept any responsibility for third parties. In the event that any advice or other services rendered by
Environmental Service and Design Pty Ltd constitute a supply of services to a consumer under the Competition and
Consumer Act 2010 (as amended), then Environmental Service and Design Pty Ltd’s liability for any breach of any
conditions or warranties implied under the Act shall not be excluded but will be limited to the cost of having the
advice or services supplied again. Nothing in this Disclaimer affects any rights or remedies to which you may be
entitled under the Competition and Consumer Act 2010 (as amended). Each paragraph of this disclaimer shall be
deemed to be separate and severable from each other. If any paragraph is found to be illegal, prohibited or
unenforceable, then this shall not invalidate any other paragraphs.
PSI – 37 Cleveland Street, Launceston

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Contents
Preliminary Site Investigation ................................................................................................ 1
Document Control ................................................................................................................. 2
1 Introduction ................................................................................................................... 1
2 Author Details ................................................................................................................ 1
3 Scope of Works............................................................................................................... 2
4 Basis for Assessment ...................................................................................................... 2
5 Information Sources ....................................................................................................... 3
6 Site Details ..................................................................................................................... 3
6.1 Ownership and Location .................................................................................................. 3
6.2 Zoning ............................................................................................................................... 4
7 Geology, Hydrology and Hydrogeology ........................................................................... 6
7.1 Topography ...................................................................................................................... 6
7.2 Surface Water................................................................................................................... 6
7.3 Regional Geology.............................................................................................................. 6
7.4 Regional Hydrogeology .................................................................................................... 6
7.5 Acid Sulfate Soils .............................................................................................................. 7
8 Site History ..................................................................................................................... 8
8.1 Site and Surrounding Land uses ....................................................................................... 8
8.2 WorkSafe Tasmania Dangerous Goods Licenses ........................................................... 10
8.3 Anecdotal Information ................................................................................................... 10
8.4 Historical Aerial photography ........................................................................................ 10
9 Site History Summary ................................................................................................... 14
10 Potential Site Contamination ..................................................................................... 15
10.1 Onsite contamination..................................................................................................... 15
10.2 Offsite Sources ............................................................................................................... 15
10.2.1 Underground Storage Tanks (249 Wellington Street, 182-186 Wellington Street
and 166-180 Wellington Street) and Fuel Tank at 237-241 Wellington Street..................... 15
10.2.2 Asbestos Super Six Roof Sheeting at 249 Wellington Street .................................. 16
11 Site Visit .................................................................................................................... 17

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12 Potential Receptors ................................................................................................... 22

13 Conclusions and Recommendations........................................................................... 24

References .......................................................................................................................... 26
Appendices ......................................................................................................................... 27
Appendix 1 – Site Plan ............................................................................................................... 28
Appendix 2 – WorkSafe Tasmania Correspondence ................................................................. 29
Appendix 3 – Premium Property Report ................................................................................... 30
List of Tables
Table 1: Final Conceptual Site Model ......................................................................................................... 23
List of Figures
Figure 1: Site Plan.......................................................................................................................................... 4
Figure 2: Zoning – Commercial ..................................................................................................................... 5
Figure 3: Inferred Groundwater Flow Direction ........................................................................................... 7
Figure 4: Location of the site in relation to nearby potential contamination sources ................................. 9
Figure 5: Aerial 1976 (Source: TheLIST) ...................................................................................................... 11
Figure 9: Aerial 2008 (Source: Google Earth).............................................................................................. 13
Figure 10: Aerial 2017 (Source: Google Earth)............................................................................................ 14
Figure 11: Drum storage at 37 Cleveland Street, Launceston .................................................................... 17
Figure 12: Solvent drum at 37 Cleveland Street, Launceston ..................................................................... 18
Figure 13: Ester drum at 37 Cleveland Street, Launceston......................................................................... 18
Figure 14: Solvent drums at 37 Cleveland Street, Launceston ................................................................... 19
Figure 15: Pit at 37 Cleveland Street, Launceston ...................................................................................... 19
Figure 16: Underground fuel tank at 249 Wellington Street ...................................................................... 20
Figure 17: Potential location of underground fuel tank at 182-186 Wellington Street ............................. 21
Figure 18: Asbestos super six roof sheeting at 249 Wellington Street and site upper level carpark ......... 22

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1 Introduction
Environmental Service and Design (ES&D) were commissioned their client Encompass Health
Holdings to undertake a Preliminary Site Investigation (PSI) on the proposed development at 37
Cleveland Street, Launceston 7250. Property ID 6674225, Title Reference 216622/5.
The aim of the PSI is to determine whether activities have occurred on or near the site which may
result in contamination of the land and if so, whether the level of risk will increase with the
proposed or future development.
Code E2 (Potentially Contaminated Land Code) of the Launceston Interim Planning Scheme 2015
stipulates that use or development of potentially contaminated land must not adversely impact
on human health or the environment.
The following use and development are exempt for the code:
E2.4.1 The following use and development is exempt from this Code.
E2.4.2 Development:
(a) to investigate potentially contaminated land; or
(b) in accordance with a notice issued in accordance with Part 5A of the Environmental Management and
Pollution Control Act 1994.
E2.4.3 Any use or development where a site history prepared by a suitably qualified person has
been provided to the planning authority that confirms potentially contaminating activities did not
impact the site.
E2.4.4 Development that does not involve disturbance of more than 1m² of land.
E2.4.5 Any use or development that the Director, or a person approved by the Director for the purpose of this
Code, having regard to the objective stated in all applicable standards in this Code, has issued a certificate
stating that there is insufficient increase in risk from contamination to warrant any specific remediation and
protection measures.
This report will comprise a summary of investigation pursuant to E2.4.3.
2 Author Details
The preliminary site investigation was prepared by R Cooper, CEnvP Site Contamination and
Principal Consultant, ES&D.

1
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3 Scope of Works
The scope of the preliminary site investigation included:
• Desktop review of the site and surrounding land use history;
• Obtaining information from Work Safe Tasmania (WST) regarding potential storage
of dangerous substances in the area surrounding the property;
• Determination of potential contaminants of concern;
• Field investigations and site visit;
• Consideration of the site’s environmental settings;
• Identification of potential human and ecological receptors and consideration of risks

to identified receptors;
• Development of a Conceptual Site Model (CSM); and,
• Preparation of the assessment report.
4 Basis for Assessment
As a State Policy for the purposes of State policies and Procedures Act 1993, the National
Environmental Protection (Assessment of Site Contamination) Measure 1999 (NEPM) was the
guideline used for the assessment.
The assessment included elements of a Preliminary Environmental Site Assessment as defined in

NEPM Schedule B2. NEPM advises that if a thorough preliminary investigation shows a history of
non-contaminating activities and there is no other evidence or suspicion of contamination,
further investigation is not required (Schedule B2 and Section 2.1).

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5 Information Sources
• Historic Dangerous Substances license information associated with Worksafe Tasmania,

Department of Justice;
• (the LIST) Land Information System Tasmania (www.thelist.tas.gov.au), accessed

05/09/2018;
• (GIP) DPIPWE Groundwater Information Poral (hhtp://wrt.tas.gov.au/groundwater-

info);
• Launceston Interim Planning Scheme 2015 (www.iplan.tas.gov.au), accessed

07/09/2018;
• National Environment Protection (assessment of Site Contamination) Amendment

Measure 2013 (no. 1).
• Google Earth Pro, accessed 07/09/2018
• Site visit and interviews with the owner.
6 Site Details
6.1 Ownership and Location
The property at 37 Cleveland Street, Launceston is owned by Rodger Nicklason. Encompass

Health Holdings Pty Ltd plan to purchase the property, with settlement to occur by mid-2019.
The proposed development involves the construction of a multi-story carpark (Appendix 1). The
site is surrounded by commercial buildings. The investigation area (the Site) is approximately 520
m2. The property location is shown in Figure 1.

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Figure 1: Site Plan
6.2 Zoning
The site is currently zoned “Commercial” (Launceston Interim Planning Scheme 2015, Figure 2)
and is surrounded by “Commercial” zoning. Sections of “Inner Residential” and “Open Space”
zoning exist to the east of the site. The current zoning will not change as part of the proposed
development.

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Open Space
Commercial Inner Residential
Figure 2: Zoning – Commercial

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7 Geology, Hydrology and Hydrogeology

7.1 Topography
A review of Google Earth indicates the local topography slopes towards the west. The sites
topography is modified and is situated on relatively flat ground, sloping slightly towards the west
and north, with elevations ranging from 15-18m.
7.2 Surface Water
The nearest surface water body is the River Tamar located 1260m to the northwest, east of the
Cataract Gorge.
7.3 Regional Geology

The Land Information Systems Tasmania (the list) indicates that the site is underlain by poorly
consolidated clay, silt, and clayey labile sand with rare gravel and lignite; some iron oxide-
cemented layers and concretions; some leaf fossils.
7.4 Regional Hydrogeology

Groundwater flow is likely to travel to the northwest following the slope of the topography
(Figure 3). Reference to the Department of Primary Industries, Parks, Water and Environment
(DPIPWE) Groundwater Information Access Portal indicates there are no registered bores within
500m of the site. Groundwater is not extracted for drinking purposes in the area, water is
supplied to the area from TasWater infrastructure.

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Inferred Groundwater Flow

Direction
Figure 3: Inferred Groundwater Flow Direction
7.5 Acid Sulfate Soils

Review of the LIST (Land Information System Tasmania) indicates that the site has no potential
for acid sulfate soils based on the elevation. Based on this, no management for acid sulfate soils
is required.

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8 Site History
8.1 Site and Surrounding Land uses

The site is currently occupied by a Dip’n’Strip, a paint and varnish removalist. The history search,
interviews and site visit outlined the site has been occupied by commercial businesses such as
mechanical workshop, car detailing and assay testing since at least 1982. Additionally, based on
the location within a commercial area of Launceston, several nearby potential contamination
sources were also identified (figure 4), including;
• Underground fuel tanks at 249 Wellington Street, 182-186 Wellington Street and 166-
180 Wellington Street
• Asbestos super six roof sheeting at 249 Wellington Street.
• Fuel tank at 237-241 Wellington Street, Launceston

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Site
Fuel Tank
U/G Fuel Tank

U/G Fuel Tank
Asbestos Roof
U/G Fuel Tank
Figure 4: Location of the site in relation to nearby potential contamination sources
9
8.2 WorkSafe Tasmania Dangerous Goods Licenses
A search of the Historic WorkSafe Tasmania Dangerous Goods Licenses information was
conducted. No licenses were identified at the site (Appendix 2). Neighboring properties identified
by WorkSafe Tasmania as having a dangerous goods file are identified in figure 4.
8.3 Anecdotal Information

Environmental Service and Design representative interviewed Rodger Nicklason (current owner)
on the 14th of September. Mr. Nicklason purchased the site in 1991 and leases the property to
Dip’N’Strip. Mr. Nicklason confirmed a mechanical and car detailing business operated on the
site prior to purchasing by Mr. Steer. He also advised the site did not have any underground fuel
tanks or large volumes of fuels stored at the site and was relatively clean. He confirmed the site
was demolished in 2001 as per the Premium Property Report (Appendix 3) after a fire occurred
at the site.
8.4 Historical Aerial photography

A review of historical aerial photographs available on the LIST and Google Earth was undertaken
to identify any historical potentially contaminating land uses in the area. Photos from 1976, 1981,
1997, 2003, 2008 and 2017 are shown in Figures 5-10 below.
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Site
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Figure 5: Aerial 1976 (Source: TheLIST)
Site

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Site
Site

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Site
Figure 9: Aerial 2008 (Source: Google Earth)
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Site
Figure 10: Aerial 2017 (Source: Google Earth)
9 Site History Summary
Based on the review of the site, the site history is as follows:
Period Site
Commercial property, several alterations to building, including
1976 - Current demolition in 2001. No evidence of potential contaminating
activities from aerial photography.
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10.1 Onsite contamination Planning Administration

The premium property report details the site has been occupied by commercial businesses since
at least 1982. The site is currently occupied by Dip’N’Strip, a paint and varnish removalist.
A site inspection by Environmental Service and Design representative occurred on the 5 th of

September 2018. The Dip’N’Strip business was noted to have a well-controlled system of
recycling chemicals and limiting potential environmental impacts. Drums stored on site are
collected by Environmental Recovery Service when 8 drums are ready for disposal. Stripper is
siphoned from the pit and recycled for use within the spray rooms. Sediment collected from the
spray room is placed in drums for disposal. A secondary pit is screened, and wastewater
transferred to stormwater under a TasWater trade waste agreement. No visible contamination
was present on the soil surface and the chemicals used in the process (solvents, esters) would
vaporize quickly, limiting potential impacts to future site users. The floor was noted to be in good
condition and there is no reason to suspect soil contamination is present beneath the slab.
Historical commercial operations at the site, including a mechanical workshop are also potentially
contaminating activities. However, based on the site inspection, absence of dangerous goods
records and the anecdotal information by Mr. Nicklason, there is not likely to be contamination
at the site which would impact future receptors.
10.2 Offsite Sources
10.2.1 Underground Storage Tanks (249 Wellington Street, 182-186 Wellington Street
and 166-180 Wellington Street) and Fuel Tank at 237-241 Wellington Street
Historic WorkSafe Tasmania Dangerous Goods Licenses information revealed several

underground fuel tanks near the proposed development. ES&D investigated each site for
potential for groundwater contamination and associated risk to human health from vapour
intrusion at the site;
249 Wellington Street – The fuel tank remains to the east of 249 Wellington Street. ES&D
interviewed the manager who advised the fuel tank had not been used for at least 10 years and
possibly since Bob Jane T-Marts purchased the property approximately 30 years ago. The site was
previously occupied by TNT freight services. The contents of the tank were unable to be verified
on site.
Based on the inferred groundwater flow direction, contamination from the underground fuel
tank is unlikely to impact the site. In addition, the proposed carpark limits potential for pressure
driven vapour intrusion due to the open nature. In reference to the Journal of Environmental
Management 204 (2017) 783e792 risk is significantly reduced. Based on this, no further
investigation is warranted.

15
182-186 Wellington Street – The site has been recently developed, with the existing buildings
demolished and new fast-food franchise established. Interviews with site workers previously
outlined there was no evidence of a tank during works, therefore the tank may remain under the
new concrete slab. Due to the groundwater flow direction (figure 3) a plume under the Site is
unlikely. No further investigation is warranted.
166-180 Wellington Street – Underground fuel tanks in this location are unlikely to impact the
site based on the groundwater flow direction to the northwest. No further investigation is
warranted.
237-241 Wellington Street – Information provided by Launceston City Council indicated the
presence of a fuel tank at the site. It is unclear if the fuel tank remains on the site and if it was
located underground. However, based on the elevation of the site and groundwater flow
direction to the northwest no further investigation is warranted.
10.2.2 Asbestos Super Six Roof Sheeting at 249 Wellington Street
249 Wellington Street is currently clad with asbestos super six roof sheeting (contains blue
Asbestos). Based on the age of this material, the location and the elevation in relation to the
proposed development there is potential risk. However, based on the proposed use as a
carpark there is no increase in risk.
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11 Site Visit
ES&D representatives visited the site on the 5th of September 2018 to investigate potential
sources of contamination in the proposed development area. ES&D interviewed the business
manager and conducted a site “walkthrough”. The site was observed to be well maintained with
no obvious signs of contamination. Drums containing sediment from stripping paint and varnish
were located at the rear of the property (figure 11) and small volumes of dangerous goods were
located at the site including solvents and esters (figure 12-14). The pit for collecting stripper for
reuse (figure 15) and the secondary pit were observed during the inspection. Neighboring
properties were also investigated for the potential of offsite sources contaminating the property
(figures 16-18).
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Figure 11: Drum storage at 37 Cleveland Street, Launceston

17
Figure 12: Solvent drum at 37 Cleveland Street, Launceston
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PSI – 37 Cleveland Street, Launceston content. The Council reserves all other rights. Documents displayed on the Council's
18
Figure 14: Solvent drums at 37 Cleveland Street, Launceston
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Figure 15: Pit at 37 Cleveland Street, Launceston

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Underground fuel tank content. The Council reserves all other rights. Documents displayed on the Council's
Figure 16: Underground fuel tank at 249 Wellington Street

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Figure 17: Potential location of underground fuel tank at 182-186 Wellington Street
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Asbestos super six roof sheeting
Figure 18: Asbestos super six roof sheeting at 249 Wellington Street and site upper level carpark
12 Potential Receptors
A final Conceptual Site Model (CSM) (Table 1) was developed after consideration of risks to
potential human receptors as outlined below.
Risks to human health from hydrocarbon contamination can arise via the inhalation route when
people are exposed to vapours for extended periods, including from vapour intrusion into built
spaces, and/or by direct contact with contaminated soil, surface water or groundwater (e.g.,
ingestion, dermal contact). Risk to human health from inhalation of asbestos fibres or volatile
organic compounds was also considered in the assessment.
Future workers involved in the construction of the development were considered in the
preliminary CSM, along with subsurface workers and future site users.
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Table 1: Final Conceptual Site Model website are intended for public perusal only and should not be reproduced
Contamination Source COPC Pathway Receptor
Paint and Varnish

Remolasits/Mechanical • Solvents
NO PATHWAY – NO EVIDENCE OF POTENTIAL
CONTAMINATION AT SITE • Future occupants, including children
Workshop
• Esters • Subsurface workers
• Total Petroleum Hydrocarbons (TPH) • Surrounding site users
• Total Recoverable Hydrocarbons (TRH)
• BTEX
• PAH’s
• Phenols
Underground
petroleum storage • Total Petroleum Hydrocarbons (TPH)
NO VAPOUR PATHWAY – DUE TO INFERRED
GROUNDWATER FLOW DIRECTION AND • Future occupants, including children
systems (UPSS) PROPOSED DEVELOPMENT
• Total Recoverable Hydrocarbons (TRH) • Subsurface workers
• BTEX • Surrounding site users
• PAH’s
• Phenols
Super six roof sheeting

on neighbouring • Asbestos
NO INCREASE RISK FROM INHALATION
• Future occupants, including children
property
• Surrounding site users

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13 Conclusions and Recommendations
Environmental Service and Design (ES&D) were commissioned by their client, Encompass Health
Holdings, to conduct a Preliminary Site Investigation for the proposed development at 37
Cleveland Street, Launceston 7250.
The results of the preliminary site investigation, based on the site history and desktop
assessment, including a search of WorkSafe Dangerous Goods Records, indicated that potentially
contaminating activities have occurred on the site, including the current site usage. ES&D
completed a site inspection of the Dip’N’Strip business and it was noted to have a well-controlled
system of recycling chemicals and limiting potential environmental impacts. There was no
evidence of environmental contamination at the site and therefore no risk to the proposed
development. Historical records and anecdotal information confirmed the past operation of a
mechanical workshop at the site. However, based on the site inspection, absence of dangerous
goods records and the anecdotal information by Mr. Nicklason, there is not likely to be
contamination at the site which would impact future receptors.
Offsite sources which may pose a risk to receptors at the site include; underground fuel tanks
and asbestos super six roof sheeting. ES&D investigated each underground petroleum storage
system (UPSS) or fuel tank occurrence for potential impacts to the site. Based on the inferred
groundwater flow direction, there is no risk of potentially contaminated groundwater presenting
a risk of vapour inhalation. Additionally, based on the proposed development of a carpark the
potential for pressure driven vapour intrusion is negligible due to the open nature and a lack of
preferential pathways.
249 Wellington Street is currently clad with asbestos super six roof sheeting. Asbestos materials
are required to be maintained in good condition by the owner to prevent the release of fibres.
Due to the age of this material, the location and the elevation in relation to the proposed
development there is potential risk. However, based on the proposed use as a carpark there is
no increase in risk due to the mobile nature of the occupants.
A CSM was constructed and is shown in Table 1. A risk assessment was then conducted according
to the principles and methodology contained within the NEPM and found no increased risk to
human health receptors associated with the development, therefore requirements under section
(E2.6.2) of the Launceston Interim Planning Scheme 2015 are met. ES&D propose the
development proceed.

24
The investigation concluded there is no impacted soil on the site, however as a precautionary
measure risk to subsurface excavation should be managed by wearing protective clothing to
prevent dermal contact – boots, gloves and disposable suits.
Additionally, all soil removed from site must be disposed of under the EPA waste tracking system
and will require testing prior to disposal.
Yours sincerely,
_________________________________
Rod Cooper BSc., CEnvP Site Contamination
Principal Consultant ES&D
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References
Launceston City Council Interim Planning Scheme 2015
National Environmental Protection (Assessment of Site Contamination) Measure, Guideline on

the Investigation Levels for Soil and Groundwater, Schedule B (1), (1999) as amended 2013
Land Information System Tasmania (the List): www.thelist.tas.gov.au
Department of Primary Industries, Parks, Water and Environment (DPIPWE) Groundwater

Information Access Portal: http://wrt.tas.gov.au/groundwater-info/
Journal of Environmental Management 204 (2017) 783e792
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Appendices
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Appendix 1 – Site Plan
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Project:
LAUNCESTON HEALTH HUB Measured form and function
CARPARK EXPANSION Postal Address

PO Box 63
Riverside
Tasmania 7250
W 6ty.com.au
E admin@6ty.com.au
6ty Pty Ltd
ABN 27 014 609 900
Architectural
ABP No. CC4874f
Structural / Civil
ABP No. CC1633i
Tamar Suite 103

The Charles
287 Charles Street
At: Launceston Tasmania
P (03) 6332 3300 ISO
9001
P (03) 6424 7161
For:
COMMERCIAL PROJECT DELIVERY
Project: 18.115
Drawings:
Ap01 SITE DEMOLITION PLAN
Ap02 SITE PLAN
Ap03 ELEVATIONS
PLANNING APPROVAL
Issue date: 31.08.18
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C L E V E L A N D S T R E E T

DEMOLISH & REMOVE EXISTING FRONT
FENCE/RETAINING WALL.
PO Box 63 ABN 27 014 609 900
Riverside
DEMOLISH & REMOVE EXISTING ABP No. CC1633i
BOUNDARY RETAINING WALL
Tamar Suite 103
The Charles
287 Charles Street
Launceston Tasmania
CUT BACK EXISTING CONCRETE PATH P (03) 6332 3300 ISO
9001

P (03) 6424 7161
DEMOLISH & REMOVE EXISTING
RETAINING WALL

(CONCRETE)
DEMOLISH & REMOVE EXISTING BUILDINGS
PLANNING DOCUMENT
PARKING BAYS RECONFIGURED AS 01 31.08.18 PLANNING APPROVAL -

PART OF SEPARATE PROJECT
TITLE BOUNDARY (7.46) TITLE BOUNDARY (7.66) EXISTING
CARPARK
(HOTMIX)


CARPARK PLANT ROOM
(CONC.)
S T R E E T
EXISTING BUILDING
GROUND FFL 12.960
FIRST 16.010
EXISTING
RAMP
(CONC.)
W E L L I N G T O N
TRUE NORTH
EXISTING BUILDING
GROUND FFL 12.960
FIRST FFL 15.720
PROJECT NORTH
PROJECT:
AT:
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
SITE DEMOLITION PLAN
DESIGNED:
DVG DRAWN:
MJB CHECKED:
SITE DEMOLITION PLAN SCALES:

SCALE 1:200
18.115 Ap01 -
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MODIFY & EXTEND EXISTING

C L E V E L A N D S T R E E T CROSSOVER IN ACCORDANCE C L E V E L A N D S T R E E T
WITH COUNCIL'S REQUIREMENTS

MIN.
300
TURNING BAY SMALL
2300
CAR
1. Postal Address 6ty Pty Ltd
1. 25. ABN 27 014 609 900
PO Box 63
Riverside
2. W 6ty.com.au ABP No. CC4874f
22. 2. 24. E admin@6ty.com.au Structural / Civil
ABP No. CC1633i
A A A A
- 3. - - - Tamar Suite 103
21. 3. 23.
The Charles
150 287 Charles Street
5400 6000 5400 300 300 5400 6000 5400
5400 6000 5400 Launceston Tasmania
4.
20. 4. 22.
P (03) 6332 3300 ISO
9001

5.
19. 5. 21.
P (03) 6424 7161

CARPARK
RETAINING WALL UNDER

STAFF
(22 SPACES)

6.
NOTE: TOTAL CARPARK NET GAIN = 43 SPACES (CONCRETE) 18.
CARPARK
6. (25 SPACES) 20.
3No. SPACES REMOVED FROM GROUND (HOTMIX)
LEVEL CARPARK TO PROVIDE ACCESS TO
7.
NEW CARPARK DECK & 1No. SPACE REMOVED
17. 7. 19.
FOR ALTERED OCKERBY GARDENS ACCESS
8.
16. 8. 18.
2600 TYP.
2600 TYP.
9.
15. 9. 17.
10.
14. 10. 16.
11.
800
B B B B
- DN - - 11. 15. -
12.
6000
12. 14.
UP
13. TURNING
BAY
PLANNING DOCUMENT
500
1200
PEDESTRIAN WALKWAY 13.
01 31.08.18 PLANNING APPROVAL -

TITLE BOUNDARY (7.46) TITLE BOUNDARY (7.66) TITLE BOUNDARY (15.24) EXISTING
CARPARK
(HOTMIX)
LOWER LEVEL CARPARK

SCALE 1:200

CARPARK PLANT ROOM
(CONC.)
S T R E E T
EXISTING BUILDING
GROUND FFL 12.960
FIRST 16.010
EXISTING
RAMP
(CONC.)
W E L L I N G T O N
TRUE NORTH
EXISTING BUILDING
GROUND FFL 12.960
FIRST FFL 15.720
PROJECT NORTH
PROJECT:
AT:
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
SITE PLAN
DESIGNED:
DVG DRAWN:
MJB CHECKED:
SITE PLAN SCALES:

SCALE 1:200
18.115 Ap02 -
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PO Box 63 ABN 27 014 609 900
Riverside
ABP No. CC1633i
PRE-CAST CONCRETE WALLS Tamar Suite 103

The Charles
287 Charles Street
Launceston Tasmania
P (03) 6332 3300 ISO
9001
WEST ELEVATION Devonport Tasmania
P (03) 6424 7161
Company
SCALE 1:100

PERFORATED OR EXPANDED
METAL SCREEN
PLANNING DOCUMENT
EAST ELEVATION 01 31.08.18 PLANNING APPROVAL -

SCALE 1:100
PRE-CAST CONCRETE COLUMNS
6650
CLEVELAND STREET ELEVATION

SCALE 1:100

PROJECT:
CARPARK EXPANSION
AT:

FOR:
COMMERCIAL PROJECT
DELIVERY
APPROXIMATE EXISTING GROUND LEVEL DRAWING:
PROPOSED NEW CARPARK SURFACE
ELEVATIONS
PROPOSED NEW CARPARK SURFACE APPROXIMATE EXISTING GROUND LEVEL
SECTION A SECTION B DESIGNED:

DVG DRAWN:
MJB CHECKED:
SCALE 1:100 SCALE 1:100

SCALES:
18.115 Ap03
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Appendix 2 – WorkSafe Tasmania Correspondence


Dear Sam,
I have conducted a search of WorkSafe Tasmania’s records system in relation to the address 37
Cleveland Street, Launceston, and found no records located relating to dangerous substances at the
site.
Kind Regards,
Melanie
Melanie Knowles | Support Officer – Prosecution Coordination

WorkSafe Tasmania
Department of Justice
p (03) 6166 4680
e Melanie.Knowles@justice.tas.gov.au
w www.justice.tas.gov.au
30 Gordons Hill Road, Rosny Park, TAS 7018 | PO Box 56, Rosny Park TAS 7018
CONFIDENTIALITY NOTICE AND DISCLAIMER: This email and any attachments are confidential and may be legally privileged (in which
case neither is waived or lost by mistaken delivery). The email and any attachments are intended only for the intended addressee(s). Please
notify us by return email if you have received this email and any attachments by mistake, and delete them. If this email and any attachments
include advice, that advice is based on, and limited to, the instructions received by the sender. Any unauthorised use of this email and any
attachments is expressly prohibited. Any liability in connection with any viruses or other defects in this email and any attachments, is
limited to re-supplying this email and any attachments.
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Appendix 3 – Premium Property Report


PREMIUM PROPERTY Information Report
...........................................
Land Tasmania
PROPERTY ID: 6674225

PROPERTY ADDRESS: 37 CLEVELAND ST
LAUNCESTON TAS 7250
CONSTRUCTION YEAR: 2001
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Report Date: 13/09/2018 Report Time: 01:50 PM Page 1 of 6

PROPERTY DETAILS - 37 CLEVELAND ST LAUNCESTON
Land Use: Industrial - Manufacturing Workshop (valuation purposes only)

Improvements: WORKSHOP
Improvement Sizes Improvement: Area:
(Top 3 by Size): WORKSHOP 105.8 square metres
STORE 50.7 square metres
Number of Bedrooms:
Construction Year of Main Building: 2001
Roof Material: Roof Decking
Wall Material: Metal Cladding
Land Area: 0.0534 hectares
Title References: 216622/5
Municipality: LAUNCESTON View Municipality Information Report
Title Owner: 216622/5: ROGER KEITH NICKLASON
Interested Parties: NICKLASON, ROGER KEITH
Postal Address: 13 WARRAGUL ST
(Interested Parties) NORWOOD TAS 7250
OWNERSHIP HISTORY - 37 CLEVELAND ST LAUNCESTON

TYPE NAME ADDRESS FROM TO
Occupant DIP AND STRIP 37 CLEVELAND ST 15/06/2005
LAUNCESTON TAS 7250
Ownership RK NICKLASON 13 WARRAGUL ST 23/12/1991
NORWOOD TAS 7250
Ownership MJ STEER 37 CLEVELAND ST 09/01/1991 23/12/1991
LAUNCESTON TAS 7250
Ownership MJ STEER, AM STEER 37 CLEVELAND ST 30/04/1987 09/01/1991
LAUNCESTON TAS 7250
Ownership WHEELSPIN PTY LTD 37 CLEVELAND ST 22/02/1985 30/04/1987
LAUNCESTON TAS 7250
Ownership R FIELDHOUSE 29 GUY ST 01/07/1982 22/02/1985
KINGS MEADOWS TAS 7249
PROPERTY SALES - 37 CLEVELAND ST LAUNCESTON

CONTRACT DATE REAL ESTATE CHATTELS OTHER SETTLEMENT DATE
29/11/1991 $55,000 23/12/1991
09/10/1990 $26,000 09/01/1991
09/04/1987 $50,000 30/04/1987
19/12/1984 $25,000 22/02/1985
SALES STATISTICS - (Industrial - Manufacturing Workshop) - LAUNCESTON (Last 12 Months)

Number of Sales: 1
Highest Sales Price: $455,000
Median Sales Price: $455,000
Mean Sales Price: $455,000
Lowest Sales Price: $455,000
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LAST 5 SALES - (Industrial) - LAUNCESTON View in LISTmap
ADDRESS CONTRACT DATE SALE PRICE

UNIT 1 53 BOLAND ST LAUNCESTON 23/07/2018 $1,250,000
TAS 7250
UNIT 2 53 BOLAND ST LAUNCESTON 19/07/2018 $329,999
TAS 7250
84 FRANKLAND ST LAUNCESTON TAS 06/02/2018 $455,000
7250
UNIT 4 14 BROADLAND DR 16/01/2018 $420,000
LAUNCESTON TAS 7250
136 CIMITIERE ST LAUNCESTON TAS 20/10/2017 $550,000
7250
SALES TRENDS - (Industrial - Manufacturing Workshop) - LAUNCESTON (Last 10 Years)
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PROPERTY VALUATIONS - 37 CLEVELAND ST LAUNCESTON

DATE INSPECTED LEVELS AT LAND CAPITAL AAV REASON
01/07/2016 01/07/2016 $140,000 $165,000 $11,550 Revaluation
01/12/2010 01/07/2010 $140,000 $140,000 $8,380 Revaluation
26/11/2004 01/10/2004 $56,000 $75,000 $5,250 Revaluation
22/08/2001 01/09/1995 $32,000 $52,000 $5,720 Demolition, workshop erected
27/08/1996 01/09/1995 $32,000 $45,000 $5,220 Revaluation
21/01/1991 01/07/1991 $27,000 $52,000 $6,760 REVAL 91
04/04/1985 01/07/1985 $16,000 $25,000 $2,600 REVAL 85
06/09/1979 01/07/1983 $13,400 $20,000 $1,600 REVAL'80
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AERIAL IMAGERY
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Ref. No: DA 0635/2018
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Explanation of Terms
Property ID A unique number used for Valuation purposes.
Date Inspected The date the property was inspected for the valuation.
Levels At Levels At - or Levels of Valuation Date means the date at which values of properties are determined for all
valuations in a Municipal Area.
Land Value Land Value is the value of the property including drainage, excavation, filling, reclamation, clearing and
any other invisible improvements made to the land. It excludes all visible improvements such as buildings,
structures, fixtures, roads, standings, dams, channels, artificially established trees and pastures and other like
improvements.
Capital Value Capital Value is the total value of the property (including the land value), excluding plant and machinery.
AAV Assessed Annual Value. AAV is the gross annual rental value of the property excluding GST, municipal rates,
land tax and fixed water and sewerage, but cannot be less than 4% of the capital value.
Interested Parties This is a list of persons who have been recorded by the Valuer-General as having interest in the property (ie
owner or Government agency).
Postal Address This is the last advised postal address for the interested parties.
Multiple Tenancies Properties that have multiple tenants are assessed for separate AAV's. e.g. a house and flat.
Similar Criteria Properties in the same locality with a Capital Value within a range of 10% of the property.
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No information obtained from the LIST may be used for direct marketing purposes.
Much of this data is derived from the Valuation Rolls maintained by the Valuer-General under the provisions of the Valuation of Land Act 2001. The values shown on this report
are as at the Levels At date.
While all reasonable care has been taken in collecting and recording the information shown above, this Department assumes no liability resulting from any errors or omissions in
this information or from its use in any way.
© COPYRIGHT. Apart from any use permitted under the Copyright Act 1968, no part of the report may be copied without the permission of the General Manager, Land
Tasmania, Department of Primary Industries, Parks, Water and Environment, GPO Box 44 Hobart 7001. Personal Information Protection statement
PLANNING EXHIBITED CPD Planning Application December 18
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Ref. No: DA 0635/2018
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Commercial Project Delivery ABN 51 921 459 008

PO Box 210 Newstead 7250
1/47A Brisbane Street, Launceston, 7250
T: 0408 397 393 E: chloe@cpdelivery.com.au
Document Status
Author: Chloe Lyne

Reviewer: Sam Tucker
Version: 1
Date: 11/12/2018
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PLANNING EXHIBITED

Document Produced by: Chloe Lyne

Project: Construction of a car park and

Client: Encompass Health Holding

4.4.1 Bushfire Prone Areas Code E1.0 ................................................................................ 19

2 Site and Surrounds

Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.

Figure 1 - Location Plan

• 243-247 Wellington Street: CT 171600/1

A copy of the titles is included as Appendix A.

2.8.1 Transport Network

Photo 1: View of access locations for 37 Cleveland Street

2.8.2 Reticulated Services

Chloe Lyne, Town Planner CPD

Proposed Use and Development

3.2.5 Access and Car Parking

Refer to Appendix B for the full development plans.

Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.

Figure 2 - Zoning Plan

4.2.1 ‘Business and Professional Services’ use class

In accordance with Clause 4.1, a medical centre is defined as follows:

surgical treatment, and counselling) to out-patients only’

4.2.2 Approval Status

• Clause 23.3.2 Emissions impacting sensitive uses (P1)

Commercial Zone Provisions

4.3.1 Zone Purpose

considered individually below.

4.3.2 Use Standards

23.3.1 External Storage of Goods

Acceptable Solution Performance Criteria

A1 Storage of goods and materials, P1 Storage of goods, materials, other

23.3.2 Emissions impacting sensitive uses

(g) the character of the

23.3.3 Retail impact

centres of Mowbray and Kings

4.3.3 Development Standards

23.4.1 Building Design and Siting

Acceptable Solution Performance Criteria

b) the setbacks or surrounding

Photo 1 – View of multistorey car park opposite the site

as shown in the elevation below.

Figure 3 – Proposed Cleveland St Elevation

Acceptable Solution Performance Criteria

Acceptable Solution Performance Criteria

3.0m from the zone b) the height, bulk and form or

boundary; and proposed buildings;

Acceptable Solution Performance Criteria

Acceptable Solution Performance Criteria

e) the use of measures to

mitigate impacts including

Not applicable - No new fencing is proposed

23.4.4 Site Landscaping

4.4.1 Bushfire Prone Areas Code E1.0

4.4.2 Potentially Contaminated Land E2.0

4.4.3 Landslip Code E3.0

4.4.4 Road and Railway Assets Code E4.0

E4.5.1 Existing Road accesses and junctions

the increase will not result in any safety impacts.

E4.6.2 Road Accesses and Junctions

a) the nature and frequency of

E4.6.4 Sight Distance at Accesses, Junctions and Level Crossings

Acceptable Solution Performance Criteria

A1 Sight distances at P1 The design, layout and location of