Professional Documents
Culture Documents
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
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Planning Submission
Prepared for:
City of Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Issue 02
Planning Submission
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website are intended for public perusal only and should not be reproduced
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Contents
Appendix A
Development Plans
Appendix B
Certificate of Title
Appendix C
Noise Assessment
Appendix D
Traffic Impact Assessment
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
1.0 Introduction
Planning approval is sought for a proposed use and development involving the
construction of a café and first-floor dwelling at 6 St Georges Square, East
Launceston (see Figure 1). This planning submission provides details of the
application and an assessment against the applicable provisions of the Launceston
Interim Planning Scheme 2015 (the ‘Scheme’).
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
It is proposed to demolish the existing building at the site and to construct a new two
storey building that will contain a café and first-floor dwelling.
The proposed café will be located at ground floor level and will have a gross floor
area of 118m2. This includes the café seating area, Spencer Street entry, kitchen and
bathroom facilities. An operator for the café has not yet been secured. However, it is
intended to provide a breakfast and lunch service and is not intended to be licenced.
The hours of operation are therefore intended to be 7am to 3pm on Monday to Friday
and 8am to 3pm on Saturday and Sunday. The closest example of the type of café
that is intended to be established is Cuccina Café in Margaret Street, Launceston.
The site has an area of 233m2 and it is therefore not proposed to make provision for
the off-street parking of vehicles associated with the café.
The proposed café will include a single garage and pedestrian entry at ground floor
level, and 1 bedroom, living area, kitchen, bathroom and 2 decks at first-floor level.
The garage will be accessed over a new crossover to be constructed in Spencer
Street adjacent to the western boundary of the site.
The application constitutes a modification to the proposal that was subject to planning
application DA0352/2018, which has been withdrawn. The key changes to the
proposal in the current application include:
1. Reduction in the gross floor area of the café from 147.48m2 to 118m2.
2. Provision of single-car garage at ground floor level for the proposed first-floor
dwelling.
3. Stepping-in of the first-floor wall of the dwelling from the western side boundary
to provide a side setback of at least 3.153m.
Planning Submission
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2.0 Location
2.1 Subject Site
The site contains an existing single-storey building that has a floor area of 162m2.
The existing retail use within the building occupies an area of 120m2, including a
kitchen and bathroom that is shared with a residence in the western portion of the
building. The residence is currently unoccupied. The retail use offers convenience
items (e.g. newspapers, milk, bread), takeaway food and coffee.
The site is surrounded by residential use and development in the Inner Residential
Zone to the north, south and west, and St Georges Square (street and park) to the
east. The surrounding residential area comprises a combination of single and two
storey dwellings of varying styles with differing materials and finishes. The adjoining
properties to the north and west contain single storey dwellings.
Planning Submission
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The site is identified within the Scenic Management Area – Central Hills Precinct on
the Scheme maps. The precinct is comprised of established residential development
extending up to the skyline, along High Street and Talbot Road, which includes
properties with substantial vegetation plantings. It also includes City Park, Windmill
Hill, St Georges Square (park), Princes Square and Brickfields Reserve. The precinct
forms the principal backdrop for South Launceston, Newstead and central
Launceston.
The site is located within a fully developed urban area. There are no identified natural
values or hazards associated with the site.
The site has frontage to St Georges Square and Spencer Street. An existing driveway
crossover is located adjacent to the site in St Georges Square however it is not
utilised to provide vehicular access to any formal parking areas within the site. The
road pavement directly adjacent to the crossover is designated for a 5-minute parking
space.
The site is fully serviced including connections to the public sewer, water and
stormwater systems.
Proposed Café and First-Floor Dwelling 4
6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
The proposed café is categorised into the Food Services use class, which is defined
as follows:
use of land for preparing or selling food or drink for consumption on or off the
premises. Examples include a cafe, restaurant and take-away food premises.
The proposed first-floor dwelling is categorised into the Residential use class, which
is defined as follows:
use of land for self contained or shared living accommodation. Examples include
an ancillary dwelling, boarding house, communal residence, home-based
business, hostel, residential aged care home, residential college, respite centre,
retirement village and single or multiple dwellings.
The use table for the Local Business Zone in Clause 20.2 identifies that the Food
Services use class is Permitted. The Residential use class is also identified as
Permitted where the following qualification is satisfied:
If above ground floor or where access does not require removal of any ground
floor use.
The proposed dwelling will be located above ground floor and does not require
removal of a ground floor use. It satisfies the qualification and is therefore a Permitted
use.
The specific zone and code provisions are addressed in the assessment which
follows. The acceptable solution requirements for the applicable standards are
considered in Sections 3.2 to 3.5. The proposal relies on several performance criteria
to demonstrate compliance with the applicable standards. A Discretionary permit is
therefore sought for the proposal. The applicable performance criteria, and
discretions that are sought to be exercised, include:
Planning Submission
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The zone purpose statements for the zone include the following:
20.1.1.1 To provide for business, professional and retail services which meet the
convenience needs of a local area.
20.1.1.2 To ensure that the primary purpose of the zone is maintained and use and
development does not distort the activity centre hierarchy.
20.1.1.3 To maintain or improve the function, appearance and distinctive qualities
of neighbourhood centres.
20.1.1.4 To create:
(a) activity at pedestrian levels, with active road frontages offering interest
and engagement to shoppers; and
(b) appropriate provision for car parking, pedestrian access and traffic
circulation.
20.1.1.5 To encourage a diversity of residential developments, including shop-top
housing and tourist accommodation, which support the functions of
neighbourhood centres.
The proposed uses are Permitted in the zone and therefore are deemed to be
consistent with the zone purpose. The proposal involves a redevelopment of the site
that will enhance an existing active road frontage facing St Georges Square and
provide for improved residential accommodation in the form of a first-floor apartment.
The application demonstrates that proposed café is capable of being adequately
serviced by existing road infrastructure and on-street parking in the surrounding area.
In accordance with Table 20.3 of the Scheme, the use standards in Clauses 20.3.1
to 20.3.4 apply to the café use only.
Planning Submission
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Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
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without the consent of the copyright owner.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planning Submission
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without the consent of the copyright owner.
Planning Submission
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The Traffic Impact Assessment (TIA) in Appendix C has been prepared to assist with
addressing the applicable standards in the code.
Planning Submission
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website are intended for public perusal only and should not be reproduced
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The Traffic Impact Assessment (TIA) in Appendix C has been prepared to assist with
addressing the applicable standards in the code.
Planning Submission
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website are intended for public perusal only and should not be reproduced
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Planning Submission
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
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Planning Submission
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website are intended for public perusal only and should not be reproduced
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Planning Submission
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Planning Submission
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Objective:
To ensure that the use of mechanical plant and equipment does not cause an
unreasonable loss of amenity to sensitive uses.
Acceptable Solutions Performance Criteria
A1 Air conditioning, air extraction, P1 Noise, odours, fumes or vibration
heating or refrigeration systems or generated must not cause
compressors must be designed, unreasonable loss of amenity to
located, baffled or insulated to adjoining or immediately opposite
prevent noise, odours, fumes or sensitive uses, having regard to:
vibration from being received by (a) the characteristics and
adjoining or immediately opposite frequency of any emissions
sensitive uses. generated;
(b) the nature of the proposed use;
(c) the topography of the site;
(d) the landscaping of the site; and
(e) any mitigation measures
proposed.
The proposal includes an air exhaust system that is intended to control odour
emissions from the café kitchen. Consistent with similar proposals, it is expected that
a standard permit condition would be applied which will ensure that the system is
designed to avoid unreasonable odour and noise emissions.
It is noted that the existing building contains kitchen facilities that are utilised in
conjunction with the operation of the shop and associated takeaway. The potential
for emissions is therefore not a new issue that is introduced by the proposal, and is
capable of being managed by an appropriately worded permit condition.
The air conditioning units associated with the proposal have been located on the
southern side of the building (adjacent to Spencer Street) to ensure there is no
unreasonable impact on adjoining residential properties.
Planning Submission
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Objective:
To ensure that noise levels from uses do not unreasonably impact on the amenity
of nearby sensitive uses.
Acceptable Solutions Performance Criteria
A1 Noise generated by a use on the P1 Noise levels generated by a use on
site must: the site must not unreasonably
impact on the amenity of nearby
(a) not exceed a time average A-
sensitive uses, having regard to:
weighted sound pressure level
(LAeq) of 5 dB(A) above (a) the nature and intensity of the
background during operating use;
hours when measured at the (b) the characteristics of the noise
boundary of an existing emitted;
sensitive use adjoining or
immediately opposite the site; (c) background noise levels;
or (d) any mitigation measures
(b) be in accordance with any proposed;
permit conditions required by (e) the topography of the site; and
the Environment Protection
Authority or an environmental (f) the character of the
protection notice issued by the surrounding area.
Director of the Environment
Protection Authority.
The site is located in an urban environment and contains an existing shop and
associated takeaway that will be replaced by a café. The proposed café will operate
during daytime hours. It is considered that noise generated by the proposed use will
not unreasonably impact the amenity of nearby sensitive uses, having regard to the
mitigation that is proposed and the character of the surrounding area.
Planning Submission
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Objective
To ensure that building bulk and form, and siting:
(a) is compatible with the streetscape and character of the surrounding area;
(b) protects the amenity of adjoining lots; and
(c) promotes and maintains high levels of public interaction and amenity.
Acceptable Solutions Performance Criteria
A4 Where the site is located on the P4 Buildings must be sited such that
boundary of the General there is no unreasonable loss of
Residential and Inner Residential amenity to the occupiers of
zones, new buildings or alterations adjoining residential zones, having
to existing buildings, must: regard to:
(a) be set back a horizontal (a) the topography of the site;
distance of no less than 3m (b) the height, bulk and form of
from the zone boundary; and proposed buildings;
(b) have a solid fence no less than (c) the solar access of habitable
1.8m high on the zone room windows and private
boundary. open space of adjoining
dwellings;
(d) the privacy of habitable room
windows and private open
space of adjoining dwellings;
(e) the amenity of adjoining
dwellings;
(f) the size and proportions of the
lot;
(g) any existing or proposed
vegetation or screening;
(h) the location of building
openings; and
(i) any external lighting.
The proposed development will be setback 1.191m from the northern side boundary.
The northern glazed wall associated with the café seating area will be stepped-in
from the boundary, and therefore will have a side setback of 3.141m. The proposed
development will be setback 150mm from the western side boundary. Given the
shape of the lot, the setback will increase to 614mm in the north-west corner of the
building. The western wall relates to the ground-floor garage associated with the
dwelling. It will have a height of 3.1m. The first-floor wall associated with the dwelling
will be stepped-in from the western side boundary. It will have a side setback of
3.153m, increasing to 3.671m.
Planning Submission
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The siting of the proposed development ensures that it will not cause an
unreasonable loss of amenity to the adjoining residential properties, having regard to
the following consideration of the matters listed in the performance criteria:
(a) The site and the adjoining lots are located on a broad ridgeline and the slope is
therefore relatively flat. Its topography does not have a significant influence on
the apparent scale of the proposed building relative to the adjoining dwellings.
(b) The stepping-in of the proposed building from the northern and western side
boundaries will assist in reducing its apparent height, bulk and form when viewed
from the adjoining lots, and therefore its impact on the amenity of these lots.
(c) Given the orientation of the site, the proposed building will not overshadow the
adjoining lot to the north.
(d) The north-facing window associated with the living area within the first-floor
dwelling will not directly overlook any windows or formalised area of private open
space within the adjoining lot to the north. The proposed 10m2 deck in the north-
west corner of the dwelling will be setback 1.191m from the northern side
boundary and has the potential to overlook the private open space to the rear of
the adjoining dwelling. An opaque glass screen with a height of 1.7m is proposed
along the northern side of the deck to minimise this impact. The 2.1m acoustic
screen at ground level along the northern side boundary will also assist in
reducing any privacy impacts within the adjoining property.
The western wall of the proposed building, at first-floor level, includes a 600mm
x 600mm window and the western side of the 10m2 deck associated with the
dwelling. The window will be associated with a bathroom, will have a sill height
of 1.5m and will be setback more than 3m from the western side boundary.
Therefore, it will not unreasonably impact the privacy of the adjoining lot to the
west. Similarly, the deck will be setback 3.6m from the side boundary which is
considered sufficient to minimise any potential privacy impacts.
(e) The siting and design of the proposed building ensures that it will not
unreasonably impact the amenity of the adjoining residential lots by reason of
visual bulk, overshadowing and overlooking.
(f) The site area (233m2) and proportions constrains the ability to achieve a
functional building that provide a buffer to the zone boundary. The proposed
building has therefore been stepped-in from the side boundaries, both in terms
of setback and height, to assist in minimising its impact upon the amenity of the
adjoining residential lots. The proposed setbacks are also compatible with the
adjoining dwellings.
Planning Submission
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(g) The subject site is fully developed and therefore does not include any vegetation.
Given the siting and design of the proposed dwelling, screening vegetation is not
considered to be required. The proposed development includes vegetation in the
north-east corner, which is proposed for landscaping purposes.
(h) There is only a limited number of openings within the adjoining dwellings to the
north and west that will directly face the proposed building.
Objective
To ensure that building facades promote and maintain high levels of pedestrian
interaction and amenity.
Acceptable Solutions Performance Criteria
A1 New buildings with non residential P1 New buildings must be designed to
uses on ground floors must: maximise interaction between the
use of the building and pedestrians,
(a) have clear glazing, display
having regard to:
windows or glass doorways for
a minimum of 80% of all ground (a) an adequate level of glazing,
floor facades to, roads, malls, openness and transparency on
laneways or arcades; the ground floor facades to
roads, malls, laneways or
(b) not have security grilles or
arcades;
screens that obscure the
ground floor facades to roads, (b) the potential for security grilles
malls, laneways or arcades; or screens to reduce the
amenity of the building or
(c) not have mechanical plant or
reduce levels of interaction with
equipment, such as air
the public;
conditioning units or heat
pumps located on the facade; (c) screening or obscuring all
and mechanical plant or equipment
such as air conditioning units or
(d) not have blank walls, signage
heat pumps so they are not
panels or blocked out windows,
recognisable or visible from
wider than 2m on ground floor
ground level public view points;
facades to roads, malls,
and
laneways or arcades.
(d) minimising the area of all blank
walls, signage panels or
blocked out windows on ground
floor facades to roads, malls,
laneways or arcades.
Planning Submission
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Spencer Street is a relatively narrow and quiet residential street. The openings
in the Spencer Street façade will be limited to providing secondary pedestrian
access into the café and ground-level access to the dwelling.
(c) The 2 air conditioning units adjacent to Spencer Street will be placed on a section
of wall that will be stepped-in from the frontage and will be located behind timber
screen that will obscure their visibility.
(d) The St Georges Square and Spencer Street façades include window and/or door
openings that provide for appropriate levels of pedestrian interaction, and
therefore do not comprise blank walls. The proposal does not include any signage
panels or blocked out windows.
Planning Submission
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Objective:
To ensure that an appropriate level of car parking is provided to meet the needs of
the use.
Acceptable Solutions Performance Criteria
A1 The number of car parking spaces P1.1 The number of car parking spaces
must: for other than residential uses,
must be provided to meet the
(a) not be less than 90% of the
reasonable needs of the use,
requirements of Table E6.1
having regard to:
(except for dwellings in the
General Residential Zone); or (a) the availability of off-road
public car parking spaces
(b) not be less than 100% of the
within reasonable walking
requirements of Table E6.1 for
distance;
dwellings in the General
Residential Zone; or (b) the ability of multiple users to
share spaces because of:
(c) not exceed the requirements
of Table E6.1 by more than 2 (i) variations in car parking
spaces or 5% whichever is the demand over time; or
greater, except for dwellings in (ii) efficiencies gained by
the General Residential Zone;
consolidation of car
or parking spaces;
(d) be in accordance with an (c) the availability and frequency
acceptable solution contained of public transport within
within a parking precinct plan. reasonable walking 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;
Planning Submission
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(a) There is no public off-street car parking areas within the surrounding area that
are likely to be utilised by the proposed café. However, on-street parking is
available, and its potential utilisation is considered further in item (e) below.
(b) It is anticipated that the proposed café will principally be a destination in its own
right and therefore multiple users (already using spaces in the surrounding area)
would be limited to residents dining at the café or commuters purchasing
takeaway coffee.
(c) Metro Tasmania bus stops are located along High Street within 100m of the site.
(d) The site area (233m2) and dimensions restricts the ability to include a parking
area with suitable circulation aisles within the site together with a functional
building with an active frontage use at ground floor level.
(e) The Traffic Impact Assessment (TIA) which accompanies the application includes
the outcomes of on-street parking utilisation surveys. The relevant data was
obtained at midday on various weekdays, which is the estimated period of peak
utilisation including on-street parking by commuters and customers of the existing
store. The surveys support the utilisation of on-street parking in the surrounding
area by the proposal.
Customers of the café are likely to utilise on-street parking for a longer period
than those associated with the existing shop and associated takeaway. In this
respect, the surveys identify that there were 24 medium and long term (i.e. 3P,
3P Residential Parking Permit Area C and Unrestricted) spaces unoccupied
within 80m of the site on average, and 16 medium and long term spaces
unoccupied within 80m during the busiest period recorded (midday 23/07/2018).
This exceeds the number would be required to satisfy the requirement in the
planning scheme associated with the proposal (i.e. 11 spaces).
Excluding the 3P Residential Parking Permit Area C spaces from these figures
due to potential higher demand for utilisation by residents in the morning and on
weekends, there were 8 spaces unoccupied within 80m of the site on average
and 6 on average during the busiest period recorded. However, within 120m of
the site, there was a total of 17 unoccupied spaces on average and 11 during the
busiest period recorded, which matches or exceeds the number required to
satisfy the planning scheme requirement.
Notwithstanding, the re-allocation of short term (i.e. 5 Minute and 1/4P) spaces
directly adjacent to the site in St Georges Square to 1 hour parking would reduce
the demand for other available (medium and long term) spaces within proximity
of the site, and could be undertaken by Council as road authority if desired
(without the need for planning approval). It is already proposed to convert 1 of
the 5 Minute spaces to an accessible space for people with a disability. Retention
of 1 short term space for deliveries would also be desirable. Therefore, up to 5
other short term spaces could potentially be converted to 1 hour parking.
Planning Submission
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It is likely that employees of the café will utilise on-street parking spaces that are
not subject to time restrictions in the surrounding area. The surveys identified
that, on average, there were 3 unoccupied unrestricted spaces within 80m of the
site and 7 within 120m of the site. Other unrestricted spaces are available within
the surrounding area beyond these distances.
The parking demands associated with the site are currently satisfied by on-street
parking in the surrounding area. The TIA demonstrates that utilisation of on-street
parking in conjunction with the proposal will remain within the available capacity. The
proposal therefore complies with the Performance Criteria P1 in Clause E6.5.1.
Objective:
To ensure that accesses, junctions and level crossings provide sufficient sight
distance between vehicles and between vehicles and trains to enable safe
movement of traffic.
Acceptable Solutions Performance Criteria
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 (a) the nature and frequency of
of uniform traffic control the traffic generated by the
devices - Railway crossings, use;
Standards Association of (b) the frequency of use of the
Australia. 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.
Planning Submission
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Objective
The siting and design of development is to be unobtrusive in the landscape and
complement the character of the scenic management areas.
Acceptable Solutions Performance Criteria
A1 No acceptable solution. P1 Development (not including
development that involves only the
clearance or removal of vegetation,
or subdivision) must have regard to:
(a) the scenic management
precinct existing character
statement and management
objectives in clause E7.6.3;
(b) the impact on skylines,
ridgelines and prominent
locations;
(c) the nature and extent of
existing development on the
site;
(d) the retention or establishment
of vegetation to provide
screening;
(e) the need to clear existing
vegetation;
(f) the requirements for any
hazard management;
(g) the need for infrastructure
services;
(h) the specific requirements of the
development;
(i) the location of development to
facilitate the retention of trees;
and;
(j) design treatment of
development, including:
(i) the bulk and form of
buildings including
materials and finishes;
(ii) any earthworks for cut or
fill;
(iii) the physical (built or
natural) characteristics of
the site or area;
(iv) the nature and character of
the existing development;
and
(v) the retention of trees.
Proposed Café and First-Floor Dwelling 31
6 St Georges Square, East Launceston
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
The development will be unobtrusive in the landscape and, will complement the
character of the scenic management area, having regard to the following
consideration of the matters listed in the performance criteria:
(a) The Existing Character Statement for the Central Hills Precinct states:
The Central Hills Precinct encompasses the residential area located along the
ridgeline of a hillside to the east of the central Launceston area.
The Precinct is dominated by skyline development, with many of those homes
being of heritage significance. Street views can also be important in this precinct.
The Precinct forms the principal backdrop for South Launceston, Newstead and
central Launceston. The Precinct also includes key parks within central
Launceston area, including City Park. Vegetation coverage is typically exotic,
with a mix of deciduous and evergreen species.
The character statement identifies that the scenic management area forms the
principal backdrop for South Launceston, Newstead and central Launceston. It is
comprised of established residential development extending up to the skyline,
along High Street and Talbot Road, which includes properties with substantial
vegetation plantings. It also includes City Park, Windmill Hill and St Georges
Square (park).
The subject site is an existing non-residential property located at the edge of the
scenic management area, to the west of the major arterial road (High Street) that
extends through the precinct. It is a fully developed lot and therefore does not
include any vegetation. It is surrounded by residential development to the north,
south and west, and St Georges Square (street and park) to the east. The
surrounding residential development includes a combination of single and two
storey dwellings of varying styles with differing materials and finishes. The
adjoining properties to the north and west contain low level tree plantings.
However, there are other properties in the surrounding are that contain more
substantial plantings.
(a) Maintain and enhance vegetation, particularly with a mix of deciduous and
evergreen species, consistent with the existing character of the area.
Promote tree planting in existing non-treed areas. Encourage species that
will strongly contribute to the canopy cover in the Precinct.
The site does not contain any vegetation to be maintained, and its size limits the
ability to provide vegetation capable of contributing to the canopy cover in the
precinct. It is proposed to provide low level plantings in the north-east portion of
the site, consistent with existing plantings within the adjoining lots. The existing
vegetation in surrounding properties and in St Georges Square already
contributes to the canopy cover in the precinct.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
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without the consent of the copyright owner.
The proposed development will blend with the broad mix of residential
development that exists in the surrounding area. Its height and scale will be
consistent with other two storey buildings in the area. It will comprise a
combination of brick and other external cladding which will have a weatherboard
appearance. The extent of glazing proposed is consistent with other modern
residential development in the surrounding area and the existing shopfronts to
the south of St Georges Square (park), and will be visually compatible with
existing development.
The proposed single garage will be directly accessible from Spencer Street over
a new crossover and relatively short driveway (1m in length). The length of the
driveway ensures that it will be inevident in the landscape.
The site is a 233m2 lot that is fully developed. It contains an existing building that
includes a residence, and therefore the proposal will not result in an increased
residential density. The size of the site limits the ability to provide substantial
vegetation however it is proposed to provide low level plantings in the north-east
corner.
(b) The height and scale of the proposed development will be consistent with other
two storey buildings in the area. Therefore, it will not increase the impact that
existing development within the precinct has upon the skyline.
(c) The site contains an existing building that occupies most of the site area, and will
be demolished for the proposed development. The proposed development will
be visually compatible with existing development in the surrounding area.
Planning Submission
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(d) The site does not include any existing vegetation to be retained. The proposed
development includes vegetation in the north-east corner, which is proposed for
landscaping purposes. The low level plantings will be consistent with existing
plantings within the adjoining lots.
(e) Given that the site is fully developed, there is no need to clear existing vegetation.
(f) There are no relevant requirements for hazard management contained in the
Scheme provisions.
(h) The application seeks a dispensation from the requirement to provide parking for
the café within the site. It is considered that this will assist in ensuring that the
proposed development is visually compatible with existing residential
development in the surrounding area.
(j) Refer to assessment of Management Objective (b) for the Central Hills Precinct.
Additionally, it is noted that the proposed development will not involve any cut or
fill.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
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without the consent of the copyright owner.
5.0 Conclusion
The proposed development involves a use and development of a café and first-floor
dwelling at 6 St Georges Square, East Launceston.
The proposal complies with the applicable Scheme standards in the Local Business
Zone and relevant code provisions, including the following performance criteria:
It is therefore submitted that a Discretionary permit can be issued for the use and
proposed development in accordance with Section 57 of the Land Use Planning and
Approvals Act 1993.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
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without the consent of the copyright owner.
Appendix A
Development Plans
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6 ST GEORGES SQUARE,
PLANNING
EAST LAUNCESTON
D.B. INVESTMENTS PTY LTD
BUILDING DRAWINGS
No DRAWING
01 SITE PLAN
02 GROUND FLOOR PLAN
03 FIRST FLOOR PLAN
04 ELEVATIONS
05 ELEVATIONS
06 ROOF PLAN
07 PERSPECTIVES
08 PERSPECTIVES
09 SUN SHADOW DIAGRAMS
JANUARY 2019
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GENERAL NOTES
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• CHECK & VERIFY ALL DIMENSIONS & LEVELS ON SITE
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
• WRITTEN DIMENSIONS TO TAKE PREFERENCE OVER SCALED
• ALL WORK TO BE STRICTLY IN ACCORDANCE WITH NCC, ALL
S.A.A.. CODES & LOCAL AUTHORITY BY-LAWS
1447 • ALL DIMENSIONS INDICATED ARE FRAME TO FRAME AND DO
NOT ALLOW FOR WALL LININGS
PRIVATE • CONFIRM ALL FLOOR AREAS
OPEN SPACE
PROPOSED ACCESSIBLE PARKING SPACE AS • ALL PLUMBING WORKS TO BE STRICTLY IN ACCORDANCE
PLANNING
ELEC. DESCRIBED IN TRAFFIC IMPACT ASSESSMENT. WITH A.S. 3500 & APPROVED BY COUNCIL INSPECTOR
POLE
KERB, CHANNEL & FOOTPATH • BUILDER/PLUMBER TO ENSURE ADEQUATE FALL TO SITE
CONNECTION POINTS IN ACCORDANCE WITH A.S. 3500 FOR
ST GEOR
COMMENCES
PRIVATE
OPEN SPACE
• THIS DRAWING IS TO BE READ IN CONJUNCTION WITH THE
FENCE
PRIVATE No. 4
ENGINEER'S STRUCTURAL DRAWINGS
OPEN SPACE EX. DWELLING • ALL WINDOWS AND GLAZING TO COMPLY WITH A.S. 1288 &
SIGN
A.S. 2047
2037 • ALL SET OUT OF BUILDINGS & STRUCTURES TO BE CARRIED
OUT BY A REGISTERED LAND SURVEYOR AND CHECKED
1191
m
BOUNDARY 20.12
2937
PRIOR TO CONSTRUCTION
BOUNDAR
FENCE
• IF CONSTRUCTION OF THE DESIGN IN THIS SET OF DRAWINGS
3151
GES SQU
4863
614
1214
DIFFER FROM THE DESIGN AND DETAIL IN THESE AND ANY
SIGN ASSOCIATED DOCUMENTS BUILDER AND OWNER ARE TO
BOUNDAR
NOTIFY DESIGNER
• BUILDER'S RESPONSIBILITY TO COMPLY WITH ALL PLANNING
Y
1797 CONDITIONS
11.64 m
BITUMEN ED
• BUILDER TO HAVE STAMPED BUILDING APPROVAL DRAWINGS
BACK O
EX. GARAG
F KERB
GE
ARE
No.6
E
No. 2
GEORGES
BITUMEN ED
TELSTRA
EX. DWELLING PIT
2136 SIGN
RUBBISH SQUARE
575
GE
2642
BIN
10
1090
DRIVEWAY m TELSTRA
BOUNDARY 20.14
0
PIT
WATER SITE DETAIL
BACK OF KERB
METER 150 FOOTPATH TBM SPIKE
PROPOSED
NEW CROSSOVER BITUMEN EDGE STOP RL: 100.00 HORIZONTAL DATUM IS ARBITRARY
WATER VALVE
TO COUNCIL'S STANDARD
METER STORMWATER
APPLICATION BY OTHERS OUTLET
SPENCER STREET
STORMWATER
VERTICAL DATUM IS ARBITRARY
13201
OUTLET
TELSTRA WARNINGS:
ELEC. PIT BITUMEN EDGE
STORMWATER POLE ELEC. THE DETAIL SHOWN / RECORDED
BACK OF KERB SIGN
MANHOLE POLE ELEC.
POLE
• MAY ONLY BE CORRECT AT THE DATE OF SURVEY.
FOOTPATH
FIRE • IS NOT A COMPLETE REPRESENTATION OF ALL SURFACE
FENCE PLUG
AND UNDERGROUND DETAIL.
S.E.P. • SHOULD ONLY BE USED FOR THE PURPOSES INTENDED.
0
10
STOP
THE LOCATIONS OF UNDERGROUND SERVICES ARE
VALVE APPROXIMATE ONLY AS INDICATED BY SURFACE FEATURES.
100
SIGN
4793
PRIOR TO ANY CONSTRUCTION REFER TO RELEVANT
FENCE
No. 8
EX. DWELLING AUTHORITIES
FOR DETAILED LOCATION OF ALL SERVICES.
LEGEND
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
EXHAUST FAN-VENT TO
OUTSIDE AIR.
240v SMOKE ALARM
NOTE: REPLACE FENCE WITH A 2.1 ACOUSTIC FENCE CAVITY SLIDING DOOR
PLANNING
CSD
M.B.
800
WASTE STORAGE
1214
1193
GARDEN
CONCRETE PAVING
SLAB BETWEEN BUILDING
1.8HT FENCE/GATE
950
FIREWALL
900
BINS
ACCESS W/C
ALARM SYSTEM
3151
STROBE UNIT
2968
1224
BOUNDARY 11.64 m
FIRE
SEPERATION OUTDOOR
8900
90/90/90 DINING
KITCHEN
22.53m2
3000
CAFE
(MAX)
6000
EXHAUST CANOPY,
ELECTROSTATIC AIR
CLEANER WITH UV OZONE
54.60m2
5790
ENTRY
DISPLAY SHELVES
1000
M.B.
565
BOUNDARY 20.14 m
2x
HEAT PUMP 10 Goodman Court, Invermay Tasmania 7248,
150 OUTDOOR UNIT
p+ 03 6332 3790 f+ 03 63323789
NEW FENCE ALONG 4300 1740 3790 7551
info@primedesigntas.com.au primedesigntas.com.au
BOUNDARY Project:
TO MATCH EXISTING 10160 7351 PROPOSED CAFE & DWELLING
6 ST GEORGES SQUARE,
EAST LAUNCESTON
Client name:
D.B. INVESTMENTS PTY LTD
Drawing:
GROUND FLOOR PLAN GROUND FLOOR PLAN
1 : 100
EXHAUST FAN-VENT TO
OUTSIDE AIR.
240v SMOKE ALARM
CSD CAVITY SLIDING DOOR
PLANNING
3567 3500 5090 3124 S/D SLIDING DOOR
FW
FLOOR WASTE
1.7HT OPAQE
C
3671
O
GLASS SCREEN
FR
L.
BALUSTRADE
H/P
AWNING BELOW
3020
3110
KITCHEN
SINK
BENCH
BOUNDARY 11.58 m
BOUNDARY 11.64 m
GUTTER
B.H.
S/D
1100
EXHAUST
UP
DUCT TO ROOF
(90/90/90) HALL
SOLID BALUSTRADE
VOID CUP'BD STUDY NOOK
S/D
5.0°
4590
ROBE
H.R.
7680
DECK
1700
L'DRY
22.07m2
BI-FOLD
CL:RAKED
KING
BATH
3210
3153
2110
WC JOINERY
AWNING BELOW
PARAPET
BOUNDARY 20.14 m
09/01/2019 1 : 100
Project/Drawing no: Revision:
PD17273- 03 07
Accredited building practitioner: Frank Geskus -No CC246A
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OPAQUE GLASS ROOF CLADDING ROOF FRAMING
without the consent of the copyright owner.
SCREEN TO 1.7m HIGH LYSAGHT TRIMDEK PREFABRICATED ROOF TRUSSES
LINE OF EXISTING ROOF TO CLIENTS SPECS. @ 900 CRS MAX
BRACING BY OTHERS
EXISTING 2.0°
AWNING
CEILING
PLANNING
CEILING
CEILING
2400
F.
1700
FLOOR 5.0° FLOOR
CEILING
No. 2
2700
SPENCER ST
EX. DWELLING
2100
1800
FLOOR
NEW 2.1HT SCYON AXON INSTALL AND COAT TO LINE OF FENCE BRICKWORK
ACOUSTIC FENCE MANUFACTURERS SPECIFICATIONS. SHOWN TRANSPARENT SELECTED FIRED CLAY
NORTHERN ELEVATION FOR CLARITY FACE BRICKS.
RAKED JOINTS, STRETCHER BOND
1 : 100 REFER ENGINEER FOR
SCYON AXON INSTALL AND COAT TO SCYON LINEA 150 ARTICULATION JOINTS
MANUFACTURERS SPECIFICATIONS. INSTALL AND COAT TO ALL MASONRY TO COMPLY
MANUFACTURERS SPECIFICATIONS. WITH PART 3.3 OF THE NCC
1000
No. 4
EX. DWELLING
F. F. F. F. F. F.
CEILING
(7m MAX)
No. 8
2700
6588
EX. DWELLING
AVERAGE HEIGHT
5984
FLOOR
5831
5678
CEILING
2700
FLOOR
E.S.L.
E.S.L.
ALARM SYSTEM
STROBE UNIT
Project: Drawing:
PROPOSED CAFE & DWELLING ELEVATIONS
EASTERN ELEVATION 6 ST GEORGES SQUARE,
1 : 100
EAST LAUNCESTON
Date: Scale:
Client name:
09/01/2019 1 : 100
10 Goodman Court, Invermay Tasmania 7248, D.B. INVESTMENTS PTY LTD
p+ 03 6332 3790 f+ 03 63323789 Drafted by: Approved By:
Project/Drawing No: Revision:
info@primedesigntas.com.au primedesigntas.com.au A.V. Approver
Accredited building practitioner: Frank Geskus No CC246A PD17273- 04 07
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SCYON LINEA 150 INSTALL AND COAT LINE OF EXISTING ROOF
TO MANUFACTURERS SPECIFICATIONS.
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
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2.0°
CEILING
CL.
CEILING
PLANNING
CEILING
2977
2700
6192
2400
BOUNDARY
OPAQUE
SPENCER ST
EX. DWELLING
FLOOR
CL.
CANT. CEILING
2700
3100
OPAQUE
FLOOR
CEILING
2400
10 Goodman Court, Invermay Tasmania 7248,
No. 4
EX. DWELLING
p+ 03 6332 3790 f+ 03 63323789
info@primedesigntas.com.au primedesigntas.com.au
FLOOR
Project:
CEILING PROPOSED CAFE & DWELLING
BOUNDARY
6109
6 ST GEORGES SQUARE,
2700
EAST LAUNCESTON
Client name:
FLOOR D.B. INVESTMENTS PTY LTD
Drawing:
ELEVATIONS
BRICKWORK
SELECTED FIRED CLAY Drafted by: Approved by:
FACE BRICKS. A.V. Approver
RAKED JOINTS, STRETCHER BOND Date: Scale:
WESTERN ELEVATION REFER ENGINEER FOR
09/01/2019 1 : 100
ARTICULATION JOINTS
1 : 100 ALL MASONRY TO COMPLY Project/Drawing no: Revision:
WITH PART 3.3 OF THE NCC PD17273- 05 07
Accredited building practitioner: Frank Geskus -No CC246A
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ROOF PLUMBING NOTES:
without the consent of the copyright owner.
HOOD EXHAUST
C/W AIR ODOUR SOLUTIONS GUTTER INSTALLATION
ELECTROSTATIC AIR CLEANER WITH UV OZONE TO BE IN ACCORDANCE WITH
INSTALLED WITHIN CAFE CEILING. NCC 2016 PART 3.5.2.4.
(ODOUR MANAGEMENT & SMOKE FREE SYSTEM) WITH FALL NO LESS THAN
TO BE SIZED & DETAILED TO MANUFACTURERS 1:100 FOR BOX GUTTERS
PLANNING
SPECIFICATIONS. 1:500 FOR EAVES GUTTER
FASCIA
VALLEY GUTTERS ON A ROOF WITH A PITCH:
A) MORE THAN 12.5° DEGREES - MUST
FASCIA HAVE A WIDTH OF NOT LESS THAN
400mm AND ROOF OVERHANG OF NOT
LESS THAN 150mm EACH SIDE OFVALLEY
GUTTER.
B) LESS THAN 12.5° DEGREES, MUST BE
DESIGNED AS A BOX GUTTER.
FASCIA
LAP GUTTERS 75mm IN THE DIRECTION
FALL 2.0°
OF FLOW, RIVET & SEAL WITH AN
GUTTER
Project: Drawing:
PROPOSED CAFE & DWELLING ROOF PLAN
6 ST GEORGES SQUARE,
EAST LAUNCESTON
Date: Scale:
Client name:
09/01/2019 1 : 100
10 Goodman Court, Invermay Tasmania 7248, D.B. INVESTMENTS PTY LTD
p+ 03 6332 3790 f+ 03 63323789 Drafted by: Approved By:
Project/Drawing No: Revision:
info@primedesigntas.com.au primedesigntas.com.au A.V. Approver
Accredited building practitioner: Frank Geskus No CC246A PD17273- 06 07
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
09/01/2019
Project/Drawing no: Revision:
PD17273- 07 07
Accredited building practitioner: Frank Geskus -No CC246A
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
09/01/2019
Project/Drawing no: Revision:
PD17273- 08 07
Accredited building practitioner: Frank Geskus -No CC246A
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Appendix B
Certificate of Title
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VOLUME FOLIO
Date
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EDITION DATE OF ISSUE
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
7 07-Aug-2013
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Diagram 60333 (formerly being 67-39NS)
Derivation : Portion of 10 Perches Sec. C.1 Gtd. to J. Shields
Prior CT 2356/35
SCHEDULE 1
M412949 TRANSFER to DARREN BAKER INVESTMENTS PTY LTD
Registered 16-Apr-2013 at 12.01 PM
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
M428871 MORTGAGE to Bendigo and Adelaide Bank Limited
Registered 07-Aug-2013 at noon
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
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without the consent of the copyright owner.
Search Date: 29 Sep 2017 Search Time: 11:44 AM Volume Number: 60333 Revision Number: 01 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
Planning Submission
Appendix C
Traffic Impact Assessment
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without the consent of the copyright owner.
JANUARY 2019
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Traffic Impact Assessment
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without the consent of the copyright owner.
1|P a g e
PLANNING EXHIBITED
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Traffic Impact Assessment
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without the consent of the copyright owner.
Contents
1. Introductiom 4
1.1 Background 4
1.2 Objectives 4
1.3 Scope of Traffic Impact Assessment (TIA) 4
1.4 References 4
2. Site Description 5
3. The Proposal, Planning Scheme and Road Owner Objectives 7
3.1 Description of Proposed Development 7
3.2 Council Planning Scheme 7
3.3 Local Road Network Objectives 7
4. Existing Conditions 9
4.1 Transport Network 9
4.2 Traffic Activity 14
4.3 Crash History 15
4.4 Services 15
4.5 On Street Parking Review 15
4.6 Road Safety Review 17
5. Traffic Generation and Assignment 19
5.1 Traffic Growth 19
5.2 Trip Generation 19
5.3 Trip Assignment 19
6. Traffic Impact Analysis 20
6.1 Traffic Impact 20
6.2 Launceston Interim Planning Scheme 2015 - Road & Railway Assets Code E4 20
6.3 Lton Int. Planning Scheme 2015 - Traffic Generating Use and Parking Code E6 22
6.4 Other impacts 26
7. Recommendations and Conclusions 27
Appendices
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without the consent of the copyright owner.
Distribution of copies
Revision Copy no Quantity Issued to
Draft 1 1 1 Angela Verze, Prime Design
Final 1 1 Angela Verze, Prime Design
Final 1 1 Ashley Brooke, 6ty and Angela Verze, Prime
Design
Draft 1 1 Ashley Brooke, 6ty and Angela Verze, Prime
Design
Final 1 1 Ashley Brooke, 6ty and Angela Verze, Prime
Design
Project number:
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Traffic Impact Assessment
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1. Introduction
1.1 Background
This TIA reviews the proposed ground floor Café and first floor residence at 6 St Georges
Square, East Launceston.
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 guidelines and
provides details as follows:
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
This TIA considers in detail the impact of the proposal on St Georges Square and the adjacent
streets including Spencer Street and Arthur Street which is a collector road linking
Launceston with High Street and East Launceston.
1.4 References
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2. Site Description
The proposed Café redevelopment site is shown in figure 1. The land is generally level and
adjacent to the St Georges Square parkland with established trees and road frontage to St
Georges Square. The proposed Café site is zoned Local Business and adjacent lots are zoned
Inner Residential.
Nearby Arthur Street and High Street provide access to Launceston city centre.
Figure 2 shows the local setting and figure 3 the proposed development layout.
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Figure 3 – Proposed development layout showing proposed accessible parking space and
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The proposal is to redevelop the existing ground floor corner shop and residence into a
ground floor Café and first floor single bedroom residence. 6 St Georges Square has a lot area
of 233m² and is proposed to be developed with the following floor areas:
• Café ground floor 118 m² including the entry area, toilet and Kitchen and excluding
the garage
• First Floor dwelling area 108.59 m² including a single bedroom
Appendix B contains the site plans, floor plans and building elevations.
A single undercover off-street parking space is proposed with the renovated residence.
The proposed development involves land currently zoned Local Business in accordance with
the Launceston Interim Planning Scheme 2015 shown in Figure 4.
The Launceston’s Transport Futures document outlines Launceston City Council’s vision for
the transport system, see following extract.
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4. Existing Conditions
4.1 Transport Network
The local road network at East Launceston consists of a residential, collector and arterial
roads. High Street is the closest arterial and Arthur Street the closest collector road, the others
are residential streets are St Georges Square and Spencer Street. There are no State Roads
nearby and the General Urban default speed limit of 50km/hr applies.
The existing shop at 6 St Georges Square appears to attract a mix of local customers who
walk or drive to the shop. During inspection times there has always been on street parking
available both sides of St Georges Square beside the shop.
High Street is an arterial road and carries about 10,000 vehicles per day. It supports mobile
takeaway parking on the east side and unrestricted all-day parking on the west side, within
50m walking distance of the shop via the footpath through St Georges Square Park. High
Street has footpath both sides and one traffic lane in each direction and is a bus route.
Arthur Street is a collector road and carries about 4,000 vehicles per day and supports on
street parking and footpath both sides of the road. The Arthur / St Georges Square junction is
about 30m from the shop. The parking lanes are 2.0m wide and the traffic lanes are 4.6m and
5.0m wide in the east and west bound direction respectively with 2.7m and 2.0m wide
footpaths on each side. On street parking consists of a mix of 3P, unrestricted and 3P
Residential Parking Permit Area C parking.
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Figure 7 Looking west along Arthur Street from opposite St Georges Square
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Spencer Street is a narrow residential street and carries about 40 vehicles per day and
supports on street parking on the north side only. There is kerb & channel with footpath both
sides of the road. The footpaths are typically 2.0m wide and the trafficable width of road from
face to face of kerb is 5.3m. With No Parking restrictions on the south side of the road and
parking on the north side the trafficable width of the road is 3.3m.
Street lighting exists at intersections and the road infrastructure is in good condition.
Figure 8 – Looking south west along St Georges Square towards Spencer Street junction
Figure 9 – Looking south east along St Georges Square towards Spencer Street junction
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Location of proposed
accessible car
parking space
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Traffic turning count surveys were conducted during the pm peak of Friday 13th July 2018
and am peak of Monday 16th July 2018 to ascertain extent of traffic activity at the St Georges
Square junctions with Arthur Street and Spencer Street. Figures 14 and 15 summarise
findings from the surveys. See appendix A for traffic survey data.
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St Georges Square
The estimated average annual daily traffic (AADT) for St Georges Square varies because
different intersections are involved. The AADT outside the shop is likely to be between 293
and 350 vehicles per day. An AADT of 300 vehicles per day is normal for a short residential
street with development on only one side.
Arthur Street
An AADT of 3,840 vehicles per day is in the normal range for a collector road.
Spencer Street
An AADT of 53 vehicles per day is low for a residential street fully developed both sides
with a shop at one end. The narrow width could possibly be a factor.
4.4 Services
There are telecommunication services in the footpath on St Georges Square at the corner of
the existing shop as can be seen in figure 13.
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The local speed environment appears to be about 40km/hr despite the General Urban Speed
Limit of 50km/hr. The low speed environment is appropriate for the level of pedestrian
activity observed.
From site observations pedestrian activity on St Georges Square is relatively high. Pedestrians
can be regularly observed crossing St George Street and Spencer Street near the shop. Figure
18 summarises observations.
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• The east - west pedestrian activity crossing St Georges Square was observed near the
Arthur Street junction.
• The north-south pedestrian activity was observed on the west side of St Georges
Square crossing Spencer Street.
This approach involves application of a Safe System assessment framework for identifying
and reducing crash risk for all road users. This framework involves consideration of risk
exposure, likelihood and severity to yield a risk framework score. In terms of pedestrian
safety St Georges Square scores are as follows:
• Pedestrian exposure is low-moderate (low no. of cars & mod. no. of peds) i.e. 2/4
• Crash likelihood is low-moderate (footpaths but ordinary road crossings) i.e. 2/4
• Crash severity is low-moderate (30- 40 km /hr speed environment) i.e. 2 /4.
This yields a safe system score of 8/64 which is a low risk score so a low-cost treatment such
as pedestrian warning signage could be justified.
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• Existing ground floor 1bedroom residence at 4 trips /day and 0.4 trips / peak hour
• Existing 120m² Corner Shop at 56 trips / 100m² GFA/day and peak hour rate of 6.7
trips/hr with 67 trips/day
• Upstairs 1bedroom residence at 4 trips /day and 0.4 trips / peak hour
• Ground floor 118 m² Café at 56 trips / 100m² GFA/day and peak hour rate of 6.6 trips
/hr with 66 trips / day
This is consistent with Traffic Generation Rates for Key Land Uses sourced from the RTA
Guide to Traffic Generating Developments under section 1.4 References.
It is estimated that the future traffic movements will have a similar arrival and departure
patterns to the current situation as summarised in figures 14 and 15.
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The proposal will contribute no additional trips per day to current traffic flow on St Georges
Square once fully developed. The low levels of vehicular traffic involved means that there
will be no traffic capacity concerns with the proposal.
The low volume and speed of traffic on St Georges Square and Spencer Street suggests there
should be no traffic safety concerns with the proposal. It is noted that there is above average
pedestrian activity on St Georges Square for a residential street due to shop customers and
commuter parking nearby. Pedestrian Warning signage could be introduced to improve
driver awareness and pedestrian safety.
The on-street parking utilisation survey suggests that there is unutilised parking space for
short term (5-15 minute), medium term (3 hour) and long term (>3hour) customer parking
within 80m and 120m of the development site that can cater for increased customer demand
and residential parking if necessary, see figure17.
As an observation, the 5*1/4P parking spaces could have the parking duration adjusted for
most of the spaces to 1 hour, at Councils discretion, depending on short term parking demand.
Acceptable solution A3: The annual average daily traffic (AADT) of 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 satisfies acceptable solution A3 as AADT is 300 movements per day and
the proposal will not generate any additional movements per day i.e. a 0 % increase.
Acceptable solution A3: 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 A3 as one new vehicular access is proposed.
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6.2.3 Code E4.6.4 Sight distance at accesses, junctions and level crossings
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The proposed 1bedroom residential dwelling has 1 proposed parking space satisfying
Acceptable solution A1.
Food services
The proposed food services do not satisfy Acceptable solution A1 the café has a floor
area of 118 m² requiring 8 car parking spaces and no such off-street parking is
proposed.
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The proposal assumes that because the existing short and medium term on-street
parking is enough to cater for the existing food services business (120m²) i.e. the corner
store, it will be enough for the proposed food services business (118m²) i.e. the café.
There is evidence that this assumption is valid and performance criteria P1.1, 1.2 and
1.3 are satisfied.
P1.1
Carparking spaces for other than residential use is provided in the form of the following on-
street parking spaces:
• 2* 30% utilised 5minute duration spaces at the shop front
• 5* 24% utilised 1/4P i.e. 15minute duration spaces opposite the shop
• 23*33% utilised 3P Area Permit spaces within 80m of the shop.
• 7* 26% utilised 3P i.e. 3hour duration spaces within 60m of the shop
• 3* unutilised unrestricted spaces within 80m of the shop
This amounts to 5 short term spaces available within 20m and 24 medium-term and long-term
parking spaces available within a reasonable walking distance of 80m i.e a total of 29
available spaces.
The short and long-term parking spaces provide for a range of customer time demands.
Public transport is within reasonable walking distance of the site i.e. 80m.
There are no site constraints due to existing buildings, surface slopes, drainage, vegetation or
landscaping.
The on-street spaces are within a safe low speed environment for pedestrians and are easily
accessible.
From parking demand survey data there is evidence of unutilised capacity:
• Short term parking spaces- 30% utilised
• 3P spaces 26% utilised within 60m of the shop
•
Long term parking spaces – 82 % utilised within 80m of the shop and 64% utilised
80-120m from the shop
There would be minimal effect on the streetscape. The St Georges Square streetscape is
dominated by the park immediately adjacent. Within 80m of the shop there are 54 parking
spaces and on average 29 are available. This traffic impact assessment report supports the
proposed utilisation of existing on street parking on traffic grounds.
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Acceptable solution A2
The number of accessible car parking spaces by persons with a disability for uses that require
6 more parking spaces must be in accordance with Part D3 of the National Construction
Code 2014, as amended from time to time.
The proposal can satisfy acceptable solution A2 by retrofitting an accessible space to the
on- street parking outside the café shopfront:
• D3.5 Accessible parking for one space can be provided – Class 6 café (1 space for
every 50 car parking spaces)
• D3.8 Tactile indicators will be provided.
• D3.11 Ramps (a) Ramp rise limit of 3.6m will not be exceeded.
Acceptable solution A1: The number of bicycle parking spaces must be provided on either the
site or within 50m of the site in accordance with the requirements of Table E6.1.
Food services
The proposed café satisfies Acceptable solution A1 as the floor area of 149m² warrants 2
bicycle parking spaces which are provided.
A1.2 - All accessible spaces for use by persons with a disability must be located
closest to the main entry point to the building.
Satisfied as shown in figure 3, proposed space is adjacent main entry point to the building.
A1.3 - Accessible spaces for people with a disability must be designated and
signed as accessible spaces where there are 6 spaces or more.
Satisfied. Pavement markings will be applied to the sealed surface to designate the bay and
signed with parking control signage R5-10 as shown in figure19.
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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/NZS 2890.6-2009 Parking
facilities -Off-street parking for people with disabilities.
An accessible car parking space and shared area space can be provided as per the standard –
section 2.2.1 and figure 2.1 and satisfy the 1:33 (V:H) requirement for a sealed outdoor surface
as per the standard - section 2.3 – Pavement Slope and Surface. The parking space and shared
area can be fitted so they are all on the same grade of 1:33 (V:H), see figures 20 and 21.
To provide the accessible space the developer will need a permit from Council to modify the
kerb and channel and footpath locally to allow the retrofit.
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6.4.1 Environmental
No environmental impacts were identified in relation to:
St Georges Square has street lighting near junctions and does not justify further road side
furniture such a Bus Shelters, Seats, Direction signs, Landscaping, street trees or fencing.
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No traffic safety issues were apparent and the five -year crash history reports no recorded
crashes on St Georges Square or Spencer Street.
The traffic on St Georges Square is currently in the order of 300 vehicles per day and not
projected to increase with the proposed café and dwelling. There are no traffic capacity issues
with the proposal due to the very low levels of traffic involved at less than 3% of capacity.
From review of the on-street parking supply and demand survey it is apparent that there is
spare short, medium and long-term parking capacity within 80m and 120m of the proposed
site i.e 29 of 54 spaces are available on average within 80m and 17 of 38 spaces available
within 80-120m. The replacement of the corner store shop with a café is not expected to
result in a lack in available on street parking. Parking provisions required include:
Recommendation #2 - Retrofit of a kerb ramp outside the café on St George Street to create
an on street accessible bay. One existing 5minute parking space to be converted to an
accessible car parking space with R5-10 parking signage.
Observation - Installation of pedestrian warning signage on St Georges Square for south and
north bound traffic ~ 30m from the proposed café shop front could be considered.
Overall, it has been concluded that the proposed development will not create any traffic issues
and traffic will continue to operate safely and efficiently along St Georges Square and
Spencer Street. 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 D
Noise Assessment
PEARU TERTS
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner. 33 Falcon Rd
BA, Grad. Dip. Env. Stud. (Hons.), MIE Aust., CPENG, MAAS Claremont 7011
Consulting Engineer Tasmania AUSTRALIA
e-mail: ang@primedesigntas.com.au
MAIN REPORT
Noise Issues
St Georges Square, Launceston
Dear Ms Verze
We conducted noise measurements on 13./8/2017 at 4 locations within the site and the results are
contained in appendix A.
Noise measurements were conducted, under suitable weather conditions, that is, no rain and light
or no wind.
Community complaints about traffic noise start to increase when L10 (18 h) = 63 dB(A). When
L10 (18 h) = 63 dB(A) then 10 % of the community are highly annoyed.
L10 is the noise level exceeded for 10 % of the sampling time. For example (see 2nd column, page
A 9 of the appendix) , L10 = 58.4 dB(A) means that for 1 minutes out of the 10 minute sample, the
noise level was 58.4 dB(A) or higher. L10 gives the approximate average of the higher noise levels
encountered. It is often used as a metric in traffic noise studies.
Leq is the A weighted equivalent noise level. A fluctuating noise having Leq = 56.7 dB(A) has the
same acoustic energy as a steady noise of 56.7 dB(A). Leq is usually 2 to 3 dB(A) less than L10.
L90 is the metric used to measure the background or base noise level. For example (see page A 9,
the first column), L90 = 47.5 dB(A) This means that for 90 % of the sampling time of 10 minutes,
that is, 9 minutes, the noise level was 47.5 dB(A) or more.
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The main measurement results are presented in Appendix A. See page A 3 and pages A 7 and A 8
for the measurement locations.
1. At location 2, we measured am Leq = 49.5 dB(A) and a background noise level of L90 =
43.0 dB(A). At other locations the noise levels were higher.
3. Assume the talker is seated at the table and her/his mouth is 1.1 m from the ground and 1.9
m from the boundary fence. Assume that the existing 1.8 m fence has been replaced by a 2.1 m
acoustic fence which is absorptive (due to the 800 mm garden plantings) in the direction of the
talker and the court yard. Assume that there is a listener (1.5 m tall) on the neighbours side, 1.6 m
from the boundary fence.
4. The average spectral content of male/female speech at normal voice level is below (line 1)
5. Using Maekawas method (based on path differences and Fresnel numbers) we calculate the
attenuation provided by the 2.1 m absorptive noise barrier fence. This is included in par. 4, line 9
and 10 above.
6. If instead of one talker we have 3 talkers (one per table) talking simultaneously, then the
sound pressure level (s.p.l) would increase by 10 log 3= 4.8 dB(A). The s.p.l at the façade of the
neighbours house would be 33.8 + 4.8 = 38.6 dB(A). To this we add +2.5 dB(A), the façade effect
7 Raised voice is regarded as being =7 dB(A) louder than normal voice. If the voices were
raised then the s.p.l at the façade would be 41.1 + 7 = 48.1 dB(A).
8 The L.C.C. criteria for night time noise from the restaurant is L90 + 5 dB(A) Our
measurements indicated L90 = 43 dB (A)
Hence the L.C.C criteria which is not to be exceeded is 43 + 5 = 48 dB(A). The proposed hours of
operation of the restaurant extend to 6 pm.
9. We can assume that with 3 tables fully occupied in the outdoor area and with 4 patrons per
table, only one or two people per table are likely to be talking at the same time. Hence we assume
2 x 3 = 6 people talking simultaneously, as the worst case. Assuming that they are polite people,
we can expect perhaps no more than 6 people talking simultaneously in the outdoor area, possibly
even less.
10 The ambient noise level at location 2, the outdoor eating area, was 49.5 dB(A). This is a
level close to the calculated level of speech from the outdoor area and is likely to assist in masking
the patron’s speech noise.
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1. It is recommended that a 2.1 m noise barrier fence be erected at the rear of the outdoor area
and continued for the length of the outdoor eating area.. As we are dealing with ‘speech
frequencies’ the fence material need not be thick.
You may wish to consider the “SlimWall Classic by Modular Walls (Tel 02 9540 6666, E-mail:
info@modularwalls.com.au). This has a Rw rating of 28 dB and is an easy to erect acoustic fence.
Mr Dexter Bertoldo (63324100) from the JAC group has used the acoustic fence at the Spring
Farm subdivision in Kingston.
2. Human voice levels may vary by 20 dB and loud vocal expressions may have to be
managed. We have based our calculations on ‘normal’ to ‘raised’ voice levels. However, very loud
vocalizations are unlikely from the intended clientele
3. I note that you have taken our advice regarding possible noise complaints and have
relocated the heat pumps from the outdoor eating area (adjacent to the neighbour) to the Spencer
Street side. This has acoustic benefits
CONCLUSIONS:
With the relocation of the heat pumps and the erection of a 2.1 m acoustic fence, noise complaints
are unlikely. The area is not tranquil and may not meet the acoustic environment indicator levels
(Table 1) of the Tasmanian ‘Environment Protection Policy (Noise) 2009 even when the restaurant
is closed. The document it says that moderate annoyance can occur when the outdoor living area is
Yours sincerely
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