York House Development

PLANNING EXHIBITED
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Ref. No: DA 0154/2018
Date
advertised: 18/04/2018
Planning Administration
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York House Apartments – Development

application for use and development of 18
mulitple dwellings
Development Application
York House Developments
March 2018
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CPD Planning Application March 18

Table of Contents
1 Introduction ..................................................................................................................................... 3
2 Site and Surrounds ........................................................................................................................ 3
2.1.1 Location ............................................................................................................................... 3
Title Information ....................................................................................................................... 7
Natural Values ........................................................................................................................... 7
Natural Hazards ........................................................................................................................ 7
Heritage ....................................................................................................................................... 8
Surrounding Area ..................................................................................................................... 8
Infrastructure Services ............................................................................................................ 8
2.7.1 Transport Network ........................................................................................................... 8
2.7.2 Reticulated Services ......................................................................................................... 8
Site Contamination .................................................................................................................. 8
3 Development Application ........................................................................................................... 9
Applicant ..................................................................................................................................... 9
Proposed Use and Development ....................................................................................... 9
HOURS OF CONSTRUCTION .......................................................................................................... 10
4 Planning Assessment .................................................................................................................. 10
Zoning ........................................................................................................................................ 10
Use Categorisation ................................................................................................................ 11
4.2.1 ‘Residential’ use class .................................................................................................... 11
4.2.2 Approval Status ............................................................................................................... 11
Urban Mixed Use Zone Provisions................................................................................... 11
4.3.1 Zone Purpose ................................................................................................................... 11
4.3.2 Use Standards .................................................................................................................. 12
4.3.3 Development Standards .............................................................................................. 13
Codes.......................................................................................................................................... 24
4.4.1 Bushfire Prone Areas Code E1.0 ................................................................................ 24
4.4.2 Potentially Contaminated Land E2.0 ....................................................................... 24
4.4.3 Landslide Code E3.0 ...................................................................................................... 27
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4.4.4 Road and Railway Assets Code E4.0 ........................................................................ 27

4.4.5 Flood Prone Areas Code E5.0..................................................................................... 30
4.4.6 Car Parking and Sustainable Transport Code E6.0 ............................................. 30
4.4.7 Scenic Management Code E7.0................................................................................. 44
4.4.8 Biodiversity Code E8.0 .................................................................................................. 44
4.4.9 Water Quality Code E9.0 .............................................................................................. 44
4.4.10 Recreation and Open Space Code E10.0............................................................ 44
4.4.11 Environmental Impacts and Attenuation Code E11.0.................................... 44
4.4.12 Airports Impact Management Code E12.0 ........................................................ 44
4.4.13 Local Historic Heritage Code E13.0 ...................................................................... 44
4.4.14 Coastal Code E14.0 .................................................................................................... 44
4.4.15 Telecommunications Code E15.0 .......................................................................... 45
4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0 ................................ 45
4.4.17 Cataract Gorge Management Area Code E17.0 .............................................. 45
4.4.18 Signs Code E18.0 ........................................................................................................ 45
4.4.19 Development Plan Code E19.0 .............................................................................. 45
5 Conclusion ...................................................................................................................................... 45
6 Appendix A – Certificate of Title ............................................................................................. 47
7 Appendix B – Development Plans .......................................................................................... 48
8 Appendix C – Environmental Site Assessment .................................................................. 49
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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 York House Development for use and
development of land at 23-25 York Street, Launceston for the purposes of conversion
of an upper level floor of an existing building for apartments (residential – multiple
dwellings).
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 land known as 23-25 York Street, Launceston (see Figure
1).
Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.
Figure 1 - Location Plan
The subject site comprises an area of 1492.2m2 and constitutes a single title which has
its access via a right of carriageway (6.10 metres wide) across the adjacent title
(CT37426/1). The site is located on the southern side of York Street, immediately to
the west of the Balmoral on York hotel and to the east of a car park. The site rises from
York Street to the south-west. The site is fully developed to all boundaries with an
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existing building that is three storeys high at the front, reducing to a single storey at
the rear on account of the topography of the site. The application is concerned with
the upper level of the existing building with the lower and middle levels to remain as
commercial office tenancies.
Photo 1: View of site from York Street
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Photo 2: View along western side of building along the right of way access
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Photo 3: View of rear (southern end) of building
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Photo 4: View along eastern side of site/building
Title Information
The proposed development application relates to the following titles:
Land Area
Address Owner(s) Title Reference
23-25 York Street, Coannon Pty Ltd 199230/1 1492.2m2

Launceston and Kimboola
Holdings
A copy of the title is included as Appendix A.
Natural Values
The subject site is a fully developed urban lot. It therefore does not contain any
significant natural values.
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.
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Heritage
The subject site is not heritage listed either at Local or at State level.
Surrounding Area
The site is situated on the fringe of the Central Business District. It is located within a
strip of York Street that is characterised by a mix of uses but where offices
predominate. It is sited immediately adjacent to the Balmoral on York Hotel, dwellings
to the rear and a car park to the west. Immediately opposite the site is the City Mill
office building. There are a number of former dwellings along the street which have
been converted to offices or medical practices.
The site is located centrally between three of the city’s major parks, those being City
Park, Princess Square and the Windmill Hill reserve. It is a 330m walk from the site to
City Park, 180 metres to the Windmill Hill reserve and 420 metres to Princess Square.
Infrastructure Services
2.7.1 Transport Network

The site has frontage to York Street. It is accessed via a right of way along the western
side of the building from York Street.
2.7.2 Reticulated Services

The subject site is a fully serviced urban lot located in a commercial area.
Site Contamination
The site is listed on Council’s list of potentially contaminated sites, however the
application is accompanied by an environmental site assessment which has concluded
that there are grounds to suggest that historical contamination has not occurred and
the assessment of risk has determined no increase associated with the development.
Geotechnical risk will be removed as the first step of the development permit with the
UPS tank being grouted. A management plan is recommended as a precautionary
measure to prevent dermal contact with potential undocumented underground
material.
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3 Development Application
Applicant
The applicant is Commercial Project Delivery obo York House Development. The
appropriate contact is:
Chloe Lyne, Planning and Development Consultant, CPD
M: 0408397393
E: chloe@cpdelivery.com.au
Proposed Use and Development

Approval is sought to use and develop the upper level of the York House for the
purposes of 18 apartments (multiple dwellings). All proposed works are within the
existing building footprint, however there will be a slight increase to overall building
height (maximum 0.58m), however the gable end on the northern elevation will be
pulled back 1.3m from the existing line. The apartments will each be accessed off a
central corridor running on a north/south access through the building with each
apartment either east or west facing.
Fifteen of the apartments will have a mezzanine level while three will be single level
apartments. The mezzanine apartments have their bedrooms and bathrooms located
in the mezzanine. Entry to the apartments will be via the existing entrance foyer to the
building off York Street, or via one of two sets of stairwells along the western side of
the building or via a lift within the rear basement car park. Of the 18 apartments, 10
are proposed to be 2 bedroom and 8 x 1 bedroom (2 of which are studio apartments).
Apartments 1 and 2 have north facing decks providing private open space whilst the
balance of the apartments either have their open space facing in an easterly or westerly
direction depending upon which side of the building they are located.
It is submitted that the proposed design is an appropriate adaptive reuse of an existing

building. The shape and size of the apartments have been formed around the existing
building columns. Whilst the direct sunlight into some of the apartments (particularly
numbers 3 and 5) will be limited in mid-winter due to the height of the immediately
adjacent building to the east, all apartments will receive adequate daylight through
the use of sky lights and the roof openings.
It is requested that the following permit conditions be imposed with respect to

construction hours to ensure the impacts to the adjacent Balmoral Hotel are
minimised:
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HOURS OF CONSTRUCTION
a. Demolition work is to be carried out only between the hours of 9am and
4pm Monday to Saturday; and
b. All construction works on Unit 1 and 3 must not commence before 9am;
c. Subject to subparagraph b., construction works must only be carried out
between the hours of 7am to 6pm Monday to Friday and 8am to 5pm
Saturday;
d. no construction works are to be carried out on Sunday or Public Holidays.
d. The adjoining business known as "Balmoral on York" at 19 York Street,
will be notified 24 hours prior to the commencement of removal of
asbestos from the existing building at 23-25 York Street.
A copy of the development plans is included as Appendix B to this report.
4 Planning Assessment
Zoning
The subject site is zoned Urban Mixed Use under the Launceston Interim Planning
Scheme 2015 as identified in Figure 2 below. It is situated within the CBD Car Parking
exemption area but otherwise is not subject to any overlays.
Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.
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Figure 2 - Zoning Plan
Use Categorisation
4.2.1 ‘Residential’ use class

The broad use classification for the proposed use is ‘Residential’ which is defined as
follows in Table 8.2 of the Planning Scheme.
‘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 sub-classification is ‘multiple dwellings’ which as per Clause 4.1 is defined as:
‘Means 2 or more dwellings on a site’
4.2.2 Approval Status

The ‘Residential’ use class is identified in the Use Table at Clause 15.2 as being a
permitted use class in the Urban Mixed Use Zone if the use is above ground floor and
does not require the removal of any ground floor use. The application requires a permit
as it does not comply with the acceptable solutions identified below. It relies on an
assessment against the associated performance criteria.
• 15.4.4 Pedestrian Access to Dwellings (P1); and

• 15.4.5 Private Open Space (P1 and P2).
• 15.4.8 Storage (P1)
• E6.6.2 Design and Layout of Parking Areas (P1)
Urban Mixed Use Zone Provisions
4.3.1 Zone Purpose

15.1 Zone Purpose
15.2.1.1 To provide for integration of residential, retail, community services
and commercial activities in urban locations.
15.2.1.2 To provide for a diverse range of urban uses and increased intensity of
development including residential densities that support the role of
activity centres.
15.2.1.3 To encourage residential, visitor accommodation and tourist
operation uses as a means of increasing activity outside normal
business hours.
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15.2.1.4 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.
15.2.1.1 Consistent. The proposal to convert the upper level of an existing office
building to residential apartments is an integration of a range of services within
the one site.
15.2.1.2 Consistent. The addition of new inner city apartments within close
proximity to the CBD will increase the intensity of development and residential
densities within the City. The adaptive reuse of an existing building allowing
commercial tenancies to continue on the ground floor whilst increasing
residential offerings in the City is entirely in accordance with the zone purpose
statement.
15.2.1.3 Consistent. The proposed use and development of the site for residential
purposes will assist in furthering this objective.
15.2.1.4. Consistent. The proposed works will not alter the façade and level of
activity at street level and will maintain commercial tenancies on the ground floor.
4.3.2 Use Standards

The use standards below are not applicable to residential development in accordance
with Table 15.3.
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4.3.3 Development Standards
15.4.1 Building height, setback and siting

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 the adjoining lots;
(c) Promotes and maintains high levels of public interaction and amenity.
Acceptable Solution Performance Criteria
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) 12m: 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 overall height of the building height will increase by 580mm to allow ceiling
heights of 2.4m in the upper bedrooms. The maximum overall height will
therefore increase from 13.1m to 13.6m. Whilst this is greater than the A1 (a), the
height of the immediately adjacent Balmoral on York is close to 7 metres taller
than York House, meaning the minor increase in overall height is still significantly
lower than a building on the immediately adjoining property. Further, the minor
increase in height will not be apparent when viewed from the street and adjoining
heights due to the fact that the gable roof will be pulled back from York Street
and the new roof wont extend to the site boundaries.
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A2 Setback from a frontage: P2 Buildings must be sited to be
compatible with the streetscape
and character of the surrounding
a) must be built to the frontage at
area, having regard to:
ground level;
b) be setback a distance that is not a) the level of public interaction
more than the maximum and and amenity, and pedestrian
minimum setbacks of the buildings
activity;
on adjoining lots
b) the topography of the site;
c) the setbacks of surrounding
building;
d) the height bulk and form of existing
and proposed buildings;
e) the appearance when viewed from
roads and public places;
f) the retention of vegetation;
g) the existing or proposed
landscaping; and
h) the safety of road users.
Not applicable – the front boundary setback of the building will not be
altered.

A3 Setback from a side boundary:. P3
(a) must be built to the side boundaries Buildings must be sited such that
at ground level; or there is no unreasonable loss of
(b) be setback a distance that is not amenity to the occupiers of adjoining
more or less than the maximum lots, having regard to:
and minimum setbacks of the
building on adjoining lots
(a)the topography of the site;
(b)the size, shape, and orientation of
the site;
(c) the setbacks of surrounding
building;
(d)the height bulk and form of existing
and proposed buildings;
(e) the existing buildings and private
open space areas on the site;
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(f) the privacy to private open space

and windows of habitable rooms
on adjoining lots;
(g)sunlight to private open space
and windows of habitable
rooms on adjoining lots;
(h)any existing screening or the

ability to implement screening;
and
(i) the character of the surrounding
area.
Not applicable – the side boundary setback of the building will not be
altered.
15.4.2 Location of car parking

Objective
To ensure that car parking:
(a) does not detract from the streetscape; and
(b) provides for vehicle and pedestrian safety
A1 Car parking must be located: P1 Car Parking must be located to
(a) within the building structure; ore minimise the visibility from a road,
mall, laneway or arcade, having regard
(b) behind the building
to:
(a) the existing streetscape;
(b) the location of car parking;
(c) vehicle and pedestrian traffic safety;
(d) measures to screen parking; and
(e) any landscaping proposed.
Complies with A1
No new car parking is proposed. All existing car parking spaces provided on site
are within the basement of the building.
15.4.3 Active ground floor
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Objective
To ensure that the building façade promote and maintain high levels of
pedestrian interaction and amenity.
A1 New buildings with non residential P1 New buildings must be designed
uses on ground floors must: to 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 the
laneways or arcades; ground floor facades to roads,
(b)not have security grilles or screens malls, laneways or arcades;
that obscure the ground floor (b)the potential for security grills or
facades to roads, malls, laneways screens to reduce the amenity of
or arcades; the building or reduce levels of
(c) not have mechanical plant or interaction with the public;
equipment, such as air (c) screening or obscuring all
conditioning units or heat pumps mechanical plant or equipment
located on the facade; and 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 ground
wider than 2m on ground floor level public view points; and
facades to roads, malls, laneways (d)minimising the area of all blank
or arcades. walls, signage panels or blocked
out windows on ground floor
facades to roads, malls, laneways
or arcades
A2 P2
Alterations to ground floor facades Alterations to ground floor facades of
of non residential buildings must nonresidential buildings must be
not: designed to maximise interaction
between the use of the building and
(a)reduce the level of glazing on
pedestrians, having regard to:
a facade to a road, mall,
laneway or arcade that is (a)the level of glazing, openness and
present prior to alterations;
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(b)have security grilles or screens that transparency on the ground floor

obscure the ground floor facade; facades to roads, malls, laneways or
(c) introduce new or additional arcades;
mechanical plant or equipment (b)the potential for security grills or
such as airconditioning units or screens to reduce the amenity of
heat pumps located on the the building or reduce levels of
façade; and interaction with the public;
(d)increase blank walls, signage (c) screening or obscuring all
panels or blocked out windows, mechanical plant or equipment
wider than 2m on ground floor such as air conditioning units or
facades to roads, malls, laneways heat pumps so they are not
or arcades. recognisable or visible from ground
level public view points; and
(d)minimise the area of all blank
walls, signage panels or blocked
out windows on ground floor
facades to roads, malls, laneways
or arcades.
A3 P3
The building must: Buildings must be clearly visible
from the road or publicly
(a)provide a direct access for
accessible areas, having regard
pedestrians from the road or
to:
publicly accessible areas; and
(b)be orientated to face a road,
(a)the safety and convenience of
mall, laneway or arcade, except pedestrians; and
where the development is not (b)the existing streetscape.
visible from these locations.
A4 P4
The total width of the door or doors on Garage doors should not be a
a garage facing a frontage must be no
visually dominant element in the
wider than 6m.
streetscape and must be designed,
having regard to:
(a)the location of existing buildings on

the site;
(b)the existing streetscape; and
(c) the design and locations of garages
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in the surrounding area.
A1 and A2 not applicable – the building is existing and no changes to the

ground level façade are proposed.
A3 – Complies – Direct access from York Street will continue to be provided via
the existing entry. The orientation of the building will not be altered and it is sited
to face York Street.
A4 – Not applicable – there are no garages facing York Street.
15.4.4Pedestrian access to dwellings

Objective
To ensure pedestrian access to residential development is safe and convenient
A1.1 P1 New dwellings or residential
New dwellings or residential developments must be provided with
developments must be provided with a appropriate pedestrian access for the
pedestrian access independent of the future residents, having regard to:
access to any ground floor use in the (a) the use of the ground floor
building, or tenancies on the same site frontage;
or within the same building; and (b) accessibility arrangements;
A1.2 (c) the size and visibility of the
Pedestrian access directly onto a road proposed entrance; and
frontage must be no wider than 4m. (d) the opportunities for access onto
roads and other publicly accessible
areas.
Complies with P1
The pedestrian access from York Street to the residential apartments and the
commercial tenancies is via the same existing access point as the ground floor
tenancies therefore the application relies on the performance criteria in respect
of A1.1. The pedestrian access fronting York street is not greater than 4m wide
(approx. 3 metres) and therefore compliance with A1.2 is achieved.
The following assessment is made against the matters to be considered under
P1:
a) The York Street pedestrian access utilises the existing building lobby and
within the lobby it will be clearly evident which stairwell leads to the residential
apartments above. Given there is currently one pedestrian access from York
Street leading to a lobby from which various tenancies are accessed, it makes
efficient design sense to retain this arrangement.
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b) The York Street frontage access will be one of four pedestrian accesses for
the residential apartments, with additional accesses being provided via the lift
well in the basement carpark and two additional stair accesses from the
accessway on the western side of the building. It is therefore likely that
occupants of the rear apartments will utilise the two sets of stairs and/or the lift
to access their apartments whilst the occupants of the front apartments (1-4)
will utilise the York Street access. It is submitted there are a range of safe
pedestrian access options, three of which are independent of ground floor
tenancies.
c) The existing entrance from York Street is glazed and the awning above it
clearly delineates it as a door.
d) The apartments will have direct access onto York Street via the lobby.
15.4.5Daylight to windows
Objective
To allow adequate daylight into habitable room windows
A1 P1
Where the minimum distance between: Buildings must provide for adequate
(a) a new window in a habitable room levels of daylight to habitable rooms
and an existing building; or and existing windows within adjoining
buildings, having regard to:
(b) a new building constructed directly
opposite an existing habitable (a) the level of daylight available to the
room window; habitable rooms;
Is less than 3m, a light court with an (b) any existing vegetation; and
area of no less than 3m2 and (c) the topography of the site.
dimension of no less than 1m clear to
the sky must be provided.
Complies with A1
It is only apartments 1 and 3 that are immediately adjacent to an existing
building, however the creation of the private open spaces means that there is a
minimum distance of 3m between the eastern facing windows and the existing
Balmoral Motel building.
15.4.6 Private Open Space

Objective
To provide adequate and usable private open space for the needs of the residents
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A1 P1
Dwellings must have an area of private Dwellings must be provided with
open space with direct access from a sufficient private open space to meet
habitable room other than a bedroom, the reasonable needs of the residents
comprising:
having regard to:
(a)on the ground floor, 24m² with a

(a)the size and usability of the private
horizontal dimension of no less open spaces;
than 3m; or
(b)the accessibility of the private open
(b)wholly above ground floor, 8m² space;
with a minimum horizontal
dimension of 2m; or (c) the availability of common open
space;
(c) a rooftop area, 10m² with a
minimum horizontal dimension (d)the availability of and access to
of 2m. public open space;
(e) the orientation of the lot to the road;

and
(f) the ability of the private open space

to receive adequate solar access.
A2 P2
Private open space must receive a Private open space must receive
minimum of 4 hours of direct sunlight adequate sunlight having regard to:
on 21 June to 50% of the designated
private open space area. (a)the topography of the site;
(b)site constraints, including any

vegetation;
(c) the orientation and shape of the site;

and
(d)the location and size of buildings on

the site and adjoining lots.
Relies on P1 - apartments 12,15 and 16 only
Each apartment is provided with an upper level deck directly accessible from a
habitable room with dimensions as outlined in the table below.
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Apartment size Deck area
Apartment 1 – 2 bed 21.5m2
Apartment 10 – 2 bed 9m2
Apartment 15 – 1 bed 17m2
Relies on P1
Of the 18 apartments, three of the one bedroom apartments fall slightly short of
the 8m2 (maximum variation of 0.4m2) required. Each of these apartments are
one bedroom apartments and therefore the number of potential occupants is
limited. The decks meet the minimum requirement in terms of horizontal
distance. Assessment is made against each of the Performance Criteria:
(a)(c) The POS areas for the three apartments are located immediately adjacent
to the living/dining areas and will be easily accessible. Their square configuration
will allow a small patio table to be placed upon them to ensure it is a usable
space.
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(c) The apartments do not have any common open space.

(d) The inner-city location of the apartments means that occupants are likely to
spend a lot of their leisure time outside of the apartments. The apartments are
located within 400m of three public parks meaning there is ample opportunity
for enjoyment of public open space within easy walking distance from the site.
(e) The orientation of the lot to the road does not have any bearing on the
provision of open space for the apartments.
(f) The subject apartments will receive some daylight and sunlight.
Relies on P2
Except for apartments 1, the private open space areas for each apartment will not
receive the minimum of 4 hours of direct sunlight on the 21 June to 50% of the
designated private open space area.
Assessment is therefore made against the criteria under P2 noting that the
development is the refit of an existing building and meets many of Council’s
strategic goals in terms of increasing the number of upper level residential
dwellings in the inner-city area. The site is also situated in close proximity to a
number of public park areas which residents can utilise for outdoor recreation
and living.
(a) The topography of the site does not impact the sunlight available to private
open space.
(b)(d) The site constraints are centred around adapting an existing building for
residential use whilst maintain the ground floor for commercial use. As the site is
within an inner-city area, the surrounding built form is quite dense and the height
of the adjacent Balmoral Motel contributes to the lack of available sunlight in
winter to the private open space of the eastern side apartments.
(c) The orientation of the existing building (and the site) also make it difficult to
achieve the permitted standard with respect to sunlight to private open spaces.
It is submitted that all apartments will receive glimpses of sunlight to the upper
areas of their private open space decks in mid-June and this is significantly
improved by August. A number of layouts were considered for the apartments
prior to the final design being settled upon. The proposed design is considered
to achieve the most efficient layout whilst affording each apartment with a
satisfactory level of amenity in terms of daylight and sunlight.
15.4.7Overshadowing private open space

Objective
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To ensure new buildings do not unreasonably overshadow existing private open

space.
A1.1 P1
Where new buildings reduce sunlight New buildings must not unreasonably
to the private open space of an existing overshadow existing private open
dwelling, at least 75% of the private spaces, having regard to:
open space must receive no less than 4 (a) the impact on the amenity of
existing dwellings;
hours of sunlight on 21 June; and
(b) sunlight penetration to the private
open space of the existing dwelling;
A1.2
(c) the time of day and the duration
that sunlight is available to the
Where less than 75% of the existing
private open space of the existing
private open space receives 4 hours of
dwelling; and
sunlight on 21 June, new buildings
must not further reduce the amount (d) the effect of a reduction in sunlight
of sunlight. on the existing use of the private
open space.
Not applicable – no new buildings are proposed.
15.4.8 Storage
Objective
To provide adequate storage facilities for each dwelling
A1 P1
Each dwelling must have access to 6 Each dwelling must provide adequate
cubic metres of dedicated, secure storage for the reasonable needs of
storage space not located between the residents, having regard to:
primary frontage and the façade of a (a) the size and type of dwelling
dwelling. proposed.
(b) the location, type, and size of
storage proposed;
(c) the availability, accessibility and
convenience of the storage proposed;
(d) any common or other types of
storage on the site; and
(e) the existing streetscape.
Relies on P1 for Apartments 15 and 17 only.
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With the exception of apartments 15 and 17, all apartments have the required
6m3 storage area. Apartments 15 and 17 only have 4.2m3 storage provided within
the laundry.
Given the smaller size of these apartments which are studio apartments, it is
appropriate that the storage requirement is less than for larger apartments. The
storage for these apartments is located in a single location within the laundry
cubicle and is easily accessible and convenient for the occupants of the
apartment. The provision of storage will not impact on the streetscape.
15.4.9Common Property
Objective
To ensure common areas are easily identified.
A1 P1
Site drawings must clearly delineate No performance criteria
private and common areas including:
(a) driveways;
(b) parking spaces, including visitor
parking spaces;
(c) landscaping and gardens;
(d) mailboxes;
(e) storage for waste and recycling bins
Complies with A1
The site plan clearly shows the access driveway, parking spaces, mailboxes and
storage for waste and recycling bins. No landscaping is proposed as the building
is built to all property boundaries.
Clauses 15.4.10 – 15.4.13 – not applicable
Codes
4.4.1 Bushfire Prone Areas Code E1.0

Not applicable because the subject site is not located within a bushfire prone area.
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 identified as being potentially contaminated.
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A copy of the Environmental Site Assessment undertaken for the site is included as
Appendix C.
E2.1 a) ensure that use or development of potentially contaminated land

does not adversely impact on the human health or the
environment.
Overall, the ESA accompanying the application has found that there is no evidence
that the land is contaminated and that its use and development for residential
purposes will not adversely impact on human health or the environment.
Use Standards
E2.5.1 Use Standards

Objective
To ensure that potentially contaminated land is suitable for the intended use.
A1 P1
The Director, or a person approved by Land is suitable for the intended use,
the Director for the purpose of this having regard to:
Code:
(a) an environmental site assessment
(a) certifies that the land is suitable for that demonstrates there is no evidence
the intended use; or the land is contaminated; or
(b) approves a plan to manage (b) and environmental site assessment

contamination and associated risk to that demonstrates that the level of
human health or the environment that contamination does not present a risk
will ensure the land is suitable for the to human health or the environment;
intended use. or
(c) a plan to manage contamination

and associated risk to human health or
the environment that includes:
(i) an environmental site assessment;
(ii) any specific remediation and

protection measures required to be
implemented before any use
commences; and
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(iii) a statement that the land is

suitable for the intended use.
Complies with A1
The ESA accompanying the application has concluded that there is no risk from
the 4 UPS tanks on the site and that there is no remaining contamination on the
site associated with these tanks. The ESA concludes that by stating that in relation
to Clause 2.5 that the ESA demonstrates that there is no evidence the land is
contaminated.
Development Standards
E2.6.1 Subdivision – not applicable
E2.6.2 Excavation
Objective
To ensure that works involving excavation of potentially contaminated land does
not adversely impact on human health or the environment.
A1 P1
No acceptable solution Excavation does not adversely impact
on health and the environment, having
regard to:
(a) an environmental site assessment

that demonstrates there is no evidence
the land is contaminated; or
(b) an environmental site assessment

that demonstrates that the level of
contamination does not present a risk
to human health or the environment;
or
(c) a plan to manage contamination

and associated risk to human health
and the environment that includes:
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(i) an environmental site assessment;
(ii) any specific remediation and

protection measures required to be
implemented before excavation
commences; and
(iii) a statement that the excavation

does not adversely impact on human
health or the environment.
Complies with P1
The ESA accompanying the application has concluded that there is no risk from
the 4 UPS tanks on the site and that there is no remaining contamination on the
site associated with these tanks. The ESA concludes that by stating that in relation
to Clause 2.5 that the ESA demonstrates that there is no evidence the land is
contaminated.
4.4.3 Landslide 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
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.
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.
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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 A3
Given the overall number of car parks on site will remain unchanged, the overall
number of traffic movements to and from the site is not likely to significantly
increase.
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
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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
The existing access via right of way with one access providing both entry and exit
will remain.
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 A1
The sight distance at the York Street access (ROW) will remain unchanged and
complies with the requirements of Table E4.6.4.
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.
4.4.6 Car Parking and Sustainable Transport Code E6.0
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;
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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.
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
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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; 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.
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A1 and A2 Not applicable – the site is located in the CBD car park exempt
area.
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 of the Planning Scheme, does not set a requirement for the provision
of bicycle parking for the Residential Use Class. Nonetheless given the
apartments are inner-city, provision has been made in the basement for an area
for bicycle parking.
E6.6.3 Taxi Drop-off and Pickup
Objective
To ensure that taxis can adequately access developments.
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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.

Fewer than 50 on site car parking spaces are provided and required.
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.
b) the availability and

accessibility of motorcycle
parking spaces on the road or
in the vicinity; and
c) any site constraints such as
landscaping
Not applicable – no on-site car parking is required.
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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
(g) any site constraints such as
existing buildings, slope, drainage,
vegetation and landscaping.
Not applicable
Development Standards
E6.6.1 Construction of Parking areas

Objective
To ensure that parking areas are constructed to an appropriate standard
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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
All parking, accessways, manoeuvring and circulation spaces meet the
requirements of A1.
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.
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
and layout;
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(b) have a width of vehicular (c) vehicle and pedestrian traffic

access no less than the requirements safety;
in Table E6.2, and no more than 10% (d) the nature and use of the
greater than the requirements in Table development;
E6.2; (e) the expected number and type of
vehicles;
(c) have parking space dimensions
(f) the nature of traffic in the
in accordance with the requirements
surrounding area; and
in Table E6.3;
(g) the provisions of Australian
(d) have a combined access and Standards AS 2890.1 - Parking
manoeuvring width adjacent to Facilities, Part 1: Off Road Car
parking spaces not less than the Parking and AS2890.2 Parking
requirements in Table E6.3 where Facilities, Part 2: Parking facilities
there are 3 or more car parking - Off-street commercial vehicle
spaces; and 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.
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.
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Complies with P1 and A1.2, A1.3 and A1.4

An accessible bay is proposed to be located adjacent to the pedestrian access
zone, immediately adjacent to the lift and therefore closest to the main accessible
entry point to the building.
The basement car park will be reconfigured to provide 11 formal spaces. Vehicles
will be able to enter and exit the site in a forward direction. Bays 1 and 4-11 have
the required width of 2.6 and length of 5.4 metres. Bays 1 and 2 are narrower at
2.5 metres due to the location of the building column but Bay 2 is located
adjacent to the pedestrian zone which creates additional width at the location of
the door openings and Bay 1 is located adjacent to the bicycle parking area which
also creates additional space.
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;
crossing access ways or parking
aisles, by: (c) the number of parking spaces;
(i) a horizontal distance of 2.5m (d) the frequency of vehicle

between the edge of the footpath movements;
and the access way or parking (e) the needs of persons with a
aisle; or disability;
(ii) protective devices such as (f) the location and number of
bollards, guard rails or planters footpath crossings;
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.
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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 A1 and A1.2

E 6.6.4 Loading Bays
E6.6.4 Loading Bays
Objective
To ensure adequate access for goods delivery and collection and to prevent loss
of amenity and adverse impacts of traffic flows.
A1 P1
The area and dimensions of loading Loading bays must have area and
bays and access way areas must be dimensions suitable for the use, having
designed in accordance with AS2890.2 regard to:
– 2002, Parking Facilities, Part 2:
Parking facilities - Off-street
commercial vehicle facilities, for the (a) the types of vehicles likely to use
type of vehicles likely to use the site. the site;
(b) the nature of the use;
(c) the frequency of loading and
unloading;
(d) the area and dimensions of the
site; and
(e) the location of the site and nature
of traffic.
A1.2 P2
It must be demonstrated that the type Access for vehicles commercial vehicles
of vehicles likely to use the site can to and from the site must be safe,
enter, park and exit the site in a having regard to:
forward direction, without impact or
conflicting with areas set aside for
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parking or landscaping, in accordance (a) the types of vehicles associated

with AS2890.2 – 2002, Parking with the use;
Facilities, Part 2: Parking facilities - Off- (b) the nature of the use;
street commercial vehicle facilities.
(c) the frequency of loading and
unloading;
(d) the area and dimensions of the
site;
(e) the location of the site and nature
of traffic;
(f) the effectiveness or efficiency of
the surrounding road network;
and
(g) site constraints such as existing
buildings, slope, drainage,
vegetation, parking and
landscaping.
A1 Not applicable and complies and A1.2

The car park plan demonstrates that a medium rigid truck can enter and exit
the site in a forward direction. It is likely that private refuse collection will be
required and this can be facilitated within a medium rigid truck.
E 6.6.5 Bicycle Facilities
E6.6.5 Bicycle facilities

Objective
To ensure that cyclists are provided with adequate facilities.
A1 Uses that require 5 or more P1 Shower and change room
bicycle spaces by Table E6.1 must facilities must be provided at
provide 1 shower and change adequate level to cater for the
room facility on site, with one reasonable needs of cyclists,
additional shower and change having regard to:
room on site for each 10 (a) the location of the proposed use;
additional bicycle spaces (b) the existing network of cycle paths
required. and bicycle lanes and other means
of access to the site for cyclists.
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(c) the nature of the proposed use;

(d) the number of employees;
(e) the users of the site and the
likelihood of travel by bicycle;
(f) whether there are facilities on the
site for other reasons that could be
used by cyclists; and
(g) the opportunity for sharing bicycle
facilities on nearby sites.
.
Not applicable – the use does not require more than 5 bicycle spaces.
E 6.6.6 Bicycle parking and storage facilities
E6.6.6 Bicycle parking and storage facilities

Objective
To ensure that cyclists are provided with adequate facilities.
A1 Bicycle parking and storage P1 Bicycle parking and storage
faciltiies for uses that require 5 or facilities must be provided in a
more bicycle spaces by Table safe, secure and convenient
E6.1 must: location, having regard to:
(a) be accessible from a road, cycle (a) the accessibility to the site:
path, bicycle lane, shared path or (b) the characteristics of the site;
access way. (c) the nature of the proposed use;
(b) be located within 50 metres of the
(d) the number of employees;
main entrance;
(e) the users of the site and the
(c) be visible form the main entrance likelihood of travel by bicycle;
or otherwise signed;
(f) whether there are facilities on the
(d) be available and adequately list site for other reasons that could be
during the times they will be used by cyclists;
used, in accordance with Table
(g) the opportunity for sharing bicycle
2.3 of AS/NZS 1158.3.1:2005
facilities on nearby sites;
Lighting for road and public
spaces – Pedestrian area (h) whether there are other parking
(Category P) lighting – and storage facilities on the site;
Performance and design and
requirements.
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(i) the opportunity for sharing bicycle

parking and storage facilities on
nearby sites.
A2 P2
Bicycle parking spaces must: Bicycle parking spaces and access
must be convenient, safe and
(a) have minimum dimensions
efficient to use having regard to:
of:
(a) the characteristics of the site;
(i) 1.7m in length; and
(b) the space available;
(ii) 1.2m in height; and (c) the safety of cyclists;
(iii) 0.7m in width at the (d) the proposed measures to secure
handlebars bicycles; and
(b) have unobstructed access (e) the provisions of AS 2890.3 1993
with a width of at least 2m and a Parking facilities – Bicycle
gradient of no more than 5% parking facilities.
from a road, cycle park, bicycle
lane, shared path or access way;
and
(c) include a rail or hoop to lock
a bicycle to that meets AS 2890.3
1993 Parking facilities- Bicycle
parking facilities.
Not applicable.
E6.7.1 Local Area Provisions
Objective
To limit on-site car parking within the Launceston Central Business District
Parking Exemption Area.
A1 P1
On-site car parking is: On-site car parking must demonstrate:
(a) not provided; or (a) that it is necessary for the operation
of the use; and
(b) not increased above existing
parking numbers.
P a g e | 42
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date

(b) parking must not exceed the

minimum provision required by
Table E6.1.
.
Complies with A1
The existing rear basement level car park will revert from being associated with
commercial tenancies to the residential tenancies. The number of compliant car
parking spaces will not be altered.
P a g e | 43
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date

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.
P a g e | 44
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date

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
Approval is sought for the conversion of the upper floor of the existing York House
building to 18 residential apartments whilst maintaining the ground floor commercial
P a g e | 45
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date

tenancies. The proposed adaptive reuse of the existing building furthers many of
Council’s strategic directions around promoting inner city living, particularly above
ground floor. The site is very centrally located and will afford future residents ready
access to the many facilities and services the city offers including three public parks
within 400 metres of the site.
The appropriateness of the proposed Residential use for the site is evidenced by its
status as permitted above ground level in the Urban Mixed Use zone. The key
discretion arises in relation to sunlight to private open space areas on 21 June. The
orientation of the site and existing building makes it difficult to achieve compliance
with the permitted status however the open spaces will receive glimpses of sunlight,
particularly to the upper areas and the inside living areas will all receive adequate
daylight to compensate.
On the basis of this submission and supporting reports, the application is 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.
P a g e | 46
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date

6 Appendix A – Certificate of Title
P a g e | 47
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
RESULT OF SEARCH
Date
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

SEARCH OF TORRENS TITLE

VOLUME FOLIO
199230 1
EDITION DATE OF ISSUE
1 18-Aug-1995
SEARCH DATE : 14-Sep-2017

SEARCH TIME : 04.25 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Plan 199230
Derivation : The allotment in (Section V.v.) Gtd. to E.
Jackson.
Prior CT 2874/91
SCHEDULE 1
B348335 TRANSFER to COANNON PTY. LTD. AND KIMBOOLA HOLDINGS
PTY. LTD.
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
A185653 BENEFITING EASEMENT: Right of Carriageway in common
with others as therein mentioned over Roadway shown
on Plan No. 199230
B348336 MORTGAGE to Commonwealth Bank of Australia
Registered 01-May-1990 at 12.03 PM
B699445 LEASE to Hazard Systems Pty. Ltd. of a leasehold
estate for the term of 5 years from 1-Jun-1993
Registered 28-Oct-1994 at noon
B699447 LEASE to York Accounting Services Pty. Ltd. of a
leasehold estate for the term of 5 years from
1-Mar-1993 Registered 28-Oct-1994 at 12.01 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
DOCUMENTS
Ref. No: DA 0154/2018
FOLIO PLAN
Date
RECORDER OF TITLES

Search Date: 14 Sep 2017 Search Time: 04:27 PM Volume Number: 199230 Revision Number: 01 Page 1 of 1
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
FOLIO PLAN
Date
RECORDER OF TITLES

Search Date: 26 Sep 2017 Search Time: 02:16 PM Volume Number: 37624 Revision Number: 01 Page 1 of 1
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
RESULT OF SEARCH
Date
RECORDER OF TITLES

SEARCH OF TORRENS TITLE

VOLUME FOLIO
37624 1
EDITION DATE OF ISSUE
7 19-May-2017
SEARCH DATE : 26-Sep-2017

SEARCH TIME : 02.15 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Diagram 37624
Derivation : Whole of OA-2R-2Ps (Sec. V.v.) Granted to W. Milne
Prior CT 2874/92
SCHEDULE 1
M519250 TRANSFER to P & M LEES SUPER PTY LTD Registered
16-Jul-2015 at noon
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
B226675 BURDENING EASEMENT: Right of Carriageway [appurtenant
to Lot 1 on Diagram No. 61/35N.S. and the lands
comrpised in Certificate of Title Volume 359 Folio
179 and Volume 362 Folio 80] over the Roadway shown
on Diagram No. 37624
BURDENING EASEMENT: Right of Carriageway in perpetuity
(appurtenant to the land comprised in Certificate of
Title Volume 1102 Folio 88) over the said Roadway in
common with the right of Daisy Fawcett to use the
said Roadway and also in common with the right of
other persons who now have the right to use the said
Roadway or who might hereafter be granted such a
right by Daisy Fawcett
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date

7 Appendix B – Development Plans
P a g e | 48
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date
PROPOSED DEVELOPMENT
18 new apartments in existing S T REET
building 25 York St Launceston YO RK
existing Proposed Development residence

driveway 25 York St
access
roof below
fall 5º nom.
Balmoral On York
roof below
up
robe 3.5m3
fall 5º nom.
bed 2
carpet
robe 3m3
fall 5º nom.
carpet
roof below
bed 1
tiles
ens.
bath
tiles
roof below
tiles
bath
ens.
tiles
bed 1
vehicle access to
carpet
fall 5º nom.
Launceston CBD robe 3m3
bed 1
existing car park
tiles
bath
ens.
roof below
tiles
carpet
Tamar Street
bed 2
below
carpet
robe 3m3
robe 3m3
Brisbane Street up
carpet
robe 3.5m3
bed 2
up
robe 3m3
up
bed 2
carpet
robe 3.5m3
up
robe 3m3
carpet
bed 2
carpet
bed 1
tiles
bath
ens.
George Street
tiles
robe 3m3
t
roof below
e
carpet
Private Right Of Way
e
roof below
tr
bed 1
tiles
ens.
bath
tiles
rl S
fall 5º nom.
bed 1
carpet
tiles
bath
ens.
tiles
fall 5º nom.
Ea tr eet
S
robe
robe 3m3
ork
bath
Y
tiles
carpet
bed 1
fall 5º nom.
roof below
carpet
robe 3m3
bed 2
fall 9º nom. fall 9º nom.
up
up
25 private
robe 3m3
up
car park
bed 2
carpet
fall 5º nom.
robe 4.5m3
roof below
6890
Balmoral
bath
tiles
carpet
bed 1
robe 3m3
car park
roof below
6690
property boundary
carpet
tiles
ens.
bath
bed 1
tiles
carpet
bed 2
fall 5º nom.
robe 2.5m3
up
res
up
vehicle access to
fall 5º nom.
roof below
existing car park
carpet
bed 1
robe 2.5m3
bath
tiles
bath
tiles
below
robe 2.5m3
carpet
bed 1
fall 5º nom.
roof below
property boundary
up
robe 2.5m3
fall 5º nom.
up
roof below
bath
tiles
carpet
bed 1
6060
Proposed Development
fall 5º nom.
roof below
carpet
bath
tiles
bed 1
robe 2.5m3
up
Elizabeth Street 5965
robe 2.5m3
bath
tiles
carpet
bed 1
fall 5º nom.
roof below
roof below
up
bath
fall 5º nom.
tiles
Street
carpet
bed 1
robe 3.5m3
carpet
bed 2
an
robe 3.5m3
roof below
up
fall 5º nom.
ry
unda
Welm
ty b o existing shed
er
1500
prop
wa y
t of
r igh
shed
residence
LOCALITY PLAN SITE PLAN 1:200@A1

PRELIMINARY NOT FOR CONSTRUCTION
REVISION DA2 DATE 22-03-18 DESCRIPTION Issued for Development Application
ADDRESS do not scale off plans ISSUE
25 York St all dimensions in millimetres
confirm all dimensions on site
all work to relevant NCC and AS
DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-01
Site Plan CHKD SH PROJECT# J002880
development
S. Group © Copyright 2018 1/10-14 Paterson Street Launceston, Tasmania
strategic design PO Box 1271 Launceston TAS 7250 Australia T: 03 63 111 403 E: info@sgroup.com.au W: www.sgroup.com.au
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date
in
r ma
wate
storm
0mm
retain exsiting entry door

new hardware and security
ing 30
exist main
m se
wer existing stair
EET
25m
ing 2
exist
STR to be retained
RK
YO
office
existing roof
existing 100mm
water connection
office existing stair

to be retained
existing
existing
stair
stair
existing
Apartment and
Tenancy Entry
existing existing
location of existing and propsed
proposed water meters letterboxes
new pyropanel
fire rated glazing
and door
office
up
up existing
office office
elec mains
elec mains
riser
riser
existing plant for
landing
commercial tenancies
existing columns
adjacent building
office adjacent building Balmoral on York
Balmoral on York
FHR
new pyropanel new fire rated foyer store
existing
existing commercial
tenancy no work
new switchboard refer

to engineers drawings
fire rated glazing wall infill reception

ex. switchboard
and door office
existing
tenancy storage
internal access
glazed partitions shown
with centre line existing existing
cl 2910 office office existing commercial tenancy
office reception
office
office
existing
office
existing vehicle access
retain for commercial tenacies
plumbing penetration existing

refer to engineers drawings
office
existing commercial tenancy
car park no work
office hall office office

open office open office
new opening and door
keyed for switchboard access
office existing
store
office
office
office office
void
existing commercial tenancy

new sewer line connecting to existing main
existing
print / waste office
existing
hall office
office
open office board room
lightweight framed walls

shown with grey fill
90mm block walls shown with hatch

plumbing penetration
female wc
lunch room server / store
hall
cl 2910
existing roof
existing
workshop
store
existing
tea room fall
void
hall
store
(access from car park)
hall
male wc store store gym / store

existing
wc existing
new fire door in wc
existing opening
existing access
/ fire stair
existing escape stair
existing
adjacent car park

Balmoral on York
existing
escape stair store
existing asbestos sheeting and
existing commercial
tenancy storage
existing roof structure to be removed
existing right of way
store
existing car park
existing car park to be utilised for

apartment parking 11 spaces
Balmoral on York
existing concrete
columns
660l rear lift
general waste
and recycling bins
internal walls and west wall on this level

to be demolished for lower apartment level
existing concrete
columns
existing vehicle access
new perforated roller door
660l rear lift

general waste
and recycling bins
existing exhaust
to be removed
existing store existing warehouse
existing
workshop
existing
office
existing stair
existing stair
right of way
right of way existing
workshop
existing loading dock

existing loading dock and bay
to be removed

to be removed
existing
loading dock
existing
wc
right of way
right of way
Existing Ground Floor plan Existing First Floor plan Existing Second Floor plan Existing Roof plan
1:200@A1 1:200@A1 1:200@A1 1:200@A1

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-02
Existing Plans CHKD SH PROJECT# J002880
development
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date
adjacent building
Balmoral on York existing low pitched existing pitched roof
behind existing pilasters roof behind
existing existing existing existing existing existing existing

brick brick brick brick brick brick brick
existing
texture finish
existing existing existing existing existing existing existing

glazing and glazing and glazing and glazing and glazing and glazing and glazing and
spandrels spandrels spandrels spandrels spandrels spandrels spandrels existing FL: Upper
existing existing existing existing

texture finish texture finish texture finish texture finish existing FL: Middle
existing existing existing existing

brick brick brick brick
existing FL: Lower

EXISTING NORTH ELEVATION (York Street)
existing existing
awning over York St entry existing crossover
to right of way
existing exhaust
to be removed
adjacent building
Balmoral on York
behind
existing pitched roof
existing aluminium
framed windows
existing FL: Upper
existing painted
concrete block wall
existing painted
existing loading dock concrete block wall
and access roller doors
existing FL: Middle
existing painted
concrete block wall
existing vent existing car park
of way driveway access roller door
existing right existing escape door
Yor existing letterboxes
k St
foo 27-29 York St
tpa
th
existing FL: Lower
existing tenancy
EXISTING WEST ELEVATION car park access
roller door
existing water connection
and meters

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-03
Existing elevations CHKD SH PROJECT# J002880
development
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date
adjacent building
Balmoral on York
shown greyed in front
existing exhaust
to be removed
existing unpainted
concrete block wall
existing unpainted
concrete block wall
existing FL: Upper
EXISTING EAST ELEVATION
adjacent building
Balmoral on York
existing concrete block wall
existing FL: Upper

existing existing window
exhaust vent steel security grille
fill existing openings make good

to match surrounding block work
EXISTING SOUTH ELEVATION

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-04
Existing Elevations CHKD SH PROJECT# J002880
development
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date
adjacent car park

Balmoral on York
store
office
open office
office
office
660l rear lift
store
(access from car park)
2600
general waste
4. and recycling bins
board room
reception
existing columns
existing concrete
columns
lightweight framed walls

shown with grey fill
2600
2600
5.
3.
office
glazed partitions shown

with centre line
open office
office
90mm block walls shown with hatch
2600
office
2500
2. 6.
hall
gym / store
hall
foyer wall infill
existing concrete
pedestrian zone columns
server / store
new fire rated fire rated glazing
existing car park to be utilised for
2600
elec mains apartment parking 11 spaces 7.
office
office
riser LIFT
existing proposed lift to lower
apartment level
print / waste
stair
hall
store
open office
new pyropanel
and door
cl 2910
up existing
reception
landing
bicycle parking
2600
2600
lunch room
8.
4555
cl 2910
office
office
med
iu
store
m ri
gid t
to be removed
new fire door in
existing opening
hall
ruck
2500
2600
1. 9.
turn
5400 existing loading dock and bay
to be removed
ing p
hall
ath
female wc
office
office
office
office
office
2600
660l rear lift
male wc
existing commercial general waste 10.

tenancy storage and recycling bins
store
rev
ers
e
existing access new water meter enclosure existing vehicle access
/ fire stair recessed into wall refer to new perforated roller door new access &
engineers drawings / fire stair from
apartment level
existing right of way
Proposed Car Park Level Plan

1:100@A1

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-05
Proposed Car Park Plan CHKD SH PROJECT# J002880
development
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date
existing adjacent building
14085 8000 8000 7850 7890 4755 4755 6145
7405 4060 4060 3950 3950
2870 2870 6210
o/ct f
1800 high wall / screen

living outdoor
area 21.5m2
outdoor outdoor outdoor outdoor

kitchen

area 13.8m2 area 13.2m2 area 10.9m2 area 11.4m2
kitchen kitchen
kitchen outdoor outdoor kitchen
o/ct
3090
o/ct o/ct area 9.3m2 area 9.1m2 outdoor
outdoor
2640
o/ct o/ct area 17m2
area 14.5m2
f
1. 2 BED f f f
114m2 + outdoor f f
area 21.5m2
o/ct
bed 2 bed 1
kitchen
store
store
dining
3m3
3m3
3. 2 BED dining living living dining
dining dining kitchen
kitchen dining 69+48m2 + outdoor living living 5. 2 BED 7. 2 BED 9. 2 BED
area 13.8m2 68.8+48m2 + outdoor 66+48m2 + outdoor 64+48m2 + outdoor o/ct
up bed bed
area 13.2m2 area 10.9m2 area 11.4m2 11. 1 BED 13. 1 BED o/ct
35.2+23.2m2 + outdoor 34.8+23.2m2 + outdoor
area 10.2m2
store concrete
up area 9.9m2 15. 1 BED
6m3 ens. clear finish living f
accessible 37.5m2 + outdoor
f
17. 1 BED
living area 17m2 accessible 38m2 + outdoor
area 14.5m2
wm
wm
wm
wm
concrete concrete
clear finish clear finish
fw
fw
dining ldry/store ldry/store ldry/store ldry/store access wc access wc
bath powder 3m3 3m3 powder powder 3m3 3m3 powder entry entry
entry ldry entry entry entry entry entry entry tiles tiles
up
up
up
up
tiles tiles tiles tiles tiles ldry ldry
store store store store ldry / ldry / store store
4m3 4m3 4m3 store store
wm
HWC
4m3 4.2m3 4.2m3

3.2m3 3.2m3
22893
store
1500
19496
6.4m3
existing
stair ldry / ldry / ldry / ldry /
store store store store/ store store/ store/ store/
up
4m3 tiles tiles 4m3 3.2m3 tiles wc 2.8m3 tiles 3.2m3 2.8m3 2.8m3 2.8m3
entry entry entry entry
up
up
up
up
ldry/store powder entry entry
powder ldry/store ldry/store powder powder ldry/store
3m3 3m3 3m3 entry 2.8m3 entry entry
concrete concrete concrete concrete
clear finish clear finish clear finish clear finish
wm
wm
wm
wm
18. 2 BED
76+47m2 + outdoor f o/ct
area 9.8m2
living living living living
kitchen
4. 2 BED 6. 2 BED 8. 1 BED 10. 2 BED 12. 1 BED 14. 1 BED 16. 1 BED
32.9+22m2 + outdoor
2. 2 BED dining 65.2+48m2 + outdoor 64.4+48m2 + outdoor up dining 63+46m2 + outdoor 32.6+22m2 + outdoor up up 32.6+22m2 + outdoor 32.3+22m2 + outdoor up
3.2m3
dining area 8.2m2 area 7.8m2 area 7.6m2 dining
store
75+47.6m2 + outdoor area 10m2 area 9.8m2 f area 9m2 area 7.7m2
3.2m3
3.2m3
3.2m3
living living living
store
store
store
area 17.5m2
dining living dining dining dining
f dining
f concrete
f f f f
clear finish
f
outdoor
area 17.5m2 o/ct living
o/ct o/ct o/ct
2885
wall / screen
wall / screen
new
2400
3130
o/ct o/ct o/ct o/ct outdoor outdoor outdoor fire stair
1800 high
1800 high
wall / screen
outdoor area 7.8m2 area 7.8m2 area 7.7m2 outdoor

outdoor
2495
kitchen kitchen kitchen kitchen area 9.8m2

1800 high
area 8.2m2 area 9m2

kitchen kitchen outdoor outdoor kitchen kitchen
area 10m2 area 9.8m2
existing stair
3885 2675 2675 2675 4000

4035 4035 2600
7900 7970 7970 4490 8330 4500 4500 4500 9665
Proposed Lower Level Apartment Plan

1:100@A1

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-06
Proposed Lower Apartment Plan CHKD SH PROJECT# J002880
development
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0154/2018
Date
3890
fall 5º nom.
fall 5º nom.
fall 5º nom.
roof below roof below fall 5º nom.
roof below
roof below roof below
3310
fall 5º nom.
robe 3m3
robe 3m3
robe 3m3
robe 3m3
bed 1 bed 1 bed 1 bed 1
bed 2 bed 2
carpet bed 2 bed 2 carpet carpet carpet
roof below carpet carpet
carpet carpet
bed 1 bed 1
fall 5º nom.
up carpet carpet up
6890
7235
tiles tiles tiles tiles
5965
roof below
ens. ens. ens. ens.
fall 5º nom.
robe 3m3 robe 3m3 robe 3m3 robe 3m3
robe 2.5m3 robe 2.5m3
bath bath
bath bath bath bath
up
up
up
up
tiles tiles
1500
fall 5º nom.
up
roof below tiles tiles tiles
tiles tiles tiles tiles tiles
up
up
up
up
bath bath bath tiles
bath bath bath bath bath
bath
robe robe 2.5m3 robe 2.5m3 robe 2.5m3

robe 3.5m3
6425
robe 3.5m3 robe 3.5m3 robe 3.5m3 robe 4.5m3 robe 2.5m3
6060
ens. ens. ens.
6690
7235
tiles tiles tiles
carpet carpet
carpet up carpet up up carpet up bed 1
carpet bed 2
carpet carpet bed 1 carpet carpet bed 1 bed 1 bed 1
robe 3.5m3
bed 2 bed 1 bed 1 bed 2 bed 2 bed 1 bed 1 bed 2
carpet
robe 3m3 robe 3m3 robe 3m3
carpet carpet carpet
fall 5º nom. fall 5º nom. fall 5º nom. fall 5º nom.
fall 5º nom.
2975
fall 5º nom.
fall 5º nom.
fall 5º nom.
roof below roof below roof below roof below
2930
roof below
roof below roof below roof below
roof below
Proposed Upper Level Apartment Plan

1:100@A1

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-07
Proposed Upper Apartment Plan CHKD SH PROJECT# J002880
development
PLANNING EXHIBITED
DOCUMENTS
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fall 5º nom.
fall 5º nom.
fall 5º nom.
roof below roof below fall 5º nom.
roof below
roof below roof below
fall 5º nom.
robe 3m3
robe 3m3
robe 3m3
robe 3m3
bed 1 bed 1 bed 1 bed 1
bed 2 bed 2
carpet bed 2 bed 2 carpet carpet carpet
roof below carpet carpet
carpet carpet
bed 1 bed 1
fall 5º nom.
up carpet carpet up
fall 9º nom.
6890
5965
roof below
ens. ens. ens. ens.
fall 5º nom.
robe 3m3 robe 3m3 robe 3m3 robe 3m3
robe 2.5m3 robe 2.5m3
bath bath
bath bath bath bath
up
up
up
up
tiles tiles
1500
fall 5º nom.
up
fall 9º nom.
roof below tiles tiles tiles
tiles tiles tiles tiles tiles
up
up
up
up
bath bath bath tiles
bath bath bath bath bath
bath
robe robe 2.5m3 robe 2.5m3 robe 2.5m3

robe 3.5m3
robe 3.5m3 robe 3.5m3 robe 3.5m3 robe 4.5m3 robe 2.5m3
6060
ens. ens. ens.
6690
tiles tiles tiles
carpet carpet
carpet up carpet up up carpet up bed 1
carpet bed 2
carpet carpet bed 1 carpet carpet bed 1 bed 1 bed 1
robe 3.5m3
bed 2 bed 1 bed 1 bed 2 bed 2 bed 1 bed 1 bed 2
carpet
robe 3m3 robe 3m3 robe 3m3
carpet carpet carpet
fall 5º nom. fall 5º nom. fall 5º nom. fall 5º nom.
fall 5º nom.
fall 5º nom.
fall 5º nom.
fall 5º nom.
roof below roof below roof below roof below
roof below
roof below roof below roof below
roof below
Proposed Roof Plan

1:100@A1

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-08
Proposed Roof Plan CHKD SH PROJECT# J002880
development
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replace and extend glazing replace and extend glazing replace and extend glazing replace and extend glazing new low roof replace existing glazing with apartment balcony /deck
to 1000mm sill height with to 1000mm sill height with to 1000mm sill height with to 1000mm sill height with over apartment 1 new double glazed units remove existing windows
new double glazed units new double glazed units new double glazed units new double glazed units and existing stairwell
adjacent building
Balmoral on York
behind
9080 existing building height
11600
25
YORK
NORTH ELEVATION (York Street)

retain existing facade artwork / textured apartment entry retain existing facade
and glazing cladding on existing 25 Street and glazing
wall panel (existing entry doors) proposed letterboxes
subject to Aust Post approval
adjacent building
Balmoral on York
behind
aluminium frame new upper level roof existing concrete upper level 1800 privacy screen vertical sunshading remove existing roof and asbestos
windows and doors beam and columns bedrooms behind between apartments screen new roof structure and sheeting new flashing to existing
new low roof powdercoated aluminium existing concrete new guttering and downpipes new lightweight cladding new lightweight cladding parapet matching
colorbond, grey tones framed windows to living areas columns and beam connect to existing stormwater window system installed easylap or similar paint finish new roof line
from inside quantum or similar
line of existing ridge
7440 proposed height from ground

7210 existing height
upper apartment
floor level: proposed
proposed raised floor
lower apartment floor level: existing floor lower apartment floor level:
existing floor
new subwall
extent of existing loading bay to be infilled
existing windows and existing building remove existing concrete block cladding new fire escape
openings no work lower level no work to rebate below existing floor level
existing carpark entry demolish existing block wall glass balustrade

new automatic door to exsiting upper floor level
existing letterboxes existing fire escape

existing lower tenancy
27-29 York St eway
car park access of way driv
existing right
Yor
k St
foo
tpat
h
new access door for
future switchboard access
alternative letterbox
location subject to PROPOSED WEST ELEVATION
Aust Post application

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-09
Proposed Elevations CHKD SH PROJECT# J002880
development
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adjacent building
Balmoral on York
new lightweight cladding new lower roof remove asbestos powder coated new lightweight cladding new openings in upper level existing concrete new guttering and downpipes new lightweight cladding
to upper level walls fc sheet roof sheeting aluminium frame to upper level walls fc sheet existing wall bedroom columns and beam connect to existing stormwater to upper level walls fc sheet
or similar paint finish windows and doors or similar paint finish or similar paint finish new bedroom windows
open to courtyard new lower roof over
retain existing fire wall single level apartment
new light coloured finish
570
230
line of existing ridge
proposed upper
apartment floor level
existing concrete windows and doors

column behind shown greyed
2800
existing building new textured

finish to apartment levels
windows and doors
behind shown greyed proposed raised floor
lower apartment floor level: existing floor
retain existing block wall adjacent carp

ark ground le 1800 privacy screen retain existing block wall
to 1200 above deck floor level vel adjacent building
windows and doors retain existing block wall existing ground line between apartment decks to 1200 above deck floor level
behind shown greyed to 1200 above deck floor level Balmoral on York
PROPOSED EAST ELEVATION
adjacent building
Balmoral on York
retain existing block wall
proposed upper
apartment floor level
lower apartment floor level (existing floor)

el
round lev
existing g fill existing openings
selected texture finish retain existing block wall
to existing blockwork to 1200 above deck floor level
SOUTH ELEVATION

DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-10
Proposed Elevations CHKD SH PROJECT# J002880
development
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21 June
East apartments 10am West apartments 3pm
9am 21 June 10am 21 June 11am 21 June 12noon 21 June
1pm 21 June 2pm 21 June 3pm 21 June 4pm 21 June
21 August
9am 21 August 10am 21 August 11am 21 August 12noon 21 August
1pm 21 August 2pm 21 August 3pm 21 August 4pm 21 August PRELIMINARY NOT FOR CONSTRUCTION
DA2
CLIENT DWG #
Bush
architecture DWG
SCALE @ A1
DRAWN
as shown
GF
DA-11
Shadow Diagrams CHKD SH PROJECT# J002880
development
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8 Appendix C – Environmental Site Assessment
P a g e | 49
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Environmental
Site
Assessment
23-25 York Street

Launceston
Project No: 5961v3

18/3/2018
ABN: 97 107 517 144 ACN: 107 517 144

14 Cattley Street PO Box 651
Burnie TAS 7320 Burnie TAS 7320
Ph: (03) 6431 2999 Fax: (03) 6431 2933
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Document Control
Prepared & Published by: ES&D
Version: Final V3
File: 5961v2
Contact: Rod Cooper
Phone No: (03) 6431 2999
Prepared For: Launceston City Council
Version: Date:
DRAFT 1 S Smith ES&D 13/10/2017
Final V2 R Cooper ES&D 31/10/2017
Final V3 R Cooper ES&D 18/3/2018
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.
ESA – 23-25 York Street Launceston 2

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Contents
Environmental Site Assessment ............................................................................................. 1
Document Control ................................................................................................................. 2
Executive Summary ............................................................................................................... 5
1 Introduction ................................................................................................................... 7
2 Scope of Works............................................................................................................... 8
3 Basis for Assessment ...................................................................................................... 8
4 Site Details ..................................................................................................................... 9
4.1 Ownership and Location .................................................................................................. 9
4.2 Zoning ............................................................................................................................... 9
5 Site Description ............................................................................................................ 10
5.1 Surrounding Land Use .................................................................................................... 10
6 Geology, Hydrology and Hydrogeology ......................................................................... 11
6.1 Topography .................................................................................................................... 11
6.2 Surface Water................................................................................................................. 11
6.3 Regional Geology............................................................................................................ 11
6.4 Regional Hydrogeology .................................................................................................. 11
6.5 Acid Sulfate Soils ............................................................................................................ 13
7 Site History ................................................................................................................... 13
7.1 WorkSafe Tasmania Dangerous Good Licenses ............................................................. 13
7.2 EPA Contaminated Land Register................................................................................... 13
8 Potential Site Contamination ........................................................................................ 13
8.1 Underground Storage Tanks .......................................................................................... 13
9 Site Visit ....................................................................................................................... 14
10 Potential Receptors ................................................................................................... 16
10.1 Human Receptors ........................................................................................................... 16
10.2 Ecological Receptors ...................................................................................................... 16
11 Data Quality Objectives ............................................................................................. 18
11.1.1 State the problem ................................................................................................... 18
11.1.2 Goal of the study ..................................................................................................... 18
11.1.3 Identify information inputs ..................................................................................... 19
11.1.4 Define the boundaries of the study ........................................................................ 19

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11.1.5 Develop the analytical approach ............................................................................ 19

11.1.6 Specify the performance or acceptance criteria .................................................... 20

11.1.7 Optimise the design for obtaining data .................................................................. 20
12 Investigation Methodology ....................................................................................... 20
12.1 Sampling justification ..................................................................................................... 21
13 Field Activities ........................................................................................................... 21
13.1 Soil Sampling .................................................................................................................. 21
13.2 Quality Assurance (QA) and Quality Control (QC) ......................................................... 22
14 Basis for Assessment ................................................................................................. 23
14.1 Data Quality Evaluation Methods .................................................................................. 24
15 Results ...................................................................................................................... 25
15.1 Soil analytical results ...................................................................................................... 25
15.2 Soil analytical results ...................................................................................................... 25
16 Conclusions and Recommendations........................................................................... 26
17 Limitations ................................................................................................................ 28
References .......................................................................................................................... 29
Appendices ......................................................................................................................... 30
Appendix 1 – Dangerous Goods File .............................................................................................
Appendix 2 – Soil Bore Logs ..........................................................................................................
List of Tables
Table 1 – Preliminary Conceptual Site Model ............................................................................................. 17
Table 2 – Soil Assessment Criteria, Health Screening Levels / Health Investigation Levels ....................... 24
Table 3 – Soil samples with depths 2-<4m.................................................................................................. 25
Table 4 – Final Conceptual Site Model........................................................................................................ 27
List of Figures
Figure 1 – Site Plan........................................................................................................................................ 9
Figure 2 – Zoning – Community Purpose .................................................................................................... 10
Figure 3 – Topographical map with inferred groundwater flow ................................................................ 12
Figure 4 – Picture of two fuel tanks within “Goods Receipt” bay.............................................................. 15
Figure 5 – Picture of four underground storage tanks within “Goods Receipt” bay .................................. 15
Figure 6 – Soil sampling plan....................................................................................................................... 22

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Executive Summary
Environmental Service and Design (ES&D) were commissioned by S. Group Architects, on behalf
of their client, to conduct an Environmental Site Assessment (ESA) for the proposed residential
development at 23-25 York Street Launceston (the “Site”). Risk and concern was raised by
Launceston City Council relating to the presence of fuel tanks associated with the previous
operation of a wholesale chemist. The assessment was conducted by Samuel Smith of
Environmental Service and Design and reviewed by Site Contamination Practitioners Australia
(SCPA) certified practitioner Mr. Rod Cooper of Environmental Service and Design (SCPA
certification no. 15020).
The objective of the environmental site investigation was to:
• Collate site historical information to establish whether activities have occurred on site
which may have resulted in contamination of the land;
• Assess the previous land uses and subsurface conditions to determine the potential for
soil and groundwater contamination at the Site;
• Identify environmental issues relating to the proposed development because of

increased human activity;
• Provide an assessment of the suitability of the Site for the proposed development; and
• Provide recommendations for additional investigation, if required.
The assessment was conducted according to the principles and methodology contained within
the National Environmental Protection (Assessment of Site Contamination) Measure, 1999 (as
amended 2013). The purpose of this environmental site investigation was to identify the
potential for contamination at the site based on a desktop review of available historical
information, conversations with relevant personnel and geology. Of note, the development will
include a move to a more sensitive use, being residential. All previous operation was to a
commercial / industrial standard.
A review of the site history, dangerous goods licensing from WorkSafe Tasmania and EPA register
was conducted. Based on the dangerous goods file for the subject site, all relevant contaminants
of concern were traced to the UPS tanks on the site. A detailed assessment was required to
eliminate risk from the onsite UPS Tanks for the DA to proceed.
5
ESA – 23-25 York Street Launceston
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A site visit completed by ES&D representatives located four underground storage tanks within
the loading bay area, two of which contain water /fuel. The preliminary design drawings provided
by S. Group Architects indicate disturbance will occur in this area as part of the development,
thus increasing risk to construction and sub surface workers. Additionally, as part of the
development footings will be placed in this area, which will likely result in severe geotechnical
issues (i.e. footings in fill material or above tanks).
A detailed site assessment was required to satisfy LCC Planning requirement E2.5 and E2.6.2 that
potentially contaminating activities have not resulted in contamination on the site (i.e. area
where the DA is implemented).
ES&D would recommend the following occur as part of the contaminated site investigation:
• Determine if there is any risk to the development from the 4 UPS tanks located on the
site.
• All underground storage tanks be filled with grout to prevent geotechnical issues before
development occurs.
• Normal OH&S procedures be used for subsurface works on the site.
• All asbestos materials are removed in accordance with relevant legislation.
This plan being in place confirms that we satisfy LCC Planning requirement of both E2.5 and
E2.6.2.
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1 Introduction
Environmental Service and Design (ES&D) were commissioned by S. Group Architects, on behalf
of their client, to undertake an Environmental Site Assessment on the proposed residential
development at 23-25 York Street Launceston. The aim of the ESA to establish whether activities
have occurred on the site which may result in contamination of the land and if so, whether the
level of risk will increase with the proposed development. The ESA will also outline potential
environmental issues associated with the development associated with the change of use.
The proponents are lodging a DA for York House, converting the upper floor into apartments,
there will be 9x2 bed units and 9x 1 bed units. The car park will remain unchanged.
The Launceston Interim Planning Scheme 2015 specifies that environmental site assessments in
relation to potentially contaminating activities must be prepared by a suitably qualified person.
Council indicated that suitably qualified persons include Site Contamination Practitioners
Australia (SCPA) certified practitioners. Consequently, Mr Rod Cooper of Environmental Service
and Design (SCPA certification no. 15020) was engaged to perform the assessment.
Under the Launceston Interim Planning Scheme 2015 the proposed development will need to
satisfy the Contaminated Land Code E2;
Whether it is considered from a use (E2.5) or development (E2.6.2) perspective (both of which
are applicable), we will show that the site meets the performance criteria,
(a) an environmental site assessment that demonstrates there is no evidence the land is
contaminated.
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2 Scope of Works
The scope of works for the complete ESA included:
• examination of the site’s history, including
o oral history;
o a search of WorkSafe Tasmania’s (WST) general records management system,
which holds information pertinent to potentially contaminating activities on
land in Tasmania, including storage of dangerous goods (fuel storage),
Environment Protection Authority (EPA) Environmentally Relevant Land Use
Register, and Council database information;
• a site visit to check for any visual evidence that may indicate contamination of the site
(addressed above), and an investigation of nearby properties.
• identification of potential human and ecological receptors and consideration of risks to

identified receptors;
• soil samples from around the decommissioned tanks to confirm there is no risk to the
development.
• construction of a preliminary Conceptual Site Model (CSM);
• conclusions and recommendations
3 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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4 Site Details
4.1 Ownership and Location

Title Approximate
Street Address Property ID Site Owner
Reference Area (m2)
Coannon Pty. Ltd. and
23-25 York Street Investigation area
6686736 199230/1 Kimboola Holdings Pty.
Launceston 1572 m²
Ltd.
Property Information sourced from thelist.com.au (September 2017)
Coannon Pty. Ltd. and Kimboola Holdings Pty. Ltd. are currently considering developing 23-25 York
Street Launceston (the upper floor) and lodging a DA for 9x2 bed units and 9x 1 bed units.These
will be residential (B) apartments. The car park will remain unchanged.
The investigation area covers approximately 1572 m2 at 23-25 York Street Launceston. The sites
location is shown on Figure 1.
23-25 York Street

Launceston
Figure 1 – Site Plan
4.2 Zoning
The site is currently zoned “Urban mixed use” (Launceston Interim Planning Scheme 2015, Figure
2) and is surrounded by “Inner Residential” to the east and south, “Urban mixed use” to the north
and West. “Central Business” zoning exists to the far west of the site.
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Urban
Mixed Use
Central Business
Inner Residential
Figure 2 – Zoning – Community Purpose
5 Site Description
23-25 York Street, Launceston is currently owned by the Coannon Pty. Ltd. and Kimboola Holdings Pty.
Ltd. and is occupied by several businesses including IT and financial companies. The site is proposed for
9x2 bed units and 9x 1 bed residential apartments to be constructed within the existing multi-level
commercial building. This is a more sensitive use and so residential guidelines need to be met. The
dangerous goods file indicates licenses were issued to Drug Houses of Australia, Medical Distribution
Centre, Cados and Sigma Company for the storage of fuel, chemicals and drum/bottle (inflammable
liquids) between 1964 and 1980. Concerns have thus been raised by Launceston City Council due to the
presence of fuel and chemical tanks. This under the LCC Interim Planning Scheme 2015 is the potentially
contaminating activity being investigated.
5.1 Surrounding Land Use
North – Urban mixed use
West – Urban mixed use with commercial properties beyond.
East, South – General residential properties
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6 Geology, Hydrology and Hydrogeology
6.1 Topography
The site slopes gently from the to the north-west. A review of Google Earth indicates elevations
range from 30m AHD at the south-east corner of the site to 22m AHD at the north-west corner
of the site. Local topography declines steeply to the west. Site visit showed that the western
boundary drops at least 7.0 meters over several meters and no seepage or groundwater is
evident. Groundwater depth is at least 7-8 below the surface.
6.2 Surface Water
The nearest surface water body is North Esk River located approximately 700m to the north
6.3 Regional Geology
Review of the LIST (Land Information System Tasmania) indicates that the sites is underlain with
undifferentiated cenozoic sequences consisting of poorly consolidated clay, silt, and clayey labile
sand with rare gravel and lignite; some iron oxide-cemented layers and concretions; some leaf
fossils. Bore logs (Appendix 2) indicate reasonably good quality clay to 3.0 meters.
6.4 Regional Hydrogeology

Based on the regional topography, the location of the nearby surface water body, the
groundwater flow is likely to the north west/west towards North Esk River (figure 3). Reference
to the Department of Primary Industries, Parks, Water and Environment (DPIPWE) Groundwater
Information Access Portal indicates that there are no registered bores within 500m of the site.
As mentioned above groundwater will be at least 7.0 meters below surface.
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Inferred groundwater flow direction
Figure 3 – Topographical map with inferred groundwater flow
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6.5 Acid Sulfate Soils
Review of the LIST (Land Information System Tasmania) indicates that the site has no potential
containing acid sulphate soils.
7 Site History
The following information has been reviewed to determine the historical land uses and likelihood
of contamination as a result.
7.1 WorkSafe Tasmania Dangerous Good Licenses

A search of the WorkSafe Tasmania Dangerous Goods Licenses was requested for the subject
site. Records were available for years 1964 to 1978, however, useful information was not in the
file with site drawings/diagrams not being available. Based on the most recent site manifest in
1965 there was at least 1x1500 gallon petrol tank, 1x1000 gallon petrol tank, 1x1000 gallon
kerosene tank, 1x500 gallon ether/other inflammables and 1x400 gallon acid storage area. The
site visit fortunately was able to confirm the location of the 4 underground tanks in the “Goods
Receipt” area. The 400 gallon acid storage area was not able to be located, but because it was
regulated by WST, the storage area would not have been underground as this would not have
been an acceptable risk and would have been referred to as a UPS in the documentation. We can
assume it was above ground properly contained and would not have impacted soil, as a WST
incident would have appeared in the records. International Standards do not permit subsurface
acid storage due to the risks involved and leak detection requirements.
7.2 EPA Contaminated Land Register
A search of the EPA Tasmania’s contaminated land register (pre-2007) was conducted and
determined the site has not been regulated, had any incidents/complaints nor been listed as
potentially contaminated. From this we can assume there were no incidents in the acid storage
area.
8 Potential Site Contamination
8.1 Underground Storage Tanks
Several wholesale chemists/processing existed on the site from at least 1964. Dangerous goods
licensing indicates the potential for petrol, kerosene, acids and ethers in underground storage
tanks at the site. Contaminants of Potential Concern (COPC) associated with the underground
storage of fuels/chemicals include:
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•
Heavy metals (predominantly lead)
• Total Petroleum Hydrocarbons (TPH)
• Total Recoverable Hydrocarbons (TRH)
• Semi Volatile Organic Carbons (SVOC)
• Volatile Organic Carbons (VOC)
• Poly aromatic hydrocarbons
• BTEX
• Phenols
• Ethers
Records did not indicate drugs were produced on the site, it is thought that drug packaging was
conducted and the records clearly indicated 4 UPS tanks and other chemicals within smaller
above ground storage area, probably in the receiving area directly behind the UPSS system.
9 Site Visit
ES&D representatives visited the sites on the 14th of September 2017. The site was occupied by
several IT and financial companies. The perimeter of the site was inspected along with the ground
floor of the building. Four underground storage tanks were identified within the “Goods Receipt”
at the south-western corner of the building (figures 4 and 5). Two of these were filled with
concrete, while the other two were filled with water and contained some fuel odour. All bowsers
have been removed from the site and there were no fill lines, however the vent lines are still on
the side of the building. Asbestos super-six sheeting was noted on the roof of the building in good
condition.
No hydrocarbon staining was evident in the loading bay or on the slab of the ground floor of the
building. No evidence of bulk chemical storage was evident on the site.
Neighboring properties upgradient consist of residential dwellings which will not result in a
potential contamination risk to the site. Additionally, based on the steep topography at the site,
contamination from the underground storage tanks is likely to move away from the building,
reducing risk of vapour intrusion. The warehouse area had solid clean floors and so apart from
the four underground tanks it is likely any other chemicals would have been stored in smaller
above ground containers.
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Figure 4 – Picture of two fuel tanks within “Goods Receipt” bay
Underground tanks
containing fuel/water
Underground tanks
filled with concrete
Figure 5 – Picture of four underground storage tanks within “Goods Receipt” bay
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10 Potential Receptors
A preliminary Conceptual Site Model (CSM) (Table 1) was developed after consideration of risks
to potential human and ecological receptors as outlined below.
10.1 Human Receptors

Risks to human health from underground fuel tanks and storage of chemicals can arise via the
inhalation route or by direct contact with contaminated soil, surface water or groundwater (e.g.,
ingestion, dermal contact, ocular or oral).
Future residents and workers involved in the construction of the development were considered
in the preliminary CSM, along with subsurface workers and Residential B usage (minimal
opportunities for soil access).
10.2 Ecological Receptors

Elevated levels of contaminants in the groundwater are likely to present a risk to ecological
receptors in North Esk River due to the proximity. However, the overriding factor considered is
the in risk to and due to the development, and there is no increase in risk to ecological receptors
due to the development. Transitory wildlife was also considered as part of the assessment. Risks
to transitory wildlife will not increase as part of this development.
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Table 1 – Preliminary Conceptual Site Model
Contamination Source COPC Pathway Receptor

Underground Storage Vapour inhalation of COPC in surface soils Human
Tanks (UST’s) • Total Recoverable Hydrocarbons (TRH)
• Semi Volatile Organic Carbons (SVOC) • Future site building users
• Volatile Organic Carbons (VOC) • 9x2 bed units and 9x 1 bed units.
• Future construction workers
• BTEX
• Phenols • Subsurface workers
• Ethers
• Heavy metals (predominantly lead)
Dermal contact/ingestion of COPC in surface soils Human
• Total Recoverable Hydrocarbons (TRH) • Future construction workers
• Semi Volatile Organic Carbons (SVOC) • Subsurface workers
• BTEX
• Phenols
• Ethers
Migration into soil and groundwater and subsequent Ecological
• Total Petroleum Hydrocarbons (TPH) ingestion/dermal contact or inhalation of COPC
• Total Recoverable Hydrocarbons (TRH) • Unlikely
• BTEX
• Phenols
• Ethers
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11 Data Quality Objectives

The objective of the site investigation was to assess the soils with respect to contamination
associated with the historical site uses (UPSS). Mainly for future users and subsurface workers as
ecological impacts are not likely.
The NEPM 2013 defines the DQO approach as a seven-step process to define the type, quantity
and quality of data to support decisions relating to the environmental condition of a site. The
DQO approach assesses performance or acceptance criteria that data need to achieve by
reference to Measurable Data Quality Indicators (MDQI) for both field and laboratory
procedures.
The analytical approach to assessing data is emphasised to:
• assess reliability of both the field and laboratory data;

• demonstrate achievement of the objectives of the assessment.
11.1.1 State the problem
To provide advice on the extent of contamination at the site and determine the potential risk
posed to human health and the environment associated with the proposed residential
development, development and use. A preliminary site investigation undertaken by ES&D
identified potentially contaminating activities have occurred based on the site history. Ie UPSS.
11.1.2 Goal of the study
The goals of the assessment were to obtain sufficient information to indicate the extent and
magnitude of contamination that may exist on the site and aid decision-making.
The decisions to be made based on the results of the investigative program are:
• Does soil at the site contain concentrations of CoPC more than the adopted assessment
criteria?
• Do the findings of the investigation provide sufficient data to conclude the site is suitable
for residential development without the requirement for remediation or further
assessment.
ESA – 23-25 York Street Launceston 7250 18

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11.1.3 Identify information inputs

The main inputs that were required to resolve the goals of the study were:
• Identification of COPC’s from historical site uses
• Soil condition – judgmental sampling and analysis of natural soils using auger.
Note that the samples to be taken between the tanks and the building.
• Aesthetic impacts – discolouration, odour, hazardous materials
• Receptors – identification of potential receptors
• Exposure pathways – Conceptual modelling of potential contaminants
• Analytical results – comparison against health screening levels for a residential

development
11.1.4 Define the boundaries of the study
The study boundary was limited to the area identified in figure 1 (23-25 York Street) and
investigation limit (extent of test pits).
11.1.5 Develop the analytical approach
The potential for significant decision errors should be minimised by implementing the QA/QC
program and by completing an investigation that has an appropriate sampling and analytical
density for the purposes of the investigation and comprises representative sampling.
The results of the judgmental sampling program must meet the following:
• COPC do not exceed the human health investigation or screening criteria for residential
developments for all soil samples.

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11.1.6 Specify the performance or acceptance criteria

The quality of data collected by the investigation will be assessed by ensuring the field sampling
methodology is appropriate, documentation is complete, samples are tested for the COPC’s,
sampling techniques are appropriate, representative samples are collected, trained personnel
perform the tasks, and NATA laboratory testing. This will ensure any comparison against the
health investigation and screening levels is reliable.
11.1.7 Optimise the design for obtaining data
The sampling, analysis and quality plan for the site investigation has been developed to
determine current levels of soil contamination in the areas proposed for development and
determine risks to human health using adopted assessment criteria. Use of appropriate sampling
design, sampling techniques and use of a NATA certified laboratory the data will satisfy the
objectives of the investigation.
12 Investigation Methodology
Sampling activities were prepared for the site prior to commencing field work and were produced
as the outcome of the seven-step DQO process (section 13) and were guided according standards
listed below:
• NEPM Schedule B (2), Guideline on Site Characterisation; judgmental sampling;
• AS 4482.1 (2005) Guide to the Sampling and Investigation of Potentially Contaminated Soil
- Part 1: Non-Volatile and Semi Volatile Compounds;
• AS 5667.1 (1998) Guidance on the design of sampling programs, sampling techniques and
the preservation and handling of sampling.

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12.1 Sampling justification

Environmental Service and Design investigated potential soil contamination at 23-25 York Street
5th October 2017. Based on the likely extent of contamination associated with the historical
storage of ethers and petroleum products, two boreholes were drilled to the east of the storage
tanks already decommissioned, between them and the building. To assess contamination
associated with the storage of petroleum products, samples were collected at 3.4m and analysed
for:
• TPH/TRH
• BTEXN
A photo ionization meter was used throughout the drilling activities to identify sources of volatile
organic carbons in addition to visually inspecting the removed soil every .5m to 1m for evidence
of hydrocarbon staining.
To assess the level of contamination associated with the historical storage of petrol and diesel,
samples were collected in two locations (figure 6) and analysed for the presence of volatile
organics and petroleum hydrocarbons. It is also noted that if there had been acid contamination
within the building and it has impacted soil, PID and odour would be detected at the sampling
points.
13 Field Activities
13.1 Soil Sampling
The services locator marked out the tank positions and, where possible, lines to ensure no
damage to underground infrastructure, including UPSS occurred. Boreholes were drilled using a
4x4 vehicle mounted hollow flight auger.
Judgmental soil samples were collected directly from the drill auger and handled according to
the documented QA/QC procedures. Each soil sample was rapidly collected into ALS supplied
analyte appropriate bottles, individually labelled, placed in an eski with freezer packs and
dispatched for overnight delivery to the laboratory with an accompanying chain of custody
document. Based on the historical activities at the site, each sample was also visually inspected
for ACM.

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Figure 6 – Soil sampling plan
13.2 Quality Assurance (QA) and Quality Control (QC)

Samples were analysed by ALS Laboratory located in Springfield, Victoria. ALS is National
Association of Testing Authorities (NATA) certified for the analyses completed and supplies
comprehensive QC reports with each COA. QC reports are appended with the COA.
Field duplicates to be collected and analysed at a rate of 1 in every 20 primary samples; not
withstanding this, one duplicate to be collected per matrix
Duplicated samples to be labelled so as to conceal their relationship to the primary sample from
the laboratory. No groundwater was encountered so no groundwater samples were taken.
Techniques used to prevent cross contamination of samples and ensure the integrity of samples
were as follows:

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•
use of calibrated field instruments (water probe, PID);

• individual soil samples were collected by hand with single use disposable nitrile gloves;
• soil samples were packed into jars ensuring no headspace remained;
• each soil sample was rapidly collected into ALS supplied analyte appropriate bottles,
individually labelled, placed in an eski with freezer packs and despatched for overnight
delivery to the laboratory with an accompanying chain of custody document;
14 Basis for Assessment
Health Screening Levels (HSLs), Health Investigation Levels (HILs) and Groundwater Investigation
Levels (GILs) provided in the NEPM were the designated criteria for assessing potential human
health risks posed by contamination of soil and groundwater as applicable. The screening levels
are applied according to the land use scenario, soil type and depth. Generic land uses are
described in detail in NEPM Schedule B7 Section 3. Investigation levels are applied according to
the relevant land use scenario. Risk to receptors from site contamination is considered to be
acceptable where a result does not exceed the relevant screening or investigation level.
Assessment criteria are included in the results tables in Section 15.
As per Section 10.2 ecological assessment criteria were not applied and groundwater was not
encountered.
Cooperative Research Centre for Contamination Assessment and Remediation of the

Environment (CRC CARE) documents used in the assessment comprised CRC CARE Technical
Report No. 10 “Health Screening Levels for Petroleum Hydrocarbons in Soil and Groundwater
Part 2: Application Document” (TR10), including the associated Risk Assessment Checklist.
Site soils were predominantly silts and silty clay, but tank pits are usually packed with sands.
Section 4.6 of CRC CARE TR10 suggests that when the soil type does not match any of the three
soil categories used in the derivation of HSLs the appropriate option when deciding on soil types
for assessment of key scenarios / receptors is to assume the soil is sand as the most conservative
of the HSLs and this was the strategy adopted for the assessment.
Soil screening / investigation levels adopted were for Residential B (HSL-B, HIL-B) scenario to
account for risk to on-site land users with minimal opportunities for soil access.

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Table 2 – Soil Assessment Criteria, Health Screening Levels / Health Investigation Levels
Land Use Units – mg/kg Residential A & B

HSLs - Derived from NEPM Schedule Table HSL-B
1A(3) 2-4 m, sand
Chemical
Naphthalene NL
C6-C10 (F1) 110
>C10-C16 (F2) 440
Benzene 0.5
Toluene 310
Ethylbenzene NL
Xylenes 95
NL = Not Limiting: indicates that vapour reaches saturation point and cannot
increase to a point which would result in an unacceptable health risk.
14.1 Data Quality Evaluation Methods

AS 4482.1 (2005) suggests that typical MDQI should be ≤50% Relative Percentage Difference
(RPD) between the primary and duplicate sample, and this was the adopted MDQI for soil
samples. RPD results of up to 100 % are considered acceptable when there are low detected
analyte concentrations at or near the laboratory limit of reporting (LOR).
All primary and duplicate sample results and RPD calculations are “0%” as all results were below
detection limits so it was not deemed necessary to produce a table.
The NATA certified laboratory runs an extensive complement of QC samples with submitted
samples. The MDQI for laboratory QC was that its QA/ QC results should comply with the
laboratory’s own acceptance criteria. Any results outside the MDQI to be noted and explained.
The selection of samples for analysis was based on field observations and was conducted in
accordance with the SAQP presented above.
Laboratory analysis was conducted in accordance with the requirements of NEPM and is
referenced to USEPA and APHA methods. The analytical schedule, laboratory methods,
laboratory limits of reporting (LORs) and reference methods applied for the investigation are
detailed in appended laboratory QC reports.

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15 Results
15.1 Soil analytical results

Table 3 – Soil samples with depths 2-<4m
Duplicate -
Sample ID
3.4m North – 3.4m South – 3.4m
Date Sampled 5/10/2017 5/10/2017 5/10/2017
Laboratory Report No. EM1713722
HIL-B HSL-B ESL SOIL SOIL SOIL
Analyte Units LOR
2-4m
Moisture Content (dried @ 103°C) % 1 19.8 18.4 23.6
TPH
C6 – C9 Fraction mg/kg 50 <10 <10 <10
C10 – C14 Fraction mg/kg 50 <50 <50 <50
C15 – C28 Fraction mg/kg 100 <100 <100 <100
C29 – C36 Fraction mg/kg 100 <100 <100 <100
C10 – C36 Fraction (sum) mg/kg 10 <50 <50 <50
TRH
C6 – C10 Fraction mg/kg 50 <10 <10 <10
C6 – C10 Fraction minus BTEX (F1) mg/kg 50 110 180 <10 <10 <10
>C10 – C16 Fraction mg/kg 50 <50 <50 <50
>C16 – C34 Fraction (F3) mg/kg 100 300 <100 <100 <100
>C34 – C40 Fraction (F4) mg/kg 100 2800 <100 <100 <100
>C10 – C40 Fraction (sum) mg/kg 10 <50 <50 <50
>C10 – C16 Fraction minus Naphthalene (F2) mg/kg 10 440 120 <50 <50 <50
BTEXN
Benzene mg/kg 0.2 0.5 50 <0.2 <0.2 <0.2
Toluene mg/kg 0.5 310 85 <0.5 <0.5 <0.5
Ethylbenzene mg/kg 0.5 NL 70 <0.5 <0.5 <0.5
meta- & para-Xylene mg/kg 0.5 <0.5 <0.5 <0.5
ortho-Xylene mg/kg 0.5 <0.5 <0.5 <0.5
Total Xylenes mg/kg 0.5 <0.5 <0.5 <0.5
Sum of BTEX mg/kg 0.2 95 105 <0.2 <0.2 <0.2
Naphthalene mg/kg 1 NL <1 <1 <1
15.2 Soil analytical results

No contamination was detected from surface to 3.4 meters below surface. PID readings for VOC
were 0ppm for each sample collected.

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16 Conclusions and Recommendations

The results of the preliminary and detailed site investigation, based on the site history, site
assessment and desktop assessment, indicate there is no detected site contamination.
A final CSM was not constructed as no contamination was detected under the principles and
methodology contained within the NEPM. Risk assessment found there is no risk to residents,
construction workers nor subsurface workers due to contamination from the UPSS.
Contamination was not detected. Management measures are not required as no contamination
was detected.
A site visit completed by ES&D representatives located four underground storage tanks within
the loading bay area, two of which contained some fuel / water. The preliminary design drawings
provided by S. Group Architects indicate disturbance will occur in this area as part of the
development, thus increasing risk to construction and sub surface workers. Additionally, as part
of the development footings will be placed in this area, which will likely result in severe
geotechnical issues (i.e. footings in fill material or above tanks).
Soil tests conclusively showed no risk from the 4 UPS tanks on the site. There is no remaining
contamination on the site associated with these tanks.
ES&D recommend the following occur:
• Approval of the DA, the site contamination levels are acceptable for the development
proposed. 9x2 bed units and 9x 1 bed units
• All asbestos materials are removed in accordance with relevant legislation.
• Geotechnical risk will be removed with the UPS tank grouting.
The Launceston Interim Planning Scheme 2015 use (E2.5) or development (E2.6.2), meets the
performance criteria,
(a) an environmental site assessment that demonstrates there is no evidence the land is
contaminated.
Rod Cooper.
Certified Site Contamination Practitioner

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Table 4 – Final Conceptual Site Model
Contamination Source COPC Pathway Receptor

Underground Storage Vapour inhalation of COPC in surface soils Human
Tanks (UST’s) • Total Recoverable Hydrocarbons (TRH)
• Semi Volatile Organic Carbons (SVOC) • No risk
• BTEX
• Phenols
• Ethers
Dermal contact/ingestion of COPC in surface soils Human
• Total Recoverable Hydrocarbons (TRH) • No risk
• BTEX
• Phenols
• Ethers
Migration into soil and groundwater and subsequent Ecological
• Total Petroleum Hydrocarbons (TPH) ingestion/dermal contact or inhalation of COPC
• Total Recoverable Hydrocarbons (TRH) • Unlikely
• BTEX
• Phenols
• Ethers

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17 Limitations
ES&D has prepared this report in accordance with the care and thoroughness of the consulting
profession for S. Group Architects. It was based on accepted practices and standards at the time
it was prepared. No other warranty, expressed or implied, is made as to the professional advice
included in this report. It is prepared in accordance with the scope of work and for the purpose
outlined.
This report was prepared during September and October 2017 and is based on the conditions
encountered and information reviewed at the time of preparation. ES&D disclaims the
responsibility for any changes that may have occurred after this time.
This report should be read in full. No responsibility is accepted for any use of any part of this
report in any other context or for any other purpose or by third parties. This report does not
purport to give legal advice.
Subsurface conditions can vary across a site and cannot be explicitly defined by these
investigations. It is unlikely therefore that the results and estimations expressed in this report
will represent the extreme conditions within the site.
The information in this report is accurate at the date of issue and is in accordance with conditions
at the site at the dates sampled.
This document and the information contained herein should only be regarded as validly
representing the site conditions at the time of the investigation unless otherwise explicitly stated
in a preceding section of the report.
No warranty or guarantee of property conditions is given or intended.
28
PSI – 23-25 York Street Launceston 7250
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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/
29
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Appendices
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Appendix 1 – Dangerous Goods File
31
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WORKSAFE TASMANIA
Released under active disclosure

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Appendix 2 – Soil Bore Logs

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advertised:
18/04/2018
BOREHOLE LOG
Borehole No: NORTH Client: Environmental Service & Design

Logged By: AM Project: Contamination Investigation
Date: 05-10-17 Locality: 23-25 York Street, Launceston
Notes: Drill Model: Drilltech
See attached Hole Dimensions: 150mm
Classification
Consistency
Penetration
Resistance
Samples
Moisture
Support
Method
Symbol
Depth
Water
Material Description Notes
CONCRETE slab
DC
N
CL SILTY CLAY - medium plasticity M St

AF
SM SILTY SAND - fine-grained, red-brown M D

0.5 CL SANDY CLAY - medium plasticity, M VSt
red-brown, fine-grained sand, trace of
fine-grained rounded gravel
CH SILTY CLAY - high plasticity, yellow M VSt
mottled grey
1.0
V>140kPa
1.5
yellow mottled red
trace of fine-grained sand

2.0
2.5
3.0 grey mottled orange
E 3.5
Borehole terminated @ 3.5m depth
U50
PP=470kPa
4.0
4.5
5.0
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BOREHOLE LOG
Borehole No: SOUTH Client: Environmental Service & Design

Logged By: AM Project: Contamination Investigation
Date: 05-10-17 Locality: 23-25 York Street, Launceston
Notes: Drill Model: Drilltech
See attached Hole Dimensions: 150mm
Classification
Consistency
Penetration
Resistance
Samples
Moisture
Support
Method
Symbol
Depth
Water
Material Description Notes
CONCRETE slab
DC
N
SC CLAYEY SAND - fine-grained, brown M/W L

AF
CH SILTY CLAY - high plasticity, grey M VSt

0.5 mottled yellow
1.0
D
1.5
grey mottled red and yellow
D 2.0
grey mottled yellow

2.5
3.0
E 3.5
Borehole terminated @ 3.5m depth
U50
4.0
4.5
5.0
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BOREHOLE LEGEND
Method: AF Continuous Flight Auger
DC Diamond Coring
HA Hand Auger
Support: N None
Water: Seepage
Standing Water Level
Samples: D Disturbed Sample
E Environmental Sample
U50 Undisturbed Tube Sample 50mm diameter
U63 Undisturbed Tube Sample 63mm diameter
Moisture: D Dry
M Moist
W Wet
Consistency: L Loose
MD Medium Density
D Dense
S Soft
F Firm
St Stiff
VSt Very Stiff
Tests: V Vane Shear Strength
DCP Dynamic Cone Penetrometer
PP Pocket Penetrometer
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Notes on Drilling at 23-25 York Street, Launceston, 05 October 2017
Two boreholes (“NORTH” and “SOUTH”) were drilled in a loading area of a

building for the purpose of an environmental contamination investigation.
The borehole drilling was supervised by Rod Cooper of Environmental Service
and Design.
Samples were collected by Rod Cooper of Environmental Service and Design and
Tom Swinoga of Tasman Geotechnics.
Vane Shear Strength (V) readings were taken down borehole. Pocket
Penetrometer (PP) readings were taken on thin-walled tube samples.
Soil composition was classified using field techniques. Composition should be
considered preliminary and may need to be verified by laboratory analysis.
The borehole data and observations represent subsurface conditions at discrete
points where samples and measurements were taken. Conditions may vary
between points or with time. Drilltech Environmental and Geotechnical, its
proprietor, employees and subcontractors are not responsible for interpretations of
the data by other parties. Foundation conditions should be examined and
confirmed during construction.
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0 0.00 True
Environmental
CERTIFICATE OF ANALYSIS
Work Order : EM1713722 Page : 1 of 4
Client : ENVIRONMENTAL SERVICE AND DESIGN PTY LTD Laboratory : Environmental Division Melbourne
Contact : MR ROD COOPER Contact : Shirley LeCornu
Address : 14 CATTLEY ST. PO BOX 651 Address : 4 Westall Rd Springvale VIC Australia 3171
BURNIE TASMANIA, AUSTRALIA 7320
Telephone : +61 03 6431 2999 Telephone : +61-3-8549 9630
Project : 5961 Date Samples Received : 06-Oct-2017 22:25
Order number : ---- Date Analysis Commenced : 06-Oct-2017
C-O-C number : ---- Issue Date : 10-Oct-2017 13:01
Sampler : RC
Site : 25 York Street
Quote number : MEQB-167-15
No. of samples received : 3
No. of samples analysed :3
This report supersedes any previous report(s) with this reference. Results apply to the sample(s) as submitted. This document shall not be reproduced, except in full.
This Certificate of Analysis contains the following information:
l General Comments
l Analytical Results
l Surrogate Control Limits
Additional information pertinent to this report will be found in the following separate attachments: Quality Control Report, QA/QC Compliance Assessment to assist with
Quality Review and Sample Receipt Notification.
Signatories
This document has been electronically signed by the authorized signatories below. Electronic signing is carried out in compliance with procedures specified in 21 CFR Part 11.
Signatories Position Accreditation Category
Chris Lemaitre Non-Metals Team Leader Melbourne Inorganics, Springvale, VIC

Nancy Wang Senior Semivolatile Instrument Chemist Melbourne Organics, Springvale, VIC
RIGHT SOLUTIONS | RIGHT PARTNER

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Work Order EM1713722
:
Client : ENVIRONMENTAL SERVICE AND DESIGN PTY LTD

Project : 5961
General Comments
The analytical procedures used by the Environmental Division have been developed from established internationally recognized procedures such as those published by the USEPA, APHA, AS and NEPM. In house
developed procedures are employed in the absence of documented standards or by client request.
Where moisture determination has been performed, results are reported on a dry weight basis.
Where a reported less than (<) result is higher than the LOR, this may be due to primary sample extract/digestate dilution and/or insufficient sample for analysis.
Where the LOR of a reported result differs from standard LOR, this may be due to high moisture content, insufficient sample (reduced weight employed) or matrix interference.
When sampling time information is not provided by the client, sampling dates are shown without a time component. In these instances, the time component has been assumed by the laboratory for processing
purposes.
Where a result is required to meet compliance limits the associated uncertainty must be considered. Refer to the ALS Contact for details.
Key : CAS Number = CAS registry number from database maintained by Chemical Abstracts Services. The Chemical Abstracts Service is a division of the American Chemical Society.
LOR = Limit of reporting
^ = This result is computed from individual analyte detections at or above the level of reporting
ø = ALS is not NATA accredited for these tests.
~ = Indicates an estimated value.
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Project : 5961
Analytical Results
Sub-Matrix: SOIL Client sample ID Duplicate North South ---- ----
(Matrix: SOIL)
Client sampling date / time 05-Oct-2017 16:00 05-Oct-2017 10:30 05-Oct-2017 11:35 ---- ----
Compound CAS Number LOR Unit EM1713722-001 EM1713722-002 EM1713722-003 -------- --------
Result Result Result ---- ----
EA055: Moisture Content (Dried @ 105-110°C)

Moisture Content ---- 1.0 % 19.8 18.4 23.6 ---- ----
EP080/071: Total Petroleum Hydrocarbons

C6 - C9 Fraction ---- 10 mg/kg <10 <10 <10 ---- ----
C10 - C14 Fraction ---- 50 mg/kg <50 <50 <50 ---- ----
C15 - C28 Fraction ---- 100 mg/kg <100 <100 <100 ---- ----
C29 - C36 Fraction ---- 100 mg/kg <100 <100 <100 ---- ----
^ C10 - C36 Fraction (sum) ---- 50 mg/kg <50 <50 <50 ---- ----
EP080/071: Total Recoverable Hydrocarbons - NEPM 2013 Fractions

C6 - C10 Fraction C6_C10 10 mg/kg <10 <10 <10 ---- ----
^ C6 - C10 Fraction minus BTEX C6_C10-BTEX 10 mg/kg <10 <10 <10 ---- ----
(F1)
>C10 - C16 Fraction ---- 50 mg/kg <50 <50 <50 ---- ----
>C16 - C34 Fraction ---- 100 mg/kg <100 <100 <100 ---- ----
>C34 - C40 Fraction ---- 100 mg/kg <100 <100 <100 ---- ----
^ >C10 - C40 Fraction (sum) ---- 50 mg/kg <50 <50 <50 ---- ----
^ >C10 - C16 Fraction minus Naphthalene ---- 50 mg/kg <50 <50 <50 ---- ----
(F2)
EP080: BTEXN
Benzene 71-43-2 0.2 mg/kg <0.2 <0.2 <0.2 ---- ----
Toluene 108-88-3 0.5 mg/kg <0.5 <0.5 <0.5 ---- ----
Ethylbenzene 100-41-4 0.5 mg/kg <0.5 <0.5 <0.5 ---- ----
meta- & para-Xylene 108-38-3 106-42-3 0.5 mg/kg <0.5 <0.5 <0.5 ---- ----
ortho-Xylene 95-47-6 0.5 mg/kg <0.5 <0.5 <0.5 ---- ----
^ Sum of BTEX ---- 0.2 mg/kg <0.2 <0.2 <0.2 ---- ----
^ Total Xylenes 1330-20-7 0.5 mg/kg <0.5 <0.5 <0.5 ---- ----
Naphthalene 91-20-3 1 mg/kg <1 <1 <1 ---- ----
EP080S: TPH(V)/BTEX Surrogates

1.2-Dichloroethane-D4 17060-07-0 0.2 % 85.2 81.5 83.2 ---- ----
Toluene-D8 2037-26-5 0.2 % 89.9 86.0 88.0 ---- ----
4-Bromofluorobenzene 460-00-4 0.2 % 96.9 98.3 100 ---- ----
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Surrogate Control Limits

Sub-Matrix: SOIL Recovery Limits (%)
Compound CAS Number Low High
EP080S: TPH(V)/BTEX Surrogates

1.2-Dichloroethane-D4 17060-07-0 51 125
Toluene-D8 2037-26-5 55 125
4-Bromofluorobenzene 460-00-4 56 124
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advertised: 18/04/2018 2.00 2
True
False
Environmental
QUALITY CONTROL REPORT
Contact : MR ROD COOPER Contact : Shirley LeCornu
Address : 14 CATTLEY ST. PO BOX 651 Address : 4 Westall Rd Springvale VIC Australia 3171
BURNIE TASMANIA, AUSTRALIA 7320
Telephone : +61 03 6431 2999 Telephone : +61-3-8549 9630
Project : 5961 Date Samples Received : 06-Oct-2017
Order number : ---- Date Analysis Commenced : 06-Oct-2017
C-O-C number : ---- Issue Date : 10-Oct-2017
Sampler : RC
Site : 25 York Street
Quote number : MEQB-167-15
No. of samples received : 3
No. of samples analysed :3
This report supersedes any previous report(s) with this reference. Results apply to the sample(s) as submitted. This document shall not be reproduced, except in full.
This Quality Control Report contains the following information:
l Laboratory Duplicate (DUP) Report ; Relative Percentage Difference (RPD) and Acceptance Limits
l Method Blank (MB) and Laboratory Control Spike (LCS) Report ; Recovery and Acceptance Limits
l Matrix Spike (MS) Report ; Recovery and Acceptance Limits
Signatories
This document has been electronically signed by the authorized signatories below. Electronic signing is carried out in compliance with procedures specified in 21 CFR Part 11.
Signatories Position Accreditation Category
Chris Lemaitre Non-Metals Team Leader Melbourne Inorganics, Springvale, VIC

Nancy Wang Senior Semivolatile Instrument Chemist Melbourne Organics, Springvale, VIC

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Project : 5961
General Comments
The analytical procedures used by the Environmental Division have been developed from established internationally recognized procedures such as those published by the USEPA, APHA, AS and NEPM. In house
developed procedures are employed in the absence of documented standards or by client request.
Where moisture determination has been performed, results are reported on a dry weight basis.
Where a reported less than (<) result is higher than the LOR, this may be due to primary sample extract/digestate dilution and/or insufficient sample for analysis. Where the LOR of a reported result differs from standard LOR, this may be due to high moisture c
Key : Anonymous = Refers to samples which are not specifically part of this work order but formed part of the QC process lot
CAS Number = CAS registry number from database maintained by Chemical Abstracts Services. The Chemical Abstracts Service is a division of the American Chemical Society.
LOR = Limit of reporting
RPD = Relative Percentage Difference
# = Indicates failed QC
Laboratory Duplicate (DUP) Report
The quality control term Laboratory Duplicate refers to a randomly selected intralaboratory split. Laboratory duplicates provide information regarding method precision and sample heterogeneity. The permitted ranges
for the Relative Percent Deviation (RPD) of Laboratory Duplicates are specified in ALS Method QWI -EN/38 and are dependent on the magnitude of results in comparison to the level of reporting: Result < 10 times LOR:
No Limit; Result between 10 and 20 times LOR: 0% - 50%; Result > 20 times LOR: 0% - 20%.
Sub-Matrix: SOIL Laboratory Duplicate (DUP) Report
Laboratory sample ID Client sample ID Method: Compound CAS Number LOR Unit Original Result Duplicate Result RPD (%) Recovery Limits (%)
EA055: Moisture Content (Dried @ 105-110°C) (QC Lot: 1157905)
EM1713710-008 Anonymous EA055: Moisture Content ---- 1 % 6.9 6.7 2.57 No Limit
EM1713720-007 Anonymous EA055: Moisture Content ---- 1 % 11.2 10.8 3.39 0% - 50%
EP080/071: Total Petroleum Hydrocarbons (QC Lot: 1157872)
EM1713719-001 Anonymous EP080: C6 - C9 Fraction ---- 10 mg/kg <10 <10 0.00 No Limit
EP080/071: Total Petroleum Hydrocarbons (QC Lot: 1158156)
EP071: C29 - C36 Fraction ---- 100 mg/kg <100 <100 0.00 No Limit
EP071: C10 - C36 Fraction (sum) ---- 50 mg/kg <50 <50 0.00 No Limit
EP071: C29 - C36 Fraction ---- 100 mg/kg 130 140 9.17 No Limit
EP071: C10 - C36 Fraction (sum) ---- 50 mg/kg 130 140 7.41 No Limit
EP080/071: Total Recoverable Hydrocarbons - NEPM 2013 Fractions (QC Lot: 1157872)
EM1713719-001 Anonymous EP080: C6 - C10 Fraction C6_C10 10 mg/kg <10 <10 0.00 No Limit
EM1713728-008 Anonymous EP080: C6 - C10 Fraction C6_C10 10 mg/kg <10 <10 0.00 No Limit
EP080/071: Total Recoverable Hydrocarbons - NEPM 2013 Fractions (QC Lot: 1158156)
EM1713682-001 Anonymous EP071: >C16 - C34 Fraction ---- 100 mg/kg <100 <100 0.00 No Limit
EP071: >C34 - C40 Fraction ---- 100 mg/kg <100 <100 0.00 No Limit
EP071: >C10 - C16 Fraction ---- 50 mg/kg <50 <50 0.00 No Limit
EP071: >C10 - C40 Fraction (sum) ---- 50 mg/kg <50 <50 0.00 No Limit
EM1713719-001 Anonymous EP071: >C16 - C34 Fraction ---- 100 mg/kg 170 180 8.69 No Limit
EP071: >C34 - C40 Fraction ---- 100 mg/kg 110 130 15.4 No Limit
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Sub-Matrix: SOIL Laboratory Duplicate (DUP) Report

Laboratory sample ID Client sample ID Method: Compound CAS Number LOR Unit Original Result Duplicate Result RPD (%) Recovery Limits (%)
EP080/071: Total Recoverable Hydrocarbons - NEPM 2013 Fractions (QC Lot: 1158156) - continued
EM1713719-001 Anonymous EP071: >C10 - C16 Fraction ---- 50 mg/kg <50 <50 0.00 No Limit
EP071: >C10 - C40 Fraction (sum) ---- 50 mg/kg 280 310 10.2 No Limit
EP080: BTEXN (QC Lot: 1157872)
EM1713719-001 Anonymous EP080: Benzene 71-43-2 0.2 mg/kg <0.2 <0.2 0.00 No Limit
EP080: Toluene 108-88-3 0.5 mg/kg <0.5 <0.5 0.00 No Limit
EP080: Ethylbenzene 100-41-4 0.5 mg/kg <0.5 <0.5 0.00 No Limit
EP080: meta- & para-Xylene 108-38-3 0.5 mg/kg <0.5 <0.5 0.00 No Limit
106-42-3
EP080: ortho-Xylene 95-47-6 0.5 mg/kg <0.5 <0.5 0.00 No Limit
EP080: Naphthalene 91-20-3 1 mg/kg <1 <1 0.00 No Limit
EM1713728-008 Anonymous EP080: Benzene 71-43-2 0.2 mg/kg <0.2 <0.2 0.00 No Limit
EP080: Toluene 108-88-3 0.5 mg/kg <0.5 <0.5 0.00 No Limit
EP080: Ethylbenzene 100-41-4 0.5 mg/kg <0.5 <0.5 0.00 No Limit
EP080: meta- & para-Xylene 108-38-3 0.5 mg/kg 1.4 1.0 33.1 No Limit
106-42-3
EP080: ortho-Xylene 95-47-6 0.5 mg/kg 0.6 <0.5 18.5 No Limit
EP080: Naphthalene 91-20-3 1 mg/kg <1 <1 0.00 No Limit
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Method Blank (MB) and Laboratory Control Spike (LCS) Report

The quality control term Method / Laboratory Blank refers to an analyte free matrix to which all reagents are added in the same volumes or proportions as used in standard sample preparation. The purpose of this QC
parameter is to monitor potential laboratory contamination. The quality control term Laboratory Control Spike (LCS) refers to a certified reference material, or a known interference free matrix spiked with target
analytes. The purpose of this QC parameter is to monitor method precision and accuracy independent of sample matrix. Dynamic Recovery Limits are based on statistical evaluation of processed LCS.
Sub-Matrix: SOIL Method Blank (MB) Laboratory Control Spike (LCS) Report
Report Spike Spike Recovery (%) Recovery Limits (%)
Method: Compound CAS Number LOR Unit Result Concentration LCS Low High
EP080/071: Total Petroleum Hydrocarbons (QCLot: 1157872)

EP080: C6 - C9 Fraction ---- 10 mg/kg <10 36 mg/kg 98.7 70 127

EP071: C10 - C14 Fraction ---- 50 mg/kg <50 806 mg/kg 107 65 131
EP071: C10 - C36 Fraction (sum) ---- 50 mg/kg <50 ---- ---- ---- ----
EP080/071: Total Recoverable Hydrocarbons - NEPM 2013 Fractions (QCLot: 1157872)

EP080: C6 - C10 Fraction C6_C10 10 mg/kg <10 45 mg/kg 96.8 68 125

EP071: >C10 - C16 Fraction ---- 50 mg/kg <50 1160 mg/kg 107 68 130
EP071: >C10 - C40 Fraction (sum) ---- 50 mg/kg <50 ---- ---- ---- ----
EP080: BTEXN (QCLot: 1157872)

EP080: Benzene 71-43-2 0.2 mg/kg <0.2 2 mg/kg 105 74 124
EP080: Toluene 108-88-3 0.5 mg/kg <0.5 2 mg/kg 99.9 77 125
EP080: Ethylbenzene 100-41-4 0.5 mg/kg <0.5 2 mg/kg 102 73 125
EP080: meta- & para-Xylene 108-38-3 0.5 mg/kg <0.5 4 mg/kg 101 77 128
106-42-3
EP080: ortho-Xylene 95-47-6 0.5 mg/kg <0.5 2 mg/kg 98.8 81 128
EP080: Naphthalene 91-20-3 1 mg/kg <1 0.5 mg/kg 82.3 66 130
Matrix Spike (MS) Report

The quality control term Matrix Spike (MS) refers to an intralaboratory split sample spiked with a representative set of target analytes. The purpose of this QC parameter is to monitor potential matrix effects on
analyte recoveries. Static Recovery Limits as per laboratory Data Quality Objectives (DQOs). Ideal recovery ranges stated may be waived in the event of sample matrix interference.
Sub-Matrix: SOIL Matrix Spike (MS) Report
Spike SpikeRecovery(%) Recovery Limits (%)

Laboratory sample ID Client sample ID Method: Compound CAS Number Concentration MS Low High

EM1713719-002 Anonymous EP080: C6 - C9 Fraction ---- 28 mg/kg 89.9 42 131
EM1713682-002 Anonymous EP071: C10 - C14 Fraction ---- 806 mg/kg 101 53 123
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Sub-Matrix: SOIL Matrix Spike (MS) Report

Spike SpikeRecovery(%) Recovery Limits (%)
Laboratory sample ID Client sample ID Method: Compound CAS Number Concentration MS Low High
EP080/071: Total Petroleum Hydrocarbons (QCLot: 1158156) - continued

EM1713682-002 Anonymous EP071: C15 - C28 Fraction ---- 3006 mg/kg 106 70 124
EP071: C29 - C36 Fraction ---- 1584 mg/kg 104 64 118

EM1713719-002 Anonymous EP080: C6 - C10 Fraction C6_C10 33 mg/kg 86.6 39 129

EM1713682-002 Anonymous EP071: >C10 - C16 Fraction ---- 1160 mg/kg 101 65 123
EP071: >C16 - C34 Fraction ---- 3978 mg/kg 106 67 121
EP071: >C34 - C40 Fraction ---- 313 mg/kg 111 44 126
EP080: BTEXN (QCLot: 1157872)
EM1713719-002 Anonymous EP080: Benzene 71-43-2 2 mg/kg 101 50 136
EP080: Toluene 108-88-3 2 mg/kg 97.6 56 139
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True
Environmental
QA/QC Compliance Assessment to assist with Quality Review
Contact : MR ROD COOPER Telephone : +61-3-8549 9630
Project : 5961 Date Samples Received : 06-Oct-2017
Site : 25 York Street Issue Date : 10-Oct-2017
Sampler : RC No. of samples received :3
Order number : ---- No. of samples analysed :3
This report is automatically generated by the ALS LIMS through interpretation of the ALS Quality Control Report and several Quality Assurance parameters measured by ALS. This automated
reporting highlights any non-conformances, facilitates faster and more accurate data validation and is designed to assist internal expert and external Auditor review. Many components of this
report contribute to the overall DQO assessment and reporting for guideline compliance.
Brief method summaries and references are also provided to assist in traceability.
Summary of Outliers
Outliers : Quality Control Samples
This report highlights outliers flagged in the Quality Control (QC) Report.
l NO Method Blank value outliers occur.
l NO Duplicate outliers occur.
l NO Laboratory Control outliers occur.
l NO Matrix Spike outliers occur.
l For all regular sample matrices, NO surrogate recovery outliers occur.
Outliers : Analysis Holding Time Compliance

l NO Analysis Holding Time Outliers exist.
Outliers : Frequency of Quality Control Samples

l NO Quality Control Sample Frequency Outliers exist.

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Analysis Holding Time Compliance

If samples are identified below as having been analysed or extracted outside of recommended holding times, this should be taken into consideration when interpreting results.
This report summarizes extraction / preparation and analysis times and compares each with ALS recommended holding times (referencing USEPA SW 846, APHA, AS and NEPM) based on the sample container
provided. Dates reported represent first date of extraction or analysis and preclude subsequent dilutions and reruns. A listing of breaches (if any) is provided herein.
Holding time for leachate methods (e.g. TCLP) vary according to the analytes reported. Assessment compares the leach date with the shortest analyte holding time for the equivalent soil method. These are: organics
14 days, mercury 28 days & other metals 180 days. A recorded breach does not guarantee a breach for all non-volatile parameters.
Holding times for VOC in soils vary according to analytes of interest. Vinyl Chloride and Styrene holding time is 7 days; others 14 days. A recorded breach does not guarantee a breach for all VOC analytes and
should be verified in case the reported breach is a false positive or Vinyl Chloride and Styrene are not key analytes of interest/concern.
Matrix: SOIL Evaluation: û = Holding time breach ; ü = Within holding time.
Method Sample Date Extraction / Preparation Analysis
Container / Client Sample ID(s) Date extracted Due for extraction Evaluation Date analysed Due for analysis Evaluation
EA055: Moisture Content (Dried @ 105-110°C)

Soil Glass Jar - Unpreserved (EA055)
---- ---- 19-Oct-2017
Duplicate, North, 05-Oct-2017 ---- 06-Oct-2017 ü
South
EP080/071: Total Petroleum Hydrocarbons
Soil Glass Jar - Unpreserved (EP080)
19-Oct-2017 19-Oct-2017
Duplicate, North, 05-Oct-2017 06-Oct-2017 ü 06-Oct-2017 ü
South
19-Oct-2017 18-Nov-2017
South
EP080/071: Total Recoverable Hydrocarbons - NEPM 2013 Fractions
19-Oct-2017 19-Oct-2017
South
19-Oct-2017 18-Nov-2017
South
EP080: BTEXN
19-Oct-2017 19-Oct-2017
South
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Quality Control Parameter Frequency Compliance

The following report summarises the frequency of laboratory QC samples analysed within the analytical lot(s) in which the submitted sample(s) was(were) processed. Actual rate should be greater than or equal to
the expected rate. A listing of breaches is provided in the Summary of Outliers.
Matrix: SOIL Evaluation: û = Quality Control frequency not within specification ; ü = Quality Control frequency within specification.
Quality Control Sample Type Count Rate (%) Quality Control Specification
Analytical Methods Method QC Regular Actual Expected Evaluation
Laboratory Duplicates (DUP)

Moisture Content 2 20 NEPM 2013 B3 & ALS QC Standard
EA055 10.00 10.00 ü
TRH - Semivolatile Fraction 2 16 NEPM 2013 B3 & ALS QC Standard
EP071 12.50 10.00 ü
TRH Volatiles/BTEX 2 12 NEPM 2013 B3 & ALS QC Standard
EP080 16.67 10.00 ü
Laboratory Control Samples (LCS)
EP071 6.25 5.00 ü
EP080 8.33 5.00 ü
Method Blanks (MB)
EP071 6.25 5.00 ü
EP080 8.33 5.00 ü
Matrix Spikes (MS)
EP071 6.25 5.00 ü
EP080 8.33 5.00 ü
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Brief Method Summaries

The analytical procedures used by the Environmental Division have been developed from established internationally recognized procedures such as those published by the US EPA, APHA, AS and NEPM. In house
developed procedures are employed in the absence of documented standards or by client request. The following report provides brief descriptions of the analytical procedures employed for results reported in the
Certificate of Analysis. Sources from which ALS methods have been developed are provided within the Method Descriptions.
Analytical Methods Method Matrix Method Descriptions
Moisture Content EA055 SOIL In house: A gravimetric procedure based on weight loss over a 12 hour drying period at 105-110 degrees C.
This method is compliant with NEPM (2013) Schedule B(3) Section 7.1 and Table 1 (14 day holding time).
TRH - Semivolatile Fraction EP071 SOIL In house: Referenced to USEPA SW 846 - 8015A Sample extracts are analysed by Capillary GC/FID and
quantified against alkane standards over the range C10 - C40. Compliant with NEPM amended 2013.
TRH Volatiles/BTEX EP080 SOIL In house: Referenced to USEPA SW 846 - 8260B. Extracts are analysed by Purge and Trap, Capillary GC/MS.
Quantification is by comparison against an established 5 point calibration curve. Compliant with NEPM
amended 2013.
Preparation Methods Method Matrix Method Descriptions
Methanolic Extraction of Soils for Purge ORG16 SOIL In house: Referenced to USEPA SW 846 - 5030A. 5g of solid is shaken with surrogate and 10mL methanol prior
and Trap to analysis by Purge and Trap - GC/MS.
Tumbler Extraction of Solids ORG17 SOIL In house: Mechanical agitation (tumbler). 10g of sample, Na2SO4 and surrogate are extracted with 30mL 1:1
DCM/Acetone by end over end tumble. The solvent is decanted, dehydrated and concentrated (by KD) to the
desired volume for analysis.
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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: 22/03/2018
P a g e | 51

York House Development

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York House Apartments – Development

York House Developments

CPD Planning Application March 18

CPD Planning Application March 18

4.4.4 Road and Railway Assets Code E4.0 ........................................................................ 27

CPD Planning Application March 18

2 Site and Surrounds

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

Figure 1 - Location Plan

CPD Planning Application March 18

Photo 1: View of site from York Street

CPD Planning Application March 18

CPD Planning Application March 18

Photo 3: View of rear (southern end) of building

CPD Planning Application March 18

Photo 4: View along eastern side of site/building

23-25 York Street, Coannon Pty Ltd 199230/1 1492.2m2

A copy of the title is included as Appendix A.

CPD Planning Application March 18

2.7.1 Transport Network

2.7.2 Reticulated Services

CPD Planning Application March 18

Chloe Lyne, Planning and Development Consultant, CPD

Proposed Use and Development

It is submitted that the proposed design is an appropriate adaptive reuse of an existing

It is requested that the following permit conditions be imposed with respect to

CPD Planning Application March 18

A copy of the development plans is included as Appendix B to this report.

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

CPD Planning Application March 18

Figure 2 - Zoning Plan

4.2.1 ‘Residential’ use class

‘Means 2 or more dwellings on a site’

4.2.2 Approval Status

• 15.4.4 Pedestrian Access to Dwellings (P1); and

Urban Mixed Use Zone Provisions

4.3.1 Zone Purpose

CPD Planning Application March 18

4.3.2 Use Standards

CPD Planning Application March 18

4.3.3 Development Standards

15.4.1 Building height, setback and siting

CPD Planning Application March 18

Acceptable Solution Performance Criteria

Acceptable Solution Performance Criteria

CPD Planning Application March 18

(f) the privacy to private open space

(h)any existing screening or the

15.4.2 Location of car parking

15.4.3 Active ground floor

CPD Planning Application March 18

CPD Planning Application March 18

(b)have security grilles or screens that transparency on the ground floor

(a)the location of existing buildings on

CPD Planning Application March 18

in the surrounding area.

A1 and A2 not applicable – the building is existing and no changes to the

15.4.4Pedestrian access to dwellings

CPD Planning Application March 18

15.4.6 Private Open Space

CPD Planning Application March 18

(a)on the ground floor, 24m² with a