Swan Bay Subdivision

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
advertised: 26/05/2018
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planning Submission
34 Lot Subdivision
1056 Windermere Road, Swan Bay
Prepared for:
City of Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Issue 03
Date 16 May 2018
Project Number 17.232
Project Name 34 Lot Subdivision
Author George Walker
Document
6ty Pty Ltd ©
34 Lot Subdivision 2
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Table of Contents
1.0 Introduction .......................................................................................................................... 5
1.1 Planning Overview .......................................................................................................................... 5
1.2 Description of Proposed Development ........................................................................................ 6
1.3 Description of Proposed Use ........................................................................................................ 7
2.0 Subject Site ........................................................................................................................... 8
2.1 The Subject Site .............................................................................................................................. 8
2.2 Description of the Surrounding Area ............................................................................................ 9
2.3 Site Servicing ................................................................................................................................... 9
2.4 Site Access ...................................................................................................................................... 9
2.5 Natural Hazards and Environmental Constraints ..................................................................... 10
2.6 Natural and Landscape Values................................................................................................... 10
3.0 Development Application Assessment ............................................................................ 11
3.1 Land Zone ...................................................................................................................................... 11
3.2 Categorisation of Use ................................................................................................................... 11
4.0 Launceston Interim Planning Scheme 2013 .................................................................... 12
4.1 Rural Living Zone .......................................................................................................................... 12
4.1.1 Purpose Statements ............................................................................................................. 12
4.1.2 Local Area Objectives .......................................................................................................... 12
4.1.3 Desired Future Character Statements ............................................................................... 12
4.1.4 Use Standards ....................................................................................................................... 13
4.1.4 Development Standards ...................................................................................................... 13
4.2 Bushfire-Prone Areas Code ........................................................................................................ 22
4.3 Road and Railway Assets Code ................................................................................................. 22
4.4 Parking and Sustainable Transport Code ................................................................................. 22
4.5 Scenic Management Code .......................................................................................................... 23
4.7 Water Quality Code ...................................................................................................................... 23
4.8 Open Space Code ........................................................................................................................ 23
4.9 Development Plan Code .............................................................................................................. 23
5.0 Conclusion .......................................................................................................................... 24
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix A
Certificate of Title
Appendix B
Subdivision Plan
Appendix C
Traffic Impact Assessment
Appendix D
Bushfire Hazard Management Report
Appendix E
Natural Values Report
Appendix F
Existing Subdivision Plans
Appendix G
Scenic Management Assessment
Appendix H
Civil and Environmental Infrastructure Report
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
1.0 Introduction
Planning approval is sought for the subdivision of land located at 1056 Windermere Road,
Swan Bay (the subject site – refer to Image 1). The purpose of this planning submission is
to provide relevant details of the application and an assessment of the proposed subdivision
against the applicable provisions of the Launceston Interim Planning Scheme 2015 (the
Scheme).
Image 1 – aerial image of the subject property.
1.1 Planning Overview

Element Details
Address 1056 Windermere Road, Swan Bay
CT 174077/2
Land Area 53.6ha +/-
Planning Instrument Launceston Interim Planning Scheme 2015
Proposed Use Residential
Proposed Development Subdivision
Zone 13.0 - Rural Living zone
Relevant Codes E1.0 - Bushfire Prone Areas Code;
E4.0 - Road and Railway Assets Code;
E6.0 - Parking and Sustainable Transport Code;
E7.0 - Scenic Management Code;
E9.0 - Water Quality Code;
E10.0 - Open Space Code;
E19.0 - Development Plan Code.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
1.2 Description of Proposed Development

It is proposed to undertake a 34-lot subdivision of an existing parcel of land which is
approximately 53ha in area. The proposed subdivision will comprise the following elements:
Subdivision
The size and configuration of the proposed lots is detailed within Table 1 below.
Table 1 - size and configuration of proposed lots.
Lot No. Area (ha) Type Frontage Width (m)

1. 2.01 standard 263
2. 1.46 corner 268
4. 1.15 standard 93
5. 1.15 standard 92
9. 1.02 standard 93
10. 1.03 internal 6
11. 1.13 internal 7
12. 1.17 corner 152
13. 1.04 standard 112
14. 1.43 internal 6
16. 1.22 standard 107
19. 4.22 internal 8
20. 4.10 internal 8
21. 1.56 internal 7
23. 1.06 corner 218
27. 1.18 corner 203
28. 1.02 corner 197
31. 1.15 standard 102
32. 1.19 internal 6
33. 1.24 internal 6
34. 1.29 standard 177
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
The layout and configuration of the proposed subdivision is detailed within the Plan of
Subdivision prepared by Cohen and Associates which is contained within Appendix B.
Road network and access
The proposed subdivision will be facilitated by the construction of approximately 1.3km of
road network which will consist of a main access road of Windermere road approximately
800m in length with a general alignment of north-west to south-east intersected by a
secondary access road approximately 400m in length with a general alignment of north-
south. A shorter access road (~100m in length) will extend south-westward from the north-
south aligned access road. It is proposed to access lots 1, 2 and 3 directly from Windermere
Road. The remaining lots will be accessed from the new road network.
Vegetation removal
Existing vegetation interspersed throughout the subject site will require partial clearance to
provide for road access and stormwater infrastructure with all native vegetation located
outside of these areas to be retained.
1.3 Description of Proposed Use

For the purposes of clause 8.2.1 of the Scheme, the proposed subdivision has been
categorised into the residential use class on the basis that it is intended to facilitate future
single dwelling development.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
2.0 Subject Site
2.1 The Subject Site

The subject site is a large irregular shaped lot approximately 53ha in area and straddles a
hill and ridgeline between Windermere Road to the north and Los Angelos Road to the
south. The highest topographical point of the subject site is located centrally sitting at
approximately 135m Australian Height Datum (AHD). From this point, the land slopes
gradually downhill to the north towards Windermere Road to approximately 60m AHD with
a steeper gradient downhill to the south towards Los Angelos Road to approximately 25m
AHD.
The subject site is vacant and predominately agricultural in nature. The northern half of the
lot comprises Eucalypt and Acacia woodland interspersed with grassland which has
previously supported low scale grazing activities. (refer to Image 2). The southern half of
the lot comprises denser Eucalypt forest with a shrubby understory over the steeper slopes
which restricts its capacity to be used for grazing activities (refer to Image 3).
Northern aspect of subject site
Image 2 - northern face of the subject site looking south-west from Atratus Rise.
Image 3 - typical composition of the southern face of the subject site looking north-west from Los
Angelos Road.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
2.2 Description of the Surrounding Area

The subject site is located within the Windermere/Swan Bay rural living settlement area
which comprises approximately 816ha of Rural Living zoned land extending from the
junction of Dilston Road and Los Angelos Road in the south-east to the boundary of the
Swan Bay estuarine reserve to the north-west (refer to Figure 1). The settlement area has
been progressively subdivided overtime which has created pockets of smaller rural
residential enclaves including that of Sherborne Drive, Millhaven Way, Swan Drive, Aquila
Place, Ardea Drive and Atratus Rise.
The subject site adjoins Windermere Road to the north, four smaller rural residential lots to
the north-east, large parcels of land to the south-east and west which comprise a mixture
of agricultural and forested land. A large ridgeline dissects the centre of the site extends
from East Tamar Highway to the east curving northwards parallel with Los Angelos Road.
Figure 1 - extent of the Windermere/Swan Bay rural living settlement area identified by the light pink
shading.
2.3 Site Servicing

The proposed subdivision will be serviced by reticulated water supply which is located along
Windermere Road. Each lot will be required to be accommodated with an on-site
wastewater management system for sewerage disposal. It is envisaged that stormwater
runoff generated by future dwellings on individual lots will be collected into water storage
tanks. The road network will incorporate roadside drainage which will be directed to a
nearby water course.
2.4 Site Access

Vehicular access to the subdivision will be provided from Windermere Road to the north
(refer to Image 4). It is proposed to access lots 1, 2 and 3 directly from Windermere Road.
The remaining lots will be accessed from the new road network. A Traffic Impact
Assessment (TIA) has been prepared by Traffic and Civil Services which considers the
safety and functionality of the proposed road layout and the capacity of the surrounding
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
road network to absorb the increase in traffic volume and movement which will be generated
by the proposed subdivision. The TIA is contained within Appendix C.
Image 4 - location of proposed main access road off Windermere Road to the left-hand side of the Aquila
Place junction.
2.5 Natural Hazards and Environmental Constraints

The subject site is located within a bushfire-prone area. Accordingly, a Bushfire Hazard
Management Report has been prepared by Livingston Natural Resource Services which
addresses the relevant provisions of the Bushfire Prone Areas Code of the Scheme. The
Bushfire Hazard Management Report is contained within Appendix D. No other natural
hazards or environmental constraints have been identified as effecting the subject site.
2.6 Natural and Landscape Values

Works will be required within proximity to a water course. In addition, a large portion of the
subject site sits within a scenic management area. Accordingly, Water Quality and Scenic
Management Codes apply to the proposed subdivision. A Natural Values Report has been
prepared by Livingston Natural Resource Service to detail the relevant natural and
landscape values of the subject site and address the relevant codes of the Scheme. The
Natural Values Report is contained within Appendix E. A Civil and Environmental
Infrastructure Report has been prepared by Rare Innovation Pty Ltd which addresses the
relevant sections of the Water Quality Code which is contained within Appendix H.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
3.0 Development Application Assessment
3.1 Land Zone

The subject site is zoned Rural Living in accordance with the Scheme.
3.2 Categorisation of Use

For the purposes of clause 8.2.1 the use of the proposed subdivision is categorised as
‘Residential’ on the basis that it is intended to facilitate single dwelling development. The
‘Residential’ use class is defined as follows:
‘use of land for self-contained or shared living accommodation. Examples include an
ancillary dwelling, boarding house, communal residence, home-based business, hostel,
residential aged car home, residential college, respite centre, retirement village and single
or multiple dwellings’.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
4.0 Launceston Interim Planning Scheme 2013
4.1 Rural Living Zone

4.1.1 Purpose Statements
The following section lists the purpose statements of the Rural Living zone with a response
provided detailing how the proposed change of use is consistent with each statement.
13.1.1.1 To provide for residential use or development on large lots in a rural setting where
services are limited.
Response
The proposed subdivision will create larger lots within an established rural setting
which will directly facilitate residential use and development.
13.1.1.2 To provide for compatible use and development that does not adversely impact
on residential amenity.
Response
The proposed subdivision will directly facilitate residential use and development
which will be compatible with the established residential amenity value of the
surrounding area.
13.1.1.3 To provide for use and development that is compatible with local natural values.
Response
The proposed subdivision will be compatible with local natural values insofar as
the layout and configuration of the subdivision will be in keeping with the pattern
of subdivision within the surrounding area; avoidance of significant disturbance
of identified priority habitat; and retention of remnant vegetation which will assist
with buffering the proposed subdivision from key public viewpoints.
4.1.2 Local Area Objectives

There are no Local Area Objectives for the Rural Living zone.
4.1.3 Desired Future Character Statements

There are no Desired Future Character Statements for the Rural Living zone.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
4.1.4 Use Standards

Pursuant to Table 13.3, standards 13.3.1 through to 13.3.6 do not apply to use and
development within the residential use class.
4.1.4 Development Standards

Pursuant to Table13.4, standards 13.4.1 through to 13.4.3 do not apply to the
subdivision of land.
13.4.4 Lot size and dimensions
Objective
To ensure:
(a) the area and dimensions of lots are appropriate for the zone;
(b) rural uses on adjoining land are protected from adverse impacts; and
(c) the protection of a place of Aboriginal, natural or cultural heritage.
Acceptable Solutions Performance Criteria
A1.1 P1
Each lot, or a lot proposed in a plan of Each lot, or a lot proposed in a plan of
subdivision, must have an area of no less than subdivision, must have sufficient useable area
4ha; or and dimensions suitable for its intended use
having regard to:
A1.2
(a) the relevant acceptable solutions for
Each lot, or a lot proposed in a plan of development of buildings on the lots;
subdivision, must:
(a) be required for public use by the Crown, (b) the likely location of buildings on the
an agency, or a corporation all the shares lots;
of which are held by Council’s or a
municipality; or (c) the likely provision of on-site parking
and manoeuvrability for vehicles;
(b) be required for the provision of public
utilities; or (d) the topography of the site;
(c) be for the consolidation of a lot with (e) the presence of any natural hazards;
another lot, provided each lot is within the
same zone; and (f) adequate provision of private open
space;
A1.3
(g) fire hazard management;
Each lot, or a lot proposed in a plan of
subdivision, must have new boundaries aligned
(h) separation from Rural resource zoned
from buildings that satisfy the relevant
land;
acceptable solutions for setbacks.
(i) the ability of vegetation to provide
buffering;
(j) the existing pattern of development in

the area; and
be not less than 1ha; or
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
P1.2
Each lot, or proposed lot in a plan of subdivision,

must have sufficient useable area and
dimensions to facilitate the protection of a place
of Aboriginal, natural or historic cultural
heritage.
Response
In response to the acceptable solutions, the following applies:
A1.1
With the exception of proposed lots 19 and 20, each lot will have an area less than 4ha.
A1.2
Not applicable to the subdivision.
A1.3
Not applicable to the subdivision.
It is evident that acceptable solution A1.1 is unable to be met. Therefore, assessment

against the corresponding performance criteria is required.
Performance Criteria Assessment
It is considered that each proposed lot within the plan of subdivision will be afforded with
sufficient useable area and dimensions suitable for the continuation of the existing dwelling
and for a future single dwelling with respect to the performance criteria, on the following
basis:
a) each proposed lot is of sufficient width and depth to enable a dwelling to be

constructed within a building envelope that complies with acceptable solutions
13.4.2 (A2), (A3.1) and (A3.2);
b) based on aerial imagery of the surrounding area, dwellings within smaller rural
residential settings are typically constructed centrally within their respective lots.
Each lot is largely geometric in shape which will allow dwellings to be positioned in
a location that will be compatible with the prevailing pattern of residential
development within the surrounding area;
c) each proposed lot provides sufficient area to accommodate internal access ways,
on-site parking and vehicle measurability suitable for the intended residential use;
d) the lots have been configured in response to the topography of the site. The smaller
sized lots are located within the northern section of the subject site where the
topography is more gradual and less restrictive for future development. Larger lots
are located within the southern half of the subject site which is significantly steeper,
presenting greater constraints for future development. The larger lots within the
steeper areas of the site will provide greater scope and flexibility to locate driveways
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
and buildings within suitable positions within the lot and to minimise visual impacts
of future development;
e) no natural hazards such as landslip or flooding have been identified as effecting the
subject site;
f) each proposed lot will have sufficient area to accommodate private open space in
association with a dwelling;
g) each proposed lot is able to accommodate a hazard management area that meets
BAL 19 in accordance with the requirements of the Bushfire Pone Areas Code. The
required BAL area for each of the proposed lots has been annotated on the Plan of
Subdivision which is contained within Appendix B;
h) each lot will have a minimum horizontal setback from the nearest Rural Resource
zoned land of approximately 380m which meets the minimum requirements of
acceptable solution 13.4.2 (A4);
i) each proposed lot will have sufficient space between the required bushfire hazard
management area prescribed by BAL 19 and respective property boundaries for the
existing vegetation within this area to be retained and for additional vegetation to be
planted in order to buffer and soften the appearance of future residential
development within the landscape setting;
j) it is submitted that the size and configuration of each lot within the proposed
subdivision will be compatible with the typical size and configuration of existing
residential enclaves within the prevailing Swan Bay rural living settlement area,
which is best represented by the images which are contained within Appendix F
which includes the location and size of existing lots within identified enclaves.
All lots will have an area of not less than 1ha (refer to Table 1).
13.4.5 Frontage and access
Objective
To ensure lots provide:
(a) appropriate frontage to a road; and
(b) safe and appropriate access suitable for the intended use.
A1 P1
Each lot, or a lot proposed in a plan of Each lot, or a lot proposed in a plan of
subdivision, must have a frontage to a road subdivision, must be provided with a frontage,
maintained by a road authority of no less than or legal connection to a road by a right-of-
4m. carriageway, of no less than 3.6m width, having
regard to:
(a) the width of frontage proposed, if any;
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
(b) whether any other land has a right-of-

carriageway as its sole or principal means
of access over the frontage;
(c) the number of immediately adjacent rights-

of-carriageway;
(d) the topography of the site;
(e) the proposed use of the lot;
(f) the construction and maintenance of the

road;
(g) the existing pattern of development in the

surrounding area; and
(h) the advice of the road authority.
Response
Each proposed lot will be provided with a frontage with a minimum width of 4m (refer to
Table 1). Therefore, the acceptable solution is met.
A2 P2
No acceptable solution. Each lot, or a lot proposed in a plan of

subdivision, is capable of being provided with
reasonable vehicular access to a boundary of a
lot or building area on the lot, if any, having
regard to:
(a) the topography of the site;
(b) the length of the access;
(c) the distance between the lot or building

area and the carriageway;
(d) the nature of the road and the traffic;
(e) the character of the area; and
(f) the advice of the road authority.
Response
There is no acceptable solution. Therefore, assessment against the corresponding
performance criteria is required.
Performance Criteria Assessment
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Each proposed lot in the plan of subdivision will be capable of being provided with
reasonable vehicular access to their respective frontages with respect to the performance
criteria, on the following basis:
a) vehicular accesses to each proposed lot will be located and designed to ensure they
are suitable for the intended residential use and are unimpeded by site specific
topographical constraints. Each crossover will be constructed to IPWEA Standard
Drawing Rural Road Typical Property Access TSD-R03-v1 where required;
b) the road reserves will typically be 20m in width. Taking into account a 7.5m
pavement width for a standard rural road and an additional 2m +/- for roadside
drainage, there is likely to be on average 5m between the pavement and the
boundary of each lot. This distance is not unreasonable for vehicle access
purposes;
c) the road reserves will typically be 20m in width which enables sufficient space to
provide for the required road pavement, table drainage, cut batters to ensure that
the carriage way is an adequate distance between the frontage of each lot and the
crossover access to accommodate the minimum offset to the road shoulder and
appropriate vehicle standing space;
d) the TIA recognises that the proposed subdivision has the potential to generate
approximately 500 additional vehicle movements per day within the local road
network. The TIA submits that the additional 500 vehicle movements per day is a
relatively low volume of traffic and that Windermere Road has the capacity to absorb
the increase;
e) the proposed subdivision is in keeping with the character of the area in terms of
intended use, layout and configuration which is represented within the images
contained within Appendix F;
f) in this instance, the relevant road authority is the City of Launceston (CoL). It is
envisaged that advice from the road authority will be acquired by virtue of submitting
the development application with CoL.
13.4.6 Discharge of stormwater
Objective
To ensure that the subdivision layout, including roads, provides that stormwater is
satisfactorily drained and discharged.
A1 P1
Each lot, or a lot proposed in a plan of All stormwater runoff is to be collected and
subdivision, including roads, must be capable of discharged from the subdivision in a manner
connecting to a public stormwater system. that will not cause adverse impacts, having
regard to:
(a) the location of the discharge point (if any);
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
(b) stormwater flow paths both internal and

external to the site;
(c) the location of building areas within the

site;
(e) the characteristics of the site, including

rainfall;
(f) the development on the site and adjoining

land;
(g) the additional runoff from the subdivision

development and likely future
development of the land; and
(h) any onsite storage devices, detention

basins or other water sensitive urban
design techniques within the subdivision.
Response
Each lot within the proposed plan of subdivision is not capable of connecting into the public
stormwater system. Therefore, assessment against the corresponding performance criteria
is required.
Performance Criteria
Please refer to the Civil and Environmental Infrastructure Report within Appendix H which
addresses the relevant performance criteria under Clause 13.4.6 (P1).
A2 P2
The Council’s General Manager has provided Stormwater discharge flows from the
written advice that the public stormwater system subdivision are mitigated to a level that the
has the capacity to accommodate the public stormwater system can accommodate,
stormwater discharge from the subdivision. having regard to:
(b) stormwater flow paths both internal and

external to the site;
(c) the topography of the site;
(d) the characteristics of the site, including

rainfall;
(e) the development of the site;
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
(f) the additional runoff from the subdivision

development and likely future
development of the land; and
(g) any onsite storage devices, detention

basins or other water sensitive urban
design techniques within the subdivision.
Response
Council’s General Manager has not provided written advice that the public stormwater
system has the capacity to accommodate the stormwater discharge from the proposed
subdivision. Therefore, assessment against the corresponding performance criteria is
required.
addresses the relevant performance criteria under Clause 13.4.6 (P2).
13.4.7 Water and sewerage services
Objective
To ensure each lot provides for appropriate water supply and wastewater disposal.
A1 P1
Each lot, or a lot proposed in a plan of Where reticulated water services are not
subdivision, must be connected to a reticulated proposed to be connected, it must be
water supply. demonstrated that the lots are in a locality
where reticulated services are not available or
capable of being connected.
Response
Each lot within the proposed subdivision has the capacity to connect to a reticulated water
supply which will be extended from the existing water main located along Windermere Road
to the north.
A2 P2
Each lot, or a lot proposed in a plan of Where reticulated sewerage services are not
subdivision, must be connected to a reticulated proposed to be connected, it must be
sewerage system. demonstrated that the lots are capable of
accommodating an on-site wastewater
management system for the intended use which
does not have unreasonable adverse
environmental impacts.
Response
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
There is no reticulated sewerage servicing the area. Therefore, assessment against the
corresponding performance criteria is required.
addresses Clause 13.4.7 (P1).
13.4.8 Local natural values
Objective
o ensure that subdivision works minimise the impact on local natural values.
A1 P1
The subdivision does not include any road or Subdivision works must minimise the impact on
other works. the natural values of the site, having regard to:
(a) the need for the works;
(b) the location of the works;
(c) the significance of the natural values of the

site;
(d) the natural values of the area;
(e) any native vegetation and fauna habitats;

and
(f) the topography of the site.
Response
The proposed subdivision will include roads. Therefore, assessment against the
corresponding performance criteria is required.
It is submitted that the location of the roads and accesses required as part of the proposed
subdivision will minimise the impact on the natural values on the site with respect to the
performance criteria, on the following basis:
a) the works are required to facilitate access to each of the proposed lots within the
plan of subdivision;
b) the roads have been located within an area that comprises patches of cleared
agricultural land, regenerating cleared land and acacia and eucalypt woodland with
an extensive grassy understory. This area contains the least amount of dense
forested vegetation and is located a significant distance from the priority habitat
area. The area that is designated as the road reserve on the plan of subdivision
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
comprises approximately 8.5% of the site. However, the site coverage of the road,
crossovers and ‘table’ drainage is more likely to be approximately 6% when taking
into account the narrow width of the road and the nature strips between road
shoulders and the lot frontages. Therefore, the road and associated works will
occupy a minimal footprint within the setting in comparison to the total area of the
site;
c) d) and e) the most significant natural value of the site is the presence of the NME
which is located at the southern end of the site adjacent to Los Angelos Road. This
vegetation community is identified as a priority habitat under the planning scheme
overlay maps. No development will occur within the vicinity of the NME community.
The vegetation that encompasses the road corridor consists of cleared agricultural
land, regenerating cleared land and acacia and eucalypt woodland with an
expansive grassy understorey. In addition, the structure and health of the
vegetation is poor which is primarily attributed to the occurrence of grazing, dieback
and shallow soil structure. The composition of vegetation is therefore sparse and
irregular. The value of the vegetation to be removed as a fauna habitat is therefore
low, particularly with the presence of grazing activities.
Overall, the NVR concluded that the vegetation removal required to accommodate
the road and associated infrastructure is expected to have minimal impact on the
natural values of the area given the extent of vegetation that will be retained on the
subject site and within the surrounding area which will provide alternative habitat
for flora and fauna species.
d) the location of the road has been selected and designed in response to the
topography of the site. Specifically, the objective of the proposed road layout was
to avoid significant earthworks, avoid steep sections of road, avoid significant
vegetation removal and to ensure the road has a minimal visual impact within the
landscape. The main access road is aligned in a general north and south direction
and runs along a steeper section of the site. The secondary access road which
extends south-westward from the main access road will follow a natural valley, with
the shorter access road also following a flatter area of the site. The sections of the
road within the valley areas will minimise the visual impact of the road through
topographical buffering when viewed from key public areas.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
4.2 Bushfire-Prone Areas Code

A Bushfire Hazard Management Report (BHMR) has been prepared by Scott Livingston of
Livingston Natural Resource Services who is an accredited person within the meaning of
the Scheme. The BHMR addresses all the provisions of the Bushfire-Prone Areas Code
that are relevant to the proposed subdivision. Please refer to the BHMR which is contained
within Appendix D to assess compliance with this code.
4.3 Road and Railway Assets Code

A Traffic Impact Assessment has been prepared by Traffic and Civil Services which
addresses all the provisions of the Road and Railway Assets Code that are relevant to the
proposed subdivision. Please refer to the TIA which is contained within Appendix C to
assess compliance with this code.
4.4 Parking and Sustainable Transport Code

Pursuant to clause E6.2.1, the code applies to all use and development. The proposed
development relates to the subdivision of land. Table E6.1 requires 1 car parking space to
be provided per bedroom or 2 spaces per 3 bedrooms. In this instance, no residential
dwellings (or other uses) have been proposed.
Accordingly, the code is not considered applicable to the proposed subdivision pursuant to
clause 7.5.2 (b) of the Scheme on the basis that the code deals with a matter that is not
affected by the proposed subdivision.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
4.5 Scenic Management Code

An assessment against the Scenic Management Code has been provided within a separate
report which is contained within Appendix G.
4.7 Water Quality Code

addresses the relevant discretions within the water quality code.
4.8 Open Space Code

The open space code does not apply to subdivision of land for the creation of additional lots
within the Rural Living zone pursuant to clause E10.2.1 of the Scheme.
4.9 Development Plan Code

E19.3.1 Co-ordination of subdivision
Objective
To ensure that subdivision of land is co-ordinated with adjoining land, appropriately staged
and provided with infrastructure appropriately sized to ensure orderly development within
the Development Plan Code (DPC) area.
A1 P1
No acceptable solution. Subdivision layout is designed and developed

having regard to:
(a) co-ordination and integration with

development of the site and
surrounding land;
(b) an efficient, convenient pedestrian,

bicycle and road network, with
sufficient capacity to serve the site and
provide for necessary connections to,
and the development potential of
adjoining land and the need to provide
for public transport;
(c) the need to provide for public transport;
(d) provision of reticulated sewerage,

water and stormwater systems to serve
the site and provide for all necessary
connections to, and the development
potential of adjoining land;
(e) staging to allow a co-ordinated

approach to development of the site, so
as not to prejudice the timely and co-
ordinated development of adjoining
land within the Development Plan Code
(DPC) area.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Response
There is no acceptable solution. Therefore, assessment against the corresponding
performance criteria is required.
The proposed subdivision has been designed having to ensure large parcels of land to the
east and west are accessible should they be subdivided in the future in a coordinated and
integrated manner. All relevant infrastructure and services will be constructed to the
boundaries of the adjoining properties to ensure there is sufficient provision to services
these parcels. Please refer to the TIA which is contained within Appendix C to assess
compliance with this traffic matters relating to the standard.
5.0 Conclusion
Based on the assessment that has been provided, it is submitted that the proposed
subdivision meets all relevant provisions within the Scheme to support its approval for a
planning permit.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix A
Certificate of Title
34 Lot Subdivision
1056 Windermere Road, Sawn Bay
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
Date
DA 0636/2017 FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
Search Date: 24 Nov 2017 Search Time: 12:36 PM Volume Number: 174077 Revision Number: 01 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
Date
DA 0636/2017 RESULT OF SEARCH
RECORDER OF TITLES
SEARCH OF TORRENS TITLE

VOLUME FOLIO
174077 2
EDITION DATE OF ISSUE
1 06-Oct-2017
SEARCH DATE : 24-Nov-2017

SEARCH TIME : 12.35 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 2 on Sealed Plan 174077
Derivation : Part of 2560 Acres Gtd. to Matthias Gaunt & Part
of 850 Acres Gtd. to Robert De Little and William Douglas
Prior CT 168379/1
SCHEDULE 1
C215223 & M376254 TRANSFER to DEBORAH JANE MASTERS
Registered 05-Jun-2012 at noon
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
SP174077 EASEMENTS in Schedule of Easements
SP174077 FENCING COVENANT in Schedule of Easements
SP168379 FENCING COVENANT in Schedule of Easements
SP131086 & SP169576 FENCING PROVISION in Schedule of Easements
SP139576 COUNCIL NOTIFICATION under Section 83(5) of the Local
Government (Building and Miscellaneous Provisions)
Act 1993.
UNREGISTERED DEALINGS AND NOTATIONS

M667183 PRIORITY NOTICE reserving priority for 60 days
TRANSFER DEBORAH JANE MASTERS TO GREG CRICK NOMINEES
PTY LTD Lodged by CLARKE & GEE on 21-Nov-2017 BP:
M667183
Page 1 of 1
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
Date
DA 0636/2017 SCHEDULE OF EASEMENTS
RECORDER OF TITLES
Search Date: 24 Nov 2017 Search Time: 12:36 PM Volume Number: 174077 Revision Number: 01 Page 1 of 1
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix B
Subdivision Plan
34 Lot Subdivision
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix C
34 Lot Subdivision
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
GREG CRICK NOMINEES
SWAN BAY SUBDIVISION
TRAFFIC IMPACT ASSESSMENT

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Swan Bay Subdivision
TRAFFIC IMPACT ASSESSMENT

◼ Draft 2
◼ May 2018
Traffic & Civil Services

ABN 72617648601
22 Coniston Place
TREVALLYN
Launceston TAS 7250 Australia
P: +61 3 634 8168
M: 0456 535 746
E: Richard.burk@trafficandcivil.com.au
W: www.trafficandcivil.com.au
1|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Contents
1 Introduction 4
1.1 Background 4
1.2 Objectives 4
1.3 Scope of Traffic Impact Assessment (TIA) 4
1.4 References 5
2. Site Description 6
3. The Proposal, Planning Scheme and Road Owner Objectives 9
3.1 Description of Proposed Development 9
3.2 Council Planning Scheme 9
3.3 Council Structure and Network System Plans 10
3.4 Local Road Network Objectives 11
3.5 State Road Network Objectives 11
4. Existing Conditions 12
4.1 Transport Network 12
4.2 Traffic Activity 13
4.3 Crash History 16
4.4 Services 17
4.5 Road Safety Review 17
5. Traffic Generation and Assignment 20
5.1 Traffic Growth 20
5.2 Trip Generation 20
5.3 Trip Assignment 21
6. Traffic Impact Analysis 23
6.1 Impact of traffic generated by the proposed development 23
6.2 Sight distance requirements 25
6.3 Proposed Windermere Road junction layout 28
6.4 Launceston Interim Planning Scheme 2015 31
6.5 Other Requirements 34
7. Recommendations and Conclusions 35
Appendix A ETH - Link Map 37
Appendix B Level of Service Descriptions 38
Appendix C ETH - Wind. junction analysis 39
Appendix D Wind - New junction analysis 43
Appendix E ETH Traffic Growth 45
2|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Document history and status
Revision Date issued Reviewed by Approved by Date approved Revision type

th th
1 20 November R Burk R Burk 20 November Draft 1
2017 2017
2 15th May 2018 R Burk R Burk 15th May 2018 Draft 2 – Changed lot layout
and access
Distribution of copies
Revision Copy no Quantity Issued to
Draft 1 1 1 George Walker 6tyº
Draft 2 1 1 George Walker 6tyº, Sam Haberle S Group
Printed: 15 May 2018
Last saved: 15 May 2018 05:21 PM

File name: Swan Bay Subdivision
Author: Richard Burk
Project manager: Richard Burk

Name of organisation: 6tyº George Walker
Name of project: Swan Bay Subdivision TIA
Name of document: Swan Bay Subdivision TIA

Document version: Draft
Project number: 17-008
3|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

1. Introduction
1.1 Background
In accordance with Launceston Planning Scheme requirements a Traffic Impact Assessment

(TIA) is required to be submitted with the development application for the proposed 34 lot
subdivision at 1056 Windermere Road Swan Bay by Greg Crick Nominees. The TIA must
provide details as follows:
◼ Anticipated additional traffic and pedestrian movements

◼ The significance of the impact of these movements on the existing road network
◼ Any changes required to accommodate the additional traffic
The TIA has been prepared based on Department of State Growth (DSG) guidelines.
1.2 Objectives
A Traffic Impact Assessment is a means for assisting in the planning and design of
sustainable development proposals that consider:
◼ Safety
◼ Capacity
◼ Equity and social justice
◼ Economic efficiency
◼ The environment
◼ Future development
This report considers traffic projections to 10 years beyond the opening of the development.
1.3 Scope of Traffic Impact Assessment (TIA)
This TIA considers in detail the impact of the proposal on the road network at the proposed
access locations and includes consideration of the impact on the Windermere Road junction
with the East Tamar Highway. The TIA also takes into consideration Council’s Development
Plan Code.
4|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

1.4 References
▪ Australian Standard AS 1742.9 – 2009 – Manual of uniform traffic control devices

Part 2: Traffic Control Devices for General use
▪ Austroads Guide to Road Design Part 4A: Unsignalised and Signalised Intersections
▪ Launceston Interim Planning Scheme 2015
o Code E4 - Road and Railway Assets
o Code E19 - Development Plan
▪ RTA Guide to Traffic Generating Developments – 2002
▪ Safe System Approach – Foundations, Infrastructure focussed solutions and Tools for
practitioners – ARRB 2017
5|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

2. Site Description
The proposed subdivision development site is at Eastern Hills, between the northern end of
Windermere Road and Los Angelos Road near Swan Bay.
The proposed subdivision accesses Windermere Road 1.1km west of the East Tamar
Highway junction. The Swan Bay turnoff from the East Tamar Highway is 18km north of
Launceston CBD. The site location and proposed subdivision layout are shown in the
following figures 1, 2 and 3.
Figure 1 - Location of proposed development shown highlighted
6|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 2 - Location of proposed development shown highlighted
7|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 3- Location of proposed development 1056 Windermere Road
8|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

3. Proposed Development, Planning Scheme

and Road Owner objectives
3.1 Description of Proposed Development
Greg Crick Nominees propose a 34 lot Rural Living subdivision at 1056 Windermere Road,
Swan Bay. The 33 of the lots are accessed from the northern end of Windermere Road about
1.1km west of the East Tamar Highway. Lot 1 (2.02 hectares) is proposed to directly access
Windermere Road 380m east of proposed subdivision access road.
The proposed subdivision site straddles Eastern Hills between Windermere Road to the north
and Los Angelos Road to the south and subdivides the land into typically 1hectare size lots.
The land is within a Scenic Protection zone.
The proposed road network consists of a main access road about 900m long with a roughly
east -west alignment intersected by a 400m long access road with a roughly north -south
alignment. There is also a short 200m access road. There is potential to extend the main
access road and short access road with further subdivision of adjoining land.
3.2 Council Planning Scheme

The proposed development involves land currently zoned Rural Living under the Launceston
Interim Planning Scheme 2015. See figure 4.
Figure 4 – Launceston Interim Planning Scheme 2015
9|P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

3.3 Councils Area Structure and Network System Plans
Figure 5 – Eastern Hills - Launceston Planning Scheme – within Development Plan

Code area, Scenic Management area and Priority Habitat area
Proposed Roads Proposed access to lot 1
10 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

3.4 Local Road Network Objectives

To ensure that safe and efficient roads are operated and maintained, and development is
provided for in an orderly manner in areas designated Development Plan Code see figure 5
and in accordance with the Launceston Interim Planning Scheme 2015.
3.5 State Road Network Objectives

To ensure safe and efficient operation is maintained.
The East Tamar Highway is a Category 1 State Road under the jurisdiction of the Department
of State Growth (DSG).
Road development affecting State Roads must be in accordance with the Road and Railway
Code E4 in the Launceston Interim Planning Scheme 2015.
11 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

4. Existing Conditions
4.1 Transport Network
The transport network adjacent to the proposal consists of the northern end of Windermere
Road, Los Angelos Road, John Lees Drive, various local access roads and the East Tamar
Highway.
The Windermere Road – East Tamar Highway route provides the most direct access to the
proposed site from Launceston. The highway is built to a high standard and is the shortest
route in terms of time and distance. It is estimated that 80% of traffic movements associated
with the proposal will involve left turns into and right turns out of the main subdivision road
with the primary origin and destination of greater Launceston area to the south, the major
population centre.
The Windermere Road / East Tamar Highway northern junction is a state road intersection.
The proposed subdivision road junction with Windermere Road would be a council road
intersection.
4.1.1 East Tamar Highway and junction with Windermere Road

The East Tamar Highway is a Category 1 Trunk Road in the State Road Hierarchy and carries
some 5,200 vehicles per day near the junction with Windermere Road. The East Tamar
Highway is a Limited Access Road and Gazetted B Double route (Charles Street Bridge to
Bell Bay Road).
Near Windermere Road the East Tamar Highway consists of two north and one south bound
lane. South of the John Lees Drive junction the East Tamar Highway widens to a “Two plus
One” treatment which includes median wire rope safety barrier. The posted speed limit for the
East Tamar Highway is 100km/hr.
All the infrastructure is to a high standard and in good condition.
4.1.2 Windermere Road

Windermere Road accesses the East Tamar Highway some 18km north of the Launceston
CBD. From the highway junction, Windermere Road makes a 13km loop to the west, south
and east until it junctions with John Lees Drive. It has a short-unsealed section (~2.5km) at
the north west side of the loop.
Windermere Road is essentially a sealed rural collector road with a traffic volume in the order
of 250 vehicles per day. The road has a 5m wide seal and is not line marked but is delineated
with guideposts, has minimal shoulders and a 70km/hr speed limit at the northern and
southern ends with a 50km/hr speed limit encompassing the Township of Windermere.
12 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

4.2 Traffic Activity
4.2.1 East Tamar Highway

A traffic survey was conducted by TCS on Thursday 9th Nov 2017 at the East Tamar
Highway / Windermere Road intersection.
Am Peak hour traffic movements

• South bound 362
• North bound 165

Total hourly count 527
Pm Peak hour traffic movements

• South bound 206
• North bound 307

As a guide annual average daily traffic is in the order of 10 times the peak hour traffic.
The counts provide evidence that the daily traffic volume on the northern end of Windermere
Road is in the order of 5,200 vehicles per day.
Figures 6 and 7 summarise count survey results.
ETH Nth -T means through traffic on the East Tamar Highway northern approach i.e south
bound through traffic on the highway.
13 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 6 - AM Peak Period 9th Nov 2017 (Thursday)
Turning Count Survey am peak

Thurday 9th Nov 2017 - Major Movements
60
50
40
Veh/5 min interval
30
ETH Nth - T
ETH Sth - T
20
10
Time of Day
Turning Count Survey am peak

Thursday 9th Nov 2017 - Minor Movements
3.5
3
Veh/5min interval
2.5
2
Wind - L
1.5
Wind - R
1
0.5 ETH Nth - R
0 ETH STH - L
Time of day
14 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 7 - PM Peak Period 9th Nov 2017 (Thursday)
Turning Count Survey pm peak

Thurday 9th Nov 2017 - Major Movements
45
40
35
30
Veh/5 min interval
25
20
ETH Nth - T
ETH Sth - T
15
10
Time of Day
Turning Count Survey pm peak

Thursday 9th Nov 2017 - Minor Movements
2.5
Veh/5min interval
1.5
Wind - L
1
Wind - R
0.5
ETH Nth - R
0 ETH STH - L
Time of day
15 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

A traffic survey was conducted by TCS on Thursday 9th Nov 2017 at the East Tamar
Highway / Windermere Road intersection.
Am Peak hour traffic movements
• Left onto ETH 4
• Right onto ETH 16
• Left off ETH 5
• Right off ETH 6

Pm Peak hour traffic movements

• Left onto ETH 2
• Right onto ETH 3
• Left off ETH 9
• Right off ETH 6

As a guide annual average daily traffic is in the order of 10 times the peak hour traffic.
The counts provide evidence that the daily traffic volume on the northern end of Windermere
Road is in the order of 250 to 300 vehicles per day.
4.3 Crash History
4.3.1 East Tamar Highway / Windermere Road junction
The DSG is supplied with reported crashes by Tasmania Police. The DSG maintains a crash
database from the crash reports which is used to monitor road safety, identify problem areas
and develop improvement schemes.
The 5year crash history for this site reveals 1 crash at the intersection involving property
damage only. The crash occurred in wet conditions, mid-afternoon.
4.3.2 Windermere Road (1.5km at the northern end)
The 5year crash history for the northern 7km of Windermere Road records no reported
crashes.
16 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

4.4 Services
Provisions for above and below ground services such as storm water, sewerage and water
reticulation have not been investigated as part of this report.
Overhead power supply exists on the southern side of Windermere Road at the proposed
junction site and it is noted that the supporting poles are clear of where the junction is
proposed.
4.5 East Tamar Highway and Windermere Road safety review
From an existing road safety review of the East Tamar Highway and Windermere Road the
following issues were identified:
4.5.1 East Tamar Highway – No provision for right turns into Windermere
and Magazine Roads
The East Tamar Highway does not provide right turn lanes for Magazine Road or
Windermere Road. These junctions are the responsibility of the Department of State Growth.
The highway traffic volume is ~5,200 vehicles per hour with 85th % speeds of 107km/hr in
each direction. The right turn volumes are very low for both junctions, but the highway is a
Category 1 road. Figure 8 shows the layout of the junctions.
Figure 8 - East Tamar Highway / Windermere Road / Magazine Road junctions
17 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Based on the Safe System Approach and using the Safe System Assessment framework
intersection crash risk is assessed as follows:
• Crash exposure is considered low (low highway and turning traffic) i.e. score 1/4
• Crash likelihood is considered medium (at grade facility with no provision for right
turns from the highway) i.e. score 3/4
• Crash severity is considered high (high speed traffic at grade) i.e. score 4/4
This amounts to a total score of 12/64 which is a low score and indicates a low risk.
The proposal will not change the crash risk score.
Management of the existing junctions is a DSG responsibility.
Windermere Road is a low speed (70Km/hr), low volume (250-300 vehicles per day) rural
sealed road. Delineation is provided with guideposts. There are no provisions for pedestrians
or cyclists. There is evidence of shoulder widening at some junctions for school buses. The
5year crash history for the northern 7km of Windermere Road records no reported crashes.
Figure 9 summarises results of a safe system assessment of the existing situation. The total
score of 28/448 is considered a safe score.
The proposed junction is 40m offset to the east of the Aquila Drive junction. This is normally
an undesirable offset as the right turners into each side road potentially conflict with each
other. In this case however this is not a concern because the right turn volumes into Aquila
Drive are very low and the 40m separation is sufficient to allow one right turner from each
direction to use the space at the same time.
The intersection crash exposure and likelihood scores are assessed to increase from 1 to 2 due
to the proposal, having the effect of increasing intersection crash risk from 1 to 4 out of 64
and increasing the Safe System Assessment score from 28 to 31 /448, which is considered a
safe score.
Widened sealed shoulders are recommended for school buses at the new junction as indicated
in figure 17. The highest risk identified involves pedestrians, though the total risk score was
low at 8/64. Pedestrians crossing the road to and from school bus stops is possibly the main
pedestrian risk. Accordingly, where school buses stop, provision of pedestrian warning signs
should be considered.
18 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 9 - Windermere Road – northern 7km – Safe System Assessment
19 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

5. Traffic Generation and Assignment

This section of the report describes how traffic generated by the proposal is distributed within
the adjacent road network now (2017) and in ten years (2027).
5.1 Traffic Growth

5.1.1 East Tamar Highway
The historic annual compound growth rate is 2.0 %, see appendix E, and this is expected to
continue in the long-term due to ongoing development north of Dilston including:
• George Town to Low Head

• Low Head to Beechford
• Hillwood
• Mt Direction
• Swan Bay
• Further development of Eastern Hills
Department of State Growth traffic count records 3.63km north of Windermere Road indicate
an annual average daily traffic of 5,148 vehicles per hour as at May 2017.
The historic traffic growth rate is 2% and the 85th percentile speed of highway traffic is
107.8km/hr south bound and 107.2km/hr north bound within a 100km/hr speed limit.
5.1.2 Winderemere Road

Traffic will increase due to the proposal. No allowance is made for development by others.
5.1.3 Proposed Subdivision

It is assumed that traffic growth will be experienced as subsequent stages proceed. The
current proposal includes 33 lots accessing Windermere Road via the new collector road with
capacity for a further 6 lots to the east and 14 lots to the west. Design for the new junction
with Windermere Road should be based on 53 lots.
5.2 Trip Generation

Traffic generation rates are sourced from the RTA Guide to Traffic Generating Developments
2002.
For dwelling houses traffic generation rates are 9 daily trips per house with 0.85 peak hour
vehicle trips.
For 53 lots this amounts to 477 trips per day with 45 trips during the peak hour.
20 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

5.3 Trip Assignment

5.3.1 Subdivision Road to Windermere Road
This new junction will provide access to 36 lots with ultimate estimated future expansion
potential to 53 lots.
It is estimated that 80% of traffic generated by the subdivision will enter left in or depart right
out due to proximity of a high standard high speed direct route to the population centroid for
the northeast region i.e. Launceston. Figure 10 shows assigned traffic.
Figure 10 - Assigned Traffic at new subdivision junction
21 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

5.3.2 Windermere Road to East Tamar Highway
Background highway annual traffic growth of 2% has been assumed and projected
contribution of the new subdivision traffic assigned.
It is estimated that 80% of traffic generated by the subdivision will enter Windermere Road
left in or depart right at this junction, being a high standard high speed direct route to the
population centroid for the northeast region i.e. Launceston. Figure 11 shows assigned traffic.
Figure 11 - Assigned Traffic at ETH / Windermere Road junction
22 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

6. Impact on Road Network

6.1 Impact of traffic generated by the proposed development
This section considers the performance of the key road infrastructure in 2017 and compared
with estimated performance in 2027 based on background traffic growth of 2% annually and
the traffic generated by the proposed development. The new junction on Windermere Road
and the Windermere Road / East Tamar Highway junctions are considered the most important
to analyse. Both junctions were analysed with the latest SIDRA 7 Intersection analysis
software.
6.1.1 Windermere Road – New Access Road junction
Windermere Road carries a low volume of traffic and the analysis confirms that all
movements will operate at Level of Service A in 2027 allowing for the projected increase in
traffic. Level of Service A essentially means uninterrupted flow and is the highest Level of
Service rating. See appendix B for definitions of the various Levels of Service.
Figure 12 summarises the results. Even with full development of the proposal by 2027,
delays at this junction will be negligible.
Figure 12 - Summary of the proposed Windermere Road junction analysis
23 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

6.1.2 East Tamar Highway – Windermere Road
Though East Tamar Highway carries around 5,200 vehicles per day, more than 10 times the
volume of traffic on Windermere Road, the volumes of traffic involved are relatively low and
analysis confirms that the proposal will also have minimal impact on this junction.
Some increase in delay with the right turn onto the East Tamar Highway is expected during
the am peak with city bound commuters suffering about 11 seconds more delay by 2027. This
is minor even though it pushes Level of Service for this movement from C into D. Level of
Service D on a side road is very acceptable. Figure 13 summarises the results. The analysis
provides evidence that the impact of the proposal should be minor and not cause any capacity
or safety issues.
Figure 13 – Summary of the East Tamar Highway / Windermere Road junction analysis
24 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

6.2 Sight Distance requirements
6.2.1 Windermere Road – New Road Junction

Windermere Road has a 70km/hr posted speed limit with a 55km/hr advisory speed from dusk
to dawn. See figure 14.
Figure 14 – 70km/hr speed limit on Windermere Road
The Launceston Interim Planning Scheme 2015 safe intersected sight distance (SISD)
requirement is 140m within a 70Km/hr zone. Available sight distance to the left and right of
the proposed access is 240m and 150m respectively so the proposed junction satisfies the
planning scheme acceptable solution requirement. See figures 15 and 16.
25 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 15 – Sight distance from junction looking right onto Windermere Road
The sight distance to

the right is 150m.
Figure 16 – Sight distance from junction looking left onto Windermere Road

the left is 240m.
26 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

6.2.2 Access to lot 1 directly onto Windermere Road
The proposal is to access lot 1 directly from Windermere Road as shown in figure 17.
Figure 17 – Proposed access to lot 1
Proposed widened
sealed shoulders to
provide for school
bus service.
The Launceston Interim Planning Scheme 2015 safe intersected sight distance (SISD)
requirement is 140m within a 70Km/hr zone. Available sight distance to the left and right of
the proposed access is 160m so the proposed access satisfies the planning scheme acceptable
solution requirement. See figures 18 and 19.
Figure 18 – Sight distance from access looking right onto Windermere Road

the right is 160m.
27 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 19 – Sight distance from access looking left onto Windermere Road

the left is 160m.A car
does not loose line of
sight in the slight dip
6.3 Proposed Windermere Road Junction layout
The standard of junction required is based on Austroads Guidelines which take into account
the standard of the road, speed limit and volume of through and side road traffic. Figure 20
shows the junction warrant . The red and blue dots indicate the type of treatment required for
the left and right turn movements from Windermere Road onto the new road respectively.
This is for the case of full development by 2027:
• The red dot indciates a BAL type left turn treatment is required.
• The blue dot indicates a BAR type right turn treatment is potentially required.
The basic left (BAL) is recommended to mimise delays for through traffic. A basic right
(BAR) is not considered necessary because the volume of right turn movements onto the new
road is very low.
28 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 20 – Austroads Junction Warrants
Type BAL junction is recommended based on the left turn

volume and through volume during the pm peak hour in 2027
• Major road traffic 30veh/hr (west bound only)

• Left turn volume
29veh/hr
Type BAR junction is not recommended based on the right

turn volume and through volume during the pm peak hour in
2027
• Major road traffic 67veh/hr

(west and east bound)
• Right turn volume
7veh/hr
29 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 21 shows the layout for a BAL. A 12m left turn radius is recommended to cater for
general access vehicles such as a 19m semitrailers.
The minimum length of parallel widened shoulder (P) is 10m in a 70km/hr zone with taper
length (A) of 30m. The widened shoulder should be sealed.The holding line should be set
back 5m from the centreline of Windermere Road.
Figure 21 – Austroads BAL junction layout
30 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

6.4 Launceston Interim Planning Scheme 2015
6.4.1 Road and Railway Code E4 requirements
• Section E4.5.1 Existing road accesses and junctions

Acceptable Solution A1 is not satisfied as movements onto a category 1 road where the
speed limit is more than 60km/hr must not increase by more than 10% or 10 movements
per day whichever is greater.
From section 5.3.2 – Figure 9 of this report, the right turn movement onto the East Tamar
Highway (cat 1 road) from Windermere Road will increase from 16 to 47 movements due
to the proposal. Other movements at the junction will also increase by more than 10%.
Performance Criteria P1 is satisfied as the increase is considered safe and will not have
any adverse impact on the efficiency of the road. See discussion in section 6.1.2 of this
report and figure 11 which summarises results of analysis. The proposal will have
minimal impact on the operation of the East Tamar Highway and the junction with
Windermere Road with most turning movements operating at Level of Service A.
• Section E4.6.1 Development adjacent to roads and railways
Acceptable solution A1.1 is satisfied as the development is more than 50m from the rail
network or a category one or two road.
• Section E4.6.2 Road accesses and junctions
Acceptable solution A1 is not satisfied as the proposal involves a new access and a
junction in an area subject to a speed limit of more than 60km/hr.
Performance Criteria P1 is satisfied as the traffic generated by the proposal will not
interrupt traffic flow, cause unacceptable delays or reduce the Level of Service
experienced by Windermere Road users. Section 6.1.1 of this report and figure 10
demonstrate that the proposed junction will operate at Level of Service A.
The proposal has potential to generate around 500 vehicle movement per day once fully
developed. 500 vehicle movements per day is a relatively low volume of traffic and
Windermere Road which currently only carries some 250 vehicles per day will easily be
able to absorb the increase. The proposal is also in keeping with similar development in
the area. The 70km/hr speed limit is considered appropriate to support the unfolding
Rural Living development and the proposal.
31 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

It is also noted that no reported crashes have been recorded on the northern 7km length of
Windemere Road over the last 5 years.
The proposal is a practical option for facilitating the development of Eastern Hills and
there are no other local roads suitable for access.
• Section E4.6.4 Sight distance at accesses, junctions and level crossings
Acceptable solution A1 is:
o satisfied for the proposed junction and lot 1 access, see section 6.2.1 and
6.2.2 of this report.
6.4.2 Development Plan Code (DPC) E19 requirements

• Section E19.3.1 Co-ordination of subdivision
No Acceptable solutions are nominated
Performance criteria P1 - Subdivision layout is designed and developed having regard to

items (a) to (e).
The following are considered satisfied from a traffic perspective for the following reasons:
(a) Co-ordination and integration with development of the site and the surrounding land.
o The proposed subdivision appears to take advantage of the topography of the

Eastern Hills area and provide suitable internal road network for access to the
proposed lots.
o The new junction with Windermere Road is very close to the junction with
Aquila Place on the other side of Windermere Road and some 40m further west.
In terms of operation the closeness of these junctions does not create conflict and
for the foreseeable future no specific traffic management is considered necessary,
see section 4.5.2 of this report.
(b) An efficient, convenient pedestrian, bicycle and road network with sufficient capacity
to serve the site and provide for necessary connections to, and the development
potential of adjoining land and the need to provide for public transport.
o There are 5 junctions with Windermere Road over 1.7km from and including the
East Tamar Highway and Swan Drive. The separation between junctions ranges
between 250 and 600m. See figure 22. There is no evidence of any footpaths or
any specific provision for pedestrians and cyclists though there is evidence of a
widened sealed shoulder on Windermere Road at the Swan Drive junction. The
proposal is consistent with this standard.
32 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

o Windermere Road is not considered suitable for pedestrian use due to the narrow
road width and lack of negotiable width for pedestrians to use in a 70km/hr speed
zone, which is a high-speed zone for pedestrians. The proposal is consistent with
this standard of provision.
o Windermere Road is considered suitable for cyclist use as the traffic volume is
very low, the road grades are relatively flat, and the routes are direct. The
proposal is consistent with this.
o Provision of widened sealed shoulders at major junctions along Windermere

Road to allow for school bus operators is considered appropriate and should be
provided both sides of Windermere Road at the proposed junction, see figure 17.
Figure 22 – Plan showing adjacent development and the proposed new road
(c) The need to provide for public transport
o Provision for school bus operations is recommended and hence satisfied as

discussed above. See figure 17. Such facilities make provision for other bus
operators.
(e) Staging to allow a co-ordinated approach to development of the site, so as not to

prejudice the timely and co-ordinated development of adjoining land within the DPC
area.
33 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

o The proposal involves 33 lots with possible road extensions. These extensions
could enable a further 20 lots and this provides opportunity for further co-
ordination subject to the DPC requirements.
6.4.3 Access road and internal traffic management

Internal junctions should cater for the design vehicle. A 19m semi-trailer is recommended as
the design vehicle.
6.5 Other requirements
6.5.1 Environmental
No adverse environmental impact is anticipated with the works required to retrofit the BAL
junction treatment on Windermere Road.
From a traffic impact perspective, the proposal is not considered to have a detrimental effect
in terms of:
• Noise, Vibration and Visual Impact
• Community Severance and Pedestrian Amenity
• Hazardous Loads, Air Pollution and Dust and Dirt – Accesses should be sealed to the
road reservation boundary to reduce risk of loose gravel spilling onto Windermere
Road and causing a hazard for cyclists and motorcyclists.
• Ecological Impacts and Heritage and Conservation
6.5.2 Street Lighting and Furniture

No need was identified for street lighting or street furniture.
34 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

7. Recommendations and Conclusions

This report has been prepared to assess the proposed 1056 Windemere Road subdivision at
Swan Bay by Greg Crick Nominees in accordance with Launceston Interim Planning Scheme
requirements.
It has been prepared following a review of available traffic and crash data, a Road Safety
Audit and Safe System Assessment, future growth projections for East Tamar Highway
traffic, standard codes and Austroads guidelines.
The findings are as follows:
7.1 Road Safety Audit
Road Safety Audit and Safe System Assessment of Windermere Road and the junction with
the East Tamar Highway identified no significant safety concerns.
7.2 Crash History
The crash history reveals no reported crashes in the northern 7km of Windermere Road.
7.3 Proposed new Windermere Road junction
The proposed junction is supported subject to the following recommendations:
Recommendation 1.: Provision of a BAL type junction layout as detailed in section 6.3 of
this report for a 19m semitrailer design vehicle within a 70km/hr speed zone
Recommendation 2.: Provision of widened sealed shoulders either side of Windermere

Road and the proposed junction to provide for school bus operators as described in section
4.5.2 of this report.
7.4 Impact on Windermere Road junction with the East Tamar Highway
Analysis shows the proposed development will increase use of the junction, however the
existing junction standard is adequate to cope with the increase and no changes to the junction
are considered necessary due to the proposal.
7.5 Proposed access to lot 1 on Windermere Road
The lot 1 access is acceptable in terms of sight distance and considered safe.
Recommendation 3.: Allow the construction of the proposed accesses in accordance with
Launceston City Council rural road access standards and sealed at least to the road
reservation boundary.
35 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

7.6 Launceston Interim Planning Scheme requirements
Section 6.4 of this report demonstrates how Road and Railway Code E4 and Development
Plan Code E19 Performance Criteria are satisfied.
The proposal satisfies road network planning and development requirements and is not
designed to provide for pedestrians in keeping with the standard applied to Windermere Road
within the 70km/hr zone.
Summary
This traffic impact assessment identifies that the proposed junction should be built to a BAL
layout to allow for safe and efficient operation. The increased traffic resulting will have a
very minor impact on the operation of the Windermere Road junction with the East Tamar
Highway. The 70km/hr speed limit on the northern end of Windermere Road supports direct
access to lot 1.
Overall it has been concluded that subject to the recommendations contained in this report,
the Greg Crick Nominees proposal can operate safely and efficiently and is supported on
traffic grounds.
36 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix A – East Tamar Highway Link Map
37 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix B Level of Service Descriptions
38 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix C ETH – Wind. Rd junction analysis

Appendix C1 – 2017 am Peak
39 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix C2 – 2027 am Peak
40 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix C3 – 2017 pm Peak
41 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix C4 – 2027 pm Peak
42 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix D Wind. – New Rd junction analysis

Appendix D1 – 2027 am Peak
43 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix D2 – 2027 pm Peak
44 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Appendix E East Tamar Hwy Traffic Growth
45 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix D
Bushfire Hazard Management Report
34 Lot Subdivision
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Bushfire Hazard Management

Report:
1056 Windermere Road,

Swan Bay Subdivision
Report for: Greg Crick Nominees
Property Location: 1056 Windermere Road, Swan Bay
Prepared by: Scott Livingston

Livingston Natural Resource Services
12 Powers Road
Underwood, 7268
Date: 17th May 2018

Version 3
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Summary
Client: S Group obo Greg Crick Nominees


Property Current zoning: Rural Living
identification:
CT 174077/2 PID 3344511
Proposal: A 34 lot subdivision is proposed from an existing title at Windermere

Road, Swan Bay.
Assessment A field inspection of the site was conducted to determine the

comments: Bushfire Risk and Attack Level.
A 34 lot subdivision is proposed from the existing title at 1056

Conclusion: Windemere Road, Swan Bay, (CT 174077/2). The area is bushfire prone,
being less than 100m from vegetation greater than 1ha in size.
There is sufficient area on all lots to provide for a BAL 19 building area
for any future habitable dwellings and associated infrastructure.
Subdivision roads must comply with the relevant elements of Table

E1 Roads from the Interim Planning Directive No. 1.1 Bushfire-Prone
Areas Code.
Access to all lots must comply with the relevant elements of Table E2
Access from the Interim Planning Directive No. 1.1 Bushfire-Prone
Areas Code.
The subdivision may be serviced by a reticulated supply, new

hydrants within the subdivision must be installed to the standards
listed in Table 4 of the Interim Planning Directive No. 1.1 Bushfire-
Prone Areas Code. If buildings are greater than 120m as the hose lays
from a hydrant, a static water supply must be installed to the
standards listed in Table 4 of the Interim Planning Directive No. 1.1
Bushfire-Prone Areas
Assessment
by: ______________________________
Scott Livingston,
Master Environmental Management,
Natural Resource Management Consultant.
Accredited Person under part 4A of the Fire Service Act 1979:
Accreditation # BFP-105.
Bushfire Report ii Livingston Natural Resource Services

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Contents
DESCRIPTION ...................................................................................................................... 1
BAL AND RISK ASSESSMENT .............................................................................................. 1
ROADS ................................................................................................................................ 5
PROPERTY ACCESS.............................................................................................................. 6
FIRE FIGHTING WATER SUPPLY .......................................................................................... 7
CONCLUSIONS ................................................................................................................... 11
REFERENCES ..................................................................................................................... 11
APPENDIX 1 – MAPS.......................................................................................................... 12
APPENDIX 2 – PHOTOS ...................................................................................................... 15
APPENDIX 3 – BHMP........................................................................................................ 17
CERTIFICATE UNDER S51(2)(d) LAND USE PLANNING AND APPROVALS ACT
1993...................................................................................................................................... 20
CERTIFICATE OF QUALIFIED PERSON – ASSESSABLE ITEM ................................ 25
LIMITATIONS
This report only deals with potential bushfire risk and does not consider any other potential
statutory or planning requirements. This report classifies type of vegetation at time of
inspection and cannot be relied upon for future development or changes in vegetation of
assessed area.
Bushfire Report iii Livingston Natural Resource Services

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
DESCRIPTION
A 34 lot subdivision is proposed from the existing title at 1056 Windermere Road, Swan Bay (CT
174077/2). The property is zoned as Rural Living under the Launceston Interim Planning
Scheme 2015. The existing title is approximately 53ha in area and has no existing dwelling
located on it. The vegetation on the title is a mixture of grassland, forest and woodland.
Surrounding land is a mosaic of forest, woodland and grassland.
See Appendix 1 for maps and site plan, Appendix 2 for photos
BAL AND RISK ASSESSMENT
The land is considered to be within a Bushfire Prone Area due to proximity of bushfire prone
vegetation, greater than 1 ha in area.
VEGETATION AND SLOPE
North East South West

Vegetation,
0-100m
within 100m 0-100m 0-100m managed
grassland/ 0-100m forest
Subdivision forest/grassland land
woodland/forest
boundaries
Slope Down slope 0-5o Down slope 0-10o Down slope 10- Down slope 0-5o
(degrees, over 15o
100m)
Slopes within the lot range up to 15o on multiple aspects.
BUILDING AREA BAL RATING
Setback distances for BAL Ratings have been calculated based on the vegetation that will
exist after development and management of land within the subdivision and have also
considered slope gradients.
No Build Areas shown on the Plan of subdivision have been excluded, other Planning Scheme
setbacks may need to be applied and exceed the requirements of this plan, other constraints
such as topography and on-site waste water have not been considered.
The BAL ratings applied are in accordance with the Australian Standard AS3959-2009,
Construction of Buildings in Bushfire Prone Areas, and it is a requirement that any habitable
building, or building within 6m of a habitable building be constructed to the BAL ratings
specified in this document as a minimum.
Bushfire Report 1 Livingston Natural Resource Services

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Bushfire Attack Level (BAL) Predicted Bushfire Attack & Exposure Level
BAL-Low Insufficient risk to warrant specific construction requirements
BAL-12.5 Ember attack, radiant heat below 12.5kW/m²
BAL-19 Increasing ember attack and burning debris ignited by windborne

embers together with increasing heat flux between 12.5-19kW/m²
embers together with increasing heat flux between 19-29kW/m²
embers together with increasing heat flux between 29-40kW/m²
BAL-FZ Direct exposure to flames radiant heat and embers from the fire
front
THE SETBACKS
BAL Rating: BAL 19
Hazard Management Grassland Woodland Forest

Areas
Upslope and flat 10m 15m 23m
Down slope 0-5o 11m 18m 27m
PROPOSED LOT BAL RATING
It is assumed lost within the subdivision will have retained vegetation as currently exists,
from grassland up to the level of forest, so sufficient setbacks to BAL 19 standards have
allowed for this to remain and management of fuels on adjoining lots and roadways is not
required. Future management of land within the subdivision may increase the available
building areas. All lots may also have building areas available at BAL 12.5 with increased
Hazard Management Areas.
BAL
Lot Setbacks
Rating
No build area on northern and southern boundary as per subdivision plan,
1 BAL 19
18m from western boundary, 15m from other boundaries
No build area on southern boundary, 18m from northern boundary, 15m
2 BAL 19
from other boundaries
No build area on northern boundary 18m from western boundaries, 15m
3 BAL 19
4 BAL 19
5 BAL 19

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
BAL
Lot Setbacks
Rating
6 BAL 19
7 BAL 19
8 BAL 19 18m from north boundary, 15m from other boundaries
9 BAL 19 18m from north boundary, 15m from other boundaries
18m from north boundary, 27m from southern boundary, 15m from other
10 BAL 19
boundaries
18m from north western and northern boundary, 27m from southern
11 BAL 19
boundary 15m from other boundaries
No build area on northern boundary , 18m from north western and
12 BAL 19
northern boundary, 15m from other boundaries
18m from north western and northern boundary, 15m from other
13 BAL 19
boundaries
18m from north eastern and north western boundary, 27m from south
14 BAL 19
eastern and south western boundaries
No build area on south eastern boundary, 18m from northeast and north
15 BAL 19
western boundary, 15m from other boundaries
No Build Zone western corner, 18m from northeast and north western
16 BAL 19
boundary, 15m from other boundaries
No Build Zone eastern section, 15m from northeast and north western
17 BAL 19 boundary, 27m from south eastern boundary, 18m from south western
boundary
15m from northeast and north western boundary, 27m from south
18 BAL 19
eastern and south western boundaries
19 BAL 19 No build zone southern portion, 23m from all other boundaries
20 BAL 19 27m from southern northeast boundary, 23m from other boundaries
18m from northern boundary, 27m from southern boundary, 23m from
21 BAL 19
western and eastern boundaries
22 BAL 19 18m from southern boundary, 15m from other boundaries
23 BAL 19 18m from eastern boundaries, 15m from all other boundaries
24 BAL 19 18m from all boundaries
25 BAL 19 18m from north western boundary, 15m from all other boundaries
18m from north western and north eastern boundaries, 15m from all
32 BAL 19
other boundaries
18m from north western and north eastern boundaries, 15m from all
34 BAL 19
other boundaries

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 1: Proposed Lots and BAL 19 building areas, indicative dwelling and access locations

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
ROADS
Subdivision roads must comply with the relevant elements of Table E1 Roads from the Interim Planning Directive No. 1.1 Bushfire-Prone Areas
Code. Note no roads within the subdivision are through roads, all are dead end /cul-de-sac and longer that 200m and therefore must meet
element (i-k).
Table E1: Standards for roads

Element Requirement
A. Roads Unless the development standards in the zone require a higher standard, the following apply:
(a) two-wheel drive, all-weather construction;
(b) load capacity of at least 20t, including for bridges and culverts;
(c) minimum carriageway width is 7m for a through road, or 5.5m for a dead-end or cul-de-sac road;
(d) minimum vertical clearance of 4m;
(e) minimum horizontal clearance of 2m from the edge of the carriageway;
(f) cross falls of less than 3 degrees (1:20 or 5%);
(g) maximum gradient of 15 degrees (1:3.5 or 28%) for sealed roads, and 10 degrees (1:5.5 or 18%) for
unsealed roads;
(h) curves have a minimum inner radius of 10m;
(i) dead-end or cul-de-sac roads are not more than 200m in length unless the carriageway is 7 metres in
width;
(j) dead-end or cul-de-sac roads have a turning circle with a minimum 12m outer radius; and
(k) carriageways less than 7m wide have ‘No Parking’ zones on one side, indicated by a road sign that complies with
Australian Standard AS1743-2001 Road signs-Specifications.
(l) carriageways less than 7m wide have ‘No Parking’ zones on one side, indicated by a road sign that
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PROPERTY ACCESS
Access to all lots must comply with the relevant elements of Table E2 Access from the Interim Planning Directive No. 1.1 Bushfire-Prone Areas
Code. Note some internal lots have building areas in excess of 200m from road frontage and if dwellings or water supply are in those areas they
will be required to meet element D.
Table E2: Standards for Property Access

Column 1 Column 2
Element Requirement
A. Property access length is less There are no specified design and construction requirements.
than 30 metres; or access is
not required for a fire
appliance to access a water
connection point.
B. Property access length is 30 The following design and construction requirements apply to property access:
metres or greater; or access (1) All-weather construction;
for a fire appliance to a water (2) Load capacity of at least 20 tonnes, including for bridges and culverts;
connection point. (3) Minimum carriageway width of 4 metres;
(4) Minimum vertical clearance of 4 metres;
(5) Minimum horizontal clearance of 0.5 metres from the edge of the carriageway;
(6) Cross falls of less than 3 degrees (1:20 or 5%);
(7) Dips less than 7 degrees (1:8 or 12.5%) entry and exit angle;
(8) Curves with a minimum inner radius of 10 metres;
(9) Maximum gradient of 15 degrees (1:3.5 or 28%) for sealed roads, and 10 degrees (1:5.5 or 18%) for unsealed
roads; and
(10) Terminate with a turning area for fire appliances provided by one of the following:
(a) A turning circle with a minimum inner radius of 10 metres; or
(b) A property access encircling the building; or
(c) A hammerhead “T” or “Y” turning head 4 metres wide and 8 metres long.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
C. Property access length is 200 The following design and construction requirements apply to property access:
metres or greater. (1) The Requirements for B above; and
(2) Passing bays of 2 metres additional carriageway width and 20 metres length provided every 200 metres.
D. Property access length is The following design and construction requirements apply to property access:
greater than 30 metres, and (1) Complies with Requirements for B above; and
access is provided to 3 or (2) Passing bays of 2 metres additional carriageway width and 20 metres length must be provided every 100 metres.
more properties.
FIRE FIGHTING WATER SUPPLY
The subdivision will be serviced by a reticulated supply, existing hydrants along Windemere road may service building areas on lots 1-3,
dependant on final location of buildings. New hydrants if within the subdivision must be installed to the standards listed in Table 4 of the Interim
Planning Directive No. 1.1 Bushfire-Prone Areas Code.
Table E4 Reticulated water supply for fire fighting

Element Requirement
A. Distance between The following requirements apply:
building area to be
(a) the building area to be protected must be located within 120m of a fire hydrant; and
protected and water
supply. (b) the distance must be measured as a hose lay, between the fire fighting water point and the furthest
part of the building area.
B. Design criteria for fire The following requirements apply:
hydrants
(a) fire hydrant system must be designed and constructed in accordance with TasWater Supplement
to Water Supply Code of Australia WSA 03 – 2011-3.1 MRWA 2nd Edition; and
(b) fire hydrants are not installed in parking areas.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
C. Hardstand A hardstand area for fire appliances must be:

(a) no more than 3m from the hydrant, measured as a hose lay;
(b) no closer than 6m from the building area to be protected;
(c) a minimum width of 3m constructed to the same standard as the carriageway; and
(d) connected to the property access by a carriageway equivalent to the standard of the property access.
Where buildings are greater than 120m as the hose lays from an existing or new hydrant, a static water supply must be installed to the standards
listed in Table 4 of the Interim Planning Directive No. 1.1 Bushfire-Prone Areas Code
Column Column 2
1
Element Requirement
A. Distance between The following requirements apply:
building area to be a) The building area to be protected must be located within 90 metres of the water connection
protected and water point of a static water supply; and
supply b) The distance must be measured as a hose lay, between the water point and the furthest part of
the building area.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Column Column 2
1
Element Requirement
B. Static Water Supplies A static water supply:
a) May have a remotely located offtake connected to the static water supply;
b) May be a supply for combined use (fire fighting and other uses) but the specified minimum quantity
of fire fighting water must be available at all times;
c) Must be a minimum of 10,000 litres per building area to be protected. This volume of water must
not be used for any other purpose including fire fighting sprinkler or spray systems;
d) Must be metal, concrete or lagged by non-combustible materials if above ground; and
e) If a tank can be located so it is shielded in all directions in compliance with Section 3.5 of AS 3959-
2009, the tank may be constructed of any material provided that the lowest 400 mm of the tank
exterior is protected by:
(i) metal;
(ii) non-combustible material; or
(iii) fibre-cement a minimum of 6 mm thickness.
C. Fittings, pipework and Fittings and pipework associated with a water connection point for a static water supply must:
accessories (including (a) Have a minimum nominal internal diameter of 50mm;
stands and tank (b) Be fitted with a valve with a minimum nominal internal diameter of 50mm;
supports) (c) Be metal or lagged by non-combustible materials if above ground;
(d) Where buried, have a minimum depth of 300mm (compliant with AS/NZS 3500.1-2003 Clause 5.23);
(e) Provide a DIN or NEN standard forged Storz 65 mm coupling fitted with a suction
washer for connection to fire fighting equipment;
(f) Ensure the coupling is accessible and available for connection at all times;
(g) Ensure the coupling is fitted with a blank cap and securing chain (minimum 220 mm length);
(h) Ensure underground tanks have either an opening at the top of not less than 250 mm diameter or a
coupling compliant with this Table; and
(i) Where a remote offtake is installed, ensure the offtake is in a position that is:
(i) Visible;
(ii) Accessible to allow connection by fire fighting equipment;
(iii) At a working height of 450 – 600mm above ground level; and
(iv) Protected from possible damage, including damage by vehicles

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Column Column 2
1
Element Requirement
D. Signage for static water The water connection point for a static water supply must be identified by a sign permanently fixed to
connections the exterior of the assembly in a visible location. The sign must
(a) comply with: Water tank signage requirements within AS 2304-2011 Water storage
tanks for fire protection systems; or
(b) comply with water tank signage requirements within Australian Standard AS 2304-2011
Water storage tanks for fire protection systems; or
(c) comply with the Tasmania Fire Service Water Supply Signage Guideline published by the
Tasmania Fire Service.
E. Hardstand A hardstand area for fire appliances must be provided:
(a) No more than three metres from the water connection point, measured as a hose lay
(including the minimum water level in dams, swimming pools and the like);
(b) No closer than six metres from the building area to be protected;
(c) With a minimum width of three metres constructed to the same standard as the
carriageway; and
(d) Connected to the property access by a carriageway equivalent to the standard of the
property access.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
CONCLUSIONS
A 34 lot subdivision is proposed from the existing title at 1056 Windemere Road, Swan Bay, (CT
174077/2). The area is bushfire prone, being less than 100m from vegetation greater than 1ha
in size.
There is sufficient area on all lots to provide for a BAL 19 building area for any future habitable
dwellings and associated infrastructure.
Subdivision roads must comply with the relevant elements of Table E1 Roads from the Interim
Access to all lots must comply with the relevant elements of Table E2 Access from the Interim
The subdivision may be serviced by a reticulated supply, new hydrants within the subdivision
must be installed to the standards listed in Table 4 of the Interim Planning Directive No. 1.1
Bushfire-Prone Areas Code. If buildings are greater than 120m as the hose lays from a hydrant,
a static water supply must be installed to the standards listed in Table 4 of the Interim
Planning Directive No. 1.1 Bushfire-Prone Areas
REFERENCES
Launceston Council (2015) Launceston Interim Planning Scheme.

Standards Australia. (2009). AS 3959-2009 Construction of Buildings in Buhfire Prone Areas.
Planning Commission (2017), Draft Planning Directive No. 5.1 Bushfire-Prone Areas Code
(issued as Interim Planning Directive No. 1.1))
Bushfire Report 11 Livingston Natural Resource

Services
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX 1 – MAPS
Figure 2: Location

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 3: Aerial Image

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 4: Proposed Subdivision Plan

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX 2 – PHOTOS
Photos Scott Livingston 13/9/2017
Figure 5: Silver wattle regrowth on the northern portion of the property.
Figure 6: regrowth eucalypt forest on upper slopes

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 7: cleared areas and eucalypt woodland.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX 3 – BHMP
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
CODE E1 – BUSHFIRE-PRONE AREAS CODE
CERTIFICATE1 UNDER S51(2)(d) LAND USE PLANNING AND

APPROVALS ACT 1993
1. Land to which certificate applies2
Land that is the Use or Development Site that is relied upon for bushfire hazard
management or protection.
Name of planning scheme or instrument: Launceston Interim Planning Scheme 2015
Street address: 1056 Windermere Road, Swan Bay
Certificate of Title / PID: CT 174077/2 PID 3344511
Land that is not the Use or Development Site that is relied upon for bushfire hazard
management or protection.
Street address:
Certificate of Title / PID:
2. Proposed Use or Development
Description of Use or Development:
(Provide a brief description of the proposed use or development; including details of scale, siting and context.)
A 34 lot subdivision and associated infrastructure from 1 existing title.
Code Clauses3:
❑ E1.4 Exempt Development ❑ E1.5.1 Vulnerable Use
❑ E1.5.2 Hazardous Use  E1.6.1 Subdivision
1
This document is the approved form of certification for this purpose, and must not be altered from its original form.
2
If the certificate relates to bushfire management or protection measures that rely on land that is not in the same lot as the site
for the use or development described, the details of all of the applicable land must be provided.
3
Indicate by placing X in the corresponding ❑ for the relevant clauses of E1.0 Bushfire-prone Areas Code.
Certificate: Bushfire-Prone Areas Code v3.0 Page 20

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
3. Documents relied upon4
Documents, Plans and/or Specifications
Title: Plan of Subdivision
Author: Cohen and Associates P/L
Date: 1/5/2018 Version: F
Bushfire Hazard Report
Title: Bushfire Hazard Management Report, 1056 Windermere Road Subdivision v3
Author: Scott Livingston
Date: 17/5/2018 Version: 3
Bushfire Hazard Management Plan
Title: Bushfire Hazard Management Plan, 1056 Windermere Road v3
Author: Scott Livingston
Date: 17/5/2018 Version: 3
Other Documents
Title:
Author:
Date: Version:
4. Nature of Certificate5
4
List each document that is provided or relied upon to describe the use or development, or to assess and manage risk from
bushfire. Each document must be identified by reference to title, author, date and version.
5
The certificate must indicate by placing X in the corresponding ❑ for each applicable standard and the corresponding
compliance test within each standard that is relied upon to demonstrate compliance to Code E1

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
❑ E1.4 – Use or development exempt from this code

Assessment Reference to Applicable
Compliance Requirement
Criteria Document(s)
❑ E1.4 (a) Insufficient increase in risk
❑ E1.5.1 – Vulnerable Uses

E1.5.1.1 Standards for vulnerable use
❑ E1.5.1.1 P1. Risk is mitigated
❑ E1.5.1.1 A2 BHMP
❑ E1.5.1.1 A3 Emergency Plan
❑ E1.5.2 – Hazardous Uses

E1.5.2.1 Standards for hazardous use
❑ E1.5.2.1 P1. Risk is mitigated
❑ E1.5.2.1 A2 BHMP
❑ E1.5.2.1 A3 Emergency Plan
 E1.6.1 – Development standards for subdivision

E1.6.1.1 Subdivision: Provision of hazard management areas
Hazard Management Areas are
❑ E1.6.1.1 P1.
sufficient to mitigate risk
❑ E1.6.1.1 A1. (a) Insufficient increase in risk
Bushfire Hazard Management Plan,

 E1.6.1.1 A1. (b) Provides BAL 19 for all lots 1056 Windermere Road
Subdivision v3

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
5. Bushfire Hazard Practitioner6

❑ E1.6.1.1 A1. (c) Consent for Part 5 Agreement
E1.6.1.2 Subdivision: Public and fire fighting access

Access is sufficient to mitigate
❑ E1.6.1.2 P1.
risk

Access complies with Tables E1,
 E1.6.1.2 A1. (b) 1056 Windermere Road
E2 & E3
Subdivision v3
E1.6.1.3 Subdivision: Provision of water supply for fire fighting purposes


Reticulated water supply complies
× E1.6.1.3 A1. (b) 1056 Windermere Road
with Table E4
Subdivision v3
Water supply consistent with the

❑ E1.6.1.3 A1. (c)
objective

Static water supply complies with
 E1.6.1.3 A2. (b) 1056 Windermere Road
Table E5
Subdivision v3
Static water supply is consistent

❑ E1.6.1.3 A2. (c)
with the objective
6
A Bushfire Hazard Practitioner is a person accredited by the Chief Officer of the Tasmania Fire Service under Part IVA of Fire
Service Act 1979. The list of practitioners and scope of work is found at www.fire.tas.gov.au.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Name: Scott Livingston Phone No: 0438 951 201
Address: 12 Powers Rd Fax No:
Underwood Email scottlivingston.lnrs@gmail.com

Address:
Tasmania 7268
Accreditation No: BFP – 105 Scope: 1, 2, 3A, 3B, 3C
6. Certification7
I, certify that in accordance with the authority given under Part 4A of the Fire Service Act 1979 –
The use or development described in this certificate is exempt from application of Code E1 –
Bushfire-Prone Areas in accordance with Clause E1.4 (a) because there is an insufficient
increase in risk to the use or development from bushfire to warrant any specific bushfire ❑
protection measure in order to be consistent with the objectives for all the applicable
standards identified in Section 4 of this Certificate.
or
There is an insufficient increase in risk from bushfire to warrant the provision of specific
measures for bushfire hazard management and/or bushfire protection in order for the use or
❑
development described to be consistent with the objective for each of the applicable
standards identified in Section 4 of this Certificate.
and/or
The Bushfire Hazard Management Plan/s identified in Section 4 of this certificate is/are in
accordance with the Chief Officer’s requirements and can deliver an outcome for the use or

development described that is consistent with the objective and the relevant compliance test
for each of the applicable standards identified in Section 4 of this Certificate.
Signed:
certifier
Date: 17/5/2018 Certificate No: SRL17/53S3
7
The relevant certification must be indicated by placing X in the corresponding ❑.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
CERTIFICATE OF QUALIFIED PERSON – ASSESSABLE Section 321

ITEM
To: Greg Crick Nominees Owner /Agent
47 Invermay Road
7248
Address
Suburb/postcode
Form 55
Invermay
Qualified person details:
Qualified Scott Livingston
person:
Address: 12 Powers Road Phone No: 0438 951 021
Underwood Fax No:
Licence No: BFP-105 Email address: scottlivingston.lnrs@gmail.com
Qualifications (description from Column 3 of the

Director's Determination - Certificates
and Insurance Accredited Bushfire Assessor by Qualified Persons for Assessable
details: Items
BFP 105, 1,2,3A,3B, 3C
Speciality area Bushfire Assessment (description from Column 4 of the

Director's Determination - Certificates
of expertise: by Qualified Persons for Assessable
Items)
Details of work:
Address: 1056 Windermere Road Lot No: 1-34
Swan Bay Certificate of title No: 174077/2
The Bushfire Attack Level (BAL) (description of the assessable item being
certified)
assessable Assessable item includes –
item related to - a material;
- a design
this certificate: - a form of construction
- a document
- testing of a component, building
system or plumbing system
- an inspection, or assessment,
performed
Certificate details:
Certificate Bushfire Hazard (description from Column 1 of Schedule
1 of the Director's Determination -
type: Certificates by Qualified Persons for
Assessable Items n)
This certificate is in relation to the above assessable item, at any stage, as part of - (tick one)
25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
building work, plumbing work or plumbing installation or demolition work: X
or
a building, temporary structure or plumbing installation:
In issuing this certificate the following matters are relevant –

Documents: Bushfire Attack Level Assessment Report and Bushfire Hazard
Management Plan, (Livingston Natural Resource Services, 27th October
2017)
Relevant NA
calculations:
Australian Standard 3959

• Interim Planning Directive No.1.1
• Building Amendment Regulations 2016
• Director of Building Control, Determination
• Application of Requirements for Building in Bushfire Prone Areas.
(Aug 2017)
• Guidelines for development in bushfire prone areas of Tasmania
Substance of Certificate: (what it is that is being certified)
1. Assessment of the site Bushfire Attack Level (BAL) to Australian Standards

3959
2. Bushfire Hazard Management Plan
26
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Scope and/or Limitations
I certify the matters described in this certificate.

Signed: Certificate No: Date:
Qualified person: SRL17/56S3 17/5/2018
27
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix E
34 Lot Subdivision
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Report for: Greg Crick Nominees
Property Location: 1056 Windermere Road, Swan Bay
Prepared by: Scott Livingston

Livingston Natural Resource Services
12 Powers Road
Underwood, 7268
Date: 17th May 2018

Version 3
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Greg Crick Nominees Pty Ltd

Client:
Property The property is located on Windermere Road, Swan Bay.

identification Current zoning is Rural Living, (Launceston Interim Planning Scheme
2015).
CT 174077/2 (53.15 ha), PID 3344511
1056 Windermere Road, Swan Bay.
Proposal: A 34 lot subdivision and associated subdivision roads are planned for
land at 1056 Windermere Road, Swan Bay.
Under the Launceston Interim Planning Scheme 2015, consideration

Assessment of the impact on natural values is required. Impacts of the
comments: development proposal on watercourses is also assessed under the
Water Quality Code. A field inspection was conducted on the 13th
September 2017, with a partial re inspection on 23rd February 2018 ,
the site had also been assessed on 28th April 2015. These field
assessments were used to confirm or otherwise the desktop study
findings. This report summarises the findings of the desktop and field
assessment.
Assessment by:
Scott Livingston,
Master Environmental Management,

Forest Practices Officer (Planning)
Natural Resource Management Consultant.
Natural Values Report Livingston Natural Resource Services

i
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Contents
INTRODUCTION ................................................................................................................... 1
METHODS ........................................................................................................................... 1
DESCRIPTION ...................................................................................................................... 2
NATURAL VALUES .............................................................................................................. 2
WATER COURSES .............................................................................................................. 14
PROPOSED DEVELOPMENT- CLEARING OF VEGETATION ................................................... 15
PROPOSED DEVELOPMENT- WATER QUALITY .................................................................. 16
POTENTIAL ENHANCEMENT OF NATURAL VALUES ........................................................... 17
CONCLUSIONS ................................................................................................................... 17
REFERENCES ..................................................................................................................... 18
Launceston Council. (2015). Launceston City Council Interim Planning Scheme ......... 18
APPENDIX 1 – MAPS.......................................................................................................... 19
APPENDIX 2 – PHOTOS ...................................................................................................... 26
APPENDIX 3 –FLORA SPECIES LIST ................................................................................... 33
Figure 1: Location Map ........................................................................................................... 19

Figure 2: Vegetation (TasVeg 3.0) .......................................................................................... 20
Figure 3: Vegetation Communities revised ............................................................................. 21
Figure 4: Post development Vegetation ................................................................................... 22
Figure 5: indicative hazard management zones and access ..................................................... 23
Figure 6: road watercourse crossing ........................................................................................ 24
Figure 7: Plan of Subdivision .................................................................................................. 25
Figure 8: small waterhole on northern portion of the property ................................................ 26
Figure 9: Silver wattle regrowth on the northern portion of the property. .............................. 26
Figure 10: regrowth eucalypt forest on upper slopes ............................................................... 27
Figure 11: cleared areas and eucalypt woodland. .................................................................... 27
Figure 12: Looking north east towards mixed land use of grassland land and regrowth lower
slopes........................................................................................................................................ 28
Figure 13: regrowth wattle on upper slopes. ............................................................................ 28
Figure 14: mid slopes posed lots 28 and 32. Grassland in foreground with scrub in
background ............................................................................................................................... 29
Figure 15: existing entrance, Windemere Road ....................................................................... 30
Figure 16: water course at road crossing point ........................................................................ 30
Figure 17: vegetation in vicinity of subdivision road crossing ................................................ 31
Figure 18: dam on watercourse Lots 3-4 ................................................................................. 31
Figure 19: existing watercourse crossing, Windemere Road................................................... 32

ii
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
INTRODUCTION
The title (CT 174077/2, 53ha) is located at 1056 Windermere Road, Swan Bay. Current
zoning is Rural Living (Launceston Interim Planning Scheme, 2015) and a section on the
southern boundary is mapped as Priority Habitat.
A 34 lot subdivision is proposed for approximately the title. Under the Launceston Interim
Planning Scheme 2015, consideration of the impact on natural values is required. The
proposed development is also assessed against the Water Quality Code.
An initial desktop assessment was undertaken followed by a field inspection on the 13th
September 2017 to confirm or otherwise the desktop study findings. A revised Natural
Values Atlas Report was access on 28/2/2018. This report summarises the findings of the
desktop and field assessment.
METHODS
A Natural Values report was accessed from the DPIWE website on 11/9/2017 and an updated
report on 28/2/2018. This report covers know sightings within 5km and fauna species whose
predicted range boundaries overlay the site. The Forest Practices Authority Biodiversity
Values database was also accessed on 12/9/2017 to assess eagle nest probability and mature
habitat classes.
A site visit on 13th September 2017 was undertaken by Scott Livingston. The site inspection
concentrated on the immediate vicinity of the priority habitat/ threatened vegetation
community, but all areas of the proposed subdivision were assessed. The assessment the site
was inspected with a spaced wandering meander technique, with all areas of variation within
the site vegetation inspected.
The survey was conducted in early September, which is prior to the peak flowering period of
many flora species. No survey can guarantee that all flora will be recorded in a single site visit
due to limitations on seasonal and annual variation in abundance and the presence of
material for identification. While all significant species known to occur in the area were
considered, species such as spring or autumn flowering orchids may have been overlooked. A
sample of all vegetation communities, aspects and variations in understory types was
achieved.
All mapping and Grid References in this report use GDA 94, Zone 55, with eastings and
northings expressed as 6 & 7 digits respectively.
Flora taxonomy nomenclature used is consistent with Census of Vascular Plants of

Tasmania, Tasmanian Herbarium 2015, From Forest to Fjaeldmark, Descriptions of
Tasmania's Vegetation (Edition 2) Harris & Kitchener, 2005, Little Book of Common Names
for Tasmanian Plants, Wapstra et al.

1
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
DESCRIPTION
The title is bound to the north by Windermere Road. The eastern, western and southern
boundaries are bound by adjoining farm land and forest, apart from a small section on the
southern boundary which is bound by Los Angelos Road.
The land slopes from approximately 140m ASL on the eastern boundary down to 60m ASL at
the northern boundary and to 40m ASL on the southern boundary where it meets Los
Angelos Road. There are no existing dwellings on the title.
The property is used for grazing, although a large proportion of the property is vegetated.
Vegetation is predominately Eucalypt woodland, scrub and grassland, with forest on
southern slopes.
There are no threatened flora or threatened fauna species recorded on the title
(Department of Primary Industries, accessed 28/2/2018).
See Appendix 1 for maps and Appendix 2 for photos.
NATURAL VALUES
VEGETATION
TASVEG3.0 mapping shows the proposed lots to be predominately Eucalyptus amygdalina

forest and woodland on dolerite (DAD) with patches of cleared agricultural land (FAG),
Bursaria-Acacia woodland and scrub (NBA) on the northern boundary and a patch of the
threatened vegetation community Melaleuca ericifolia swamp forest (NME) on the southern
boundary in association with the creek.
The understorey of the forest areas ranges from grassy to scrubby. While remapping of
vegetation on the site has been undertaken, the delineation of boundaries within a complex
mosaic of past cleared land that is clearly agricultural land, to portions where that land is
regenerating, from occasional “paddock trees, to reasonably well stocked woodland over
pasture is neither precise or discernible on the ground.
Much of the land previously cleared land is regenerating in some form, and without micro
mapping differentiating between pasture (FAG) and regenerating land (FRG) is not feasible,
these two communities are shown as combed on maps and tables. Likewise obviously
regenerating land has been included in adjacent forest where applicable. The boundaries
between

2
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
A site assessment confirmed the existence of Melaleuca ericifolia swamp forest on the
southern boundaries, it also identified an area of Melaleuca ericifolia swamp forest along
the Windemere Road boundary (0.7 ha). Threatened vegetation communities cannot be
cleared without approval, except for boundary fencing. There are no requirements for
clearing for infrastructure or bushfire hazard management within these communities. In the
area of Swan Bay and the East Tamar more generally (NME) Melaleuca ericifolia swamp
forest, occurs in poorly drained areas and is often associated with regrowth after previous
land clearing, where the original community is likely to have been eucalypt forest with a
melaleuca understorey, this is particularly relevant to the Windemere Road patch, where a
melaleuca understory persist under adjacent eucalypt forests. Melaleuca ericifolia swamp
forest occurs in multiple patches on Saltwater Creek downstream of the property.
Revised
TasVeg 3.0
vegetation
Vegetation Community Mapped Area
mapping
(ha)
(ha)
(DAD) Eucalyptus amygdalina forest and woodland on dolerite 44.7 34.8
(FAG) Agricultural land 7.3
17.2
(FRG) Regenerating Cleared Land 0
(NAD) Acacia dealbata forest 0 0.2
(NBA) Bursaria - Acacia woodland and scrub 0.9 0
(NME) Melaleuca ericifolia swamp forest 0.3 1
(OAQ) water 0 0.1
53.2 53.2
While no formal assessment of vegetation condition was undertaken, in general the

vegetation on the north facing slopes has been impacted by grazing, wood harvest and
dieback, with significant numbers of dead trees and introduced grasses. The less disturbed
upper slopes are in better condition and the south facing slopes, that remain as forest with
minimal understorey clearing and grazing are in far better condition.
FLORA
The Natural Vales Atlas (Department of Primary Industries, accessed 28/2/2018) has no
records of threatened flora observations within 500m of the proposed lots. 17 threatened
flora species have been recorded within 5 km, see table 1.
An assessment of the proposed lots was undertaken, and no threatened flora species were
identified. An assessment conducted during flowering (late spring) may identify further
threatened flora species.
Of the 17 threatened species known form within 5km of the site, 9 are considered unlikely
to occur with no suitable habitat. 3 are likely only to occur in wet areas and are not likely to
be impacted by development. Blue pin cushion, leafy fire weed and spike centuary are all
known to survive in disturbed sites and if present are likely to have no significant impact on
the population by the proposed disturbance. Populations would be likely to remain viable in

3
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
these less developed sections of the lots as the species is found in partially disturbed
roadsides and pasture areas in the locality.
Roundleaf mint bush is unlikely to have been missed on site assessment and small leaf
glycine is most likely to occur on the southern slopes where no development is proposed.
FAUNA
The Natural Values Atlas has a record of a sighting (2004) of Tasmanian devil (Sarcophilus
harrisii), within 500m of the proposed lots. Table 1 includes suitable habitat for threatened
fauna species within 5km of the subject title (based on range boundaries and observations).
Likely habitat is present for Tasmanian devil, spotted tailed quoll and eastern barred
bandicoot across the majority of the proposed lots. The tussock grasses in the pasture areas
also provide potential habitat for the tussock skink. Saltwater Creek and stock dams may
provide suitable habitat for green and gold frog (Litoria raniformis) and australian grayling
(Prototroctes maraena).
Construction of dwellings and associated infrastructure will have an impact on suitable

habitat for these species. However, the surrounding land provides similar habitat and the
free ranging fauna species which possibly forage in the area will not be impacted to a great
extent. Similar to the flora species discussed above, the rocky nature of the title, and
therefore likely retention of undeveloped grassland/woodlands on portions of the lots, is
likely to preserve the majority of the potential fauna habitat. Construction of boundary
fences on lots has the potential to impact on fauna movement if game proof fencing is used.
The watercourses and waterholes are likely to provide habitat for the green and gold frog,
striped marsh frog and potentially the Australian grayling. No development is proposed
adjacent to watercourses with suitable Australian grayling habitat and no waterbodies
(stock dams) are likely to be impacted.
RAPTOR NESTS
Nest for both Aquila audax (wedge-tailed eagle) and Halaeetus leucogaster (white-bellied sea
eagle) have both been sited within 5000m, but none within 500m of the property. The
property has a mostly low (0-1/10) probability for Eagle Nest (FPA Model), with a small area
of medium probability (5/10) probability on the slopes above Salt Water Creek. Land within
1km to the east in the headwaters of Saltwater Creek also has areas of medium probability
for eagle nests (5-6/10). The intervening ridge would provide no line of sight to this area.
The property has a mature habitat rating of low in the Forest Practices Biodiversity Database,
indicating that the predominately regrowth eucalypt trees are unlikely to have significant
hollows development. 24% of land within 1km has medium mature habitat rating, with a small
section of this on the property in the vicinity of Saltwater Creek. No evidence of existing nests
or suitably sized hollows for masked owl was found on title.

4
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Table 1: Threatened Flora within 5km
Record Record
State National
Species Common Name within within Habitat Description Habitat suitability on property
Schedule Schedule
500m 5 km
In Tasmania, Austrostipa blackii is a species

of very near-coastal sites such as the
Austrostipa blackii crested speargrass r no yes margins of saline lagoons, creek outfalls and
vegetated dunes. Further inland, where the
species seems to grade into other species, it
occurs in open grassy woodlands. unlikely
Bolboschoenus Widespread in shallow, standing, sometimes
sea clubsedge r no yes
caldwellii brackish water, rooted in heavy black mud unlikely
Typically occurs in grassy woodlands and dry

sclerophyll forests dominated by black
peppermint (Eucalyptus amygdalina)or less
commonly white gum (Eucalyptus viminalis)
Brunonia australis blue pincushion r no yes
or stringybark (Eucalyptus obliqua).
elevations of between 10 and 350 metres.
sandy and gravelly alluvial soils with a
particular preference for ironstone gravels.
Flowers mid to late January Possible
Grows in wet eucalypt forest and sandy

Carex gunniana mountain sedge r no yes heathlands, by the sides of streams, littoral
sands and shingle with seepage. unlikely
It grows on a variety of substrates, mostly in

Glycine microphylla small-leaf glycine v no yes dampish eucalypt forest and woodland,
where it often co-occurs with another rare
leguminous species, Desmodium gunnii. Possible
Natural Values Report Livingston Natural Resource Services 5

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
It grows on rock pavements, shallow stony

Hyalosperma soils and dry sandy places, mostly in inland
moss sunray e no yes
demissum areas in the Northern and Southern
Midlands. unlikely
Inhabits sites along watercourses or deep,
rich, alluvial soils below 120 m altitude. It
Hypolepis muelleri harsh groundfern r no yes has also been recorded below a light canopy
of Acacia melanoxylon (black wood) or
Eucalyptus species Possible (vicinity Saltwater Creek)
Endemic to Tasmania, occurring at low
altitude with its roots in gravel or silt
substrate in moderate to swiftly flowing
Juncus amabilis gentle rush r no yes
waters. In calmer waters, it grows in mud or
silt and is generally found in areas of
seepage near roadsides. Possible- wet areas
Found in localised patches predominantly in
the south-east, but also around Launceston,
in the west and on King Island. This species
Juncus vaginatus clustered rush r no yes
is generally found near margins of streams
or in permanently wet soakage areas of
marshes Possible- wet areas
Restricted to saltmarshes. Associated
species may include Sarcocornia spp.,
Limonium australe
yellow sea-lavender r no yes Suaeda australis, Tecticornia arbuscula,
var. australe
Austrostipa stipoides and Distichlis
distichophylla. none
Orthoceras strictum occurs in a wide range
of habitat types including buttongrass
moorland, sedgy and scrubby heathland,
sedgy eucalypt shrubland and open forest,
usually on poorly to moderately drained
Orthoceras strictum horned orchid r no yes peaty, sandy and clay soils that are at least
seasonally moist. It can also occur on thin
mossy soils at soaks on and below rock
faces. The species has a wide elevation
range from sea level to 1000 m (on the
mainland) but it generally occurs at lower unlikely

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
elevations in coastal and near-coastal

Tasmania).
Prostanthera
roundleaf mintbush v no yes
rotundifolia
Along riverbanks and on rocky hillsides. Peak Possible- unlikely to have been
flowering Dec-Jan missed
North-east of the state in heathy wodland.
This species occurs mainly around Lefroy,
Pultenaea mollis soft bushpea v no yes George Town and Weymouth, with other
records from Beaconsfield and Georges bay
near St Helens unlikely
it is found growing in estuaries and lagoons
along the east and southeast coasts, and
Ruppia megacarpa largefruit seatassel r no yes brackish lagoons in the Midlands; there is
also an historic record from the Tamar
estuary in the States’ north. unlikely
Schenkia australis spike centaury r no yes

Recorded from cleared forest pasture,
rainforest/wet sclerophyll forest and
heathland in the east and north of the State Possible
Senecio squarrosus leafy fireweed r no yes

Associated with dry sclerophyll forest Possible
Inhabits wet sclerophyll forest,
Veronica plebeia trailing speedwell r no yes
predominantly in the north of the State unlikely

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Table 2. Threatened fauna recorded or with suitable habitat within 500m of the subject titles from the Natural Values Atlas (based on range boundaries).
Record Record
Common State National Habitat
Species within within Range Habitat Description Notes
Name Schedule Schedule suitability
500m 5 km
Requires wet sclerophyll forest for

breeding and foraging. Potential habitat
for the grey goshawk is native forest
with mature elements below 600m
altitude, particularly along
watercourses. Significant habitat for the possible habitat
Accipiter grey goshawk may be summarised as in Melaleuca No nest found site
grey goshawk e no yes Potential areas of wet forest, rainforest and forest on inspection
novaehollandiae
damp forest patches in dry forest, with Saltwater Creek
a relatively closed mature canopy, low
stem density, and open understorey in
close proximity to foraging habitat and
a freshwater body (i.e. stream, river,
lake, swamp, etc).
Larvae live and feed in looped leaves of

the sedges Thatch Sawsedge and Saw sedge found on title,
Antipodia chaostola range
e EN Potential Slender Sawsedge that are often found Unlikely but not preferred food
chaostola skipper only as minor understorey species in open species.
forest dominated by various Eucalypts.
No suitable trees for

tasmanian Requires large sheltered trees for
nesting. Rated as low
Aquila audax nesting and is highly sensitive to
wedge-tailed e EN no yes Potential disturbance during the breeding season.
Unlikely probability in predictive
subsp. fleayi mapping. May forage on
eagle Variety of habitats for foraging.
open areas.
a large, heron-like bird found in shallow

Botaurus australasian range no wetlands or
EN no and vegetated freshwater or brackish none
waterbodies
poiciloptilus bittern only swamps

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Record Record
500m 5 km
Coastal scrub, riparian areas,
rainforest, wet forest, damp
forest, dry forest and
blackwood swamp forest
(mature and regrowth),
particularly where structurally
complex areas are present, and
includes remnant patches in
cleared agricultural land.
Potential denning habitat for
Dasyurus the spotted-tailed quoll Vegetation patches
spotted-tailed
maculatus subsp. r VU no yes Potential includes 1) any forest remnant Likely amongst cleared
quoll
maculatus (>0.5ha) in a cleared landscape land.
that is structurally complex
(high canopy, with dense
understorey and ground
vegetation cover), free from
the risk of inundation, or 2) a
rock outcrop, rock crevice, rock
pile, burrow with a small
entrance, hollow logs, large
piles of coarse woody debris
and caves.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Record Record
500m 5 km
Potential habitat for the
Eastern quoll includes
rainforest, heathland, alpine
areas and scrub. However, it
seems to prefer dry forest and
native grassland mosaics which Vegetation patches
Dasyurus
eastern quoll EN no yes Core are bounded by agricultural Likely amongst cleared
viverrinus
land. Potential range for the land.
Eastern Quoll is the whole of
mainland Tasmania and Bruny
Island. Core range for the
Eastern Quoll is a specialist
defined
Potentialarea based
habitat forprimarily on
the White-
modelling work published
Bellied Sea-eagle species in
Fancourt
comprisesetpotential
al 2015 and
nesting
additional expert advice
habitat and potential foraging
habitat. Potential foraging
habitat is any large waterbody Likely
Haliaeetus white-bellied No suitable nesting
v no yes Potential (including sea coasts, estuaries, foraging but
leucogaster sea-eagle sites.
wide rivers, lakes, not nesting
impoundments and even large
farm dams) supporting prey
items (fish). Potential nesting
habitat is tall eucalypt trees in
large tracts (usually more than
Breeding in open eucalypt
10 ha) of eucalypt or mixed
Lathamus range forest
forest dominated
within 5 kmby of Eucalyptus
the coast Highly No suitable breeding
swift parrot e CR no Potential
discolor only obliqua, Eucalyptus globulus
(nearest coast including shores, unlikely trees.
and
bays,Eucalyptus
inlets and pulchella.
peninsulas),
large rivers (Class 1), lakes or
complexes of large farm dams.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Record Record
500m 5 km
Potential habitat for the Green
and Gold Frog is permanent
and temporary waterbodies,
usually with vegetation in or
around them. Potential habitat
includes features such as
The creeks and water
natural lagoons, permanently
green and gold holes provide a
Litoria raniformis v VU no yes Core or seasonally inundated Highly likely
frog suitable water
swamps and wetlands, farm
bodies.
dams, irrigation channels,
artificial water-holding sites
such as old quarries, slow-
flowing stretches of streams
and rivers and drainage
features.
Pasmaditta snail (cataract range Steep dolerite slopes with Highly No suitable sites, or
v Potential
jungermanniae gorge) only scrubby wet riparian forest. unlikely wet forest.
Open vegetation types Open grassy areas for
including woodlands and open foraging and thick
eastern barred forests with a grassy
Perameles gunnii VU no yes Core Likely ground cover for
bandicoot understorey, native and exotic shelter and nesting
grasslands, particularly in on adjoining titles.
landscapes with a mosaic of
The Great Crested
agricultural Grebe
land and lives
remnant
in large,
bushland. deep open bodies of
Poliocephalus fresh water, including river,
great crested no wetlands or large
cristatus subsp. pv no yes lagoons, lakes, swamps, none
grebe waterbodies
australis reservoirs, estuaries and bays.
It nests in emergent aquatic
vegetation, or sometimes on
floating vegetation in deep
water.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Record Record
500m 5 km
Saltwater Creek may
Likely – provide suitable
All streams and rivers in their Saltwater habitat. Northern
lower to middle reaches. Areas Creek tributary of Little Salt
Prototroctes australian range water creek dammed
v VU no Potential above permanent barriers that
maraena grayling only and crossed by
prevent fish migration are not Unlikely
potential habitat other multiple roads
watercourses forming permanent
barriers.
Potential habitat for the

Tussock Skink is grassland and
Pseudemoia range grassy woodland (including Outside known
tussock skink v no Potential Likely
pagenstecheri only rough pasture with paddock breeding zones.
trees), generally with a greater
than 20% cover of native grass
species, especially where
medium to tall
Prefers dry sandytussocks are
heathland No heathland within
Pseudomys new holland range present.
e VU no Potential with dense and floristically Unlikely expected
novaehollandiae mouse only
diverse understorey. development area
Potential habitat for the Tasmanian

devil is all terrestrial native habitats,
forestry plantations and pasture. Devils
require shelter (e.g. dense vegetation,
hollow logs, burrows or caves) and
hunting habitat (open understorey
mixed with patches of dense
vegetation) within their home range (4- Potential foraging but
Sarcophilus harrisii tasmanian devil e EN yes yes Potential Likely
27 km^2). Potential denning habitat for limited denning habitat.
the Tasmanian devil is areas of
burrowable, well-drained soil or
sheltered overhangs such as cliffs, rocky
outcrops, knolls, caves and earth banks,
free from risk of inundation and with at
least one entrance through which a
devil could pass.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Record Record
500m 5 km
preferred habitat was a mosaic of dry
eucalypt forest, wetlands and
Thylacinus grasslands. They emerged to hunt on
thylacine x EX no yes Unlikely extinct
cynocephalus grassy plains and open woodlands
during the evening, night and early
morning.
Potential habitat for the masked owl is

Tyto novaehollandiae masked owl pe PVU no yes Core all areas with trees with large hollows Unlikely No large hollow trees.
(>15 cm entrance diameter).

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
WATER COURSES
The water quality code applies to any development within 30m of a wetland or watercourse.
There are 3 mapped watercourses and 2 stock dams on the property. One of the stock dams is on
the northern watercourse, on the boundary of Lots 3 & 4, the other (lot 20) is not on a
watercourse and on. Neither of the stock dams is likely to be affected by the development.
Saltwater Creek, and a tributary, run through the southern portion of lots 25. The riparian area of
the tributary vegetated with Melaleuca ericifolia swamp forest (NME) a threatened vegetation
community, there is an existing track through this area. The riparian area of Saltwater Creek is
DAD) Eucalyptus amygdalina forest and woodland on dolerite. The land between Los Angelos Road and
Saltwater Creek is flat with steep slopes to the north of Saltwater Creek. Note Saltwater Creek is located
around 40m north of the mapped location. There is no clearing or disturbance of the watercourse
required for access or bushfire management as part of the subdivision.
The subdivision road will require the crossing of a tributary of Little Saltwater Creek, this will
require some vegetation clearance in a corridor 11m wide, 7m of carriage way and 2m either side
clear of vegetation, with 30m either side of the watercourse being within the water quality code
zone, this amounts to 330m2 vegetation disturbance, not all of which will require disturbance of
ground cover vegetation. The vegetation within this area is Eucalypt forest with a scrubby
understorey, the dominant trees within the corridor are dead.
This watercourse has around 4.2 ha of catchment above the crossing point, with permanent but
very low summer flow and is dammed both above and below the crossing point for stock water.
Grazing stock on the property have unrestricted access to the watercourse. The watercourse is
crossed by Windemere Road around 200m downstream of the proposed crossing and once joined
with Little Saltwater Creek and other tributaries crossed by 6 further roads and property access
before entering Swan Bay. The Conservation of Freshwater Ecosystem Values (CFEV) rates the
watercourse as Low for Integrated Conservation Value.
While sections of the property area steep, the crossing point of the watercourse is relatively flat
with a gentle fall to the north west of around 6%. The dolerite derived clay soils in the area are of
low erodibility, and the infiltration, above natural levels, of eroded material into the watercourse
is only likely to occur during construction and the consolidation and revegetation phases. The
watercourse flows through areas of melaleuca above the crossing which will impede flows during
high rainfall events. The removal of overstory is unlikely to change the hydrology of the small
catchment area.
EXISTING DISTURBANCE
The Natural Values Atlas records the following weeds,) as being present within 500m.
Table 4. Tasmanian Management Act Weeds within 5000m

Species Common Name Located on Site
Carduus tenuiflorus winged thistle No sited
Chrysanthemoides monilifera subsp. monilifera boneseed
No sited

14
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Cirsium arvense var. arvense creeping thistle No sited

Cortaderia selloana silver pampas grass No sited
Cortaderia sp. pampas grass No sited
Echium plantagineum patersons curse No sited
Erica lusitanica spanish heath occasional northern portion
Foeniculum vulgare fennel No sited
Genista monspessulana montpellier broom No sited
Marrubium vulgare white horehound No sited
Nassella tenuissima mexican feather grass No sited
Nassella trichotoma serrated tussock No sited
Rubus fruticosus blackberry Occasional small clumps across property
Senecio jacobaea ragwort No sited
Ulex europaeus gorse No sited
Table 5. Priority Weeds within 5000m

Species Common Name Located on Site
Acacia baileyana Cootamundra wattle No sited
Grevillea rosmarinifolia rosemary grevillea No sited
Spartina anglica common cordgrass No sited
Erica lusitanica (Spanish heath) were noted scattered across the northern section of the property,
in the vicinity of Lots 1-2. Thistles are widespread but occasional and blackberry occurs in isolated
patches across the property. Development is more likely to increase levels of management and
weed control than currently occurs.
PROPOSED DEVELOPMENT- CLEARING OF VEGETATION
The proposed lots with areas of 1+ha will require partial clearing for buildings, infrastructure and
hazard management areas. However, outside these requirements native vegetation is considered
likely to be retained. Given the generally small areas of the lots, rockiness, low productivity and
limited access to water, it is likely that areas of grassland outside those required for bushfire
management will continue on their trajectory of regeneration without the grazing pressure they
have historically had. The land has a demonstrated ability to regenerate without intervention
Indicative dwelling locations and access are shown in Figure 5. The required fuel management
areas for these dwellings has been calculated, with 3 zones shown:
areas immediately around the dwelling and access (circa 0.2 ha per lot) will require
clearing and management as low fuel, eg gardens or mown lawn.
An intermediate area to be maintained as “grassland”, (circa 0.1 ha per lot) this may
require some removal of trees and shrubs.
An outer area of “woodland” (circa 0.1 ha per lot), with the exception of lots 19-21 this will
require no removal of vegetation and may in cases where grassland exists be allowed to
regenerate, for safety reason dead trees may need to be removed from this zone. For Lots 19-21
some thinning of canopy trees and/or removal of understorey shrubs may be required where
forest exists. Land outside the “woodland” zone requires no management of fuels and could be
allowed to regenerate.
15
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
The indicative dwelling locations have been sited, within the constraints of lot density, to minimise
the potential for impact on natural values, threatened vegetation has been avoided, and where
possible existing cleared land utilised. A total of around 6.6 ha of existing woodland will need to
be converted to either infrastructure, low threat vegetation or grassland for the indicative
dwelling sites. With an additional +-1 ha for road construction this represents approximately 22%
of the existing woodland and forest on the property.
Additional clearing for boundary fences has not been included, in the majority of cases fence
construction will require limited tree removal unless cleared to the extent that overhanging and
trees that may potentially fall across the fence lines at some stage are removed. The exception to
this is the boundary between lots 1 and 3 is within 30m of the watercourse, however clearing of
other than occasional shrubs should not be required to establish a boundary line.
Clearing for residential development is exempt from the Forest Practices Code, where the clearing
is approved under LUPA. Where not approved under LUPA for residential use or development,
clearing in excess of 1ha in a twelve-month period on any property or any clearing within the
threatened vegetation community or stream side reserve (vulnerable land), no matter the extent,
will require a Forest Practices Plan. This includes clearing of road and new boundary lines prior to
subdivision approval. Under the Permanent Forest Estate Policy, no more than 20ha can be
cleared on a property in any 5-year period where that land is zoned Rural Living.
PROPOSED DEVELOPMENT- WATER QUALITY
The road and crossing point on the tributary of Little Saltwater Creek will require clearing or
modification of around 330m2 of native vegetation with the 30m buffer that applies under the
Water Quality Code.
Construction methods within this corridor should conform to the prescriptions in Waterways &
Wetlands Works Manual 2003 (DPIPWE). Clearing of any vegetation within the corridor required
to be cleared for meeting bushfire code provisions but not required to be cleared for construction
or safety reasons, could be delayed until post construction soil settlement and revegetation of
cuts and fills has occurred. For example, the existing scrub layer could be left in place until
commencement of construction of dwellings on lots 4-34 required a greater horizontal separation
distance, to vegetation. Slashing rather than ground disturbance should be used wherever
possible.
Clearing and construction should minimise potential impact, including consideration use of silt
traps during construction and limited construction to dry periods.
Groundcover and topsoils should be retained on any clearing for infrastructure within the
subdivision. Native vegetation should be retained and enhanced where possible within the road
corridors.
With the exception of the construction of a road crossing on the tributary of Little Saltwater Creek,
no impact is anticipated on water values from the development. With appropriate construction
methods and controls, including retention of vegetated areas and adhesion to a soil and water
management plan the impact of the road crossing is not considered to unreasonably impact on
16
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
water quality, noting onsite waste water disposal or storm water drainage has not been
considered in this report.
POTENTIAL ENHANCEMENT OF NATURAL VALUES
In the scenario of clearing required previously described around 50% of the subdivision will be
retained as native forest and woodland, in addition the regenerating cleared land/grassland
mosaic is already contributing to potential habitat for threatened flora and as foraging for
potential threatened fauna. Additional revegetation and enhancement activities while worthy of
consideration are unlikely to significantly increase habitat value for threatened fauna in the
medium future. Non-threatened fauna may benefit where large gaps occur between tree canopy
cover. Fauna Technical Note 7: Wildlife Habitat Clumps, (Forest Practices Authority, 2010)
suggests a minimum spacing between retained forest of 400m, although significantly less
separation is desirable.
Intensive management, the removal of additional trees, including dead trees, rockpiles, logs and
litter will decrease the habitat value of the retained undeveloped land. Consideration could be
given to limiting further clearing and enhancing a tree canopy linkage along the road corridor
development where that is not present.
CONCLUSIONS
The title supports two patches of the threatened vegetation community Melaleuca ericifolia
swamp forest (NME) (0.3ha & 0.7ha) Neither of these is will be impacted by required clearing for
infrastructure or bushfire hazard management surrounding dwellings constructed on the proposed
lots. The vegetation on the on the north facing slopes balance of the property is a mosaic of
grassland, regenerating cleared land and Eucalyptus amygdalina woodland. This vegetation
complex has indistinct community boundaries, with a history of clearing, grazing and wood
cutting. The denser eucalypt forest of the southern facing slopes has a well established shrub
understorey and is less disturbed by grazing and introduced pasture species. Around 57% of the
subdivision is expected to be maintained as forest and woodland following clearing for
infrastructure and bushfire hazard management, unless clearing well in excess of that required for
infrastructure and fire hazard management is undertaken.
The title has suitable habitat for threatened flora, none were identified on the site visit and if
present, given past disturbance levels are considered to be unlikely to be significantly impacted by
further development. The title has suitable habitat for several threatened fauna species,
vegetation clearance for infrastructure or bushfire hazard management, may have some impact on
foraging habitat for wide ranging species such as devils and quolls, however retained vegetation
on the site, including existing grasslands will continue to provide suitable foraging and maintain
linkages between patches. Non threatened flora and fauna populations are likewise not expected
to be significantly impacted. Both threatened and non threatened fauna would be impacted if
large portions of the lot boundary fences were constructed to game proof standards creating
barrier for movement across the landscape.

17
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Clearing and earth works for construction of the subdivision road through riparian areas of the
tributary of Little Saltwater Creek, has the potential to impact on water values. Construction
methods should conform to the prescriptions in Waterways & Wetlands Works Manual 2003
(DPIPWE) if these are followed the impact is considered to be both short term and not significant.
Clearing and construction should minimise potential impact, including consideration of crossing
type, use of silt traps during construction and limited construction to dry periods. Groundcover
and topsoils should be retained on any clearing for infrastructure within the subdivision. Native
vegetation should be retained and enhanced where possible within the road corridors.
The subdivision will have some potential impact on the identified natural values including
threatened fauna species, however retained vegetation within the subdivision and surrounding
land will provide alternate habitat and therefore the impact is expected to be minimal. The
potential exists for an overall increase in native vegetation, particularly tee cover, subject to
management of land not required for infrastructure and bushfire hazard management.
REFERENCES
Department of Primary Industry, P. W. (accessed 28/2/2018). Natural Values Report, Derived from
the Natural Values Atlas, online database.
DPIPWE. (2009, August). Cadastral Parcels Dataset. TASMAP Department of Primary Industries,
Parks, Water and Environment.
DPIPWE. (2013). Tasmanian Vegetation Monitoring and Mapping Program TASVEG 3.0.
Department of Primary Industries, Parks, Water and Environment.
Forest Practices Authority, (accessed 11/09/17). Biodiversity Values Database, online database.
Launceston Council. (2015). Launceston City Council Interim Planning Scheme

18
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX 1 – MAPS
Figure 1: Location Map

19
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 2: Vegetation (TasVeg 3.0)

20
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 3: Vegetation Communities revised

21
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 4: Post development Vegetation

22
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 5: indicative hazard management zones and access

23
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 6: road watercourse crossing

24
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 7: Plan of Subdivision

25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX 2 – PHOTOS
Taken by Scott Livingston 13th September 2017
Figure 8: small waterhole on northern portion of the property
Figure 9: Silver wattle regrowth on the northern portion of the property.

26
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 10: regrowth eucalypt forest on upper slopes
Figure 11: cleared areas and eucalypt woodland.

27
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Taken by Samantha Gadsby 28th April 2015
Figure 12: Looking north east towards mixed land use of grassland land and regrowth lower slopes
Figure 13: regrowth wattle on upper slopes.

28
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 14: mid slopes posed lots 28 and 32. Grassland in foreground with scrub in background

29
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Taken by Scott Livingston 23rd February 2018
Figure 15: existing entrance, Windemere Road
Figure 16: water course at road crossing point

30
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 17: vegetation in vicinity of subdivision road crossing
Figure 18: dam on watercourse Lots 3-4

31
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Figure 19: existing watercourse crossing, Windemere Road

32
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX 3 –FLORA SPECIES LIST
STATE
SPECIES NAME COMMON NAME NATIONAL SCHEDULE Status Weed Status
SCHEDULE
Acacia dealbata silver wattle
Acacia mearnsii black wattle
Acacia melanoxylon blackwood
Acacia stricta hop wattle
Acacia verticillata subsp. verticillata prickly moses
Acaena echinata spiny sheepsburr
Acaena novae-zelandiae common buzzy
Adiantum aethiopicum common maidenhair
Aira caryophyllea subsp. caryophyllea silvery hairgrass
Allocasuarina littoralis black sheoak
Austrodanthonia sp wallaby grass
Billardiera longiflora purple appleberry e
Blechnum nudum fishbone waterfern
Bossiaea prostrata creeping bossia
Brachyscome sp daisy
Briza sp quaking-grass i
Bursaria spinosa prickly box
Carrex apressa tall sedge
Cassinia aculeata dolly bush
Cassytha glabella slender dodderlaurel
Centaurium erythraea common centaury i
Centrolepis sp bristlewort
Cheilanthes sp rock fern
Cirsium vulgare spear thistle i non declared weed
Clematis aristata mountain clematis
Deyeuxia sp bent grass

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Diplarrena moraea white flag-iris

Ehrharta stipoides weeping grass
Epacris impressa common heath
Erica lusitanica spanish heath
Eucalyptus amygdalina black peppermint
Eucalyptus ovata black gum
Eucalyptus viminalis white gum
Exocarpos cupressiformis native cherry
Gahania grandis cutting grass
Geranium solanderi southern cranesbill
Goodenia lanata trailing native-primrose
Holcus lanatus yorkshire fog
Hydrocotyle hirta hairy pennywort
Hypochoeris radicata rough catsear i
Hypolepis rugosula ruddy ground fern
Hypoxis sp yellowstar
Juncus australis southern rush
Kennedia prostrata running postman
Lagenophora stipitata blue bottledaisy
Lagenophora stipitata blue bottledaisy
Lepidosperma curtisiae little swordsedge
Lepidosperma ensiforme arching swordsedge
Lomandra longifolia sagg
Lomatia tinctoria guitarplant
Melaleuca ericifolia coast paperbark
Microlaena stipoides var. stipoides weeping grass
Olearia lirata forest daisybush
Onopordum acanthium cotton (scotch) thistle I Declared weed.
Oxalis corniculata Yellow Woodsorrel
Pittosporum bicolour cheesewood
Poa labillardierei Silver tussock grass

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Polystichum proliferum mother shieldfern

Pomaderris apetala common dogwood
Pteridium esculentum bracken
Declared weed,
Rubus fruticosus aggregate blackberry
WONS
Rytidosperma penicillatum slender wallabygrass
Senicio sp fire weed
Stellaria sp Chick weed
Stellaria sp starwort i
Stipa sp.
Stylidium graminifolium narrowleaf triggerplant
Themeda triandra Kangaroo Grass
Typha domingensis bull rush
Viola hederacea subsp hederacea ivyleaf violet

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix F
Existing Subdivision Plans
34 Lot Subdivision
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix G
Scenic Management Assessment
34 Lot Subdivision
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Scenic Management Code Assessment
34 Lot Rural Living Subdivision
Prepared for:
City of Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
ADDENDUM TO SCENIC MANAGEMENT CODE

Issue 01
Date 23 March 2018
Project Number 17.232
Project Name 34 Lot Rural Living Subdivision
Author George Walker
Document
Page 2 of 23
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

E7.1 Purpose of the Scenic Management Code

The purpose of the Scenic Management Code (hereon referred to as the ‘Code’) is to:
(a) ensure that siting and design of development protects and complements the visual amenity
of scenic road corridors; and
(b) ensure that siting and design of development in scenic management areas is unobtrusive
and complements the visual amenity of the locality and landscape; and
(c) ensure that vegetation is managed for its contribution to the scenic landscape.
Discussion
The site is not located within a scenic road corridor. However, the site is located within a scenic
management area, being a portion of the Rural Hills Precinct, as prescribed by the planning scheme
overlay maps. Accordingly, assessment of the proposed subdivision against the Code is required.
E7.4 Use or Development Exempt from this Code

Discussion
There are several exemptions to the Code which are listed under clause E7.4.1(e) that enable the
clearance and modification of vegetation to occur without requiring a permit provided that one of the
scenarios is met.
Clause E7.4.1 (e) (v) exempts the clearing and modification of vegetation where it is associated with
fire hazard management in accordance with a bushfire hazard management plan endorsed by the
Tasmanian Fire Service.
In this instance, a bushfire hazard management plan (BHMP) has been prepared for the proposed
subdivision in accordance with the Bushfire Prone Areas code. The BHMP is certified under part 4A
of the Fire Services Act 1979 by a person accredited by the Tasmanian Fire Service.
It is therefore submitted that all vegetation clearance in accordance with the BHMP associated with
the proposed subdivision is exempt from the Code pursuant to clause E7.4.1 (e) (v).
E7.6.2 Scenic Management Areas

The applicable clause of the development standards listed under E7.6.2 is P3 which deals with
subdivision within a scenic management area where it is not in accordance with a specific area plan.
Qualification
The following assessment against clause E7.6.2 (P3) only addresses development that is required
to facilitate elements of the proposed subdivision that will be located within the scenic management
area which includes:
 removal of approximately 1ha +/- of vegetation to accommodate the road; and
 works involved with the construction of approximately 1km of road and associated
infrastructure.
It is observed that vegetation clearance in accordance with the BHMP associated with the proposed
subdivision is exempt from the Code pursuant to clause E7.4.1 (e) (v). In addition, development
associated with future dwellings including buildings, structures, vehicular access, earthworks and
vegetation removal is dealt with under clause E7.6.2 (P1) and is not required to be considered as
part of the subdivision.
Page 3 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

E7.6.2 (P3) (a) the scenic management precinct existing character statement and
management objectives in clause E7.6.3.
Overview
The subdivision must have regard to the scenic management precinct existing character statement
and the management objectives detailed within standard E7.6.3. The site forms part of the Rural
Hills Precinct (hereon referred to as the ‘precinct’). Clause E7.6.3.8 describes the precinct as follows:
“The Rural Hills Precinct encompasses significant skyline and vegetated corridors that form part of
the rural areas around Launceston. This precinct also includes key skylines and vegetated corridors
that line the northern approaches into Launceston and rural townships in the municipality.
Mt Arthur, Mt Barrow, and Mt Direction signal station are visually significant and dominant landforms
in the landscape. These areas also contain heritage, geological and archaeological values.
Other high scenic value areas include the Fingerpost and Boomer Hills. These areas provide the
key native vegetation background for the views of the eastern side of Launceston. These areas also
include threatened flora and fauna communities.”
The precinct, as depicted on the planning scheme mapping overlay, is not a contiguous area of land,
but rather a series of fragmented and anomalous segments which encompass a combined area of
approximately 14,810ha. Spatially, the precinct extends from Mt Direction to the east, Lebrina to the
north, Boomers Hill to the south and Native Point to the west. The largest contiguous segments
within the precinct include:
Segment Area (ha)
Boomers Hills 4,465
Mt Arthur 3,552
Mt Barrow 1,618
Mt Direction 971
Gaunts Hill/Native Point 809
Mt Dismal 690
The prevailing zone within the precinct is Rural Resource with smaller sections of Environmental
Management and Environmental Living zoned land interspersed throughout. These zones minimise
the likelihood of fragmentation of land and higher density development within the precinct through
the prescription of larger minimal lot sizes and restrictions on the way in which land can be used and
developed.
The only areas within the precinct that allow smaller lots and higher density development are located
within a portion of Low Density Residential zoned land to the west of Lilydale and within Rural Living
zoned land within the local areas of Swan Bay and Dilston. In total, these zones represent
approximately 1.98% of the total area of the precinct including 1.93% which is attributed to the Rural
Living zone. It is within Rural Living zone of Swan Bay that the site is located.
The key objective of the precinct is to preserve long distance views to the eastern hills and to prevent
inappropriate development such as broad-scale vegetation clearance that is obtrusive and detracts
from the scenic quality and amenity of primary viewpoints.
The subject site is contained within the north-western extremity of the Boomers Hills segment of the
precinct which is a large irregular segment approximately 4,465ha in area extending for a distance
Page 4 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

of approximately 19.5km along the Boomers Hills range (refer to Image 1). The Boomers Hills
ridgeline is located on the eastern side of the East Tamar Highway where it forms the primary
backdrop along the Tamar River corridor. The ridgeline is visually prominent from Launceston as
well as the East and West Tamar Highways where it undulates between 200m and 440m Australian
Height Datum (AHD). The ridgeline comprises significant native vegetation cover.
The subject site does not form part of the Boomers Hills ridgeline and is separated from the main
precinct by the East Tamar Highway. The site is located within a designated rural living settlement.
Subsequently a portion of the Northern end and Southern end of the site are excluded from the
scenic management overlay.
The subject site is an irregular, roughly triangular shaped lot approximately 53.58ha in area and
straddles a hill and ridgeline between Windermere Road to the north and Los Angelos Road to the
south. The ridgeline sits between the 130m and 145m AHD and dissects the site within the middle
section on a general east-west alignment where it continues through the adjoining properties to the
east and west.
There are two distinctive peaks along the section of the ridgeline that is located within the site. The
eastern peak constitutes the highest topographical point of the site sitting at approximately 145m
AHD with the western peak sitting at approximately 135m AHD. A minor valley is located between
the two peaks which runs in a general north-south alignment. From the main ridgeline, the land
slops gradually downhill to the north towards Windermere Road to approximately 60m AHD with a
steeper slope downhill to the south towards Los Angelos Road to approximately 25m AHD.
Boomers Hills segment
Subject Site
Image 1 - location of the subject site within the context of the Boomers Hills segment of the precinct.
Page 5 of 23
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

The main body of the site has a northerly aspect and is enveloped by the ridgeline which extends
around the site through the adjoining property to the west. The southern and south-western slopes
of the site comprise dense native vegetation which includes a mixture of dry and wet sclerophyll
forest. Proposed lots 17 and 20-26 will have a southerly aspect.
The site is currently vacant. TASVEG 3.0 mapping identifies the predominant vegetation community
on the site as Eucalyptus amygdalina forest and woodland on dolerite with a small pocket of
Melaleuca ericifolia swamp forest located adjacent to Los Angelos Road to the south. Agricultural
land, grassland and Bursaria-Acacia woodland and scrub is scattered throughout the northern half
of the site.
The composition of vegetation communities on the site has been refined by a Natural Values Report
(NVR) which was undertaken for the subdivision. The NVR provides a closer representation of the
existing vegetation communities that cover the site and their respective size which is illustrated by
the following table:
Vegetation Community TASVEG 3.0 Revised Vegetation

Mapped Area (ha) Mapping (ha)
Eucalyptus amygdalina forest and woodland on dolerite 44.7 34.8

(DAD)
Agricultural Land (FAG) 7.3 17.2
Regenerating Cleared Land (FRG) 0
Acacia dealbata forest (NAD) 0 0.2
Bursaria-Acacia woodland and scrub (NBA) 0.9 0
Melaleuca ericifolia swamp forest (NME) 0.3 1
Water (OAQ) 0 0.1
Total 53.2 53.2
The location of these vegetation communities on the site is illustrated in Figure 1. The refined
vegetation mapping confirms that the northern slopes of the site comprise a large amount of
agricultural land and regenerating cleared land. The areas mapped as DAD on the northern slopes
are predominately identified as woodland rather than forest where woodlands are generally sparse
and comprise grassy understoreys.
The NVR also concluded that the vegetation on the northern slopes has been impacted by grazing
activities, wood harvesting and dieback with a significant number of dead trees and introduced
grasses present. The soil structure over the northern slopes is typically stiff clay overlain with dolerite
rock. Consequently, the health and condition of the vegetation is generally poor. It is within these
areas that the majority vegetation removal will occur to facilitate the internal access roads (refer to
Image 2 and 3).
In comparison, the vegetation on the upper slopes and south facing slopes is in better condition.
Vegetation within these areas will be retained as part of the subdivision (refer to Image 4).
Page 6 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 1 - extract from the NVR illustrating the composition of vegetation communities within the site.
Page 7 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Cleared agricultural
land interspersed
Acacia, bursaria and
with regenerating
eucalypt woodland
cleared land
and scrub
Windermere Road
Image 2 - composition of vegetation located on the northern slopes of the subject site. View looking south-west
from Atratus Rise.
Dense eucalypt woodland

located on the upper
slope of the site located
behind the row of
residential properties
along Windermere Road.
This vegetation will be
retained as part of the
subdivision.
1232 Windermere
Road (internal lot)
1218 Windermere
Road (internal lot)
1222 Windermere Road

Windermere Road
Atratus Rise
Image 3 - composition of vegetation on the upper slopes of the subject site. View looking south from
Atratus Rise.
Page 8 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Dense eucalypt forest located on

the southern slopes of the site to
be retained
Los Angelos Road
Millhaven Way
Image 4 - composition of vegetation located on the southern slopes of the subject site. View looking South-east
from Millhaven Way.
Page 9 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Management Objectives of the Rural Hills Precinct

(a) Maintain and enhance existing vegetation cover, consistent with the vegetation type
and existing character of the area. Promote and enhance native forest coverage in
hilltop locations, and retention of cleared farmland on the lower slopes and plains.
Discussion
Character of the precinct
As detailed within the objective and existing character statement and described within the
preceding section, the precinct encompasses a vast spatial area and is primarily
characterised by large expanses of native vegetation that is typically located on elevated
sites including ridges, tiers and sloping terrain. A large portion of native vegetation is
contained within reserves.
The predominate vegetation type within the precinct is identified as dry eucalypt forest and
woodland comprising the following core vegetation communities:
Community Classification Description

DAC E. amygdalina coastal forest and woodlands are
Eucalyptus amygdalina coastal
dry sclerophyll communities dominated by E.
forest and woodland
amygdalina. They vary from open forest to low
open woodland. The community can form pure
stands of scattered trees or mallee-form trees
emerging from a healthy understory. The trees
rarely exceed 25-30m in height and on many
sites are less than 25m tall.
DAD E. amygdalina forests and woodlands on
Eucalyptus amygdalina forest
dolerite are dominated by uneven-aged E.
and woodland on dolerite
amygdalina in an open forest structure with
trees rarely exceeding 25m. They are dry
sclerophyll communities with variable
understoreys ranging from grassy to shrubby.
In some places, rock forms cover.
DDE E. delegatensis forms an open canopy in the dry
Eucalyptus delegatensis dry
forests and woodlands it dominates. The
forest and woodland
understorey’s composition and structure vary
greatly, depending on fire frequency.
DOB E. obliqua dry forests are dominated by E.
Eucalyptus obliqua dry forest
obliqua trees, typically of medium height (20-
30m) and with well-formed stems about half the
total tree height. In fertile, exposed coastal
conditions, the community may have a tall,
uneven understorey, while canopy trees may
have a mallee form. The shrubby understorey
is usually dense, typically diverse, and the
ground layer sparse.
The precinct also comprises wet eucalypt forest, sub-alpine and heathland vegetation
communities within higher altitude sites of Mt Arthur and Mt Barrow which further reflects the
topographical diversity and range of aspect within the precinct. The objective also recognises
that the lower slopes and plains comprise cleared agricultural land. It is also observed that
there are several plantation forestry coupes within the precinct.
Page 10 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Overall, the character of the precinct is distinguished by extensive forested areas located on
elevated and visually prominent sites interspersed with plantation forestry and small pockets
of agricultural land on lower slopes.
Character of the site
The subject site is not typical of the overall precinct on the following basis:
 the site represents 0.28% of the total area of the precinct;
 the site is zoned Rural Living of which only 1.93% of the precinct is attributed to,
where the purpose of the zone is to provide for residential use and development on
larger lots where it is compatible with local natural values.
 there is an expectation that modifications to the landscape will occur within Rural
Living zoned land;
 the site is located at a lower elevation within the precinct generally, and is less visually
prominent within the context of the broader landscape and therefore does not
contribute to the prevailing character of the precinct;
It is therefore prudent to consider the management objective under the lens of the
surrounding Rural Living zoned land, rather than the character of the broader precinct.
Subdivision of the Swan Bay rural residential settlement area has gradually occurred where
it has typically been confined to the perimeter of the settlement area. Similar subdivisions to
that of the proposed subdivision include Atratus Rise, Aquila Place, Ardea Drive, Swan Bay
Drive and Meika Place which are located to the north of the site on the opposite side of
Windermere Road, Millhaven Way approximately 1.5km to the east of the site and Sherborne
Drive approximately 1.3km to the south of the site. The most comparable of these
subdivisions in which to consider the proposed subdivision is Sherborne Drive which is also
subject to the scenic management area.
Sherborne Drive is a 32-lot subdivision which is bound by Los Angelos Road to the south,
John Lees Drive to the south-east and East Tamar Highway to the north-east. A minor
ridgeline separates the northern and southern sections of the subdivision. The northern half
of the subdivision is located on an elevated plateau and is subject to the scenic management
area which applies to 13 lots. Vegetation has been retained on the steeper slopes of
respective lots which straddle the ridgeline with the flatter areas located on the plateau clear
of significant vegetation. Vegetation removal has occurred to accommodate building
envelopes and the access road which traverses the western face of a ridgeline (refer to Image
5).
Overall, the developed areas have included the removal of vegetation to facilitate access
roads, building envelopes and other infrastructure. As such, a precedent of vegetation
removal for the purposes of rural residential use and development exists within the precinct.
This precedent also extends to other parts of the settlement area which are not included
within a scenic management area. Furthermore, there is an expectation that Rural Living
zoned land will involve vegetation removal and alterations to landscapes when developing
the land for its intended purpose.
The proposed subdivision will result in the removal of 1ha +/- of vegetation to facilitate the
access road which will be isolated to the DAD (woodland), FAG and FRG communities.
Vegetation outside the alignment of the road corridor will be retained which includes hilltop
locations in addition to the steeper and heavily vegetated southern slopes of the site. The
area of vegetation to be cleared will be restricted to a linear corridor which will extend for a
distance of 1.3km +/-. The narrow linear shape of the vegetation to be removed will minimise
Page 11 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

the appearance and visual impact of the clearance when compared to broad-scale vegetation
clearance.
Modification of the vegetation on the site will be consistent with and maintain the vegetation
type and characteristics within the surrounding area which includes cleared areas
corresponding with rural residential use and development access roads and building
envelopes with vegetation retained on steeper slopes and areas that are not required for
hazard management purposes.
The subdivision will retain native vegetation on the ridgeline and the steeper southern slopes
of the site and will retain patches of agricultural land and regenerating cleared land on the
lower northern slopes of the site. Furthermore, the subdivision will not alter the prevailing
vegetation type and characteristics of the broader precinct.
Scenic Management Area
Cleared plateau
East Tamar
Highway
Vegetated ridgeline
Vegetated ridgeline
John Lees Drive

Sherborne Drive
Image 5 - Sherborne drive subdivision.
(b) Discourage development along significant skylines, ridge lines or visually prominent
locations, particularly if the development would be visible from the Launceston City
and Lilydale township, the Tamar River or arterial roads or highways.
Discussion
Significant skylines, ridgelines and other visually prominent locations within the precinct
include Mt Dismal, Mt Arthur, Mt Barrow, Boomers Hills and Mt Direction. This is reinforced
by the existing character statement for the precinct.
A series of transects are provided within Figures 2-4 which illustrate the position of the subject
site within the context of significant ridgelines and elevated areas within the precinct. It is
evident that the site occupies a significantly lower position within the precinct and is less
visually prominent within the context of the precinct.
The extent of development within proximity to the ridgeline that intersects the site will be
limited to vegetation removal along the location of the access roads. The composition of
vegetation within this area is currently sparse and consists of cleared agricultural land,
Page 12 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

regenerating cleared land and acacia and eucalypt woodland which is of poorer health and
is less significant than vegetation located along the ridgeline and southern slopes of the site.
The roads have been located to avoid the highest topographical points of the site. The
access road extending from Windermere Road in a general east-west alignment will be set
behind the adjoining row of properties to the north-east which line Windermere Road. The
road will extend from the 60m contour to the north to the 135m contour to the south-east.
The access road with a general north-south alignment will be set within a minor valley created
by the two peaks located on the site. The road will follow the 130m contour and will be
downslope of the eastern and western peaks.
The shorter access road with a general east-west alignment will follow the 130m contour and
will be located downslope of the western peak.
The road itself will be prostrate and set below the vegetation profile on the site and adjoining
properties. The road will be constructed of dark, natural materials which will become
recessive within the landscape.
The section of the road to be located within the valley between the two peaks along the
ridgeline and on the upper reaches of the site will:
 not be visible from the southern approach to the site along East Tamar Highway and
Los Angelos Road;
 be marginally visible from a small window on the northern approach to the site along
East Tamar Highway where there is a crest located adjacent to 16 Atratus Rise (refer
to Image 6);
 be marginally visible from the eastern approach to the site along Windermere Road;
and
 will not be evident from the Tamar River;
 will not be visible from Launceston or Lilydale.
All development will be obscured from public areas including roads and Swan Bay by existing
vegetation that will be retained throughout the site and on adjoining and surrounding
properties, roadside vegetation, established residential development along Windermere
Road, Atratus Rise and East Tamar Highway and topographical nuances of the surrounding
terrain (refer to Image 7 and 8). The removal of vegetation and construction of the access
road will be negligible in the context of long-distance viewsheds.
Page 13 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Vegetation to
be retained on
Upper slopes the ridgeline
of the site
16 Atratus Rise
East Tamar Highway
Image 6 – Viewshed of the site looking south-west from East Tamar Highway adjacent to 16 Atratus Rise.
Subject site located a minimum

Curvature of the ridgeline on
horizontal distance of 640m
the adjacent property to the
behind the ridgeline
west and established
vegetation screening the
subject site
Los Angelos Road
445 Los Angelos Road
Image 7 - Viewshed of the site looking east from Windermere Road adjacent to 445 Los Angelos Road.
Page 14 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Curvature of the ridgeline and

vegetation screening the subject
site
Windermere Road Swanae Drive
Image 8 - Viewshed of the site looking south-east from Windermere Road at the corner of Swanae Drive.
Example of vegetation located on

the roadside and on surrounding
properties screening the subject
site
Indicative direction of subject site
Image 9 - viewshed of the site looking south-east from Windermere Road adjacent to 1069 Windermere
Road.
Page 15 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 2 – Transect profile between Native Point and Dismal Range.
Page 16 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 3 - Transect profile between Tamar River and Mt Arthur.
Page 17 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 4 - Transect profile between Tamar River and Mt Barrow.
Page 18 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

(c) Development is to be consistent with the existing settlement patterns and character.
Discussion
The size and configuration of each lot within the proposed subdivision will be consistent with
the pattern and character of the established Swan Bay rural living settlement. This has been
evidenced by the information contained within Appendix F of the main planning submission.
(d) Significant infrastructure for the benefit of the community must be encouraged to co-
locate in existing areas or be designed to minimise their visual intrusion in the
landscape.
Discussion
No significant community infrastructure has been proposed.
(e) Development must be unobtrusive by its siting, design, exterior finish and
landscaping, or be designed to have a minimal visual impact commensurate with the
quality of the scenic and landscape values of that site and area.
Discussion
The vegetation removal, earthworks and construction of the road will be unobtrusive within
the context of the site and surrounding area. Vegetation removal will be restricted to a narrow
and linear strip extending approximately 1.3km following the road corridor. The vegetation
to be removed within the road corridor represents approximately 1% of the vegetation that
covers the site.
It is observed that this figure encompasses the entire length of the road corridor including
areas of the site outside the scenic management area. The area of vegetation to be removed
within proximity to the upper slopes and ridgeline (>120m AHD contour) pertinent to the
scenic management area would equate to approximately 5,000m2 or 0.5% of the vegetation
that covers the site.
The vegetation that encompasses the road corridor consists of cleared agricultural land,
regenerating cleared land and acacia and eucalypt woodland with an expansive grassy
understorey. In addition, the structure and health of the vegetation is poor which is primarily
attributed to the occurrence of grazing, dieback and shallow soil structure. The composition
of vegetation is therefore sparse and irregular. The removal of vegetation within the road
corridor will not be apparent.
The road itself will be prostrate and set below the profile of the vegetation to be retained on
the site and adjoining properties. The road will be constructed of dark, natural materials
which will become recessive within the landscape and therefore unobtrusive.
In the broader context, the site is located within a designated rural living settlement area that
is approximately 817ha in area. Subdivision has primarily occurred within the peripheries of
the settlement area with larger lots located centrally which generally correlates with areas
subject to steep slopes, dense vegetation cover and larger rural holdings and hobby farms.
Furthermore, the established rural living settlement forms part of a collection of rural and
coastal residential settlements that are dotted along the eastern and western sides of the
Tamar River.
Scenic and landscape values of the area are therefore characteristic of rural residential
development patterns which includes the presence of dwellings, outbuildings, access roads
and associated infrastructure interspersed with remnant vegetation, domestic gardens and
cleared agricultural land.
Page 19 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

As such, any views of the road and vegetation clearance will translate to an extension of the
established rural living settlement and will be commensurate with the established scenic and
landscape values of the site and broader area and therefore complementary to the locality.
(f) Allow for the maintenance of the Mt Direction signal station, so that the semaphore
remains visible from Mt George in George Town and Windmill Hill in Launceston.
Discussion
The proposed subdivision will not impact upon the established semaphore line as indicated
within the diagram detailed within Figure 5.
Page 20 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 5 – Semaphore sightline between Launceston and George Town.
Page 21 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

E7.6.2 (P3) (b) the size, shape and orientation of the lot.
The subdivision layout provides largely geometric lots which will be accessed from the internal road
network with the exception of lots 1-3 which will be accessed from Windermere Road. Each lot will
have a minimum area of 1ha. Lots 22-27 will be located over the steeper southern slopes and
densely vegetated areas of the site and will therefore have larger areas ranging from 1.22ha to
5.38ha. These lots will generally be in keeping with the size shape and orientation of existing lots
located along Los Angelos Road to the south of the site. The remaining lots will have a northern
aspect and will have a layout that is compatible with the pattern and character of the established
subdivisions to the north of the site on the opposite side of Windermere Road.
E7.6.2 (P3) (c) the density of potential development on lots created.

The subdivision is intended for single dwellings on larger lots which directly aligns with the purpose
and intent of the Rural Living zone. The Rural Living zone prohibits multiple dwelling use and
development. Therefore, each lot will typically be limited to single dwelling use and development.
On this basis, the subdivision will provide a density of one dwelling per 1.35ha which is consistent
with the smaller enclaves within the Swan Bay rural living settlement area.
The apparent density of potential development on each of the lots will also be controlled by the site
coverage development standards for the Rural Living zone. Site coverage for development is
restricted to 5% of the lot area, above which, discretion is invoked. This will enable an average area
of 675m2 per lot to contain buildings. Each lot will therefore be provided with sufficient area and
dimensions to enable future development to be sited to minimise adverse visual impacts, retain
significant vegetation and to provide further opportunity for landscaping.
E7.6.2 (P3) (d) the need for the clearance or retention of vegetation.
Vegetation clearance is required to accommodate the access roads and associated infrastructure
which includes roadside drainage and crossovers to individual lots. The extent of vegetation to be
cleared will be limited to 1ha +/- which represents 1% of the total vegetation cover of the site and will
therefore be marginal within the context of the site. Broad-scale clearance of vegetation is not
required for the subdivision.
E7.6.2 (P3) (e) the need to retain existing vegetation.

All vegetation outside the road corridors will be retained (refer to Figure 6).
Page 22 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

Figure 6 - areas outside the road corridor where remnant vegetation will be retained.
Lower northern slopes
Western peak
Eastern peak
Steep densely vegetated southern slopes
Page 23 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

E7.6.2 (P3) (f) the requirements for any hazard management.

A Bushfire Hazard Management Plan (BHMP) has been prepared for the subdivision. The BHMP
demonstrates that suitable building envelopes can be provided for future dwellings that meet the
requirements of BAL 19 whilst retaining sufficient area to retain remnant vegetation that is not
required to be modified for hazard management purposes.
The building envelopes that have been annotated on the BHMP are indicative only, insofar that their
locations are not fixed, and it is not proposed to clear each envelope. It is anticipated that actual
envelopes will be determined at the time future applications are made for single dwellings.
Refraining from the requirement to provide fixed building envelopes will provide greater flexibility for
future dwellings to be sited and designed in a way that is responsive to individual lots in relation to
topography, remnant vegetation and built form.
Notwithstanding this, clause E7.4.1 (e) offers a range of scenarios that exempt the clearing and
modification of vegetation for bushfire hazard management purposes.
E7.6.2 (P3) (g) the need for infrastructure services.

The road is required to provide access to individual lots. The roadside drainage is required to collect
and drain stormwater runoff into the broader stormwater network.
E7.6.2 (P3) (h) the specific requirements of the subdivision.

There are no specific works required for the subdivision.
E7.6.2 (P3) (i) the extent of works required for roads or to gain access to sites, including any
cut and fill.
The extent of works required for the road has been described in preceding sections. Due to
topography of the site, cut will be required in some sections to accommodate the road and roadside
drainage. The extent of works required for the road including cut will be commensurate to
surrounding roads and infrastructure.
E7.6.2 (P3) (j) the physical characteristics of the site and locality.
The physical characteristics of the site and locality have been described in the preceding sections.
The site encompasses a ridgeline which intersects the centre of the site on a general east-west
alignment. There are low rock outcrops scattered throughout the site.
The southern slopes are densely vegetated with eucalypt forest. The crest of the ridgeline and
northern slopes consist of a mosaic of eucalypt and acacia woodland, agricultural land and
regenerating cleared land. The composition of the vegetation on the northern slopes is therefore
sparse and irregular.
Vegetation removal will occur on the northern slopes and will be confined to the road corridor. Based
on the structure and characteristics of the vegetation on the northern slopes, the proposed vegetation
clearance will not be apparent or obtrusive within the context of the site and the broader setting.
Prominent vegetation along the ridgeline and the dense vegetation over the southern slopes will be
retained.
The proposed development therefore will not affect the physical characteristics of the site or locality.
Page 24 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date

E7.6.2 (P3) (k) the existing landscape character.

The existing landscape character of the site and locality has been described in the preceding
sections. It has been demonstrated that the proposed subdivision will be in keeping with the existing
landscape character of the surrounding area.
E7.6.2 (P3) (l) the scenic qualities of the site.

The scenic qualities of the site have been described in the preceding sections. It has been
demonstrated that the proposed subdivision will not have a discernible impact on the scenic qualities
of the site.
E7.6.2 (P3) (l) any agreement under s.71 of the Act affecting the land.
The subject site is not affected by any agreements under s.71 of the Land Use Planning and
Approvals Act 1993.
Summary
The subject site located within a scenic management area, being a portion of the Rural Hills Precinct,
as prescribed by the planning scheme overlay maps. The precinct encompasses a vast spatial area
and is primarily characterised by large expanses of native vegetation that is typically located on
elevated sites including ridges, tiers and sloping terrain. A substantial portion of native vegetation is
contained within reserves.
The subject site is not typical of the prevailing character of the precinct. Notwithstanding this, the
provisions of the code remain pertinent to the subdivision insofar as they require the siting and design
of development, in this case primarily involves vegetation removal and the construction of the road,
to be unobtrusive and complementary to the visual amenity of the locality and the landscape.
It has been demonstrated that the layout of the subdivision will be in keeping with the pattern of
development within the Swan Bay rural residential settlement. Furthermore, all development
associated with the subdivision including vegetation removal and the construction of the road and
associated infrastructure will be unobtrusive within the landscape setting and complementary to the
Swan Bay rural residential settlement.
Page 25 of 25
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING SUBMISSION
Appendix H
Civil and Environmental Infrastructure Report
34 Lot Subdivision
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Civil & Environmental

Infrastructure Report
34 Lot Rural Living Subdivision

1170 Windermere Road Swan Bay
Engineering & Environmental Services for Council
Development Application
Prepared for: Greg Crick Nominees

Project No: 17138
Document No: 17138 IR – 001
Issue No: 02
Revision No: A
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
DOCUMENT CONTROL
Project Crick - Report – 1170 Windermere Road Swan Bay
Report Title Civil & Environmental Services Report
Project No 17138
Document ID 17138 IR - 002
File Path R:\Projects\2017\17138 – Crick – 34 Lot Subdivision – 1170 Windermere Road \05
Correspondence Out\01 Principal\18-03-22 Infrastructure Report
Client Greg Crick Nominees
Record of Report
Issue Reason Revision Date Prepared By Approved By
02 Development Application A 21/05/2018 RJ RJ
Distribution of Report
Company Name & Address Contact Copies
Greg Crick Edward Crick E: edjcrick@gmail.com 1 (elec)

Nominees
P: 0439 399 539
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Contents
1 // INTRODUCTION...................................................................................................................................................................... 4
2 // LAND STATISTICS .................................................................................................................................................................. 4
2.1 Historical Data ............................................................................................................................................................. 4
2.2 Project Scope .............................................................................................................................................................. 4
2.3 Zoning ........................................................................................................................................................................... 4
3 // EXISTING SITE CONDITIONS .............................................................................................................................................. 4
4 // STORMWATER MANAGEMENT ........................................................................................................................................ 5
4.1 Planning Scheme Provisions ................................................................................................................................... 5
Stormwater Quantity................................................................................................................................................................ 5
Stormwater Quality................................................................................................................................................................... 6
4.2 Response to Planning Scheme Requirements ................................................................................................... 7
5 // ONSITE WASTEWATER MANAGEMENT ....................................................................................................................... 12
5.1 Planning Scheme Provision ................................................................................................................................... 12
5.2 Response to Planning Scheme............................................................................................................................. 12
6 // CONCLUSION ....................................................................................................................................................................... 13
7 // APPENDIX............................................................................................................................................................................... 14
7.1 APPENDIX A – SUBDIVISION PROPOSAL PLAN ............................................................................................ 14
7.2 APPENDIX B – CATCHMENT PLAN AND STORMWATER CALCULATIONS .......................................... 14
7.3 APPENDIX C – INDICATIVE ONSITE WASTEWATER MANAGEMENT REPORT .................................... 14
7.4 APPENDIX D – SOIL REPORT ............................................................................................................................... 14
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
1 // INTRODUCTION
Rare Innovation Pty Ltd (Rare) have been engaged by Greg Crick Nominees to prepare this report for the
proposed 34 lot Rural Living Subdivision.
The report is for the Development Application for the 34 lot Rural Living subdivision at Swan Bay. This
report deals with two main areas:-
1. Stormwater Management – this includes both stormwater quantity and stormwater quality.
Consideration is given to the construction stages of the project as well as the long-term outcomes.
2. Wastewater Management – this focuses on the ability of each individual lot to deal with wastewater
generated from regular residential living habitation.
In this report reference will be made to the provisions of the Launceston Interim Planning Scheme 2015.
The proposed site is a vacant allotment at 1170-1194 Windermere Road, Swan Bay.
2 // LAND STATISTICS
2.1 Historical Data

The site is a vacant allotment with road frontage to Windermere Road and Los Angelos Road. A Subdivision
Proposal Plan of the land and the proposed 34 lot subdivision has been prepared by Cohen & Associates
(Appendix A).
2.2 Project Scope

Site Area - 53.1 Ha
Site Frontage - 38m Los Angelos Road and 370m Windermere Road
Existing Building Area - N/A
2.3 Zoning
The site is zoned Rural Living in the Launceston Interim Planning Scheme 2015.
3 // EXISTING SITE CONDITIONS

The proposed site is located at 1170-1194 Windermere Road Swan Bay. The land is a mixture of poor quality
pasture and bush. The land is suitable for residential subdivision subject to meeting the provisions of the
Planning Scheme. Similar Rural Living spaces have been developed in the area over the past 40 years.
The land has a ridgeline located approximately parallel to and 650 metres from Windermere Road. The land
falls to the north west towards Windermere Road and southerly to Los Angelos Road.
The ground and soil conditions are stiff clays, overlaying dolerite rock. The dolerite is expressed in
occasional outcrops above the surface.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
4 // STORMWATER MANAGEMENT
4.1 Planning Scheme Provisions

Stormwater Quantity
The following performance standards of Clause 13.4.6 (P1 & P2) are to be addressed.
P1
All stormwater runoff is to be collected and discharged from the subdivision in a manner that will not cause
adverse impacts, having regard to
(b) the stormwater flow paths both internal and external to the site;
(c) the location of building areas within the site;
(e) the characteristics of the site, including rainfall;
(f) the development of the site and adjoining land;
(g) the additional runoff from the subdivision development and likely future development of the land; and
(h) any onsite storage devices, detention basins or other design techniques within the subdivision.
P2
Stormwater discharge flows from the subdivision are mitigated to a level that the public stormwater system
can accommodate, having regard to:
(b) the stormwater flow paths both internal and external to the site;
(c) the topography of the site;
(d) the characteristics of the site, including rainfall;
(e) the development of the site;
(f) the additional runoff from the subdivision development and likely future development of the land; and
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
(g) any onsite storage devices, detention basins or other design techniques within the subdivision.
Stormwater Quality
The following provisions of the Water Quality Code are to be addressed.
Clause E9.2
This Code applies to use or development of land:

(a) within a wetland or watercourse; or
(b) located within 30m of a wetland or watercourse; or
(c) which discharges stormwater or wastewater to land within 30m of a watercourse or wetland.
Clause E9.6.1
P1
Development must not unreasonably impact the water quality of watercourses or wetlands, having regard
to:
the topography of the site;

(a)
the potential for erosion;

(b)
the potential for siltation and sedimentation;

(c)
the risk of flood;

(d)
the impact of the removal of vegetation on hydrology;

(e)
the natural values of the vegetation and the land;

(f)
the scale of the development;

(g)
the method of works, including vegetation removal, and the machinery used;
(h)
any measures to mitigate impacts;

(i)
any remediation measures proposed;

(j)
any soil and water management plan; and

(k)
the requirements of the Department of Primary Industries, Parks, Water and Environment Wetlands and
(l)
Waterways Works Manual.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Clause E9.6.3
P1
Stormwater discharges must not unreasonably impact on the water quality of watercourses or wetlands,
having regard to:
(a) the characteristics, volume and flow rates of the discharge;
(b) the characteristics of the receiving waters;
(c) the potential for erosion;
(d) the potential for siltation and sedimentation;
(e) the impact on hydrology;
(f) any measures to mitigate impacts; and
(g) any soil and water management plan.
4.2 Response to Planning Scheme Requirements

Stormwater Quantity
The ridgeline through the development site naturally divides the property into two catchments. The pre-
development catchments are shown on plan 17138 – CSD SWAnalysis. The catchments are known as
Windermere Road and Los Angelos Road.
Windermere Road Catchment
The discharge point for the Windermere Road catchment is via a creek that crosses Windermere Road with
twin DN450 RC pipes. Under current standards this road crossing should have a 5% AEP capacity for the
post-development. After the road crossing the creek passes into private land that was recently developed as
part of Swan Bay Estate. This creek eventually discharges into the Tamar River, via Meika Court and Swan
Drive.
The Windermere Road catchment in the undeveloped state captures stormwater from the ridgeline, moving
as overland flow before reaching a creek bed that runs generally parallel to Windermere Road along the
northern most boundary of the development site. The last section of the creek turns in a westerly direction
prior to meeting the road crossing of twin DN450 RC pipes. The downstream section below the pipe
crossing is generally a trapezoidal shaped channel, with varying cross section shapes based around the
natural topography.
The Windermere Road catchment extends beyond the boundaries of the development site and has a
catchment area of 49.78Ha, a reasonably large catchment. The additional catchment area is mainly to the
east extending towards the East Tamar Highway. The additional catchment area is included in the
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
catchment analysis and calculation of peak flows, for the determination of downstream effects of the
development.
The topography ranges from gently sloping (3 to 8 %) to steep (>20%), with an average slope of 13%. The
ground and soil conditions described earlier and the moderate average slope, will lead to a relatively short
overland flow time or time of concentration, despite the large catchment size.
The introduction of roads and buildings in the catchment will increase both the impervious element and
increase the time of concentration. This will have the effect of increasing the stormwater flow rate at the
bottom of the catchment post development. It is unlikely that the land outside the development site will
develop dramatically in the future as it is controlled by the Rural Living Zone, with most parcels in the
catchment already developed.
In Table 4.2a the pre and post development catchment analysis for the Windermere Road catchment are
shown for a 5% and 1% AEP storm events.
Scenario AEP % tc (minutes) C runoff coefficient Area (Ha) I mm/hr Q (m3/s)

Pre 5 45 0.15 49.78 33 0.685
Post 5 35 0.22 49.78 39 1.190
Pre 1 40 0.17 49.78 50 1.170
Post 1 30 0.25 49.78 54 1.866
Table 4.2a – Windermere Road Catchment Results

A Manning’s analysis of the existing downstream creek formations has shown that the 1% AEP post
development event will increase the flow depth by 75mm. This is a minimal increase. The capacity of the
existing twin DN450 pipes is 0.575m3/s and approximately matches the current 5% AEP capacity for the
road crossing. The road crossing capacity can be increased to the 5% AEP post development flow of
1.19m3/s with the addition of a DN600 pipe with an appropriately designed inlet headwall.
Within the proposed subdivision typical table drains along the roads, will have to be rock lined with 1 in 3
batters as per the IPWEA standards. The depth of drains will vary depending on the location within the
catchment. These table drains will need to be capable of carrying the 5% AEP event at the bottom of the
catchment near Windermere Road. The road crossing in the subdivision at the current creek location carries
42% of the catchment and will require an approximate waterway area of 0.35m 2, an appropriate design will
be developed, incorporating the recommendations of the Natural Values Report by Livingston Natural
Resource Services dated 2 March 2018. Further discussion is made in the Stormwater Quality section of this
report.
Conclusion Water Quantity Windermere Road Catchment
In terms of meeting the performance P1 & P2 requirements of Clause 13.4.6 the post development scenario
for the 5% and 1% AEP events have been considered. The subdivision will have no adverse effect on the
downstream creek formations and they have capacity to carry the increased amount of stormwater
delivered by the development from Windermere Road catchment. There is no need to provide any
quantitative mitigation of flows providing the road crossing on Windermere Road is upgraded with an
additional DN600 pipe. Further the road design and appropriate drainage within the subdivision will safely
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
convey stormwater in newly created infrastructure to existing creeks that have capacity to convey the 1%AEP
post development peak flow.
Los Angelos Road Catchment
The Los Angelos Road catchment has a creek running parallel to Los Angelos Road, flowing in westerly
direction before passing under a bridge crossing at Windermere Road and into the Tamar River.
The Los Angelos Road catchment in the undeveloped state captures stormwater from the ridgeline, moving
as overland flow in a southerly direction before reaching a creek bed that runs generally parallel to Los
Angelos Road along the south most boundary of the development site. The downstream section of the
creek is a wide swale type channel, with varying cross section shapes based around the natural topography.
The Los Angelos Road catchment extends beyond the boundaries of the development site and has a
catchment area of 30.79Ha on the northern side of Los Angelos Road. A catchment further to the south
crosses Los Angelos Road with three pipes, DN600, DN450 and DN375. The contribution from this
catchment based on a 5%AEP capacity is 1.03m3/s. This extrapolates to 1.53m3/s for the 1%AEP event. The
additional flows from this southern catchment will be used in determination of downstream effects of the
development.
The topography ranges from gently sloping (3 to 8 %) to steep (>20%), with an average slope of 15%. The
time of concentration for this catchment will be longer because of flow length to reach the bottom of the
catchment.
The introduction of roads and buildings in the catchment will increase both the impervious element and
increase the time of concentration. This will have the effect of increasing the stormwater flow rate at the
bottom of the catchment post development. It is unlikely that the land outside the development site will
develop dramatically in the future.
In Table 4.2b the pre and post development catchment analysis for the Los Angelos Road catchment are
shown for a 5% and 1% AEP storm events.
Scenario AEP % tc (minutes) C runoff coefficient Area (Ha) I mm/hr Q (m3/s)

Pre 5 50 0.15 30.79 31 0.405
Post 5 45 0.17 30.79 33 0.490
Pre 1 43 0.17 30.79 46 0.600
Post 1 38 0.19 30.79 38 0.742
Post + Southern 1 - - - - 2.272
Table 4.2b – Los Angelos Road Catchment Results

A Manning’s analysis of the existing downstream creek formation has shown that the 1% AEP post
development event will increase the flow depth by 20mm. This is a minimal increase.
Within the proposed subdivision typical table drains along the roads, will have to be rock lined with 1 in 3
batters as per the IPWEA standards. An open drain will be required though Lot 25 and 26 to convey the
road water safely towards the bottom of the catchment.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Conclusion Water Quantity Los Angelos Road Catchment

In terms of meeting the performance P1 & P2 requirements of Clause 13.4.6 the post development scenario
for the 5% and 1% AEP events have been considered. The subdivision will have no adverse effect on the
downstream creek formations and they have capacity to carry the increased amount of stormwater
delivered by the development in the Los Angelos Road catchment. There is no need to provide any
quantitative mitigation of flows. Further the road design and appropriate drainage within the subdivision will
safely convey stormwater in newly created infrastructure to existing creeks that have capacity to convey the
1%AEP post development peak flow.
Stormwater Quality
There are three watercourses on the site. There is one in the Windermere Road catchment that discharges
under Windermere Road and makes it way to the Tamar River via Meika Court and Swan Drive. The other
two are in the Los Angelos Road catchment and merge to become one just downstream of the
development site.
The watercourse in the Windermere Road catchment will be crossed by a road in the future development.
Discussion of suitable techniques for the watercourse crossing will follow. The two watercourses in the Los
Angelos catchment will remain undisturbed by development as the lots will be serviced from the top part of
Lot 25. While physical disturbance will not take place directly in the watercourse the water quality from the
residential development will be considered.
General Development Discussion
The objective of residential land development on qualified land designated for development, is to create
spaces where people and families can establish homes that provide security, comfort and amenity for daily
living. These spaces can be enhanced by managing the relationship between the built and natural
environment.
In the establishment of these spaces there are three phases as follows: -
Land Development Phase – establishment of lots by constructing civil infrastructure that includes road
networks, stormwater drainage, water supply, wastewater management systems, electricity supply and
communication services. This phase is disruptive to the natural environment and requires management
strategies and techniques as the built environment moves in.
Housing Construction Phase – individuals and families establish housing on the lots created during the Land
Development Phase. This is also a disruptive phase for the natural environment as the built environment
continues. This phase also requires management strategies and techniques.
Establishment Phase – is where a synergistic settlement between the built and natural environment occurs
leading to a sustainable outcome for the future. Where this lands, is dependent on the strategies and
techniques that are used in the first two phases.
The Department of Primary Industries, Parks, Water and Environment Wetlands and Waterways Works
Manual provides Environmental Best Practice Guidelines to be used in the design phase and the
construction phase.
To address the P1 performance criteria for Clause E9.6.1 and Clause E9.6.3, development and stormwater
discharges must not unreasonably impact on water quality in watercourse. To meet this performance criteria
firstly the three phases of development are acknowledged. The first two phases will be disruptive and
require controls to ensure the disruptive activities do not have an unreasonable impact on water quality.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
To ensure waterway quality is not unreasonably impacted the following design and construction information
will be applied.
Design Guidelines for the Waterway Crossing

The waterway crossing has been described in the Natural Values Report and will require 330m2 of clearing.
It is proposed to make a small bridge, using precast planks to form the road crossing. The Waterways and
Wetlands Works Manual 2003 – No.5 Environmental Best Practice Guidelines: Siting & Designing Stream
Crossings, lists a bridge crossing with the natural creek bed as the preferred option. This guideline and the
Natural Values Report will be followed in the final design of the waterway crossing.
Construction Guidelines for the Subdivision and Waterways
Issues have been identified in the Natural Values Report in relation to clearing zones for roads, bushfire
hazard management around future housing and in one waterway crossing. As recommended The
Waterways and Wetlands Works Manual 2003 – No.2 Environmental Best Practice Guidelines: Construction
Practices in Waterways & Wetlands will be followed. Much of this revolves around sediment management
during construction and will be detailed in the civil design plans. Further to this a plan to enhance the native
vegetation in the road corridor will be detailed in the design phase.
Two disruptive phases have been identified but the final outcomes as described in the Natural Values
Report, show that retained vegetation has potential to increase native habitat during the establishment
phase.
Conclusion Water Quality
The P1 performance criteria for Clause E9.6.1 and Clause E9.6.3 requires that the impact on water quality in
the watercourse will not be unreasonable. By using Best Practice Guidelines to design and construct the
built environment of the subdivision and following the recommendations of the Natural Values Report, the
impact on water quality will not be unreasonable. The disruptive phases are acknowledged but the long
term outcomes after the establishment phase show that the subdivision, that creates a living built
environment, may in fact enhance the natural environment and hence water quality impacts will be minimal
and not unreasonable.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
5 // ONSITE WASTEWATER MANAGEMENT
5.1 Planning Scheme Provision

The Launceston Interim Planning Scheme 2015 makes provision to ensure that the lots created have access
to water supply and capability for wastewater disposal. The appropriate clause 13.4.7 P2 performance
criteria is to be satisfied.
P2
Where reticulated sewerage services are not proposed to be connected, it must be demonstrated that the
lots are capable of accommodating an on-site wastewater management system for the intended use which
does not have unreasonable adverse environmental impacts.
5.2 Response to Planning Scheme
The subdivision development provides for large rural living lots, all greater than 10 000m 2. The Windermere
Catchment waterway traverses the rear off lots 4,5,6 &7 and moves towards the middle of lots 2 & 3. A no
build zone has been nominated as 30m either side of the centre of the waterway. By this nomination, all
application areas will be a minimum of 30m from the waterway. The large lots will allow at least 50m of
setback to the waterway. In Appendix R of AS1547:2012 the Table R2 matrix considers site features,
treatment method and application method. This setback of 50m is acceptable after considering these
features. Lot 1 & 3 are the most critical in terms of setback of a land application area from the creek. A 50m
setback is achievable for this lot but will be dependent on the location of the proposed dwelling and siting
of the application area. The slope of Lot 3 is favourable at 3% and the use of a secondary treatment system
such as an AWTS will further move the constraint scale in Table R2 to the Lower end. A well-designed
system on Lot 1 & 3 can achieve a satisfactory outcome in terms of providing suitable amenity for residents
and maintaining long term water quality outcomes for the community.
The no build zone also applies to Lots 16 & 17 around the existing dam and these setbacks combined with
the large lot size will ensure that the on-site wastewater management system will achieve a satisfactory
water quality outcome.
A soil report from the area has been used to provide a Site Indicative On-site Domestic Wastewater Report
for a 4-bedroom, 6-person equivalent house on Lot 29. The report is found in Appendix C and the Soil
Report is found in Appendix D. This indicative report deals with the potential worst-case scenario in terms of
the soil type across the subdivision. Rock outcrops are present and hence these will need to be considered
in each design on each lot.
Conclusion Wastewater Management
This indicative report shows that the P2 performance requirement can be met because the lot sizes are
large and systems are available for secondary effluent treatment. The lots are capable of accommodating
an onsite wastewater management system and will not have an unreasonable adverse effect on the
environment. Careful design techniques will be required for the lots adjacent to the waterway.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
6 // CONCLUSION
The proposal to develop a 34 lot Rural Living Subdivision in Swan Bay has been considered. This report
reflects on the Launceston Interim Planning Scheme 2015 and the performance requirements for
stormwater quantity, stormwater quality and onsite wastewater management.
Stormwater quantity is slightly increased because of the increase in impervious surfaces and the reduced
time of concentration in the catchment. These increases have been considered in the downstream
waterways and road crossings. The road crossing at Windermere Road will have to be upgraded to increase
the capacity. This can be achieved by installing an additional 600DN pipe. The downstream waterway cross-
section is adequately sized and the water depth will increase only slightly, with no adverse effects. The
increased runoff in the Los Angelos Road catchment will have a very slight increase in flow depth in the
waterway and no adverse effect.
Stormwater quality has been considered and it is acknowledged that some disruptive activities will take
place during the construction phases. Best practice guidelines will be implemented in the design and
construction phases to mitigate the effects on water quality. The final establishment phase suggests that
water quality outcomes will not be unreasonably affected.
Onsite wastewater management has been considered. The soil type and likely presence of dolerite rock will
mean that AWTS systems will be required. These can be accommodated on the large rural living lots. Care
needs to be taken with future designs around the waterway through lots 3,4 & 5. The onsite wastewater
management systems, when design correctly, will protect the environment.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
7 // APPENDIX
7.1 APPENDIX A – SUBDIVISION PROPOSAL PLAN
7.2 APPENDIX B – CATCHMENT PLAN AND STORMWATER CALCULATIONS
7.3 APPENDIX C – INDICATIVE ONSITE WASTEWATER MANAGEMENT REPORT
7.4 APPENDIX D – SOIL REPORT

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX A – SUBDIVISION PROPOSAL PLAN

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX B – CATCHMENT PLAN AND STORMWATER CALCULATIONS

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
85
2 X Ø450 STORMWATER
70
90
95
UPGRADE WITH ADDITIONAL Ø600
10
0
60
10
65
5
DRAINAGE CALCULATIONS - Return
11
0
DRAINAGE CALCULATIONS - Return Period: 5%yrs
Period: 5%yrs - Location: SWAN BAY
11
5
- Location: SWAN BAY IFD-2016
60
90
95
100
IFD-2016
10
5 12
0
11
0
115
SUB-CATCHMENT DISCHARGE
120
125
12
SUBCATCHMENT
5
SUM OF EQUIVALENT AREA

SUB-CATCHMENT TIME OF
130
Ø900 STORMWATER
SUB-CATCHMENT AREA
RUNOFF CO-EFFICIENT
SUBCATCHMENT
130

RAINFALL INTENSITY
SUB-CATCHMENT AREA
EQUIVALANT AREA
RUNOFF CO-EFFICIENT
in
CONCENTRATION
FLOW DIRECTION
LOCATION
RAINFALL INTENSITY
2m
EQUIVALANT AREA
CONCENTRATION
RUNOFF
FLOW DIRECTION
LOCATION
RUNOFF
TIME
TIME
65
n
31 mi
70
POST-DEVELOPMENT Sum Sum
tc I A CxA Q tc I A CxA Q
C CxA C CxA
min mm/hr ha ha L/s min mm/hr ha ha L/s
ha ha
75
POST-DEVELOPMENT
WINDERMERE RD
80
35 39 AVG 0.22 49.780 10.966 10.966 1190
80
PRE-DEVELOPMET
WINDERMERE
80
49.78
45 33 0.15 7.467 7.467 685
0
85
0.95 3.933 3.552
85
0.15 18.994 2.849
85
0.17 26.852 4.565
DRAINAGE CALCULATIONS - Return Period: 1%yrs
in
- Location: SWAN BAY IFD-2016
5m
DRAINAGE CALCULATIONS - Return Period: 1%yrs -
90
Location: SWAN BAY IFD-2016
SUBCATCHMENT

95
SUB-CATCHMENT AREA
RUNOFF CO-EFFICIENT
RAINFALL INTENSITY
EQUIVALANT AREA
CONCENTRATION
FLOW DIRECTION
LOCATION
SUBCATCHMENT
110

RUNOFF
SUB-CATCHMENT AREA
RUNOFF CO-EFFICIENT
RAINFALL INTENSITY
TIME
EQUIVALANT AREA
CONCENTRATION
FLOW DIRECTION
LOCATION
11
5
100
RUNOFF
12
0
TIME
12
5
130
135
105
MIN
40
Sum
tc I A CxA Q
C CxA
min mm/hr ha ha L/s
110
ha Sum
tc I A CxA Q
C CxA
min mm/hr ha ha L/s
ha
115
POST-DEVELOPMENT
WINDERMERE
140
PRE-DEVELOPMENT
30 54 0.25 49.779 12.445 12.445 1866
WINDERMERE
40 50 0.17 49.733 8.455 8.455 1174
120
12
5
T CATCHMENT AREAS PRE-DEVELOPMENT

130
N 0.95 3.933 3.933

ME
135
P SCALE 1:5000
140
15
15
145
0
14
LO
0
E VE 0.15 18.994 2.849

-D
PRE
0.17 26.852 4.565
OVERLAND FLOW PATH SAMPLE CALCULATIONS PRE DEVELOPMENT SAMPLE CALCULATIONS POST DEVELOPMENT
CREEK CREEK FLOW LENGTH = 550m ROAD FLOW LENGTH = 55m

CREEK FLOW VELOCITY = 2m/s TIME OF CONCENTRATION (tc) = 2min
TIME OF CONCENTRATION (tc) = 4.6min
RAIN FALL INTENSITY (I20) = 33.4mm/hr OVERLAND FLOW LENGTH = 330m
TIME OF CONCENTRATION (tc) = 33min
OVERLAND FLOW LENGTH = 430m
OVERLAND SLOPE =0.135 SURFACE ROUGHNESS =0.135
TIME OF CONCENTRATION (tc) = 40min
RAIN FALL INTENSITY (I20) = 36mm/hr TOTAL RAIN FALL INTENSITY (I20) = 36mm/hr
FLOW RATE (Q20) = 685 l/s FLOW RATE (Q20) = 1190 l/s
FLOW RATE (Q100) = 1036 l/s FLOW RATE (Q100) = 1702 l/s
STATUS: DESIGN BY: CLIENT: GREG CRICK NOMINEES TITLE:

PRELIMINARY / INFORMATION DESIGN CHK:
PROJECT: SUBDIVISION
DO NOT SCALE - IF IN DOUBT, ASK DRAWN BY:
THIS DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR WHICH IT SCALE: SHEET SIZE: A1 DWGs IN SET:
WAS PREPARED. © RARE INNOVATION PTY LTD. ABN 51 619 598 257 DRAFT CHK: ADDRESS: 1056 WINDERMERE ROAD
REV: DESCRIPTION: BY: DATE: APPROVED: R. JESSON ACRED. No: CC5848I DATE: SWAN BAY PROJECT No: 17.138 DWG No: REV:
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
DRAINAGE CALCULATIONS - Return Period: 5%yrs DRAINAGE CALCULATIONS - Return Period: 5%yrs
- Location: SWAN BAY IFD-2016 - Location: SWAN BAY IFD-2016
SUBCATCHMENT
SUBCATCHMENT

SUB-CATCHMENT AREA
SUB-CATCHMENT AREA
RUNOFF CO-EFFICIENT
RUNOFF CO-EFFICIENT
RAINFALL INTENSITY
RAINFALL INTENSITY
60 65
55
EQUIVALANT AREA
45 50 70
EQUIVALANT AREA
40
CONCENTRATION
35
FLOW DIRECTION
LOCATION
25 30
CONCENTRATION
FLOW DIRECTION
LOCATION
30 25 75
RUNOFF
RUNOFF
80
11
5
85
TIME
SOUTHERN CATCHMENT
TIME
90
95
Q20 = 1.03 m3/s 100
10
5
0
12
11
Q100 - 1.53 m3/s
0
115
120
125
12
5
130
130
Ø600 30
Ø450
Ø375 Sum Sum
t20=5 tc I A CxA Q tc I A CxA Q
C CxA C CxA
0m in min mm/hr ha ha L/s min mm/hr ha ha L/s
ha ha
t20= PRE-
45 min DEVE
LOPM
PRE-DEVELOPMENT
POST-DEVELOPMENT
ENT
LOS ANGELOS
LOS ANGELOS
POS
T-D t100= 50 31.4 0.15 30.794 4.619 4.619 405
EVE 43m 45 33.4 0.17 30.794 5.235 5.235 490
LOP
30
MEN in
35
T
40
t10 =
45 0 38m
50 in
NEW ROCKLINE CHANNEL
55
60
65
DRAINAGE CALCULATIONS - Return Period: 1%yrs - DRAINAGE CALCULATIONS - Return Period: 1%yrs -
70
75
Location: SWAN BAY IFD-2016 Location: SWAN BAY IFD-2016
80
85
90
SUBCATCHMENT
SUBCATCHMENT

95
SUB-CATCHMENT AREA
RUNOFF CO-EFFICIENT
SUB-CATCHMENT AREA
RAINFALL INTENSITY
RUNOFF CO-EFFICIENT
RAINFALL INTENSITY
EQUIVALANT AREA
CONCENTRATION
FLOW DIRECTION
LOCATION
EQUIVALANT AREA
100
CONCENTRATION
FLOW DIRECTION
LOCATION
RUNOFF
RUNOFF
TIME
TIME
10
5
110
11
0
Sum Sum
tc I A CxA Q tc I A CxA Q
C CxA C CxA
min mm/hr ha ha L/s
110
ha min mm/hr ha ha L/s

11
5 ha
PRE-DEVELOPMENT
12
0
POST-DEVELOPMENT
LOS ANGELOS
12
5
LOS ANGELOS
43 46.5 0.17 30.794 4.619 4.619 600
130
38 51 0.19 30.794 5.235 5.235 742

135
CATCHMENT AREAS PRE-DEVELOPMENT

SCALE 1:5000
140
15
15
145
14
0
OVERLAND FLOW PATH CALCULATIONS DEVELOPMENT SUMMARY
CREEK OVERLAND FLOW LENGTH (LPRE) = 690m

OVERLAND FLOW LENGTH (LPOST) = 580m
OVERLAND SLOPE =0.145
TIME OF CONCENTRATION (t20) = 50min
TIME OF CONCENTRATION (t100) = 43min
RAIN FALL INTENSITY (I20) = 31.4mm/hr
RAIN FALL INTENSITY (I100) = 46.5mm/hr
PRE DEVELOPMENT
FLOW RATE (Q20) =405 l/s
POST DEVELOPMENT
STATUS: DESIGN BY: CLIENT: GREG CRICK NOMINEES TITLE:

PRELIMINARY / INFORMATION DESIGN CHK:
PROJECT: SUBDIVISION
DO NOT SCALE - IF IN DOUBT, ASK DRAWN BY:
THIS DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR WHICH IT SCALE: SHEET SIZE: A1 DWGs IN SET:
WAS PREPARED. © RARE INNOVATION PTY LTD. ABN 51 619 598 257 DRAFT CHK: ADDRESS: 1056 WINDERMERE ROAD
REV: DESCRIPTION: BY: DATE: APPROVED: R. JESSON ACRED. No: CC5848I DATE: SWAN BAY PROJECT No: 17.138 DWG No: REV:
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX C – INDICATIVE ONSITE WASTEWATER MANAGEMENT REPORT

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
On-site Wastewater
Management Report
Site Indicative Report

Proposed Lot 29
1170-1194 Windermere Road, Swan Bay
Prepared for: Greg Crick Nominees

Project No: 17138
Document No: 17138 OWMR – 001
Issue No: 02
Revision No: A
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
DOCUMENT CONTROL
Project 34 Lot Rural Living Subdivision
Report Title On-site Wastewater Management Report
Project No 17138
Document ID 17138 OWMR - 001
File Path R:\Projects\2017\RARE\17138 - Crick - 34 Lot Subdivision - 1170 Windermere Rd Swan

Bay\05 Correspondence Out\01 Principal\18-03-15 OWMR
Client Greg Crick Nominees
Record of Report
Issue Reason Revision Date Prepared By Approved By
02 On-site Wastewater A 21/05/2018 RJ RJ

Management Report
Distribution of Report
Company Name & Address Contact Copies
Greg Crick Edward Crick E: edjcrick@gmail.com 1 (elec)

Nominees Ph: 0439 399 539
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
INDEX
1. INTRODUCTION ....................................................................................................................... 4
2. PROJECT CRITERIA.................................................................................................................... 5
3. SITE EVALUATION .................................................................................................................... 6

4. SOIL EVALUATION .................................................................................................................... 7
5. INDICATIVE DIR FOR IRRIGATIONS SYSTEMS .......................................................................... 8

6. WASTEWATER SYSTEM RECOMMENDATIONS ........................................................................ 9
7. SYSTEM DESIGN ..................................................................................................................... 10
8. RSIK MANAGEMENT OF SITE AND SOIL CONSTRAINS ......................................................... 11
9. PERFORMANCE ...................................................................................................................... 13
10. SUMMARY........................................................................................................................... 14
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
1. INTRODUCTION
Rare Innovation have been engaged to prepare a preliminary On-Site Wastewater management report for
the proposed 34 lot rural living subdivision.
This report has been prepared in accordance with the requirements of “AS/NZS 1547:2012 On-site Domestic
Wastewater Management”. It is a generic report representing the soil conditions and the possible
construction of a four bedroom house.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
2. PROJECT CRITERIA
The following criteria have been considered in our waste water assessment:
Municipality Launceston City Council
Site Plan Cohen & Associates
Architectural Plans -
Climate Annual rainfall for the area is approx. 700mm.
Land area Approx. 1.08Ha
Title reference Proposed Lot 29
Date of inspection 15th March 2018
Desktop study 15th March 2018
Water supply Town Water
Land use Residential
Land history Rural
Drainage Natural
Power Supply Mains powered site
Method of testing Borelog excavation by hand auger.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
3. SITE EVALUATION
The site is located on a block of land recently subdivided, from our site and desktop investigations, the key
findings were:
Site Gradient Moderate 8 degree fall to the north west
Exposure The site is relatively unshielded
Slope Stability Site slope is below the landslide threshold angle
Boulder/ rock outcrops Yes
Land Surface shape Linear divergent – refer Fig C2 AS/NZS 1547:2012
Vegetation Surface cover consist of grasses and small shrubs
Waterways Creek to the north west a minimum of 200m away
Fill None
Stormwater run-on and upslope Nil
seepage
Flood Potential Nil
Salinity Not undertaken in this instance
Erosion potential None known
Ground Water Table Depth Not found during excavation
Water wells/ bores None known
Available land application area There are large areas of space available to accommodate the land
application area requirements and reserve areas.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
4. SOIL EVALUATION
A desktop evaluation found the underlying geological ground profile based on The Mineral Resources
Tasmania (MRT) Digital geological Atlas, 1:25,000 series, Launceston sheet, indicated the site is located on
Jurassic Dolerite, intrusive into older sedimentary rocks, of 0.7 – 6 mm grainsize, locally deeply – weathered
(Jd), this was confirmed by the soil profile.
The soil evaluation for this site was carried out in accordance with AS/NZS 1547:2012, the findings of this
evaluation are:
Typical soil texture and profile See Statewide Geotechnics Report for adjacent property in Swan
Bay
Soil structure Moderately structured - refer Table 5.1 AS/NZS 1547:2012

Adopted Soil Category Category 5 - refer Table 5.1 AS/NZS 1547:2012
Indicative Permeability (Ksat) 0.06 – 0.12 m/d - refer Table 5.1 AS/NZS 1547:2012
Permeameter Results Not undertaken in this instance, visual inspection of the site was
conducted in accordance with AS/NZS 1547:2012
Soil Class H1 - reactive clay in accordance with AS/NZS 2870
Predicted Soil Movement 50mm in accordance with AS/NZS 2870
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
5. INDICATIVE DIR FOR IRRIGATIONS SYSTEMS

Table M1 of ASNZS1547:2012 provides the following recommended DIR value for spray irrigation:
Soil category Soil texture Structure Indicative Design irrigation rate – LPED
Permeability irrigation
(Ksat)
5 Light Clays Moderately 0.06 – 0.12 3.0 mm/day
Structured
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
6. WASTEWATER SYSTEM RECOMMENDATIONS

Based on the soil permeability (Ksat ) established in section 4 and an indicative DIR value of 3.0 mm/d from
section 5 , we recommend an Aerated Wastewater Treatment System (AWTS) to dripper irrigation as the
wastewater treatment system for this site.
After considering the above items, we recommend a proprietory AWTS system, to be constructed in
accordance with the principles of AS/NZS 1547:2012 and the manufacturer installation manual.
We recommend all works are carried out by an accredited and registered plumber.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
7. SYSTEM DESIGN
The proposed development consists of a new 4 bedroom dwelling on town water with standard water
saving fixtures, the effluent flow and land application area required is as follows:
Number of proposed bedrooms 4 bedrooms
Number of equivalent persons (AS/NZS 1547:2012 T. J1) 6 persons
Water source Town
Daily Loading (L/per person / per day) (AS/NZS 1547:2012 T. H1) 150 Litres
Total Loading per day (L/D) 900 Litres
AWTS tank size 3000 Litres
Adopted Soil Category (AS/NZS 1547:2012 T. L1) 5
Indicative Ksat (AS/NZS 1547:2012 T. L1) 0.06 – 0.12
Adopted DIR (mm/d) (AS/NZS 1547:2012 T. M1) 3.0
Land Application Area required (m 2) 300m2
Length of LAA 34m
Width of LAA 9m
Separation between pipework No less than 1m
Reserve area No less than 300m2
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
8. RISK MANAGEMENT OF SITE AND SOIL CONSTRAINS

We have carried out a risk management process associated with this system in accordance with AS/NZS
1547:2012 to reduce public health and environmental risk by minimizing the likelihood of leakages or
breakout of effluent. These processed are summarised in the tables below:
Table 8.1 DESIGN RISK REDUCTION MEASURES
Constraint Design risk reduction measures
Wastewater system hydraulic failure • Occupants directed to decrease solids in wastewater discharged.
• Occupants directed to adopt conservative water usage practices.
Biological failure from power • Emergency numbers to be readily displayed

outage causing cessation of pumps • Occupants directed to reduce the usage in system during power
and aerators downtime.
Soil system failure in dispersive soils • Ensure sufficient topsoil depth and plant density to absorb
rainfall and applied wastewater is applied
• Adopted enlarged reserve areas
Marginal soil conditions • Ensure sufficient topsoil depth and plant density to absorb
rainfall and applied wastewater
• Plant intensively with high ET plant species
• Adopted stormwater cut-off drains to divert stormwater runoff
Site constraints • Occupants directed to adopt conservative water usage practices
High rainfall or torrential • We propose to provide adequate surface water and soil drainage
downpours controls to mitigate this risk
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Table 8.2 OPERATION AND MAINTENANCE RISK REDUCTION MEASURES

Cause Operation and maintenance risk reduction measures
Clogged outlet • Occupants to regularly service tank filter in accordance with the
filter manufacturers specifications.
• Occupants to decrease organic solids in wastewater discharged.
• Selection of appropriate wastewater treatment unit type
Pipe blockage • Provision of system care and maintenance guidelines to homeowner
Sludge and scum solids fill • Occupants instructed to inspect and or pumpout tank to a regular
tank and overflow to the schedule.
soakage field • Ensure pumpouts are carried out in accordance with maintenance
requirements
• Educate property owners to decrease organic waste discharged
Biological failure from power • Emergency numbers readily displayed
outage causing cessation of • Education of property owners to leave system on lower power setting
pumps during times of low use
Build-up of excessive solids • Installation of outlet filter
to land application area • Regular servicing of outlet filter
• Installation of other devices to reduce solids in effluent reserve area
Uneven distribution • Ensure occupants understand the importance of ‘no-go’ areas over land
system/broken/ damaged application system
distribution lines • Minimise compaction will be undertaken during installation
• Commissioning trial to ensure equal pressure and distribution throughout
land application system
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
9. PERFORMANCE
It is recommended for optimum performance of the system to reduce sludge build in the irrigation system:
- Scrape all dishes to remove fats, grease etc prior to washing

- Keep all possible solids out of system
- Do not use a garbage grinder or place hygiene products into system
- Use bio-degradable soaps and low phosphorus detergents and only use recommended quantity
- Do not pour paint/oil or other chemicals into system
- Install water saving fittings
- De-sludge tank every three to five years or when sludge exceeds two thirds of tank volume
- Clean outlet filter
- Inspection of system by accredited plumber regularly
- Cuts and fills should be minimized and these should be battered at slope angles no steeper than 1
vertical to 3 horizontal or alternatively these should be retained
- Should any seepage any seepage or groundwater be encountered during site excavations, it is
recommended that subsoil drainage to be provided to the storm water drainage system
- Maintain vegetation on the downhill slopes
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
10. SUMMARY
We recommend the adoption of an AWTS primary and secondary treatment into a LAA of 300m2 with a
100% equivalent set aside for reserve area as the domestic onsite wastewater system for this site.
The design is based on the dwelling being on mains water supply, and utilizing water saving fixtures
throughout.
The system is design for a maximum occupancy of 6 persons at any one time, any alteration this occupancy
rate for extended periods will result in system failure.
RARE INNOVATION PTY LTD
Rodney Jesson
Director
Civil and Infrastructure
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX A – LOADING CERTIFICATE

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
System Capacity Based on AS/NZS 1547:2012 Table J, for a 4 bedroom dwelling a population
equivalent of 6 has been adopted for this site.
Daily Flow 6 x 150L/Person/day = 900 Litres (AS 1547:2012 Table H1)

Adopted soil category Category 5 (AS 1547:2012 Table 5.1)
Adopted DIR 3.0 mm/Day (AS 1547:2012 Table M1)
Summary of design criteria A 3000 litre AWTS tank is required for this site
A typical waste water design flow of 150 litres/person/day has been adopted for
this dwelling with a total value of 900L/day (6x150) (AS1547:2012 Table H1).
The disposal area has been calculated using the following equation:
A= Q/DIR
Where:
Q= design daily flow in L/Day (900 litres)
A= Land Application Area in m2

DIR = Design Irrigation rate in mm /day (3.0 mm/d)
Land Application Area (LAA) = 300m2
A total LAA of 300m2 is required for effluent disposal.
Fixtures Water saving fixtures to be installed including dual flush toilets and appliances with
High WELS rating
Location of and use of the A 100% of the land application area has been set as the reserve area downstream
reserve area of the effluent disposal area.
Use of water efficient Water efficient fixtures and fittings have been documented to be installed in this
fixtures, fittings and dwelling with high ‘Water Efficiency Labelling Scheme” rated fittings
appliances
Allowable variation from Any permanent variations to the number of occupants will require the land
design flows application are to be adjusted/increased as required.
Consequences of Constant overloading of the system may result in overflowing of the system and
overloading the system leak harmful bacteria, spread of diseases as well as spread of foul odours attracting
insects and pest and overgrowing of weeds
Consequences of under The OzziKleen system continues to aerate during periods of low usage, therefore
loading the system there are no major consequences
Consequences of lack of Maintenance in accordance with the manufacturers specifications shall be carried
operation, maintenance, out at regular intervals.
and monitoring attention
All vehicular traffic, livestock and persons shall be kept out of the land application
area at all times
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX D – SOIL REPORT

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Statewide Geotechnics
ABN 93 844 683 471
55 Leonard Avenue
Moonah TAS 7009
Telephone: 0499 498 337

Email: statewidegeo@gmail.com
SITE CLASSIFICATION REPORT
Lot 31 Aquila Place, Swan Bay
Prepared for: Engineering Edge
Date of investigation: 4th April 2017
Date of report: 12th April 2017
Prepared by: Drew Bedelph, Engineering Geologist

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Table of Contents
1. Introduction …………………………………………………………………………………. 1
2. Field investigation ……………………………………………………………………......... 1
3. Site conditions ……………………………………………………………………………… 1
4 Permeability of Soil and Soil Category …………………………………………………... 2
5. Site Classification …………………………………………………………………......…… 2
6. Discussion ……………………………………………………………………………...…... 3
7. Wind Classification ………………………………………………………………………….4
Figures
1. Figure 1 – Site Layout and Test Location Plan
Appendices
1. Appendix A – Borehole Logs and Descriptive Terms
2. Appendix B – Form 55 Certificate of Qualified Person
© 2017 Statewide Geotechnics

This document and its attachments is the property of Statewide Geotechnics. This document
and its attachments may only be used for the purpose for which it was requested and in
accordance with any agreement between Statewide Geotechnics and the client. Any
unauthorised use of this document is prohibited.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
1. Introduction
At the request of Mr Chris McLean of Engineering Edge, Statewide Geotechnics have

undertaken a geotechnical investigation at the site of a proposed residential development at
Lot 31 Aquila Place, Swan Bay (Property ID 3479969, Title Reference 172377/31).
The investigation has been conducted for the purposes of assessing general geological
conditions at the site and consequently assigning a Site Classification in accordance with
AS2870-2011: ‘Residential Slabs and Footings’ and categorising the soil type in accordance
with AS1547-2012: ‘On-side Domestic Wastewater Management’ for wastewater design
purposes.
To aid in the investigation the client provided an A1-sized layout plan showing the intended
position of the dwelling and relevant dimensions.
2. Site Conditions
The site comprises a slightly north to northwest-sloping, currently vacant bush block of
approximately 9000m2 size situated within a new subdivision at Aquila Place, accessed off
Windermere Road. The location of the proposed dwelling is immediately northeast of the
entrance to the site, in an open area vegetated by low grass. The remaining eastern half of
the block is vegetated by a moderately dense covering of mostly immature trees and scrub.
The Mineral Resources Tasmania (‘MRT’) 1:25,000 scale digital geology map of the
Launceston area shows the site to be underlain by Jurassic igneous rocks described as
“…dolerite and related rocks”.
Examination of the 1:25,000 scale MRT Landslide Hazard Band map as published on
‘TheLIST’ website indicates that the site is situated within an ‘Unclassified’ area which is
deemed acceptable for building without further investigation.
3. Field Investigation
The field investigation was conducted on the 4th April 2017 and involved a detailed site
inspection followed by the drilling of two boreholes to a depth of 2.00m using a 4x4-mounted
drilling rig. The strength of subsurface materials encountered within the investigation
boreholes were assessed down-hole using a 19mm hand shear vane apparatus.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
The locations of the boreholes are shown on Figure 1, whilst copies of the engineering
borehole logs are presented in Appendix A.
The boreholes encountered relatively uniform subsurface conditions across the site,
comprising residual dolerite clay soil of medium to high plasticity, becoming harder and less
plastic with depth. Both holes encountered dolerite cobbles and terminated in material inferred
to be weathered dolerite, which presents as low to medium plasticity sandy/silty clay coloured
yellow/brown. Both boreholes were terminated at 2.00m depth and were noted to be dry on
completion.
These findings are in general agreement with both the 1:25,000 scale geological map of the
area and the findings of investigations conducted on nearby allotments.
4. Permeability of Soil and Soil Category
The residual dolerite clay material encountered to a maximum depth of 2.00m at the site has
been classified in accordance with AS1547-2012 as follows:
- Texture: Light Clay (Table 5.1 from AS1547-2012);

- Structure: Moderately structured (Table 5.1 from AS1547-2012);
- Category: 5;
- Indicative Permeability Range: 0.06-0.12m/day
- Adopted Permeability: 0.06m/day
Attention is drawn to Table 5.1 and qualifying notes in AS1547-2012.
5. Site Classification
After considering the site geology, drainage, soil conditions and plasticity characteristics of the
subsurface materials encountered, the site has been classified as follows:
CLASS M (AS2870)
Foundation designs in accordance with this classification are to be subject to the overriding
conditions of Section 6 below.
This classification is applicable only for ground conditions as encountered at the time of this
investigation. If cut or fill earthworks are undertaken, or other works that alter the conditions
of the site, then the Site Classification may need to be reassessed.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
6. Discussion
Specific attention and consideration should be given to the design of footings as required by
AS2870-2011.
In addition to the normal founding requirements arising from the above classification, particular
conditions at the site determine that the founding medium for all footings should be as follows:
Silty CLAY, high plasticity, brown to yellow/orange-brown
encountered 0.30m below existing ground surface level in BH1 and BH2
An allowable bearing pressure of 100kPa is available for edge beams, strips and pads founded
as above, provided the site is prepared as follows:
1. Earthworks should be carried out in accordance with AS3798-2007 ‘Earthworks for

Residential and Commercial Developments’; and
2. Any topsoil or other deleterious materials should be removed from the building
footprint; and
3. Any floating boulders encroaching on the building footprint and preventing a uniform
founding medium from being established should be removed and replaced with lean-
mix concrete.
The Site Classification in Section 5 assumes that the natural drainage and infiltration
conditions at the site will not be significantly affected for the proposed development work on
the site. The client must take care to ensure that surface water is not permitted to collect
adjacent to the structure and that significant changes to seasonal soil moisture equilibria do
not develop as a result of service trench construction or tree root action.
The client’s attention is drawn to Appendix B of AS2870-2011 and CSIRO Building Technical
File BTF18-2011 ‘Foundation Maintenance and Footing Performance: A Homeowner’s Guide’
as a guide to maintenance requirements for the proposed structure on the Site.
Although the borehole data indicates that the site conditions are relatively uniform, variations
in soil conditions may occur in areas of the site not specifically covered by the field
investigation. The base of all footings should therefore be inspected to ensure that the
founding medium meets the requirements referenced herein with respect to type and strength
of founding material.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
7. Wind Classification
After considering the terrain, shielding and topography of the site, the site has been classified
in accordance with AS4055-2012: ‘Wind Loads for Housing’ as follows:
N2 (AS4055-2012)
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
FIGURE 1
Site Layout and Test Location Plan

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Client: Engineering Edge

Drawn DB
Approved Project: Site Classification
BH1 Approximate borehole location
Lot 31 Aquila Place
Date 12/04/2017 Swan Bay
Title: Site Layout and Test Location Plan
Scale Not to scale
Project no: Figure no: Figure 1
Original size A4 SC188
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX A
Borehole Logs and Descriptive Terms

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Borehole no: BH1
Engineering Log - Borehole Sheet 1 of 1
Client: Engineering Edge Hole commenced: 4/04/2017

Project Name: Site Classification - Lot 31 Aquila Place, Swan Bay Hole completed: 4/04/2017
Project No: SC188 Hole logged by: DGB
Hole Location: Refer site layout and test location plan Log checked by: DGB
Drill Model and Mounting: 4x4 rig Slope: deg. R.L. Surface
Hole Diameter: 100 mm Bearing: deg. Datum Operator: DGB
Drilling Information Rock Substance Observations
Classification symbol
Consistency, density
Penetrometer
Penetration
Depth meters
Pocket
Graphic Log
Material Soil type:
condition
Moisture
Method
Support
Sample
Water
index
Tests
plasticity or particle characteristics, colour, secondary and Structure and additional observations
minor component
100
200
300
400
500
1
2
3
AS CH Silty CLAY, medium to high plasticity, minor M VSt Residual dolerite soil
organics, dark brown occasional dolerite cobbles
brown
yellow/orange-brown VSt/H XW dolerite
0.50 Vane refusal
1.00 CL/CH trace fine to coarse sand and fine dolerite gravel, H Vane refusal
medium plasticity
1.50 CL medium to low plasticity, sandy M/D XW/HW dolerite
2.00 Vane refusal
Borehole terminated at 2.00 metres Dry on completion
2.50
3.00
3.50
4.00
Method Support Samples and Tests Moisture Condition Consistency/ relative rock density
C - Casing VS - Very Soft
M - Mud U60 Undisturbed Sample D Dry S - Soft
U50 50mm Diameter M Moist F - Firm
Penetration D Disturbed Sample W Wet St - Stiff
No Resistance N Standard Penetration VSt - Very Stiff
Ranginf to N* SPT + Sample H - Hard
Refusal Nc Cone Penetrometer
Plastic Limit
Fb - Friable
VL - Very Loose
Graphic Log L - Loose
Inflow Classification Symbols and Soil < PL MD - Moderately Dense
Outflow
Description - Based on Unified Soil = PL VD - Very Dense
Water
Classification Systsem > PL
Level
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Borehole no: BH2
Engineering Log - Borehole Sheet 1 of 1
Client: Engineering Edge Hole commenced: 4/04/2017

Project Name: Site Classification - Lot 31 Aquila Place, Swan Bay Hole completed: 4/04/2017
Project No: SC188 Hole logged by: DGB
Hole Location: Refer site layout and test location plan Log checked by: DGB
Drill Model and Mounting: 4x4 rig Slope: deg. R.L. Surface
Hole Diameter: 100 mm Bearing: deg. Datum Operator: DGB
Drilling Information Rock Substance Observations
Classification symbol
Consistency, density
Penetrometer
Penetration
Depth meters
Pocket
Graphic Log
Material Soil type:
condition
Moisture
Method
Support
Sample
Water
index
Tests
plasticity or particle characteristics, colour, secondary and Structure and additional observations
minor component
100
200
300
400
500
1
2
3
AS CH Silty CLAY, medium to high plasticity, minor M VSt Residual dolerite soil
organics, dark brown occasional dolerite cobbles
brown
yellow/orange-brown VSt/H XW dolerite
0.50 Vane refusal
1.00 CL/CH trace fine to coarse sand and fine dolerite gravel, H Vane refusal
medium plasticity
CL medium to low plasticity, sandy M/D XW/HW dolerite
1.50
2.00 Vane refusal
Borehole terminated at 2.00 metres Dry on completion
2.50
3.00
3.50
4.00
Method Support Samples and Tests Moisture Condition Consistency/ relative rock density
C - Casing VS - Very Soft
M - Mud U60 Undisturbed Sample D Dry S - Soft
U50 50mm Diameter M Moist F - Firm
Penetration D Disturbed Sample W Wet St - Stiff
No Resistance N Standard Penetration VSt - Very Stiff
Ranginf to N* SPT + Sample H - Hard
Refusal Nc Cone Penetrometer
Plastic Limit
Fb - Friable
VL - Very Loose
Graphic Log L - Loose
Inflow Classification Symbols and Soil < PL MD - Moderately Dense
Outflow
Description - Based on Unified Soil = PL VD - Very Dense
Water
Classification Systsem > PL
Level
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
DESCRIPTIVE TERMS - BOREHOLE/EXCAVATION LOG
Method
S auger screwing W washbore B blade bucket
D auger drilling N natural exposure C cable tool
R roller/tricone E existing excavation H hammer drill
Water
*
not observed
observed water level
observed water inflow
observed water outflow
R refer report for details
Notes, samples, tests, etc
U45 undisturbed sample, 45mm diameter
D disturbed sample
N* Standard Penetration Test
N indicates SPT value
* indicates sample retrieved
Structure, additional observations

PP pocket penetrometer test, figure indicates soil strength (kPa)
V vane shear test, figure indicates soil strength (kPa)
DCP dynamic cone penetrometer test, figure indicates blows/depth
increment.
Soil profile
known boundary probable boundary possible boundary
_ _?_ _?_ _?_ _?_ _
Moisture condition (based on appearance and feel)

dry (D) Looks and feels dry, cohesive soils usually hard powdery or
friable, granular soils run freely through the fingers.
moist (M) Soils feel cool, darker in colour. Cohesive soils usually weakened
by moisture, granular soils tend to cohere, no free water on hands.
wet (W) Soils feel cool, darker in colour. Cohesive soils usually weakened,
granular soils tend to cohere, free water collects on hands when
remoulding.
Consistency (based on undrained shear strength (Cu), estimated, or measured by vane shear test)
very soft soft firm stiff very stiff hard
VS S F St VSt H
Cu(kPa) 12.5 25 50 100 200
Density Index (generally estimated or based on penetrometer results)
very loose loose medium dense dense very dense
VL L MD D VD
Density Index Id(%) 15 35 65 85
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
APPENDIX B
Form 55 Certificate of Qualified Person

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
CERTIFICATE OF QUALIFIED PERSON – ASSESSABLE

Section 321
ITEM
To: Engineering Edge Owner /Agent
219 Invermay Road Address
Suburb/postcode
Form 55
INVERMAY TAS 7250
Qualified person details:
Qualified person: Drew Bedelph T/A Statewide
Geotechnics
Address: 55 Leonard Avenue Phone No: 0499498337
MOONAH TAS 7009 Fax No: -
Licence No: n/a Email address: statewidegeo@gmail.com
Qualifications and BSc (Hons) with major in Geology, (description from Column 3 of the
Director of Building Control’s
Insurance details: Professional Indemnity Insurance Determination)
(AIG Australia Ltd, policy number
1023401768, $1,000,000 cover)
Speciality area of Engineering Geology (description from Column 4 of the

Director of Building Control’s
expertise: Determination)
Details of work:
Address: Lot 31 Aquila Place Lot No:
SWAN BAY TAS 7252 Certificate of title No: 172377/31

The assessable Foundation classification in accordance with (description of the assessable item being
certified)
item related to AS2870-2011 Assessable item includes –
this certificate: - a material;
- a design
- a form of construction
- a document
- testing of a component, building
system or plumbing system
- an inspection, or assessment,
performed
Certificate details:
Certificate type: Foundation classification (description from Column 1 of
Schedule 1 of the Director of
Building Control’s Determination)
This certificate is in relation to the above assessable item, at any stage, as part of - (tick one)
building work, plumbing work or plumbing installation or demolition work: 
or
a building, temporary structure or plumbing installation:
In issuing this certificate the following matters are relevant –
Director of Building Control – Date Approved 1 January 2017 Building Act 2016 - Approved Form No. 55
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0636/2017
Date
Documents: Site classification report dated 12 April 2017 by Drew Bedelph,

Relevant Not applicable

calculations:
References: As per the site classification report dated 12 April 2017

Appendix B of AS2870-2011
CSIRO Building Technical File BTF-18-2011 ‘Foundation Maintenance
and Footing Performance: A Homeowner’s Guide’
Substance of Certificate: (what it is that is being certified)
An investigation was conducted for the purposes of assessing general geological
conditions at the site and consequently assigning a Site Classification in accordance with
AS2870-2011: ‘Residential Slabs and Footings’.
Scope and/or Limitations

The classification is applicable only for ground conditions encountered at the time of the
investigation. If cut/fill earthworks are undertaken, or the structure/s moved from the
site/s assessed, then further investigation and reclassification will be required.
I certify the matters described in this certificate.

Signed: Certificate No: Date:
Qualified person: 12/4/2017
Director of Building Control – Date Approved 1 January 2017 Building Act 2016 - Approved Form No. 55

Swan Bay Subdivision

Diunggah oleh

Informasi Dokumen

Judul Asli

Hak Cipta

Format Tersedia

Bagikan dokumen Ini

Bagikan atau Tanam Dokumen

Opsi Berbagi

Apakah menurut Anda dokumen ini bermanfaat?

Apakah konten ini tidak pantas?

Hak Cipta:

Format Tersedia

Swan Bay Subdivision

Diunggah oleh

Hak Cipta:

Format Tersedia

PLANNING EXHIBITED

1056 Windermere Road, Swan Bay

Date 16 May 2018

Project Number 17.232

Project Name 34 Lot Subdivision

Author George Walker

Traffic Impact Assessment

Bushfire Hazard Management Report

Natural Values Report

Existing Subdivision Plans

Scenic Management Assessment

Civil and Environmental Infrastructure Report

Image 1 – aerial image of the subject property.

1.1 Planning Overview

1.2 Description of Proposed Development

Lot No. Area (ha) Type Frontage Width (m)

1.3 Description of Proposed Use

2.0 Subject Site

2.1 The Subject Site

Northern aspect of subject site

2.2 Description of the Surrounding Area

2.3 Site Servicing

2.4 Site Access

2.5 Natural Hazards and Environmental Constraints

2.6 Natural and Landscape Values

3.0 Development Application Assessment

3.1 Land Zone

3.2 Categorisation of Use

4.0 Launceston Interim Planning Scheme 2013

4.1 Rural Living Zone

4.1.2 Local Area Objectives

4.1.3 Desired Future Character Statements

4.1.4 Use Standards

4.1.4 Development Standards

(c) the protection of a place of Aboriginal, natural or cultural heritage.

Acceptable Solutions Performance Criteria

(j) the existing pattern of development in

be not less than 1ha; or

Each lot, or proposed lot in a plan of subdivision,

Not applicable to the subdivision.

Not applicable to the subdivision.

It is evident that acceptable solution A1.1 is unable to be met. Therefore, assessment

Performance Criteria Assessment

a) each proposed lot is of sufficient width and depth to enable a dwelling to be

13.4.5 Frontage and access

To ensure lots provide:

(a) appropriate frontage to a road; and

Acceptable Solutions Performance Criteria

(a) the width of frontage proposed, if any;

(b) whether any other land has a right-of-

(c) the number of immediately adjacent rights-

(d) the topography of the site;

(e) the proposed use of the lot;

(f) the construction and maintenance of the

(g) the existing pattern of development in the

(h) the advice of the road authority.

Acceptable Solutions Performance Criteria

No acceptable solution. Each lot, or a lot proposed in a plan of

(a) the topography of the site;

(b) the length of the access;

(c) the distance between the lot or building

(d) the nature of the road and the traffic;

(e) the character of the area; and