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Ref. No: DA 0039/2019
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Planning Submission

Proposed Café and First-Floor Dwelling

6 St Georges Square, East Launceston

Prepared for:

City of Launceston
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Issue 02

Date 1 February 2019

Project Name Proposed Café and First-Floor Dwelling

Project Number 18.389

Author Ashley Brook

Document "\\btdc2012\ProjectC\2014\14176\1 Administration\6


Authorities\2 Council\14.176 - Planning Submission.docx"
6ty Pty Ltd ©
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
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website are intended for public perusal only and should not be reproduced
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Contents

1.0 Introduction ............................................................................................................... 1


1.1 Planning Overview .............................................................................................. 1
1.2 Proposed Use and Development ........................................................................ 2
2.0 Location ..................................................................................................................... 3
2.1 Subject Site ......................................................................................................... 3
2.2 Description of the Surrounding Area ................................................................... 3
2.3 Natural Values and Hazards ............................................................................... 4
2.4 Site Access ......................................................................................................... 4
2.5 Site Servicing ...................................................................................................... 4
3.0 Planning Assessment ............................................................................................... 5
3.1 Categorisation of the Development ..................................................................... 5
3.2 Local Business Zone ........................................................................................... 6
3.3 Road and Railway Assets Code ........................................................................ 15
3.4 Car Parking and Sustainable Transport Code................................................... 16
3.5 Scenic Management Code ................................................................................ 21
4.0 Discretionary Matters .............................................................................................. 22
4.1 Clause 20.3.2 Mechanical Plant and Equipment – Performance Criteria P1 .... 22
4.2 Clause 20.3.4 Noise Level – Performance Criteria P1 ...................................... 23
4.3 Clause 20.4.1 Building Height, Setbacks and Siting -
Performance Criteria P4.................................................................................... 24
4.4 Clause 20.4.3 Active Ground Floors - Performance Criteria P4 ........................ 26
4.5 Clause E6.5.1 Car Parking Numbers – Performance Criteria P1 ...................... 28
4.6 Clause E4.6.4 Sight Distances at Accesses, Junctions and Level Crossings –
Performance Criteria P1.................................................................................... 30
4.7 Clause E7.6.2 Scenic Management Areas – Performance Criteria P1 ............ 31
5.0 Conclusion ............................................................................................................... 35

Appendix A
Development Plans
Appendix B
Certificate of Title
Appendix C
Noise Assessment
Appendix D
Traffic Impact Assessment

Proposed Café and First-Floor Dwelling i


6 St Georges Square, East Launceston
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1.0 Introduction
Planning approval is sought for a proposed use and development involving the
construction of a café and first-floor dwelling at 6 St Georges Square, East
Launceston (see Figure 1). This planning submission provides details of the
application and an assessment against the applicable provisions of the Launceston
Interim Planning Scheme 2015 (the ‘Scheme’).

Figure 1 – Aerial Image of the Subject Site (Outlined in Red)

1.1 Planning Overview

Location 6 St Georges Square, East Launceston


Title Information Certificate of Title Volume 60333, Folio 1
Land Area 233m2
Proposed Use Food Services and Residential
Proposed Development Demolish existing building and construct a café and
first-floor dwelling
Zone 20.0 – Local Business Zone
Relevant Code(s) E4.0 – Road and Railway Assets Code
E6.0 – Parking and Sustainable Transport Code
E7.0 – Scenic Management Code
Status of Application Discretionary

Proposed Café and First-Floor Dwelling 1


6 St Georges Square, East Launceston
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1.2 Proposed Use and Development

It is proposed to demolish the existing building at the site and to construct a new two
storey building that will contain a café and first-floor dwelling.

The proposed café will be located at ground floor level and will have a gross floor
area of 118m2. This includes the café seating area, Spencer Street entry, kitchen and
bathroom facilities. An operator for the café has not yet been secured. However, it is
intended to provide a breakfast and lunch service and is not intended to be licenced.
The hours of operation are therefore intended to be 7am to 3pm on Monday to Friday
and 8am to 3pm on Saturday and Sunday. The closest example of the type of café
that is intended to be established is Cuccina Café in Margaret Street, Launceston.

It is anticipated that the café will employ up to 5 to 6 persons. It is further anticipated


that there will be 2 deliveries to the café each day shortly after 7am involving
perishable food items, and 2 other deliveries each week on a Monday and Friday at
around midday. Delivery vehicles will be capable of utilising short term parking
spaces in St Georges Square.

The site has an area of 233m2 and it is therefore not proposed to make provision for
the off-street parking of vehicles associated with the café.

The proposed café will include a single garage and pedestrian entry at ground floor
level, and 1 bedroom, living area, kitchen, bathroom and 2 decks at first-floor level.
The garage will be accessed over a new crossover to be constructed in Spencer
Street adjacent to the western boundary of the site.

The application constitutes a modification to the proposal that was subject to planning
application DA0352/2018, which has been withdrawn. The key changes to the
proposal in the current application include:

1. Reduction in the gross floor area of the café from 147.48m2 to 118m2.
2. Provision of single-car garage at ground floor level for the proposed first-floor
dwelling.
3. Stepping-in of the first-floor wall of the dwelling from the western side boundary
to provide a side setback of at least 3.153m.

The Development Plans for the proposal are included in Appendix A.

Proposed Café and First-Floor Dwelling 2


6 St Georges Square, East Launceston
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2.0 Location
2.1 Subject Site

The subject site is located at 6 St Georges Square, East Launceston. It is contained


in a single lot (CT 60333/1) which has an area of 233m2. The relevant title
documentation is included in Appendix B.

The site contains an existing single-storey building that has a floor area of 162m2.
The existing retail use within the building occupies an area of 120m2, including a
kitchen and bathroom that is shared with a residence in the western portion of the
building. The residence is currently unoccupied. The retail use offers convenience
items (e.g. newspapers, milk, bread), takeaway food and coffee.

The site is zoned Local Business under the Scheme.

Figure 2 – Zoning Map

2.2 Description of the Surrounding Area

The site is surrounded by residential use and development in the Inner Residential
Zone to the north, south and west, and St Georges Square (street and park) to the
east. The surrounding residential area comprises a combination of single and two
storey dwellings of varying styles with differing materials and finishes. The adjoining
properties to the north and west contain single storey dwellings.

Proposed Café and First-Floor Dwelling 3


6 St Georges Square, East Launceston
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The site is identified within the Scenic Management Area – Central Hills Precinct on
the Scheme maps. The precinct is comprised of established residential development
extending up to the skyline, along High Street and Talbot Road, which includes
properties with substantial vegetation plantings. It also includes City Park, Windmill
Hill, St Georges Square (park), Princes Square and Brickfields Reserve. The precinct
forms the principal backdrop for South Launceston, Newstead and central
Launceston.

Figure 3 – Central Hills Precinct Map

2.3 Natural Values and Hazards

The site is located within a fully developed urban area. There are no identified natural
values or hazards associated with the site.

2.4 Site Access

The site has frontage to St Georges Square and Spencer Street. An existing driveway
crossover is located adjacent to the site in St Georges Square however it is not
utilised to provide vehicular access to any formal parking areas within the site. The
road pavement directly adjacent to the crossover is designated for a 5-minute parking
space.

2.5 Site Servicing

The site is fully serviced including connections to the public sewer, water and
stormwater systems.
Proposed Café and First-Floor Dwelling 4
6 St Georges Square, East Launceston
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3.0 Planning Assessment


3.1 Categorisation of the Development

A proposed use and development is required to be categorised into a use class in


accordance with Clause 8.2 of the Scheme. The proposal involves two uses and
therefore each use is required to be individually categorised into a use in accordance
with Clause 8.2.5.

The proposed café is categorised into the Food Services use class, which is defined
as follows:

use of land for preparing or selling food or drink for consumption on or off the
premises. Examples include a cafe, restaurant and take-away food premises.

The proposed first-floor dwelling is categorised into the Residential use class, which
is defined as follows:

use of land for self contained or shared living accommodation. Examples include
an ancillary dwelling, boarding house, communal residence, home-based
business, hostel, residential aged care home, residential college, respite centre,
retirement village and single or multiple dwellings.

The use table for the Local Business Zone in Clause 20.2 identifies that the Food
Services use class is Permitted. The Residential use class is also identified as
Permitted where the following qualification is satisfied:

If above ground floor or where access does not require removal of any ground
floor use.

The proposed dwelling will be located above ground floor and does not require
removal of a ground floor use. It satisfies the qualification and is therefore a Permitted
use.

The specific zone and code provisions are addressed in the assessment which
follows. The acceptable solution requirements for the applicable standards are
considered in Sections 3.2 to 3.5. The proposal relies on several performance criteria
to demonstrate compliance with the applicable standards. A Discretionary permit is
therefore sought for the proposal. The applicable performance criteria, and
discretions that are sought to be exercised, include:

• Clause 20.3.2 Mechanical Plant and Equipment – Performance Criteria P1


• Clause 20.3.4 Noise Level – Performance Criteria P1
• Clause 20.4.1 Building Height, Setbacks and Siting - Performance Criteria P4
• Clause 20.4.3 Active Ground Floors - Performance Criteria P4
• Clause E4.6.4 Sight Distances at Accesses, Junctions and Level Crossings –
Performance Criteria P1
• Clause E6.5.1 Car Parking Numbers – Performance Criteria P1
• Clause E7.6.2 Scenic Management Areas – Performance Criteria P1
These performance criteria are considered in Section 4.

Proposed Café and First-Floor Dwelling 5


6 St Georges Square, East Launceston
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3.2 Local Business Zone

3.2.1 Zone Purpose

The zone purpose statements for the zone include the following:

20.1.1.1 To provide for business, professional and retail services which meet the
convenience needs of a local area.
20.1.1.2 To ensure that the primary purpose of the zone is maintained and use and
development does not distort the activity centre hierarchy.
20.1.1.3 To maintain or improve the function, appearance and distinctive qualities
of neighbourhood centres.
20.1.1.4 To create:
(a) activity at pedestrian levels, with active road frontages offering interest
and engagement to shoppers; and
(b) appropriate provision for car parking, pedestrian access and traffic
circulation.
20.1.1.5 To encourage a diversity of residential developments, including shop-top
housing and tourist accommodation, which support the functions of
neighbourhood centres.

The proposed uses are Permitted in the zone and therefore are deemed to be
consistent with the zone purpose. The proposal involves a redevelopment of the site
that will enhance an existing active road frontage facing St Georges Square and
provide for improved residential accommodation in the form of a first-floor apartment.
The application demonstrates that proposed café is capable of being adequately
serviced by existing road infrastructure and on-street parking in the surrounding area.

3.2.2 Use Standards

In accordance with Table 20.3 of the Scheme, the use standards in Clauses 20.3.1
to 20.3.4 apply to the café use only.

Clause 20.3 Use Standards


Clause 20.3.1 Hours of operation
Requirement/s Assessment Compliance
A1 Commercial vehicles must The proposed delivery Complies with
only operate between hours associated with the acceptable
6.00am and 10.00pm cafe, which are expected to solution.
Monday to Friday and involve commercial vehicle
7:00am to 5:00pm Saturday movements at 7am each
and Sunday. day and at midday on
Monday and Friday, are
within the range that is
permitted by the acceptable
solution.

Proposed Café and First-Floor Dwelling 6


6 St Georges Square, East Launceston
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Clause 20.3.1 Hours of operation


Requirement/s Assessment Compliance
A2 Operating hours, except for The site adjoins the Inner Complies with
office and administrative Residential zone and the relevant
tasks, must be between: requirement in A2(a) requirement in
therefore applies. the acceptable
(a) 6.00am and 10.00pm,
solution.
where adjacent to the The proposed hours of
boundary of the General operation associated with
Residential, Inner the café, which are
Residential, Low expected to be within the
Density Residential and period between 7am and
Urban Mixed Use 3pm, is within the range that
zones; or is permitted by the
acceptable solution.
(b) 6.00am to midnight
otherwise.
Clause 20.3.2 Mechanical plant and equipment
Requirement/s Assessment Compliance
A1 Air conditioning, air The proposal seeks to rely Relies on
extraction, heating or on an assessment against performance
refrigeration systems or the corresponding criteria.
compressors must be performance criteria to
designed, located, baffled or demonstrate compliance
insulated to prevent noise, with the standard.
odours, fumes or vibration
from being received by
adjoining or immediately
opposite sensitive uses.
Clause 20.3.3 Light spill and illumination
Requirement/s Assessment Compliance
A1 The use must: The proposed use does not Complies with
include any floodlighting. acceptable
(a) not include permanent,
solution.
fixed floodlighting where The café will operate during
the zone adjoins the daylight hours and therefore
boundary of the General it is expected that external
Residential, Inner lighting will not cause light
Residential, Low spill.
Density Residential, The requirements of
Urban Mixed Use and AS4282 – 1997 ‘Control of
Village zones; and the obtrusive effects of
(b) contain direct light from outdoor lighting’ is relevant
external light sources to the provision of external
within the boundaries of lighting and security lighting.
the site.

Proposed Café and First-Floor Dwelling 7


6 St Georges Square, East Launceston
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Clause 20.3.4 Noise levels


Requirement/s Assessment Compliance
A1 Noise generated by a use The proposal seeks to rely Relies on
on the site must: on an assessment against performance
the corresponding criteria.
(a) not exceed a time
performance criteria to
average A-weighted
demonstrate compliance
sound pressure level
with the standard.
(LAeq) of 5 dB(A) above
background during
operating hours when
measured at the
boundary of an existing
sensitive use adjoining
or immediately opposite
the site; or
(b) be in accordance with
any permit conditions
required by the
Environment Protection
Authority or an
environment protection
notice issued by the
Director of the
Environment Protection
Authority.

3.2.3 Development Standards

Clause 20.4 Development Standards


Clause 20.4.1 Building height, setbacks and siting
Requirement/s Assessment Compliance
A1 Building height must be no Given that the buildings on Complies with
greater than: adjoining lots are single relevant
storey, the 7m requirement requirement in
(a) 7m; or
is higher and therefore the acceptable
(b) 1m greater than the applies. solution.
average of the building
The maximum building
heights on the site or
height of the proposed
adjoining lots;
development is less than 7m
whichever is higher. when measured from
ground level.

Proposed Café and First-Floor Dwelling 8


6 St Georges Square, East Launceston
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Clause 20.4.1 Building height, setbacks and siting


Requirement/s Assessment Compliance
A2 Setback from a frontage The proposed development Complies with
must be: will be built to the Spencer acceptable
(a) built to the frontage at Street frontage at ground solution.
ground level; or level and therefore complies
with A2(a).
(b) no more or less than the
maximum and minimum The proposed development
setbacks of the will not be built to the
buildings on adjoining St Georges Square frontage
and A2(b) therefore applies.
lots.
It will have a setback of
1.797m from the frontage.
The dwelling on the
adjoining lot to the north (4
St Georges of) has a
frontage setback of 1.447m.
The dwelling to the south at
8 St Georges Square, on the
opposite side of Spencer
Street, forms part of the St
Georges Square
streetscape and is therefore
an adjoining lot for the
purpose of the standard. It
has a 4.793m frontage
setback. The setback of the
proposed development from
the St Georges Square
frontage will therefore be no
less than the minimum and
no more than the maximum
setbacks of the buildings on
the adjoining lots.

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6 St Georges Square, East Launceston
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Clause 20.4.1 Building height, setbacks and siting


Requirement/s Assessment Compliance
A3 Setback from a side The proposed development Complies with
boundary must be: will not be built to the side acceptable
(a) built to the side boundaries at ground level solution.
boundaries at ground and A3(b) therefore applies.
level; or It will have a setback of
1.191m from the northern
(b) no more or less than the side boundary and 150mm
maximum and minimum from the western side
setbacks of the boundary. The dwelling on
buildings on adjoining the adjoining lot to the north
lots. (4 St Georges Square) has
a setback of 1.7m from the
shared boundary. The
dwelling on the adjoining lot
to the west (2 Spencer
Street) includes a garage
that has a 0m setback. The
setback of the proposed
development from the side
boundaries will therefore be
no more than the maximum
and no less than the
minimum setbacks of the
buildings on the adjoining
lots.
A4 Where the site is located on The northern and western Relies on
the boundary of the General side boundaries of the site performance
Residential and Inner also form a boundary with criteria.
Residential zones, new the Inner Residential zone.
buildings or alterations to The proposed development
existing buildings, must: is not proposed to be
(a) be set back a horizontal setback 3m from the zone
distance of no less than boundary and instead seeks
3m from the zone to rely on an assessment
boundary; and against the corresponding
performance criteria to
(b) have a solid fence no demonstrate compliance
less than 1.8m high on with the standard.
the zone boundary.
A5 The façade and entrance of The entrances to the Complies with
the primary building, must proposed building in the St acceptable
be clearly visible, and Georges Square and solution.
accessible from a road, for Spencer Street façades will
pedestrians and persons be clearly visible and will be
with a disability. accessible from each road
for pedestrians and persons
with a disability.

Proposed Café and First-Floor Dwelling 10


6 St Georges Square, East Launceston
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Clause 20.4.2 Location of car parking


Requirement/s Assessment Compliance
A1 Car parking must be The proposed car parking Complies with
located: space will be located within relevant
(a) within the building a garage that will form part requirement in
structure; or of the building. the acceptable
solution.
(b) behind the building.
Clause 20.4.3 Active ground floors
Requirement/s Assessment Compliance
A1 New buildings with non Relies on
residential uses on ground performance
floors must: criteria.
(a) have clear glazing, The proposed development
display windows or includes more than 80%
glass doorways for a glazing in the St Georges
minimum of 80% of all Square façade at ground
ground floor facades to, level. However, it includes
roads, malls, laneways less than 80% glazing in the
or arcades; Spencer Street façade at
ground level.
(b) not have security grilles The proposal does not
or screens that obscure include security grills or
the ground floor facades screens that would obscure
to roads, malls, the ground floor facades.
laneways or arcades;
(c) not have mechanical The proposed development
plant or equipment, includes 2 air conditioning
such as air conditioning units which will be placed
units or heat pumps behind a timber screen in
located on the facade; the Spencer Street façade
and at ground level.
(d) not have blank walls, The St Georges Square and
signage panels or Spencer Street façades
blocked out windows, include window and/or door
wider than 2m on openings that provide for of
ground floor facades to pedestrian interaction, and
roads, malls, laneways therefore do not comprise
or arcades. blank walls. The proposal
does not include any
signage panels or blocked
out windows.
A2 Applicable to alterations to The proposal involves a new Not applicable.
ground floor facades of non- building, rather than
residential buildings. alterations to an existing
building.

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6 St Georges Square, East Launceston
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Clause 20.4.3 Active ground floors


Requirement/s Assessment Compliance
A3 The building must: The proposed development Complies with
(a) provide a direct access provides for direct access acceptable
for pedestrians from the for pedestrians from St solution.
road or publicly Georges Square and
accessible areas; and Spencer Street, and is
orientated to face both road
(b) be orientated to face a frontages.
road, mall, laneway or
arcade, except where
the development is not
visible from these
locations.
A4 The total width of the door or The garage door facing the Complies with
doors on a garage facing a Spencer Street frontage will acceptable
frontage must be no wider have a width of 2.6m. solution.
than 6m.
Clause 20.4.4 Dwelling diversity
Requirement/s Assessment Compliance
A1 Developments of 10 or more The proposal incudes 1 Not applicable.
dwellings must provide a dwelling only.
minimum of 1 x 1 bedroom,
1 x 2 bedroom and 1 x 3
bedroom floor layouts.
Clause 20.4.5 Pedestrian access to dwellings
Requirement/s Assessment Compliance
A1.1 New dwellings or residential The proposed first-floor Complies with
developments must be dwelling will include its own acceptable
provided with a pedestrian pedestrian access from solution
access independent of the Spencer Street. requirement.
access to any ground floor
use in the building, or
tenancies on the same site
or within the same building;
and
A1.2 Pedestrian access directly The proposed pedestrian Complies with
onto a road frontage must access for the dwelling has acceptable
be no wider than 4m. a width of 1m. solution
requirement.

Proposed Café and First-Floor Dwelling 12


6 St Georges Square, East Launceston
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Clause 20.4.6 Daylight to windows


Requirement/s Assessment Compliance
A1 Where the minimum The proposed building will Not applicable.
distance between: not be located directly
opposite an existing
(a) a new window in a
habitable room window
habitable room and an
within a horizontal distance
existing building; or
of 3m.
(b) a new building
constructed directly
opposite an existing
habitable room window,
is less than 3m, a light court
with an area of no less than
3m² and dimension of no
less than 1m clear to the sky
must be provided.
Clause 20.4.7 Private open space
Requirement/s Assessment Compliance
A1 Dwellings must have an The proposed first-floor Complies with
area of private open space dwelling includes a 22m2 relevant
with direct access from a deck that will be directly requirement in
habitable room other than aaccessible from the living the acceptable
bedroom, comprising: area and a 10m2 deck that solution.
will be directly accessible
(a) on the ground floor,
from the kitchen. Both areas
24m² with a horizontal
will have a minimum
dimension of no less
dimension that exceeds 2m.
than 3m; or
(b) wholly above ground
floor, 8m² with a
horizontal dimension of
no less than 2m; or
(c) a roof-top area, 10m²
with a horizontal
dimension of no less
than 2m.
A2 Private open space must The proposed first-floor Complies with
receive no less than 4 hours decks will be located within acceptable
of direct sunlight on 21 June the eastern and western solution.
to 50% of the designated sides of the dwelling, and
private open space area. first-floor level. Their loction
will ensure that private open
space associated with the
dwelling receives direct
sunlight throughout the day
on 21 June.

Proposed Café and First-Floor Dwelling 13


6 St Georges Square, East Launceston
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Date
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Clause 20.4.8 Overshadowing of private open space


Requirement/s Assessment Compliance
A1.1 Where new buildings reduce The proposed development Complies with
sunlight to the private open will overshadow a small acceptable
space of an existing portion of the private open solution
dwelling, no less than 75% space within the adjoining requirements.
of the private open space lot to the west (2 Spencer
must receive no less than 4 Street). However, this will
hours of sunlight on 21 not cause the adjoining
June; and private open space to less
sunlight than the amount
A1.2 Where less than 75% of the
specified in the acceptable
existing private open space
solution.
receives 4 hours of sunlight
on 21 June, new buildings
must not further reduce the
amount of sunlight.
Clause 20.4.9 Storage
Requirement/s Assessment Compliance
A1 Each dwelling must have The store within the rear of Complies with
access to no less than 6 the garage will provide in acceptable
cubic metres of dedicated, excess of 6m3 of dedicated solution.
secure storage space. secure storage space for the
proposed dwelling.
Clause 20.4.10 Common property
Requirement/s Assessment Compliance
A1 Site drawings must clearly The Development Plans Complies with
delineate private and (Appendix A) clearly show acceptable
common areas, including: the relevant features, solution.
including the proposed
(a) driveways;
parking space associated
(b) parking spaces, with the first-floor dwelling,
including visitor parking landscaping and gardens,
spaces; mailboxes and waste
(c) landscaping and storage.
gardens;
(e) mailboxes; and
(e) storage for waste and
recycling bins.

Proposed Café and First-Floor Dwelling 14


6 St Georges Square, East Launceston
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Date
advertised: 27/02/2019
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3.3 Road and Railway Assets Code

The Traffic Impact Assessment (TIA) in Appendix C has been prepared to assist with
addressing the applicable standards in the code.

3.3.1 Use Standards

Clause E4.5 Use Standards


Clause E4.5.1 Existing road accesses and junctions
Requirement/s Assessment Compliance
A3 The annual average daily The TIA identifies that the Complies with
traffic (AADT) of vehicle proposal is not expected to acceptable
movements, to and from a result in an increase in solution.
site, using an existing vehicle movements.
access or junction, in an
area subject to a speed limit
of 60km/h or less, must not
increase by more than 20%
or 40 vehicle movements
per day, whichever is the
greater.

3.3.1 Development Standards

Clause E4.6 Development Standards


Clause E4.6.2 Road accesses and junctions
Requirement/s Assessment Compliance
A2 No more than one access 1 access providing for entry Complies with
providing both entry and and exit movements acceptable
exit, or two accesses associated with the garage solution.
providing separate entry is proposed.
and exit.
Clause E4.6.4 Sight distance at accesses, junctions and level crossings
Requirement/s Assessment Compliance
A2 Sight distances at an access The proposal is unable to Relies on
or junction must comply with comply with the acceptable performance
the Safe Intersection Sight solution due to the existing criteria.
Distance shown in Table site characteristics and
E4.6.4. instead relies on an
assessment against the
corresponding performance
criteria to demonstrate
compliance with the
standard.

Proposed Café and First-Floor Dwelling 15


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
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3.4 Car Parking and Sustainable Transport Code

The Traffic Impact Assessment (TIA) in Appendix C has been prepared to assist with
addressing the applicable standards in the code.

3.4.1 Use Standards

Clause E6.5 Use Standards


Clause E6.5.1 Car parking numbers
Requirement/s Assessment Compliance
A1 The number of car parking Table E6.1 requires the Relies on
spaces must: proposal to include 8 car performance
(a) not be less than 90% of parking spaces for the café criteria.
the requirements of and 1 space for the first-
Table E6.1 (except for floor dwelling. The proposal
dwellings in the General includes 1 car parking
space, which will be
Residential Zone); or
associated with the first-
(b) not be less than 100% of floor dwelling.
the requirements of
Table E6.1 for dwellings The proposal therefore
in the General relies on the performance
criteria with respect to the
Residential Zone; or
car parking supply
(c) not exceed the associated with the café
requirements of Table only.
E6.1 by more than 2
spaces or 5% whichever There is no applicable
is the greater, except for parking precinct plan.
dwellings in the General
Residential Zone; or
(d) be in accordance with an
acceptable solution
contained within a
parking precinct plan.
A2 The number of accessible The current provisions in Complies with
car parking spaces for use National Construction Code Acceptable
by persons with a disability require 1 accessible space Solution.
for uses that require 6 or for persons with a disability,
more parking spaces must which is proposed to be
be in accordance with Part provided in St Georges
D3 of the National Square directly adjacent to
Construction Code 2014, as the café.
amended from time to time.

Proposed Café and First-Floor Dwelling 16


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
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Clause E6.5.2 Bicycle parking numbers


Requirement/s Assessment Compliance
A1 The number of bicycle Table E6.1 requires the Complies with
parking spaces must be proposal to include 2 acceptable
provided on either the site or bicycle parking spaces. The solution.
within 50m of the site in TIA recommends the
accordance with the installation of 2 bicycle
requirements of Table E6.1. parking spaces within the
site.
Clause E6.5.3 Taxi spaces
Requirement/s Assessment Compliance
A1 Applicable to uses Table E6.1 does not require Not applicable.
(excluding dwellings) that the proposed café to
require greater than 50 car provide more than 50 car
spaces by Table E6.1. parking spaces.
Clause E6.5.4 Motorcycle parking
Requirement/s Assessment Compliance
A1 Applicable to uses Table E6.1 does not require Not applicable.
(excluding) that require the proposed cafe to
greater than 20 car spaces provide more than 20 car
by Table E6.1. parking spaces.
Clause E6.5.5 Loading bays
Requirement/s Assessment Compliance
A1 Applicable to uses within the The proposed uses are not Not applicable.
use classes identified in categorised within any of
Clause E6.2.3.5 (bulky the use classes identified in
goods sales, general retail Clause E6.2.3.5 and in any
and hire, manufacturing and event will not have a gross
processing and storage) with floor area greater than
a gross floor area greater 1000 m2.
than 1000 m2 in a single
occupancy.

Proposed Café and First-Floor Dwelling 17


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
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3.4.2 Development Standards

Clause E6.6 Development Standards


Clause E6.6.1 Construction of parking areas
Requirement/s Assessment Compliance
A1 All parking, access ways, The proposed parking area Complies with
manoeuvring and circulation will be provided in a paved Acceptable
spaces must: area within the building Solution.
(a) have a gradient of 10% which will have a gradient of
less than 10%. The building
or less;
will be drained to the public
(b) be formed and paved; stormwater system.
(c) be drained to the public
stormwater system, or
contain stormwater on
the site;
(d) except for a single
dwelling, and all uses in
the Rural Resource,
Environmental
Management and Open
Space zones, be
provided with an
impervious all weather
seal; and
(e) except for a single
dwelling, be line marked
or provided with other
clear physical means to
delineate parking
spaces.

Proposed Café and First-Floor Dwelling 18


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
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Clause E6.6.2 Design and layout of parking areas


Requirement/s Assessment Compliance
A1.1 Car parking, access ways, The proposed garage will Complies with
manoeuvring and circulation comply with the relevant Acceptable
spaces must: requirements in Tables Solution.
(a) provide for vehicles to E6.2 and E6.3 and will have
enter and exit the site in a vertical clearance of
a forward direction 2.1m. In accordance with
where providing for more A1.1(a), there is no
than 4 parking spaces; requirement to provide for
vehicles associated with the
(b) have a width of vehicular garage to enter and exit the
access no less than the site in a forward direction.
requirements in Table
E6.2, and no more than
10% greater than the
requirements in Table
E6.2;
(c) have parking space
dimensions in
accordance with the
requirements in Table
E6.3;
(d) have a combined access
and manoeuvring width
adjacent to parking
spaces not less than the
requirements in Table
E6.3 where there are 3
or more car parking
spaces; and
(e) have a vertical clearance
of not less than 2.1
metres above the
parking surface level.
A1.2 All accessible spaces for use The proposed accessible Complies with
by persons with a disability space for persons with a Acceptable
must be located closest to disability in St Georges Solution.
the main entry point to the Square will be in close
building. proximity to the main entry
to the café.
A1.3 Accessible spaces for Only 1 accessible space for Not applicable.
people with disability must persons with a disability is
be designated and signed as required. Notwithstanding,
accessible spaces where the TIA recommends that it
there are 6 spaces or more. is provided with appropriate
pavement markings and
signage.

Proposed Café and First-Floor Dwelling 19


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
Planning Administration
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Clause E6.6.2 Design and layout of parking areas


Requirement/s Assessment Compliance
A1.4 Accessible car parking The proposed accessible Complies with
spaces for use by persons space for persons with a Acceptable
with disabilities must be disability has been Solution.
designed and constructed in designed in accordance
accordance with with the Australian
AS/NZ2890.6 – 2009 Standard.
Parking facilities - Off-street
parking for people with
disabilities.
Clause E6.6.3 Pedestrian access
Requirement/s Assessment Compliance
A1.1 Applicable to uses that Less than 10 car parking Not applicable.
require greater than 10 or spaces are required.
more car spaces.
A1.2 In parking areas containing The proposed accessible Complies with
accessible car parking space for persons with a Acceptable
spaces for use by persons disability will be accessed Solution.
with a disability, a footpath using the adjacent footpath
having a minimum width of in St Georges Square.
1.5m and a gradient not
exceeding 1 in 14 is required
from those spaces to the
main entry point to the
building.
Clause E6.6.4 Loading bays
The standard does not apply. A loading bay is not required and is otherwise not
proposed.
Clause E6.6.5 Bicycle facilities
Requirement/s Assessment Compliance
A1 Applicable to uses that Table E6.1 does not require Not applicable.
require greater than 5 the proposed café to
bicycle spaces by Table provide more than 5 bicycle
E6.1. parking spaces.
Clause E6.6.6 Bicycle parking and storage facilities
Requirement/s Assessment Compliance
A1 Applicable to uses that Table E6.1 does not require Not applicable.
require greater than 5 the proposed café to
bicycle spaces by Table provide more than 5 bicycle
E6.1. parking spaces.

Proposed Café and First-Floor Dwelling 20


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
Planning Administration
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Clause E6.6.6 Bicycle parking and storage facilities


Requirement/s Assessment Compliance
A2 Bicycle parking spaces The requirements in the Complies with
must: acceptable solution are acceptable
(a) have minimum capable of being satisfied in solution.
providing 2 bicycle parking
dimensions of:
spaces within the site in
(i) 1.7m in length; and accordance with the TIA
(ii) 1.2m in height; and recommendations.
(iii) 0.7m in width at the
handlebars;
(b) have unobstructed
access with a width of at
least 2m and a gradient
of no more 5% from a
road, cycle path, bicycle
lane, shared path or
access way; and
(c) include a rail or hoop to
lock a bicycle to that
meets AS 2890.3 1993
Parking facilities -
Bicycle parking facilities.

3.5 Scenic Management Code

3.4.1 Development Standards

Clause E7.6 Development Standards


Clause E7.6.2 Scenic management areas
Requirement/s Assessment Compliance
A1 No acceptable solution. There is no acceptable Relies on
solution to be addressed. performance
criteria.

Proposed Café and First-Floor Dwelling 21


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
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4.0 Discretionary Matters


The proposal relies on several performance criteria in the zone and code provisions
to demonstrate compliance with the applicable standards. The applicable
performance criteria are addressed below.

4.1 Clause 20.3.2 Mechanical Plant and Equipment – Performance


Criteria P1

Objective:
To ensure that the use of mechanical plant and equipment does not cause an
unreasonable loss of amenity to sensitive uses.
Acceptable Solutions Performance Criteria
A1 Air conditioning, air extraction, P1 Noise, odours, fumes or vibration
heating or refrigeration systems or generated must not cause
compressors must be designed, unreasonable loss of amenity to
located, baffled or insulated to adjoining or immediately opposite
prevent noise, odours, fumes or sensitive uses, having regard to:
vibration from being received by (a) the characteristics and
adjoining or immediately opposite frequency of any emissions
sensitive uses. generated;
(b) the nature of the proposed use;
(c) the topography of the site;
(d) the landscaping of the site; and
(e) any mitigation measures
proposed.

The proposal includes an air exhaust system that is intended to control odour
emissions from the café kitchen. Consistent with similar proposals, it is expected that
a standard permit condition would be applied which will ensure that the system is
designed to avoid unreasonable odour and noise emissions.

It is noted that the existing building contains kitchen facilities that are utilised in
conjunction with the operation of the shop and associated takeaway. The potential
for emissions is therefore not a new issue that is introduced by the proposal, and is
capable of being managed by an appropriately worded permit condition.

The air conditioning units associated with the proposal have been located on the
southern side of the building (adjacent to Spencer Street) to ensure there is no
unreasonable impact on adjoining residential properties.

The proposal complies with the Performance Criteria P1 in Clause 20.3.2.

Proposed Café and First-Floor Dwelling 22


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
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4.2 Clause 20.3.4 Noise Level – Performance Criteria P1

Objective:
To ensure that noise levels from uses do not unreasonably impact on the amenity
of nearby sensitive uses.
Acceptable Solutions Performance Criteria
A1 Noise generated by a use on the P1 Noise levels generated by a use on
site must: the site must not unreasonably
impact on the amenity of nearby
(a) not exceed a time average A-
sensitive uses, having regard to:
weighted sound pressure level
(LAeq) of 5 dB(A) above (a) the nature and intensity of the
background during operating use;
hours when measured at the (b) the characteristics of the noise
boundary of an existing emitted;
sensitive use adjoining or
immediately opposite the site; (c) background noise levels;
or (d) any mitigation measures
(b) be in accordance with any proposed;
permit conditions required by (e) the topography of the site; and
the Environment Protection
Authority or an environmental (f) the character of the
protection notice issued by the surrounding area.
Director of the Environment
Protection Authority.

The application is accompanied by a Noise Assessment (Appendix D) which


recommends the inclusion of a 2.1m noise barrier fence along the norther side
boundary to mitigate the impact of café patrons on background noise levels. The
recommended fence is identified on the Development Plans. The Noise Assessment
further identifies that the LAeq (equivalent continuous sound level) that was
measured indicates that the existing noise environment will assist in masking noise
generated by café patrons.

The site is located in an urban environment and contains an existing shop and
associated takeaway that will be replaced by a café. The proposed café will operate
during daytime hours. It is considered that noise generated by the proposed use will
not unreasonably impact the amenity of nearby sensitive uses, having regard to the
mitigation that is proposed and the character of the surrounding area.

The proposal therefore with the Performance Criteria P1 in Clause 20.3.4.

Proposed Café and First-Floor Dwelling 23


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
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4.3 Clause 20.4.1 Building Height, Setbacks and Siting - Performance


Criteria P4

Objective
To ensure that building bulk and form, and siting:
(a) is compatible with the streetscape and character of the surrounding area;
(b) protects the amenity of adjoining lots; and
(c) promotes and maintains high levels of public interaction and amenity.
Acceptable Solutions Performance Criteria
A4 Where the site is located on the P4 Buildings must be sited such that
boundary of the General there is no unreasonable loss of
Residential and Inner Residential amenity to the occupiers of
zones, new buildings or alterations adjoining residential zones, having
to existing buildings, must: regard to:
(a) be set back a horizontal (a) the topography of the site;
distance of no less than 3m (b) the height, bulk and form of
from the zone boundary; and proposed buildings;
(b) have a solid fence no less than (c) the solar access of habitable
1.8m high on the zone room windows and private
boundary. open space of adjoining
dwellings;
(d) the privacy of habitable room
windows and private open
space of adjoining dwellings;
(e) the amenity of adjoining
dwellings;
(f) the size and proportions of the
lot;
(g) any existing or proposed
vegetation or screening;
(h) the location of building
openings; and
(i) any external lighting.

The proposed development will be setback 1.191m from the northern side boundary.
The northern glazed wall associated with the café seating area will be stepped-in
from the boundary, and therefore will have a side setback of 3.141m. The proposed
development will be setback 150mm from the western side boundary. Given the
shape of the lot, the setback will increase to 614mm in the north-west corner of the
building. The western wall relates to the ground-floor garage associated with the
dwelling. It will have a height of 3.1m. The first-floor wall associated with the dwelling
will be stepped-in from the western side boundary. It will have a side setback of
3.153m, increasing to 3.671m.

Proposed Café and First-Floor Dwelling 24


6 St Georges Square, East Launceston
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Date
advertised: 27/02/2019
Planning Administration
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The siting of the proposed development ensures that it will not cause an
unreasonable loss of amenity to the adjoining residential properties, having regard to
the following consideration of the matters listed in the performance criteria:

(a) The site and the adjoining lots are located on a broad ridgeline and the slope is
therefore relatively flat. Its topography does not have a significant influence on
the apparent scale of the proposed building relative to the adjoining dwellings.

(b) The stepping-in of the proposed building from the northern and western side
boundaries will assist in reducing its apparent height, bulk and form when viewed
from the adjoining lots, and therefore its impact on the amenity of these lots.

(c) Given the orientation of the site, the proposed building will not overshadow the
adjoining lot to the north.

The shadow diagrams included with the Development Plans (Appendix A)


demonstrate that the proposed building will not significantly overshadow the
adjoining property to the west. The overshadowing of the adjoining dwelling
caused by the proposal at 9am on 21 June will be confined to it roof and a very
small portion of the private space to the rear of the garage. The degree of impact
will further reduce thereafter due to the path of the sun.

(d) The north-facing window associated with the living area within the first-floor
dwelling will not directly overlook any windows or formalised area of private open
space within the adjoining lot to the north. The proposed 10m2 deck in the north-
west corner of the dwelling will be setback 1.191m from the northern side
boundary and has the potential to overlook the private open space to the rear of
the adjoining dwelling. An opaque glass screen with a height of 1.7m is proposed
along the northern side of the deck to minimise this impact. The 2.1m acoustic
screen at ground level along the northern side boundary will also assist in
reducing any privacy impacts within the adjoining property.

The western wall of the proposed building, at first-floor level, includes a 600mm
x 600mm window and the western side of the 10m2 deck associated with the
dwelling. The window will be associated with a bathroom, will have a sill height
of 1.5m and will be setback more than 3m from the western side boundary.
Therefore, it will not unreasonably impact the privacy of the adjoining lot to the
west. Similarly, the deck will be setback 3.6m from the side boundary which is
considered sufficient to minimise any potential privacy impacts.

(e) The siting and design of the proposed building ensures that it will not
unreasonably impact the amenity of the adjoining residential lots by reason of
visual bulk, overshadowing and overlooking.

(f) The site area (233m2) and proportions constrains the ability to achieve a
functional building that provide a buffer to the zone boundary. The proposed
building has therefore been stepped-in from the side boundaries, both in terms
of setback and height, to assist in minimising its impact upon the amenity of the
adjoining residential lots. The proposed setbacks are also compatible with the
adjoining dwellings.

Proposed Café and First-Floor Dwelling 25


6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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website are intended for public perusal only and should not be reproduced
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(g) The subject site is fully developed and therefore does not include any vegetation.
Given the siting and design of the proposed dwelling, screening vegetation is not
considered to be required. The proposed development includes vegetation in the
north-east corner, which is proposed for landscaping purposes.

(h) There is only a limited number of openings within the adjoining dwellings to the
north and west that will directly face the proposed building.

(i) Further to the assessment of Acceptable Solution A1 in Clause 20.3.3, external


lighting associated with the proposal is unlikely to have an adverse impact on the
adjoining of the adjoining residential lots.

The proposal complies with the Performance Criteria P4 in Clause 20.4.1.

4.4 Clause 20.4.3 Active Ground Floors - Performance Criteria P4

Objective
To ensure that building facades promote and maintain high levels of pedestrian
interaction and amenity.
Acceptable Solutions Performance Criteria
A1 New buildings with non residential P1 New buildings must be designed to
uses on ground floors must: maximise interaction between the
use of the building and pedestrians,
(a) have clear glazing, display
having regard to:
windows or glass doorways for
a minimum of 80% of all ground (a) an adequate level of glazing,
floor facades to, roads, malls, openness and transparency on
laneways or arcades; the ground floor facades to
roads, malls, laneways or
(b) not have security grilles or
arcades;
screens that obscure the
ground floor facades to roads, (b) the potential for security grilles
malls, laneways or arcades; or screens to reduce the
amenity of the building or
(c) not have mechanical plant or
reduce levels of interaction with
equipment, such as air
the public;
conditioning units or heat
pumps located on the facade; (c) screening or obscuring all
and mechanical plant or equipment
such as air conditioning units or
(d) not have blank walls, signage
heat pumps so they are not
panels or blocked out windows,
recognisable or visible from
wider than 2m on ground floor
ground level public view points;
facades to roads, malls,
and
laneways or arcades.
(d) minimising the area of all blank
walls, signage panels or
blocked out windows on ground
floor facades to roads, malls,
laneways or arcades.

Proposed Café and First-Floor Dwelling 26


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
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The proposed development has been designed to maximise interaction with


pedestrians, having regard to the following consideration of the matters listed in the
performance criteria:

(a) The proposed ground-floor café is orientated to face St Georges Square,


consistent with the existing building. The façade that will face onto St Georges
Square includes a relatively extensive amount of glazing which will provide
openness and transparency. St Georges Square provides primary frontage to the
site, given that the width of the frontage is narrower than it is to Spencer Street.
It is also a higher order road and faces St Georges Square (park) on the opposite
side of the street. The Traffic Impact Assessment identifies that pedestrian
activity in St Georges Square (street) is relatively high.

Spencer Street is a relatively narrow and quiet residential street. The openings
in the Spencer Street façade will be limited to providing secondary pedestrian
access into the café and ground-level access to the dwelling.

The level of openness is considered appropriately reflect the nature of the


adjoining streets.

(b) The proposal does not include security grills or screens.

(c) The 2 air conditioning units adjacent to Spencer Street will be placed on a section
of wall that will be stepped-in from the frontage and will be located behind timber
screen that will obscure their visibility.

(d) The St Georges Square and Spencer Street façades include window and/or door
openings that provide for appropriate levels of pedestrian interaction, and
therefore do not comprise blank walls. The proposal does not include any signage
panels or blocked out windows.

The proposal complies with the Performance Criteria P1 in Clause 20.4.3.

Proposed Café and First-Floor Dwelling 27


6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

4.5 Clause E6.5.1 Car Parking Numbers – Performance Criteria P1

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

Proposed Café and First-Floor Dwelling 28


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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website are intended for public perusal only and should not be reproduced
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The proposed café is capable of being adequately serviced by on-street parking in


the surrounding area, having regard to the following consideration of the matters
listed in the performance criteria:

(a) There is no public off-street car parking areas within the surrounding area that
are likely to be utilised by the proposed café. However, on-street parking is
available, and its potential utilisation is considered further in item (e) below.

(b) It is anticipated that the proposed café will principally be a destination in its own
right and therefore multiple users (already using spaces in the surrounding area)
would be limited to residents dining at the café or commuters purchasing
takeaway coffee.

(c) Metro Tasmania bus stops are located along High Street within 100m of the site.

(d) The site area (233m2) and dimensions restricts the ability to include a parking
area with suitable circulation aisles within the site together with a functional
building with an active frontage use at ground floor level.

(e) The Traffic Impact Assessment (TIA) which accompanies the application includes
the outcomes of on-street parking utilisation surveys. The relevant data was
obtained at midday on various weekdays, which is the estimated period of peak
utilisation including on-street parking by commuters and customers of the existing
store. The surveys support the utilisation of on-street parking in the surrounding
area by the proposal.

Customers of the café are likely to utilise on-street parking for a longer period
than those associated with the existing shop and associated takeaway. In this
respect, the surveys identify that there were 24 medium and long term (i.e. 3P,
3P Residential Parking Permit Area C and Unrestricted) spaces unoccupied
within 80m of the site on average, and 16 medium and long term spaces
unoccupied within 80m during the busiest period recorded (midday 23/07/2018).
This exceeds the number would be required to satisfy the requirement in the
planning scheme associated with the proposal (i.e. 11 spaces).

Excluding the 3P Residential Parking Permit Area C spaces from these figures
due to potential higher demand for utilisation by residents in the morning and on
weekends, there were 8 spaces unoccupied within 80m of the site on average
and 6 on average during the busiest period recorded. However, within 120m of
the site, there was a total of 17 unoccupied spaces on average and 11 during the
busiest period recorded, which matches or exceeds the number required to
satisfy the planning scheme requirement.

Notwithstanding, the re-allocation of short term (i.e. 5 Minute and 1/4P) spaces
directly adjacent to the site in St Georges Square to 1 hour parking would reduce
the demand for other available (medium and long term) spaces within proximity
of the site, and could be undertaken by Council as road authority if desired
(without the need for planning approval). It is already proposed to convert 1 of
the 5 Minute spaces to an accessible space for people with a disability. Retention
of 1 short term space for deliveries would also be desirable. Therefore, up to 5
other short term spaces could potentially be converted to 1 hour parking.

Proposed Café and First-Floor Dwelling 29


6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

It is likely that employees of the café will utilise on-street parking spaces that are
not subject to time restrictions in the surrounding area. The surveys identified
that, on average, there were 3 unoccupied unrestricted spaces within 80m of the
site and 7 within 120m of the site. Other unrestricted spaces are available within
the surrounding area beyond these distances.

(f) The TIA includes an assessment of car parking demand.

(g) Refer to response to item (d).

(h) The application is accompanied by a TIA.

The parking demands associated with the site are currently satisfied by on-street
parking in the surrounding area. The TIA demonstrates that utilisation of on-street
parking in conjunction with the proposal will remain within the available capacity. The
proposal therefore complies with the Performance Criteria P1 in Clause E6.5.1.

4.6 Clause E4.6.4 Sight Distances at Accesses, Junctions and Level


Crossings – Performance Criteria P1

Objective:
To ensure that accesses, junctions and level crossings provide sufficient sight
distance between vehicles and between vehicles and trains to enable safe
movement of traffic.
Acceptable Solutions Performance Criteria
A1 Sight distances at:: P1 The design, layout and location of
(a) an access or junction must an access, junction or rail level
comply with the Safe crossing must provide adequate
Intersection Sight Distance sight distances to ensure the safe
shown in Table E4.6.4; and movement of vehicles, having
regard to:
(b) rail level crossings must
comply with AS1742.7 Manual (a) the nature and frequency of
of uniform traffic control the traffic generated by the
devices - Railway crossings, use;
Standards Association of (b) the frequency of use of the
Australia. road or rail network;
(c) any alternative access;
(d) the need for the access,
junction or level crossing;
(e) any traffic impact assessment;
(f) any measures to improve or
maintain sight distance; and
(g) any written advice received
from the road or rail authority.

The Traffic Impact Assessment includes an assessment of Performance Criteria P1.1


in Clause E4.6.4, which demonstrates compliance.

Proposed Café and First-Floor Dwelling 30


6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

4.7 Clause E7.6.2 Scenic Management Areas – Performance Criteria P1

Objective
The siting and design of development is to be unobtrusive in the landscape and
complement the character of the scenic management areas.
Acceptable Solutions Performance Criteria
A1 No acceptable solution. P1 Development (not including
development that involves only the
clearance or removal of vegetation,
or subdivision) must have regard to:
(a) the scenic management
precinct existing character
statement and management
objectives in clause E7.6.3;
(b) the impact on skylines,
ridgelines and prominent
locations;
(c) the nature and extent of
existing development on the
site;
(d) the retention or establishment
of vegetation to provide
screening;
(e) the need to clear existing
vegetation;
(f) the requirements for any
hazard management;
(g) the need for infrastructure
services;
(h) the specific requirements of the
development;
(i) the location of development to
facilitate the retention of trees;
and;
(j) design treatment of
development, including:
(i) the bulk and form of
buildings including
materials and finishes;
(ii) any earthworks for cut or
fill;
(iii) the physical (built or
natural) characteristics of
the site or area;
(iv) the nature and character of
the existing development;
and
(v) the retention of trees.
Proposed Café and First-Floor Dwelling 31
6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
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Date
advertised: 27/02/2019
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The development will be unobtrusive in the landscape and, will complement the
character of the scenic management area, having regard to the following
consideration of the matters listed in the performance criteria:

(a) The Existing Character Statement for the Central Hills Precinct states:

The Central Hills Precinct encompasses the residential area located along the
ridgeline of a hillside to the east of the central Launceston area.
The Precinct is dominated by skyline development, with many of those homes
being of heritage significance. Street views can also be important in this precinct.
The Precinct forms the principal backdrop for South Launceston, Newstead and
central Launceston. The Precinct also includes key parks within central
Launceston area, including City Park. Vegetation coverage is typically exotic,
with a mix of deciduous and evergreen species.

The character statement identifies that the scenic management area forms the
principal backdrop for South Launceston, Newstead and central Launceston. It is
comprised of established residential development extending up to the skyline,
along High Street and Talbot Road, which includes properties with substantial
vegetation plantings. It also includes City Park, Windmill Hill and St Georges
Square (park).

The subject site is an existing non-residential property located at the edge of the
scenic management area, to the west of the major arterial road (High Street) that
extends through the precinct. It is a fully developed lot and therefore does not
include any vegetation. It is surrounded by residential development to the north,
south and west, and St Georges Square (street and park) to the east. The
surrounding residential development includes a combination of single and two
storey dwellings of varying styles with differing materials and finishes. The
adjoining properties to the north and west contain low level tree plantings.
However, there are other properties in the surrounding are that contain more
substantial plantings.

The Management Objectives for the precinct are addressed as follows:

(a) Maintain and enhance vegetation, particularly with a mix of deciduous and
evergreen species, consistent with the existing character of the area.
Promote tree planting in existing non-treed areas. Encourage species that
will strongly contribute to the canopy cover in the Precinct.

The site does not contain any vegetation to be maintained, and its size limits the
ability to provide vegetation capable of contributing to the canopy cover in the
precinct. It is proposed to provide low level plantings in the north-east portion of
the site, consistent with existing plantings within the adjoining lots. The existing
vegetation in surrounding properties and in St Georges Square already
contributes to the canopy cover in the precinct.

Proposed Café and First-Floor Dwelling 32


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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Date
advertised: 27/02/2019
Planning Administration
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(b) Development, particularly residential development, will blend in with existing


development by its location, form, scale and exterior finishes.

The proposed development will blend with the broad mix of residential
development that exists in the surrounding area. Its height and scale will be
consistent with other two storey buildings in the area. It will comprise a
combination of brick and other external cladding which will have a weatherboard
appearance. The extent of glazing proposed is consistent with other modern
residential development in the surrounding area and the existing shopfronts to
the south of St Georges Square (park), and will be visually compatible with
existing development.

(c) Encourage driveways to be inevident, by following contours and being


screened by vegetation.

The proposed single garage will be directly accessible from Spencer Street over
a new crossover and relatively short driveway (1m in length). The length of the
driveway ensures that it will be inevident in the landscape.

(d) Increased residential density is encouraged, but only where development


does not adversely interrupt the existing or historic pattern of development,
and ability of the site to maintain significant vegetation. The favoured form
of this type of development is one building, with shared driveways and
gardens to maximise the open space available for vegetation.

The site is a 233m2 lot that is fully developed. It contains an existing building that
includes a residence, and therefore the proposal will not result in an increased
residential density. The size of the site limits the ability to provide substantial
vegetation however it is proposed to provide low level plantings in the north-east
corner.

(e) Development within parklands is to be considerate of its scenic and


landscape values.

The proposal does not involve development within a parkland.

The proposal is therefore consistent with the relevant Management Objectives.

(b) The height and scale of the proposed development will be consistent with other
two storey buildings in the area. Therefore, it will not increase the impact that
existing development within the precinct has upon the skyline.

(c) The site contains an existing building that occupies most of the site area, and will
be demolished for the proposed development. The proposed development will
be visually compatible with existing development in the surrounding area.

Proposed Café and First-Floor Dwelling 33


6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
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Date
advertised: 27/02/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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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.

(d) The site does not include any existing vegetation to be retained. The proposed
development includes vegetation in the north-east corner, which is proposed for
landscaping purposes. The low level plantings will be consistent with existing
plantings within the adjoining lots.

(e) Given that the site is fully developed, there is no need to clear existing vegetation.

(f) There are no relevant requirements for hazard management contained in the
Scheme provisions.

(g) The site is already fully serviced.

(h) The application seeks a dispensation from the requirement to provide parking for
the café within the site. It is considered that this will assist in ensuring that the
proposed development is visually compatible with existing residential
development in the surrounding area.

(i) The site does not include an existing vegetation to be retained.

(j) Refer to assessment of Management Objective (b) for the Central Hills Precinct.
Additionally, it is noted that the proposed development will not involve any cut or
fill.

The proposal complies with the Performance Criteria P1 in Clause E7.6.2.

Proposed Café and First-Floor Dwelling 34


6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

5.0 Conclusion
The proposed development involves a use and development of a café and first-floor
dwelling at 6 St Georges Square, East Launceston.

The proposal complies with the applicable Scheme standards in the Local Business
Zone and relevant code provisions, including the following performance criteria:

• Clause 20.3.2 Mechanical Plant and Equipment – Performance Criteria P1


• Clause 20.3.4 Noise Level – Performance Criteria P1
• Clause 20.4.1 Building Height, Setbacks and Siting - Performance Criteria P4
• Clause 20.4.3 Active Ground Floors - Performance Criteria P4
• Clause E4.6.4 Sight Distances at Accesses, Junctions and Level Crossings –
Performance Criteria P1
• Clause E6.5.1 Car Parking Numbers – Performance Criteria P1
• Clause E7.6.2 Scenic Management Areas – Performance Criteria P1

It is therefore submitted that a Discretionary permit can be issued for the use and
proposed development in accordance with Section 57 of the Land Use Planning and
Approvals Act 1993.

Proposed Café and First-Floor Dwelling 35


6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
advertised: 27/02/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the

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website are intended for public perusal only and should not be reproduced
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Appendix A
Development Plans

Proposed Café and First-Floor Dwelling


6 St Georges Square, East Launceston
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0039/2019
Date
27/02/2019

PROPOSED CAFE & DWELLING


advertised:

Planning Administration
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6 ST GEORGES SQUARE,

PLANNING
EAST LAUNCESTON
D.B. INVESTMENTS PTY LTD
BUILDING DRAWINGS
No DRAWING
01 SITE PLAN
02 GROUND FLOOR PLAN
03 FIRST FLOOR PLAN
04 ELEVATIONS
05 ELEVATIONS
06 ROOF PLAN
07 PERSPECTIVES
08 PERSPECTIVES
09 SUN SHADOW DIAGRAMS

10 Goodman Court , Invermay Launceston 7248


p+ 03 6332 3790 f+ 03 6332 3798
info@ primedesigntas.com.au primedesigntas.com.au
Accredited Building Practitioner: Frank Geskus -No CC246A

JANUARY 2019
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GENERAL NOTES
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• CHECK & VERIFY ALL DIMENSIONS & LEVELS ON SITE
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
• WRITTEN DIMENSIONS TO TAKE PREFERENCE OVER SCALED
• ALL WORK TO BE STRICTLY IN ACCORDANCE WITH NCC, ALL
S.A.A.. CODES & LOCAL AUTHORITY BY-LAWS
1447 • ALL DIMENSIONS INDICATED ARE FRAME TO FRAME AND DO
NOT ALLOW FOR WALL LININGS
PRIVATE • CONFIRM ALL FLOOR AREAS
OPEN SPACE
PROPOSED ACCESSIBLE PARKING SPACE AS • ALL PLUMBING WORKS TO BE STRICTLY IN ACCORDANCE

PLANNING
ELEC. DESCRIBED IN TRAFFIC IMPACT ASSESSMENT. WITH A.S. 3500 & APPROVED BY COUNCIL INSPECTOR
POLE
KERB, CHANNEL & FOOTPATH • BUILDER/PLUMBER TO ENSURE ADEQUATE FALL TO SITE
CONNECTION POINTS IN ACCORDANCE WITH A.S. 3500 FOR

NOTE: DO NOT SCALE OFF DRAW INGS


TO BE MODIFIED TO COUNCIL STANDARDS.
STORMWATER AND SEWER BEFORE CONSTRUCTION

ST GEOR
COMMENCES
PRIVATE
OPEN SPACE
• THIS DRAWING IS TO BE READ IN CONJUNCTION WITH THE

FENCE
PRIVATE No. 4
ENGINEER'S STRUCTURAL DRAWINGS
OPEN SPACE EX. DWELLING • ALL WINDOWS AND GLAZING TO COMPLY WITH A.S. 1288 &
SIGN
A.S. 2047
2037 • ALL SET OUT OF BUILDINGS & STRUCTURES TO BE CARRIED
OUT BY A REGISTERED LAND SURVEYOR AND CHECKED
1191

m
BOUNDARY 20.12
2937
PRIOR TO CONSTRUCTION

BOUNDAR
FENCE
• IF CONSTRUCTION OF THE DESIGN IN THIS SET OF DRAWINGS

3151

GES SQU
4863
614

1214
DIFFER FROM THE DESIGN AND DETAIL IN THESE AND ANY
SIGN ASSOCIATED DOCUMENTS BUILDER AND OWNER ARE TO
BOUNDAR

NOTIFY DESIGNER
• BUILDER'S RESPONSIBILITY TO COMPLY WITH ALL PLANNING

Y
1797 CONDITIONS

11.64 m

BITUMEN ED
• BUILDER TO HAVE STAMPED BUILDING APPROVAL DRAWINGS

BACK O
EX. GARAG

AND PERMITS PRIOR TO COMMENCEMENT OF CONSTRUCTION


Y 11.58 m

PROPOSED RESIDENCE & CAFE


ST

F KERB

GE

ARE
No.6
E

No. 2
GEORGES

BITUMEN ED
TELSTRA
EX. DWELLING PIT

2136 SIGN

RUBBISH SQUARE
575

GE
2642

BIN

10
1090
DRIVEWAY m TELSTRA
BOUNDARY 20.14

0
PIT
WATER SITE DETAIL
BACK OF KERB
METER 150 FOOTPATH TBM SPIKE
PROPOSED
NEW CROSSOVER BITUMEN EDGE STOP RL: 100.00 HORIZONTAL DATUM IS ARBITRARY
WATER VALVE
TO COUNCIL'S STANDARD
METER STORMWATER
APPLICATION BY OTHERS OUTLET

SPENCER STREET
STORMWATER
VERTICAL DATUM IS ARBITRARY
13201

OUTLET

TELSTRA WARNINGS:
ELEC. PIT BITUMEN EDGE
STORMWATER POLE ELEC. THE DETAIL SHOWN / RECORDED
BACK OF KERB SIGN
MANHOLE POLE ELEC.
POLE
• MAY ONLY BE CORRECT AT THE DATE OF SURVEY.
FOOTPATH
FIRE • IS NOT A COMPLETE REPRESENTATION OF ALL SURFACE
FENCE PLUG
AND UNDERGROUND DETAIL.
S.E.P. • SHOULD ONLY BE USED FOR THE PURPOSES INTENDED.
0
10
STOP
THE LOCATIONS OF UNDERGROUND SERVICES ARE
VALVE APPROXIMATE ONLY AS INDICATED BY SURFACE FEATURES.
100

SIGN
4793
PRIOR TO ANY CONSTRUCTION REFER TO RELEVANT
FENCE

No. 8
EX. DWELLING AUTHORITIES
FOR DETAILED LOCATION OF ALL SERVICES.

CONTOUR INTERVAL 0.2m

SITE PLAN Project: Drawing:


PROPOSED CAFE & DWELLING SITE PLAN
1 : 200
6 ST GEORGES SQUARE,
EAST LAUNCESTON
LOT No. LOT AREA 50% 25% Date: Scale:
233 117 58 Client name:
1 : 200
10 Goodman Court, Invermay Tasmania 7248, D.B. INVESTMENTS PTY LTD 09/01/2019
p+ 03 6332 3790 f+ 03 63323789 Drafted by: Approved By:
Project/Drawing No: Revision:
info@primedesigntas.com.au primedesigntas.com.au A.V. Approver
Accredited building practitioner: Frank Geskus No CC246A PD17273- 01 07
PLANNING EXHIBITED
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Date
advertised: 27/02/2019

LEGEND
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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.

EXHAUST FAN-VENT TO
OUTSIDE AIR.
240v SMOKE ALARM
NOTE: REPLACE FENCE WITH A 2.1 ACOUSTIC FENCE CAVITY SLIDING DOOR

PLANNING
CSD

2164 2020 AS PER REPORT BY PEARU TERTS. S/D SLIDING DOOR


FW

NOTE: DO NOT SCALE OFF DRAW INGS


FLOOR WASTE
614 NEW
FIREWALL
VEGETATION COL COLUMN
BOUNDARY 20.12 m 1800 HIGH EX. FENCE
M.B. MAILBOX

M.B.
800
WASTE STORAGE

1214
1193
GARDEN
CONCRETE PAVING
SLAB BETWEEN BUILDING
1.8HT FENCE/GATE
950

FIREWALL
900

BINS

ACCESS W/C
ALARM SYSTEM

3151
STROBE UNIT
2968

TOILETS TO NCC LOCATION T.B.C.


REQUIREMENTS T.B.C.
STORE S/D
AIR LOCK
BOUNDARY 11.58 m

1224

BOUNDARY 11.64 m
FIRE
SEPERATION OUTDOOR
8900

90/90/90 DINING
KITCHEN
22.53m2
3000
CAFE

(MAX)
6000
EXHAUST CANOPY,
ELECTROSTATIC AIR
CLEANER WITH UV OZONE
54.60m2
5790

FOR ODOUR AND SMOKE


CONTROL

2.6W X 2.1H PANEL LAYOUT INDICATIVE ONLY,


LIFT DOOR DETAILED DESIGN TO
FUTURE APPLICATION COUNTER
UP JOINERY DESIGN
BY OTHERS
ENTRY

ENTRY
DISPLAY SHELVES
1000

M.B.

565
BOUNDARY 20.14 m
2x
HEAT PUMP 10 Goodman Court, Invermay Tasmania 7248,
150 OUTDOOR UNIT
p+ 03 6332 3790 f+ 03 63323789
NEW FENCE ALONG 4300 1740 3790 7551
info@primedesigntas.com.au primedesigntas.com.au
BOUNDARY Project:
TO MATCH EXISTING 10160 7351 PROPOSED CAFE & DWELLING
6 ST GEORGES SQUARE,
EAST LAUNCESTON
Client name:
D.B. INVESTMENTS PTY LTD
Drawing:
GROUND FLOOR PLAN GROUND FLOOR PLAN
1 : 100

NOTE: Drafted by: Approved by:


CAFE GROUND FLOOR AREA 116.96 m2 ( 12.58 SQUARES )
FLOOR AREAS INCLUDE TO EXTERNAL FACE OF A.V. Approver
FIRST FLOOR AREA 102.08 m2 ( 10.98 SQUARES )
BUILDING AND GARAGE, UNLESS OTHERWISE STATED. Date: Scale:
GROUND FLOOR ENTRY 34.78 m2 ( 3.74 SQUARES )
DECKS AND OUTDOOR AREAS ARE CALCULATED
TOTAL FLOOR AREA 253.82 27.29 SEPARATELY. 09/01/2019 1 : 100
Project/Drawing no: Revision:
PD17273- 02 07
Accredited building practitioner: Frank Geskus -No CC246A
PLANNING EXHIBITED
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Date
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Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
LEGEND
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

EXHAUST FAN-VENT TO
OUTSIDE AIR.
240v SMOKE ALARM
CSD CAVITY SLIDING DOOR

PLANNING
3567 3500 5090 3124 S/D SLIDING DOOR
FW
FLOOR WASTE

NOTE: DO NOT SCALE OFF DRAW INGS


BOUNDARY 20.12 m COL COLUMN
M.B. MAILBOX
FASCIA

1.7HT OPAQE

C
3671

O
GLASS SCREEN
FR

L.
BALUSTRADE
H/P
AWNING BELOW
3020
3110

KITCHEN
SINK
BENCH
BOUNDARY 11.58 m

BOUNDARY 11.64 m
GUTTER

B.H.
S/D
1100

EXHAUST
UP
DUCT TO ROOF
(90/90/90) HALL

SOLID BALUSTRADE
VOID CUP'BD STUDY NOOK

S/D
5.0°
4590

ROBE
H.R.

7680
DECK
1700

L'DRY

22.07m2

BEDROOM LIVING AREA

BI-FOLD
CL:RAKED

KING
BATH
3210

3153
2110

WC JOINERY

AWNING BELOW
PARAPET
BOUNDARY 20.14 m

920 2362 3550 5000 2975


10 Goodman Court, Invermay Tasmania 7248,
p+ 03 6332 3790 f+ 03 63323789
info@primedesigntas.com.au primedesigntas.com.au
Project:
PROPOSED CAFE & DWELLING
6 ST GEORGES SQUARE,
EAST LAUNCESTON
Client name:
D.B. INVESTMENTS PTY LTD
Drawing:
FIRST FLOOR PLAN FIRST FLOOR PLAN
1 : 100
Drafted by: Approved by:
A.V. Approver
Date: Scale:

09/01/2019 1 : 100
Project/Drawing no: Revision:
PD17273- 03 07
Accredited building practitioner: Frank Geskus -No CC246A
PLANNING EXHIBITED
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Date
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Planning Administration
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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
OPAQUE GLASS ROOF CLADDING ROOF FRAMING
without the consent of the copyright owner.
SCREEN TO 1.7m HIGH LYSAGHT TRIMDEK PREFABRICATED ROOF TRUSSES
LINE OF EXISTING ROOF TO CLIENTS SPECS. @ 900 CRS MAX
BRACING BY OTHERS
EXISTING 2.0°
AWNING
CEILING

PLANNING
CEILING
CEILING

NOTE: DO NOT SCALE OFF DRAW INGS


2700

2400
F.

1700
FLOOR 5.0° FLOOR

CEILING
No. 2
2700

SPENCER ST
EX. DWELLING

2100
1800
FLOOR

NEW 2.1HT SCYON AXON INSTALL AND COAT TO LINE OF FENCE BRICKWORK
ACOUSTIC FENCE MANUFACTURERS SPECIFICATIONS. SHOWN TRANSPARENT SELECTED FIRED CLAY
NORTHERN ELEVATION FOR CLARITY FACE BRICKS.
RAKED JOINTS, STRETCHER BOND
1 : 100 REFER ENGINEER FOR
SCYON AXON INSTALL AND COAT TO SCYON LINEA 150 ARTICULATION JOINTS
MANUFACTURERS SPECIFICATIONS. INSTALL AND COAT TO ALL MASONRY TO COMPLY
MANUFACTURERS SPECIFICATIONS. WITH PART 3.3 OF THE NCC

1000
No. 4
EX. DWELLING
F. F. F. F. F. F.
CEILING

(7m MAX)
No. 8
2700

6588
EX. DWELLING

AVERAGE HEIGHT
5984

FLOOR

5831

5678
CEILING
2700

FLOOR
E.S.L.
E.S.L.
ALARM SYSTEM
STROBE UNIT

Project: Drawing:
PROPOSED CAFE & DWELLING ELEVATIONS
EASTERN ELEVATION 6 ST GEORGES SQUARE,
1 : 100
EAST LAUNCESTON
Date: Scale:
Client name:
09/01/2019 1 : 100
10 Goodman Court, Invermay Tasmania 7248, D.B. INVESTMENTS PTY LTD
p+ 03 6332 3790 f+ 03 63323789 Drafted by: Approved By:
Project/Drawing No: Revision:
info@primedesigntas.com.au primedesigntas.com.au A.V. Approver
Accredited building practitioner: Frank Geskus No CC246A PD17273- 04 07
PLANNING EXHIBITED
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SCYON LINEA 150 INSTALL AND COAT LINE OF EXISTING ROOF
TO MANUFACTURERS SPECIFICATIONS.
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
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.

2.0°
CEILING

CL.
CEILING

PLANNING
CEILING

2977

2700
6192
2400

BOUNDARY

NOTE: DO NOT SCALE OFF DRAW INGS


No. 2

OPAQUE
SPENCER ST
EX. DWELLING
FLOOR

CL.
CANT. CEILING

2700
3100

OPAQUE
FLOOR

2 x CONDENSOR UNIT BEHIND


PANEL LIFT DOOR 2800WIDE x 2100
HIGH CLADDING PANELS TO CLIENTS TIMBER SCREEN
SPEC FIXED IN ACCORDANCE WITH
MANUFACTURERS SPEC FASCIA SCYON AXON INSTALL AND COAT TO SCYON LINEA 150
COLORBOND FOLDED METAL MANUFACTURERS SPECIFICATIONS. INSTALL AND COAT TO
-GUTTER TO CLIENTS SPEC MANUFACTURERS SPECIFICATIONS.
SOUTHERN ELEVATION -FASCIA TRIM ALL ROUND
INSTALLED IN ACCORDANCE
1 : 100 WITH THE MANUFACTURER'S
INSTRUCTIONS. LINE OF EXISTING HOUSE
COLOUR TO BE SELECTED No. 2
LINE OF EXISTING ROOF

CEILING

2400
10 Goodman Court, Invermay Tasmania 7248,
No. 4
EX. DWELLING
p+ 03 6332 3790 f+ 03 63323789
info@primedesigntas.com.au primedesigntas.com.au
FLOOR
Project:
CEILING PROPOSED CAFE & DWELLING
BOUNDARY

6109

6 ST GEORGES SQUARE,

2700
EAST LAUNCESTON
Client name:
FLOOR D.B. INVESTMENTS PTY LTD
Drawing:
ELEVATIONS

BRICKWORK
SELECTED FIRED CLAY Drafted by: Approved by:
FACE BRICKS. A.V. Approver
RAKED JOINTS, STRETCHER BOND Date: Scale:
WESTERN ELEVATION REFER ENGINEER FOR
09/01/2019 1 : 100
ARTICULATION JOINTS
1 : 100 ALL MASONRY TO COMPLY Project/Drawing no: Revision:
WITH PART 3.3 OF THE NCC PD17273- 05 07
Accredited building practitioner: Frank Geskus -No CC246A
PLANNING EXHIBITED
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Date
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Planning Administration
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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
ROOF PLUMBING NOTES:
without the consent of the copyright owner.
HOOD EXHAUST
C/W AIR ODOUR SOLUTIONS GUTTER INSTALLATION
ELECTROSTATIC AIR CLEANER WITH UV OZONE TO BE IN ACCORDANCE WITH
INSTALLED WITHIN CAFE CEILING. NCC 2016 PART 3.5.2.4.
(ODOUR MANAGEMENT & SMOKE FREE SYSTEM) WITH FALL NO LESS THAN
TO BE SIZED & DETAILED TO MANUFACTURERS 1:100 FOR BOX GUTTERS

PLANNING
SPECIFICATIONS. 1:500 FOR EAVES GUTTER

UNLESS FIXED TO METAL FASCIA

NOTE: DO NOT SCALE OFF DRAW INGS


EAVES GUTTER TO BE FIXED
FASCIA @ 1200 CRS MAX.

FASCIA
VALLEY GUTTERS ON A ROOF WITH A PITCH:
A) MORE THAN 12.5° DEGREES - MUST
FASCIA HAVE A WIDTH OF NOT LESS THAN
400mm AND ROOF OVERHANG OF NOT
LESS THAN 150mm EACH SIDE OFVALLEY
GUTTER.
B) LESS THAN 12.5° DEGREES, MUST BE
DESIGNED AS A BOX GUTTER.
FASCIA
LAP GUTTERS 75mm IN THE DIRECTION
FALL 2.0°
OF FLOW, RIVET & SEAL WITH AN
GUTTER

APPROVED SILICONE SEALANT.

DOWNPIPE POSITIONS SHOWN ON THIS


PLAN ARE NOMINAL ONLY.
EXACT LOCATION & NUMBER OF D.P'S
REQUIRED ARE TO BE IN ACCORDANCE
WITH NCC CLAUSE 3.5.2.5 REQUIREMENTS.
SPACING BETWEEN DOWNPIPES MUST NOT
BE MORE THAN 12m & WITHIN 1.2m FROM A
VALLEY GUTTER.

METAL SHEETING ROOF TO BE INSTALLED IN


ACCORDANCE WITH NCC 2016 3.5.1.3.
REFER TO TABLE 3.5.3.1a FOR ACCEPTABLE
BOUNDARY CORROSION PROTECTION FOR SHEET ROOFING,
REFER TO TABLE 3.5.1.2 FOR ACCEPTABILITY OF
CONTACT BETWEEN DIFFERENT ROOFING
FASCIA
MATERIALS.
REFER TO NCC 2016 3.5.1.3. FOR FIXING, SHEET
LAYING SEQUENCE, FASTENER FREQUENCY FOR
TRANVERSE FLASHINGS AND CAPPINGS, ANTI
CAPILLARY BREAKS, FLASHING DETAILS.
ROOF PENETRATION FLASHING DETAILS.

ADDITIONAL ROOF LOAD


ROOF PLAN NO SOLAR P.V. SYSTEM HAS BEEN ALLOWED FOR,
NO SOLAR HOT WATER HAS BEEN ALLOWED FOR.
1 : 100

Project: Drawing:
PROPOSED CAFE & DWELLING ROOF PLAN
6 ST GEORGES SQUARE,
EAST LAUNCESTON
Date: Scale:
Client name:
09/01/2019 1 : 100
10 Goodman Court, Invermay Tasmania 7248, D.B. INVESTMENTS PTY LTD
p+ 03 6332 3790 f+ 03 63323789 Drafted by: Approved By:
Project/Drawing No: Revision:
info@primedesigntas.com.au primedesigntas.com.au A.V. Approver
Accredited building practitioner: Frank Geskus No CC246A PD17273- 06 07
PLANNING EXHIBITED
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Date
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Planning Administration
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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 NOTE: DO NOT SCALE OFF DRAW INGS


10 Goodman Court, Invermay Tasmania 7248,
p+ 03 6332 3790 f+ 03 63323789
info@primedesigntas.com.au primedesigntas.com.au
Project:
PROPOSED CAFE & DWELLING
6 ST GEORGES SQUARE,
EAST LAUNCESTON
Client name:
D.B. INVESTMENTS PTY LTD
Drawing:
PERSPECTIVES

Drafted by: Approved by:


A.V. Approver
Date: Scale:

09/01/2019
Project/Drawing no: Revision:
PD17273- 07 07
Accredited building practitioner: Frank Geskus -No CC246A
PLANNING EXHIBITED
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Date
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Planning Administration
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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 NOTE: DO NOT SCALE OFF DRAW INGS


10 Goodman Court, Invermay Tasmania 7248,
p+ 03 6332 3790 f+ 03 63323789
info@primedesigntas.com.au primedesigntas.com.au
Project:
PROPOSED CAFE & DWELLING
6 ST GEORGES SQUARE,
EAST LAUNCESTON
Client name:
D.B. INVESTMENTS PTY LTD
Drawing:
PERSPECTIVES

Drafted by: Approved by:


A.V. Approver
Date: Scale:

09/01/2019
Project/Drawing no: Revision:
PD17273- 08 07
Accredited building practitioner: Frank Geskus -No CC246A
PLANNING EXHIBITED
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Date
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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 NOTE: DO NOT SCALE OFF DRAW INGS


PROPOSED RESIDENCE & CAFE
PROPOSED RESIDENCE & CAFE

SUN SHADOW - 9AM SUN SHADOW -12PM


1 : 300 1 : 300

10 Goodman Court, Invermay Tasmania 7248,


p+ 03 6332 3790 f+ 03 63323789
info@primedesigntas.com.au primedesigntas.com.au
Project:
NOTE: SHADOWS CAST PROPOSED CAFE & DWELLING
PROPOSED RESIDENCE & CAFE ON THE 21ST OF JUNE. 6 ST GEORGES SQUARE,
EAST LAUNCESTON
Client name:
D.B. INVESTMENTS PTY LTD
Drawing:
SUN SHADOW DIAGRAMS

Drafted by: Approved by:


A.V. Approver
SUN SHADOW -3PM Date: Scale:

1 : 300 09/01/2019 As indicated


Project/Drawing no: Revision:
PD17273- 09 07
Accredited building practitioner: Frank Geskus -No CC246A
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Planning Submission
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Appendix B
Certificate of Title

Proposed Café and First-Floor Dwelling


6 St Georges Square, East Launceston
RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

PLANNING EXHIBITED
SEARCH OF TORRENS TITLE
DOCUMENTS
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VOLUME FOLIO
Date
advertised: 27/02/2019 60333 1
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EDITION DATE OF ISSUE
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

7 07-Aug-2013

SEARCH DATE : 29-Sep-2017


SEARCH TIME : 11.43 AM

DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Diagram 60333 (formerly being 67-39NS)
Derivation : Portion of 10 Perches Sec. C.1 Gtd. to J. Shields
Prior CT 2356/35

SCHEDULE 1
M412949 TRANSFER to DARREN BAKER INVESTMENTS PTY LTD
Registered 16-Apr-2013 at 12.01 PM

SCHEDULE 2
Reservations and conditions in the Crown Grant if any
M428871 MORTGAGE to Bendigo and Adelaide Bank Limited
Registered 07-Aug-2013 at noon

UNREGISTERED DEALINGS AND NOTATIONS


No unregistered dealings or other notations

Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

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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.

Search Date: 29 Sep 2017 Search Time: 11:44 AM Volume Number: 60333 Revision Number: 01 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
Planning Submission

Appendix C
Traffic Impact Assessment
PLANNING EXHIBITED
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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.

Proposed Café and First-Floor Dwelling


6 St Georges Square, East Launceston
PLANNING EXHIBITED
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

6 ST GEORGES SQUARE CAFÉ AND RESIDENCE


DEVELOPMENT, EAST LAUNCESTON

TRAFFIC IMPACT ASSESSMENT

JANUARY 2019
PLANNING EXHIBITED
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Traffic Impact Assessment
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without the consent of the copyright owner.

6 St Georges Square Café and


Residence Development,
East Launceston
TRAFFIC IMPACT ASSESSMENT
◼ Final
◼ January 2019

Traffic & Civil Services


ABN 72617648601
1 Cooper Crescent
RIVERSIDE
Launceston TAS 7250 Australia
P: +61 3 634 8168
M: 0456 535 746
E: Richard.burk@trafficandcivil.com.au
W: www.trafficandcivil.com.au

1|P a g e
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Traffic Impact Assessment
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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.

Contents
1. Introductiom 4
1.1 Background 4
1.2 Objectives 4
1.3 Scope of Traffic Impact Assessment (TIA) 4
1.4 References 4
2. Site Description 5
3. The Proposal, Planning Scheme and Road Owner Objectives 7
3.1 Description of Proposed Development 7
3.2 Council Planning Scheme 7
3.3 Local Road Network Objectives 7
4. Existing Conditions 9
4.1 Transport Network 9
4.2 Traffic Activity 14
4.3 Crash History 15
4.4 Services 15
4.5 On Street Parking Review 15
4.6 Road Safety Review 17
5. Traffic Generation and Assignment 19
5.1 Traffic Growth 19
5.2 Trip Generation 19
5.3 Trip Assignment 19
6. Traffic Impact Analysis 20
6.1 Traffic Impact 20
6.2 Launceston Interim Planning Scheme 2015 - Road & Railway Assets Code E4 20
6.3 Lton Int. Planning Scheme 2015 - Traffic Generating Use and Parking Code E6 22
6.4 Other impacts 26
7. Recommendations and Conclusions 27

Appendices

Appendix A - Traffic Counts 29


Appendix B - Site layout and building plans 41

2|P a g e
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Document history and status

Revision Date issued Reviewed by Approved by Date approved Revision type


th th
1 26 July 2018 R Burk R Burk 26 July 2018 Draft 1
st st
2 21 Aug 2018 R Burk R Burk 21 Aug 2018 Final

3 4th Dec 2018 R Burk R Burk 4th Dec 2018 Final


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4 24 Jan 2019 R Burk R Burk 24th Jan 2019 Draft
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5 30 Jan 2019 R Burk R Burk 30 Jan 2019 Final

Distribution of copies
Revision Copy no Quantity Issued to
Draft 1 1 1 Angela Verze, Prime Design
Final 1 1 Angela Verze, Prime Design
Final 1 1 Ashley Brooke, 6ty and Angela Verze, Prime
Design
Draft 1 1 Ashley Brooke, 6ty and Angela Verze, Prime
Design
Final 1 1 Ashley Brooke, 6ty and Angela Verze, Prime
Design

Printed: 30 January 2019


Last saved: 30 January 2019 02:35 PM

File name: 6 St Georges Square Cafe TIA

Author: Richard Burk


Project manager: Richard Burk

Name of organisation: TBA

Name of project: 6 St Georges Square Cafe TIA


Name of document: 6 St Georges Square Cafe TIA

Document version: Final

Project number:

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1. Introduction
1.1 Background

This TIA reviews the proposed ground floor Café and first floor residence at 6 St Georges
Square, East Launceston.
The review considers the adjacent road network, road safety, parking requirements and
impact of traffic generated by the development.

This Traffic Impact Assessment (TIA)should be submitted with the development application
for the proposal and has been prepared based on Department of State Growth guidelines and
provides details as follows:

◼ 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

1.2 Objectives

A traffic impact assessment is a means for assisting in the planning and design of sustainable
development proposals that consider:
◼ Safety and capacity
◼ Equity and social justice
◼ Economic efficiency and the environment and
◼ Future development with traffic projections for 10 years

1.3 Scope of Traffic Impact Assessment (TIA)

This TIA considers in detail the impact of the proposal on St Georges Square and the adjacent
streets including Spencer Street and Arthur Street which is a collector road linking
Launceston with High Street and East Launceston.

1.4 References

▪ RTA Guide to Traffic Generating Developments – 2002


▪ Launceston Interim Planning Scheme 2015
▪ AS/NZS 2890.6:2009 Parking Part 6: Off street parking for people with disabilities
▪ National Construction Code 2014 – Part D3

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2. Site Description
The proposed Café redevelopment site is shown in figure 1. The land is generally level and
adjacent to the St Georges Square parkland with established trees and road frontage to St
Georges Square. The proposed Café site is zoned Local Business and adjacent lots are zoned
Inner Residential.

Nearby Arthur Street and High Street provide access to Launceston city centre.

Figure 2 shows the local setting and figure 3 the proposed development layout.

Figure 1 - Location of proposed Café redevelopment

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Figure 2 – Local setting

Figure 3 – Proposed development layout showing proposed accessible parking space and

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3. Proposed Development, Planning Scheme


and Road Owner objectives

3.1 Description of Proposed Development

The proposal is to redevelop the existing ground floor corner shop and residence into a
ground floor Café and first floor single bedroom residence. 6 St Georges Square has a lot area
of 233m² and is proposed to be developed with the following floor areas:
• Café ground floor 118 m² including the entry area, toilet and Kitchen and excluding
the garage
• First Floor dwelling area 108.59 m² including a single bedroom

Appendix B contains the site plans, floor plans and building elevations.

A single undercover off-street parking space is proposed with the renovated residence.

3.2 Council Planning Scheme

The proposed development involves land currently zoned Local Business in accordance with
the Launceston Interim Planning Scheme 2015 shown in Figure 4.

3.3 Local Road Network Objectives

The Launceston’s Transport Futures document outlines Launceston City Council’s vision for
the transport system, see following extract.

Extract from Launceston’s Transport Futures adopted by LCC Dec 2012

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Figure 4 – Launceston Interim Planning Scheme 2015 – East Launceston

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4. Existing Conditions
4.1 Transport Network
The local road network at East Launceston consists of a residential, collector and arterial
roads. High Street is the closest arterial and Arthur Street the closest collector road, the others
are residential streets are St Georges Square and Spencer Street. There are no State Roads
nearby and the General Urban default speed limit of 50km/hr applies.

The existing shop at 6 St Georges Square appears to attract a mix of local customers who
walk or drive to the shop. During inspection times there has always been on street parking
available both sides of St Georges Square beside the shop.

4.1.1 High and Arthur Streets, East Launceston


The High / Arthur Street intersection is the closest and busiest intersection near the shop and
is managed with a roundabout which appears to operate quite well.

High Street is an arterial road and carries about 10,000 vehicles per day. It supports mobile
takeaway parking on the east side and unrestricted all-day parking on the west side, within
50m walking distance of the shop via the footpath through St Georges Square Park. High
Street has footpath both sides and one traffic lane in each direction and is a bus route.

Arthur Street is a collector road and carries about 4,000 vehicles per day and supports on
street parking and footpath both sides of the road. The Arthur / St Georges Square junction is
about 30m from the shop. The parking lanes are 2.0m wide and the traffic lanes are 4.6m and
5.0m wide in the east and west bound direction respectively with 2.7m and 2.0m wide
footpaths on each side. On street parking consists of a mix of 3P, unrestricted and 3P
Residential Parking Permit Area C parking.

Figure 5 – Looking north along St Georges Square towards Arthur Street

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Figure 6 Looking east along Arthur Street from St Georges Square

Figure 7 Looking west along Arthur Street from opposite St Georges Square

4.1.2 St Georges Square and Spencer Street


St Georges Square is a residential street and carries about 300 vehicles per day and supports
on street parking both sides of the road. The sealed width varies between 9.0-9.6m as there is
no kerb on the east side of the road. With parking both sides the trafficable width of the road
is typically 5.5m which supports two-way flow. There is a 2.7m wide footpath on the eastern
side of the road only.
South of the shop, parking on the eastern side is unrestricted and on the western side subject
to 3P Residential Parking Permit Area C parking.
North of the shop parking on the eastern side is ¼ P and on the western side consists of two
5minute parking spaces with the remainder 3P Residential Parking Permit Area C parking.

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Spencer Street is a narrow residential street and carries about 40 vehicles per day and
supports on street parking on the north side only. There is kerb & channel with footpath both
sides of the road. The footpaths are typically 2.0m wide and the trafficable width of road from
face to face of kerb is 5.3m. With No Parking restrictions on the south side of the road and
parking on the north side the trafficable width of the road is 3.3m.

Street lighting exists at intersections and the road infrastructure is in good condition.

Figure 8 – Looking south west along St Georges Square towards Spencer Street junction

Figure 9 – Looking south east along St Georges Square towards Spencer Street junction

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Figure 10 – Looking west along Spencer Street from St Georges Square

Figure 11 – Looking east along Spencer Street towards St Georges Square

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Figure 12 Looking south along St Georges Square from Spencer Street

Figure 13 – Looking north along St Georges Square from Spencer Street

Location of proposed
accessible car
parking space

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4.2 Traffic Activity

Traffic turning count surveys were conducted during the pm peak of Friday 13th July 2018
and am peak of Monday 16th July 2018 to ascertain extent of traffic activity at the St Georges
Square junctions with Arthur Street and Spencer Street. Figures 14 and 15 summarise
findings from the surveys. See appendix A for traffic survey data.

Figure 14 – St Georges Square / Arthur Street traffic count data

Figure 15 – St Georges Square / Spencer Street traffic count data

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St Georges Square

The estimated average annual daily traffic (AADT) for St Georges Square varies because
different intersections are involved. The AADT outside the shop is likely to be between 293
and 350 vehicles per day. An AADT of 300 vehicles per day is normal for a short residential
street with development on only one side.

Arthur Street

An AADT of 3,840 vehicles per day is in the normal range for a collector road.

Spencer Street

An AADT of 53 vehicles per day is low for a residential street fully developed both sides
with a shop at one end. The narrow width could possibly be a factor.

4.3 Crash History


The Department of State Growth is supplied with reported crashes by Tasmania Police. The
Department maintains a crash database from the crash reports which is used to monitor road
safety, identify problem areas and develop improvement schemes.
The 5-year reported crash history for St Georges Square and Spencer Street records no
crashes.

4.4 Services
There are telecommunication services in the footpath on St Georges Square at the corner of
the existing shop as can be seen in figure 13.

4.5 On Street Parking Review


A parking utilisation survey was conducted during July 2018. Figures16 and 17 show parking
supply and demand recorded during various weekdays at estimated times of peak utilisation
i.e. around lunch time when commuter and local shop customer parking is at a peak.

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4.5.1 Parking Supply


Figure 16 – On Street Parking Supply in the vicinity of the shop and the St Georges
Square / Spencer Street Junction

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4.5.2 Parking Demand


Figure 17 – On Street Parking Supply - St Georges Square / Spencer Street Junction

4.6 Road Safety Review


From inspection of St Georges Square, Spencer Street and the junction with Arthur Street
there do not appear to be any specific road safety deficiencies for road users. The roads cater
for pedestrians with footpaths and on street parking both sides.

The local speed environment appears to be about 40km/hr despite the General Urban Speed
Limit of 50km/hr. The low speed environment is appropriate for the level of pedestrian
activity observed.

From site observations pedestrian activity on St Georges Square is relatively high. Pedestrians
can be regularly observed crossing St George Street and Spencer Street near the shop. Figure
18 summarises observations.

Figure 18 – Pedestrian activity on St Georges Square

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• The east - west pedestrian activity crossing St Georges Square was observed near the
Arthur Street junction.

• The north-south pedestrian activity was observed on the west side of St Georges
Square crossing Spencer Street.

Safe System Approach to assessing pedestrian safety

This approach involves application of a Safe System assessment framework for identifying
and reducing crash risk for all road users. This framework involves consideration of risk
exposure, likelihood and severity to yield a risk framework score. In terms of pedestrian
safety St Georges Square scores are as follows:

• Pedestrian exposure is low-moderate (low no. of cars & mod. no. of peds) i.e. 2/4
• Crash likelihood is low-moderate (footpaths but ordinary road crossings) i.e. 2/4
• Crash severity is low-moderate (30- 40 km /hr speed environment) i.e. 2 /4.

This yields a safe system score of 8/64 which is a low risk score so a low-cost treatment such
as pedestrian warning signage could be justified.

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5. Traffic Generation and Assignment


This section of the report describes how traffic generated by the proposal is distributed within
the adjacent road network now and in ten years (2029).

5.1 Traffic Growth


The rate of background traffic growth on St Georges Square and surrounding streets due to
other development is assumed to be 0% because of the fully developed nature of roadside
development in the area.

5.2 Trip Generation


The applicable traffic generation rates for the proposal are as follows:

• Existing ground floor 1bedroom residence at 4 trips /day and 0.4 trips / peak hour

• Existing 120m² Corner Shop at 56 trips / 100m² GFA/day and peak hour rate of 6.7
trips/hr with 67 trips/day

To be replaced with proposed:

• Upstairs 1bedroom residence at 4 trips /day and 0.4 trips / peak hour

• Ground floor 118 m² Café at 56 trips / 100m² GFA/day and peak hour rate of 6.6 trips
/hr with 66 trips / day

Accordingly, the proposal is expected to result in no increase in traffic.

This is consistent with Traffic Generation Rates for Key Land Uses sourced from the RTA
Guide to Traffic Generating Developments under section 1.4 References.

In terms of expected deliveries to the shop:


• 2 deliveries daily for fruit/veg and milk/bread. These stops are 2-3minutes in length
and occur at around 7am each day.
• Other deliveries are estimated to occur twice weekly on a Monday and Friday around
midday and involve small trucks.
• It is anticipated that deliveries will be via short term parking on St Georges Square.

5.3 Trip Assignment

It is estimated that the future traffic movements will have a similar arrival and departure
patterns to the current situation as summarised in figures 14 and 15.

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6. Impact on Road Network


6.1 Traffic impact

6.1.1 Proposed 6 St Georges Square development

The proposal will contribute no additional trips per day to current traffic flow on St Georges
Square once fully developed. The low levels of vehicular traffic involved means that there
will be no traffic capacity concerns with the proposal.

The low volume and speed of traffic on St Georges Square and Spencer Street suggests there
should be no traffic safety concerns with the proposal. It is noted that there is above average
pedestrian activity on St Georges Square for a residential street due to shop customers and
commuter parking nearby. Pedestrian Warning signage could be introduced to improve
driver awareness and pedestrian safety.

The on-street parking utilisation survey suggests that there is unutilised parking space for
short term (5-15 minute), medium term (3 hour) and long term (>3hour) customer parking
within 80m and 120m of the development site that can cater for increased customer demand
and residential parking if necessary, see figure17.

As an observation, the 5*1/4P parking spaces could have the parking duration adjusted for
most of the spaces to 1 hour, at Councils discretion, depending on short term parking demand.

6.2 Launceston Interim Planning Scheme 2015 – Road and


Railway Assets Code E4

6.2.1 Code E4.5.1 Existing road accesses and junctions

Acceptable solution A3: The annual average daily traffic (AADT) of vehicle movements, to
and from a site, using an existing access or junction, in an area subject to speed limit of
60km/h or less, must not increase by more than 20% or 40 vehicle movements per day,
whichever is the greater.
The proposal satisfies acceptable solution A3 as AADT is 300 movements per day and
the proposal will not generate any additional movements per day i.e. a 0 % increase.

6.2.2 Code E4.6.2 Road accesses and junctions

Acceptable solution A3: No more than one access providing both entry and exit, or two
accesses providing separate entry and exit, to roads in an area subject to a speed limit of
60km/h or less.
The proposal satisfies acceptable solution A3 as one new vehicular access is proposed.

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6.2.3 Code E4.6.4 Sight distance at accesses, junctions and level crossings

Acceptable solution A1: Sight distances at:


(a) an access or junction must comply with the Safe Intersection Sight Distance
shown in Table E4.6.4; and
(b)rail level crossings must comply with AS1742.7.
The proposal does not satisfy acceptable solution A1 as the proposed vehicular access is
within a very low speed environment estimated at 30km/h within Spencer Street which is a
very narrow, short and quite residential access street and Table E4.6.4 does not advise SISD
requirements in this situation.
As the road frontage speed is estimated at 30km/hr achievement of Performance Criteria P1
needs to be demonstrated. Reference is made to AS/NZS 2890.1:2004 Parking facilities – Part
1: Off-street car parking. This standard caters for 40km/hr and higher road frontage speeds
and domestic property access requirements in Part 3.2.4 of the standard. Sight distance is
calculated from where the drivers eye line is 2.5m setback from the edge of the road.
For a frontage road speed of 40km/hr:
• absolute minimum sight distance is 30m
• general minimum sight distance is 35m
• desirable sight distance is 55m
This standard however does not provide advice where road frontage speeds are less than
40km/h. Accordingly, from first principals, for a reaction time of 2.0 secs, stopping sight
distance (SSD), which is an absolute minimum sight distance, is 23m in a 30km/h speed
environment. The available sight distance is 24m to the left i.e junction with Georges Square.
Sight distance to the right varies between 25 and 100m depending on the extent of on street
parking. Other existing accesses in the area have similar sight distances due to the proximity
of the Spencer Street / Georges Square junction.
Performance criteria P1: The design, layout and location if an access, junction or rail level
crossing must provide adequate sight distances to ensure the safe movement of vehicles,
having regard to:
(a) The nature and frequency of the traffic generated by the use
(b) The frequency of use of the road or rail network
(c) Any alternative access
(d) The need for the access, junction or level crossing
(e) Any traffic impact assessment
(f) Any measures to improve or maintain sight distance; and
(g) Any written advice received from the road or rail authority

Accordingly, it is considered that Performance Criteria P1 is satisfied.

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6.3 Launceston Interim Planning Scheme 2015 – Parking and


Sustainable Transport Code E6

6.3.1 Code E6.5.1 Car parking numbers

Acceptable solution A1: The number of car parking spaces must:

(a) Not be less than 90% of the requirements of Table E6.1

Residential (any residential use in any other zone)


• 1 car space per bedroom

The proposed 1bedroom residential dwelling has 1 proposed parking space satisfying
Acceptable solution A1.

Food services

• 1 car space/15m² of gross floor area

• 1 bicycle space/75m² of gross floor area

The proposed food services do not satisfy Acceptable solution A1 the café has a floor
area of 118 m² requiring 8 car parking spaces and no such off-street parking is
proposed.

2 bicycle parking spaces are provided satisfying Acceptable solution A1.

Performance Criteria P1.1:


The number of carparking spaces for other than residential uses, must be provided to meet
the reasonable needs of the, having regard to:
(a) The availability of off-road public car parking spaces within reasonable walking
distance;
(b) The ability of multiple users to share spaces because of:
(1) Variations in car parking demand over time; or
(2) Efficiencies gained by consolidation of car parking spaces
(c) The availability and frequency of public transport within reasonable walking distance
of the site
(d) Any site constraints such as existing buildings, slope, drainage, vegetation and
landscaping
(e) The availability, accessibility and safety of on-road parking, having regard to the
nature of the roads, traffic management and other uses in the vicinity
(f) An assessment of the actual car parking demand determined in light of the nature of
the use and development
(g) The effect on streetscape
(h) The recommendations of any traffic impact assessment prepared for the proposal

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The proposal assumes that because the existing short and medium term on-street
parking is enough to cater for the existing food services business (120m²) i.e. the corner
store, it will be enough for the proposed food services business (118m²) i.e. the café.
There is evidence that this assumption is valid and performance criteria P1.1, 1.2 and
1.3 are satisfied.

P1.1
Carparking spaces for other than residential use is provided in the form of the following on-
street parking spaces:
• 2* 30% utilised 5minute duration spaces at the shop front
• 5* 24% utilised 1/4P i.e. 15minute duration spaces opposite the shop
• 23*33% utilised 3P Area Permit spaces within 80m of the shop.
• 7* 26% utilised 3P i.e. 3hour duration spaces within 60m of the shop
• 3* unutilised unrestricted spaces within 80m of the shop
This amounts to 5 short term spaces available within 20m and 24 medium-term and long-term
parking spaces available within a reasonable walking distance of 80m i.e a total of 29
available spaces.

The short and long-term parking spaces provide for a range of customer time demands.
Public transport is within reasonable walking distance of the site i.e. 80m.
There are no site constraints due to existing buildings, surface slopes, drainage, vegetation or
landscaping.
The on-street spaces are within a safe low speed environment for pedestrians and are easily
accessible.
From parking demand survey data there is evidence of unutilised capacity:
• Short term parking spaces- 30% utilised
• 3P spaces 26% utilised within 60m of the shop

Long term parking spaces – 82 % utilised within 80m of the shop and 64% utilised
80-120m from the shop
There would be minimal effect on the streetscape. The St Georges Square streetscape is
dominated by the park immediately adjacent. Within 80m of the shop there are 54 parking
spaces and on average 29 are available. This traffic impact assessment report supports the
proposed utilisation of existing on street parking on traffic grounds.

Performance Criteria P1.3:


The number of car parking spaces complies with any relevant parking precinct plan.

P1.3 is satisfied as there is no relevant parking precinct plan.

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Acceptable solution A2
The number of accessible car parking spaces by persons with a disability for uses that require
6 more parking spaces must be in accordance with Part D3 of the National Construction
Code 2014, as amended from time to time.

The proposal can satisfy acceptable solution A2 by retrofitting an accessible space to the
on- street parking outside the café shopfront:
• D3.5 Accessible parking for one space can be provided – Class 6 café (1 space for
every 50 car parking spaces)
• D3.8 Tactile indicators will be provided.
• D3.11 Ramps (a) Ramp rise limit of 3.6m will not be exceeded.

6.3.2 Code E6.5.2 Bicycle parking numbers

Acceptable solution A1: The number of bicycle parking spaces must be provided on either the
site or within 50m of the site in accordance with the requirements of Table E6.1.

Food services

• 1 bicycle space/75m² of gross floor area

The proposed café satisfies Acceptable solution A1 as the floor area of 149m² warrants 2
bicycle parking spaces which are provided.

6.3.3 Code E6.6.2 Design and layout of accessible parking (A1.2-A1.4)

A1.2 - All accessible spaces for use by persons with a disability must be located
closest to the main entry point to the building.
Satisfied as shown in figure 3, proposed space is adjacent main entry point to the building.

A1.3 - Accessible spaces for people with a disability must be designated and
signed as accessible spaces where there are 6 spaces or more.

Satisfied. Pavement markings will be applied to the sealed surface to designate the bay and
signed with parking control signage R5-10 as shown in figure19.

Figure 19 R5-10 Parking Regulation sign to be used for accessible bay

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A1.4 Accessible car parking spaces for use by persons with disabilities must be
designed and constructed in accordance with AS/NZS 2890.6-2009 Parking
facilities -Off-street parking for people with disabilities.

An accessible car parking space and shared area space can be provided as per the standard –
section 2.2.1 and figure 2.1 and satisfy the 1:33 (V:H) requirement for a sealed outdoor surface
as per the standard - section 2.3 – Pavement Slope and Surface. The parking space and shared
area can be fitted so they are all on the same grade of 1:33 (V:H), see figures 20 and 21.

To provide the accessible space the developer will need a permit from Council to modify the
kerb and channel and footpath locally to allow the retrofit.

Figure 20 Elevation view of proposed accessible parking space

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Figure 21 Cross section view of proposed accessible parking space

6.4 Other impacts

6.4.1 Environmental
No environmental impacts were identified in relation to:

• Noise, Vibration and Visual Impact


• Community Severance and Pedestrian Amenity
• Hazardous Loads
• Air Pollution, Dust and Dirt and Ecological Impacts
• Heritage and Conservation values

6.4.2 Street Lighting and Furniture

St Georges Square has street lighting near junctions and does not justify further road side
furniture such a Bus Shelters, Seats, Direction signs, Landscaping, street trees or fencing.

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7. Recommendations and Conclusions


This traffic impact assessment has been prepared to support a development application for the
proposed ground floor café and first floor 1-bedroom dwelling at 6 St Georges Square, East
Launceston. The assessment has reviewed the existing road conditions, crash history, traffic
activity, pedestrian activity and parking utilisation.

No traffic safety issues were apparent and the five -year crash history reports no recorded
crashes on St Georges Square or Spencer Street.

The traffic on St Georges Square is currently in the order of 300 vehicles per day and not
projected to increase with the proposed café and dwelling. There are no traffic capacity issues
with the proposal due to the very low levels of traffic involved at less than 3% of capacity.

From review of the on-street parking supply and demand survey it is apparent that there is
spare short, medium and long-term parking capacity within 80m and 120m of the proposed
site i.e 29 of 54 spaces are available on average within 80m and 17 of 38 spaces available
within 80-120m. The replacement of the corner store shop with a café is not expected to
result in a lack in available on street parking. Parking provisions required include:

• 2 off street bicycle parking spaces

• An accessible on street car parking space outside the café


Justification is provided to demonstrate that the proposal satisfies Road and Railway Assets
Code E4 and Parking and Sustainable Transport Code E6 requirements of the Launceston
Interim Planning Scheme 2015.

Recommendations from review of the proposal are as follows:

Recommendation #1- Installation of 2 off-street bicycle parking spaces

Recommendation #2 - Retrofit of a kerb ramp outside the café on St George Street to create
an on street accessible bay. One existing 5minute parking space to be converted to an
accessible car parking space with R5-10 parking signage.

Observation - Installation of pedestrian warning signage on St Georges Square for south and
north bound traffic ~ 30m from the proposed café shop front could be considered.

Overall, it has been concluded that the proposed development will not create any traffic issues
and traffic will continue to operate safely and efficiently along St Georges Square and
Spencer Street. Based on the findings of this report and subject to the recommendations
above, the proposed development is supported on traffic grounds.

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Appendices

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Appendix A – Traffic Count Surveys

St George Square / Arthur Street Junction-PM

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St George Square / Arthur Street Junction-AM

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St George Square / Spencer Street Junction-PM

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St George Square / Spencer Street Junction-AM

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Appendix B – Site and Building Floor Plans

B1-Site Plan

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B2-Ground Floor Café

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B3-First Floor Dwelling

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B4-Southern and Western Elevation

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B5- Northern and Eastern Elevation

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B6- Perspectives

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Appendix D
Noise Assessment

Proposed Café and First-Floor Dwelling


6 St Georges Square, East Launceston
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PEARU TERTS
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner. 33 Falcon Rd
BA, Grad. Dip. Env. Stud. (Hons.), MIE Aust., CPENG, MAAS Claremont 7011
Consulting Engineer Tasmania AUSTRALIA

Phone 03 6249 7165


ARCHITECTURAL ACOUSTICS
Fax 03 6249 1296
NOISE CONTROL Email pterts@southcom.com.au

Ms. Angela Verze, B. Arch 6/11/2018


Prime Design
10 Goodman Court
Invermay, Launceston
Tel. 03 6332 3790

e-mail: ang@primedesigntas.com.au

MAIN REPORT
Noise Issues
St Georges Square, Launceston

Dear Ms Verze

We conducted noise measurements on 13./8/2017 at 4 locations within the site and the results are
contained in appendix A.

This is the main report, supported by data presented in accompanying Appendix A.

Noise annoyance depends on the following factors:


the ambient noise level
the new noise level
whether the noise has tonal components
whether the noise has impulsive components
the low frequency content
the time of the day or night the noise occurs
how often it occurs and its degree of predictability
whether the noise is regretfully caused, mindlessly created or inflicted as an act of aggression

Noise measurements were conducted, under suitable weather conditions, that is, no rain and light
or no wind.

Community complaints about traffic noise start to increase when L10 (18 h) = 63 dB(A). When
L10 (18 h) = 63 dB(A) then 10 % of the community are highly annoyed.

L10 is the noise level exceeded for 10 % of the sampling time. For example (see 2nd column, page
A 9 of the appendix) , L10 = 58.4 dB(A) means that for 1 minutes out of the 10 minute sample, the
noise level was 58.4 dB(A) or higher. L10 gives the approximate average of the higher noise levels
encountered. It is often used as a metric in traffic noise studies.

Pearu Terts - main report page 1


2
L10 (18h) means that such sampling is conducted for 18 hours between 6 am and midnight and the
result averaged over 18 hours.

Leq is the A weighted equivalent noise level. A fluctuating noise having Leq = 56.7 dB(A) has the
same acoustic energy as a steady noise of 56.7 dB(A). Leq is usually 2 to 3 dB(A) less than L10.

L90 is the metric used to measure the background or base noise level. For example (see page A 9,
the first column), L90 = 47.5 dB(A) This means that for 90 % of the sampling time of 10 minutes,
that is, 9 minutes, the noise level was 47.5 dB(A) or more.
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The main measurement results are presented in Appendix A. See page A 3 and pages A 7 and A 8
for the measurement locations.

1. At location 2, we measured am Leq = 49.5 dB(A) and a background noise level of L90 =
43.0 dB(A). At other locations the noise levels were higher.

2. Normal speech level at 1 m is 58 dB(A). Assume conversation is carried out at normal


speech level at one of the tables located in the outdoor areas.

3. Assume the talker is seated at the table and her/his mouth is 1.1 m from the ground and 1.9
m from the boundary fence. Assume that the existing 1.8 m fence has been replaced by a 2.1 m
acoustic fence which is absorptive (due to the 800 mm garden plantings) in the direction of the
talker and the court yard. Assume that there is a listener (1.5 m tall) on the neighbours side, 1.6 m
from the boundary fence.

4. The average spectral content of male/female speech at normal voice level is below (line 1)

1/1 octave band centre frequency (Hz)


125 250 500 1000 2000 4000 8000
dB 53 57 59 51 45 45 40
‘A’ weighting -16 -9 -3 0 +1 +1 -1
Sound press level 1 m 37 48 56 51 46 46 39 = 58.3 dB(A)
S..p.l at (1.9+1.6) m -11. -11. -11. -11. -11. -11 -11. (20 log 3.5 = 11)
s.p.l at 3.5 m 27 37 45 40 35 35 28 = 47.3 dB(A)
Fresnel number 0.24 0.47 0.95 1.9 3.8 7.6 15.2 (Maekawas barrier
design method)
Barrier atten. dB 9.5 11 13 15.6 18.5 22 24
s.p.l behind barrier 17.5 26 32 24.4 16.5 13 4 = 33.8 dB(A)
barrier attenuation = 47.3 – 33.8 = 13.5 dB(A)

5. Using Maekawas method (based on path differences and Fresnel numbers) we calculate the
attenuation provided by the 2.1 m absorptive noise barrier fence. This is included in par. 4, line 9
and 10 above.

6. If instead of one talker we have 3 talkers (one per table) talking simultaneously, then the
sound pressure level (s.p.l) would increase by 10 log 3= 4.8 dB(A). The s.p.l at the façade of the
neighbours house would be 33.8 + 4.8 = 38.6 dB(A). To this we add +2.5 dB(A), the façade effect

Pearu Terts - main report page 2


3
because the sound travels past the microphone near the façade and reflects off the façade back into
the microphone increasing the measured sound pressure level by 2.5 dB(A) to give 41.1 dB(A).

7 Raised voice is regarded as being =7 dB(A) louder than normal voice. If the voices were
raised then the s.p.l at the façade would be 41.1 + 7 = 48.1 dB(A).

8 The L.C.C. criteria for night time noise from the restaurant is L90 + 5 dB(A) Our
measurements indicated L90 = 43 dB (A)
Hence the L.C.C criteria which is not to be exceeded is 43 + 5 = 48 dB(A). The proposed hours of
operation of the restaurant extend to 6 pm.

9. We can assume that with 3 tables fully occupied in the outdoor area and with 4 patrons per
table, only one or two people per table are likely to be talking at the same time. Hence we assume
2 x 3 = 6 people talking simultaneously, as the worst case. Assuming that they are polite people,
we can expect perhaps no more than 6 people talking simultaneously in the outdoor area, possibly
even less.

10 The ambient noise level at location 2, the outdoor eating area, was 49.5 dB(A). This is a
level close to the calculated level of speech from the outdoor area and is likely to assist in masking
the patron’s speech noise.
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1. It is recommended that a 2.1 m noise barrier fence be erected at the rear of the outdoor area
and continued for the length of the outdoor eating area.. As we are dealing with ‘speech
frequencies’ the fence material need not be thick.

You may wish to consider the “SlimWall Classic by Modular Walls (Tel 02 9540 6666, E-mail:
info@modularwalls.com.au). This has a Rw rating of 28 dB and is an easy to erect acoustic fence.

Mr Dexter Bertoldo (63324100) from the JAC group has used the acoustic fence at the Spring
Farm subdivision in Kingston.

2. Human voice levels may vary by 20 dB and loud vocal expressions may have to be
managed. We have based our calculations on ‘normal’ to ‘raised’ voice levels. However, very loud
vocalizations are unlikely from the intended clientele

3. I note that you have taken our advice regarding possible noise complaints and have
relocated the heat pumps from the outdoor eating area (adjacent to the neighbour) to the Spencer
Street side. This has acoustic benefits

CONCLUSIONS:

With the relocation of the heat pumps and the erection of a 2.1 m acoustic fence, noise complaints
are unlikely. The area is not tranquil and may not meet the acoustic environment indicator levels
(Table 1) of the Tasmanian ‘Environment Protection Policy (Noise) 2009 even when the restaurant
is closed. The document it says that moderate annoyance can occur when the outdoor living area is

Pearu Terts - main report page 3


4
exposed to noise level of Leq = 50 dB(A).We measured a noise level of Leq = 49.5 dB(A)at about
3 pm.

Yours sincerely
PLANNING EXHIBITED
DOCUMENTS

Pearu Terts Ref. No:


Date
advertised:
DA 0039/2019
27/02/2019
Planning Administration
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Pearu Terts - main report page 4

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