planning 219 invermay road invermay tas 7248 ph: (03) 6326 9805 fax: (03) 6326 9607 each lot will be...

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Cad File No: Plot Date:03 April, 2017 - 2:13 PMZ:\EE Jobs\2016 Jobs\32416 - 80A Abels Hill Road Subdivision - Rosier\CAD\ 32416-C01-B.dwg

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ENGINEERING EDGE Pty Ltd

ACN 109 155 884

219 Invermay Rd, Invermay 7248

t 6326 9805 - f 6326 9607

[email protected]

Stuctural

Cert. No.

Accreditation No.

Signature

C01 B

PLANNING

SCALE 1:500

R. JESSON

R. JESSON

/

CC5848I

32416

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219 Invermay Road Invermay TAS 7248 Ph: (03) 6326 9805

Fax: (03) 6326 9607

10 March 2017 Pip Glover Launceston City Council PO Box 396 Launceston TAS 7250 Dear Pip

DA0038/2017 - Planning Report – 11 Lot Subdivision – 80A Abels Hill Road St Leonards The following report addresses the Low Density Zone provision of the Launceston City Council Interim Planning Scheme 2015.

12.4.5 Lot size and dimensions

Acceptable Solutions A1.1 Each lot, or a lot proposed in a plan of subdivision, must:

(a) have a minimum area of no less than 1,500m²;

(b) be able to contain 25m diameter circle with the centre of the circle no greater than 25m from the frontage; or

All lots are greater than 1500m2 and all lots have front boundary width greater than 25m with parallel side boundaries. A1.2 Each lot, or a lot proposed in a plan of subdivision, must:

(a) be required for public use by the Crown, an agency, or a corporation all the shares of which are held by Councils or a municipality; or

(b) be required for the provision of public utilities; or

(c) be for the consolidation of a lot with another lot, provided each lot is within the same zone; and

http://www.iplan.tas.gov.au/pages/plan/book.aspx?exhibit=lips












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A1.1 satisfies therefore not applicable. A1.3 Each lot, or a lot proposed in a plan of subdivision, must have new boundaries aligned from buildings that satisfy the relevant acceptable solutions for setbacks. The boundaries for Lot 7 with the existing house meet the setback requirements in 12.4.2.

12.4.6 Frontage and access

Acceptable Solutions A1 Each lot, or a lot proposed in a plan of subdivision, must have a frontage to a road maintained by a road authority of no less than 4m. All lots have at least 4m of road frontage. P2 Each lot, or a lot proposed in a plan of subdivision, must be provided with reasonable vehicular access to a boundary of a lot or building area on the lot, if any, having regard to:

(a) the topography of the site;

(b) the distance between the lot or building area and the carriageway;

(c) the nature of the road and the traffic; (d) the character of the area; and (e) the advice of the road authority.










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Vehicular crossings are provided to each lot. The topography is suitable for any location along the lot for the crossing. All lots will have suitable building areas within a reasonable distance of the carriageway. Locations of crossings can be altered in consultation with Council’s infrastructure department if required.

12.4.7 Discharge of stormwater

Acceptable Solutions A1 Each lot, or a lot proposed in a plan of subdivision, including roads, must be capable of connecting to a public stormwater system

All lots have access to stormwater drainage system. A stormwater pipe leads from Lot 11 into 5 Tenzing Drive. The easement is already created in this property and the owner’s permission to enter to construct has been received. A2 The Council’s General Manager has provided written advice that the public stormwater system has the capacity to accommodate the stormwater discharge from the subdivision. Request has been made to Director of Infrastructure Services and is forthcoming (see Sonia Smith)

12.4.8 Water and sewerage services

A1 Each lot, or a lot proposed in a plan of subdivision, must be connected to a reticulated water supply. Reticulated supply is available and all lots will be connected. A2 Each lot, or a lot proposed in a plan of subdivision, must be connected to a reticulated sewerage system.














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Each lot will be connected to a reticulated sewerage system. Connection points include adjacent to Lot 11 through 5 Tenzing Drive and the SW corner of Lot 1. The existing house has a sewer connection to Abel’s Hill Road. This will be made redundant and the house will be connected to the new sewer system in Stage 2. All redundant pipes to be liquid filled in accordance with TasWater standards.

12.4.9 Integrated urban landscapes

P1 Subdivision must be designed to enhance the amenity of the area having regard to:

(a) the topography of the site; (b) any significant natural and cultural features of the site; (c) the access to public open spaces and roads; (d) the retention of native vegetation; (e) linking areas of significant local habitat; and

(f) landscape design techniques for managing urban run-off including wetlands and other water sensitive urban design features in roads and public open space.

In the creation of the new lots we are following the Hillary St Outline Development Plan. This development forms vital links to the overall plan. Native vegetation will be retained in lots not affected by the road reserve area. A comprehensive street landscaping plan will be provided at the final design phase.

12.4.10 Walking and cycling network P1 Subdivision provides roads, footpaths or public open spaces that are designed to provide safe and convenient walking and cycling networks, having regard to:

(a) the linkages to any existing pedestrian and cycling networks;

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(b) connection of footpaths, shared paths, cycle paths and cycle lanes;

(c) access for cycling and walking to activity centres, community facilities, bus stops and public transport routes and public open spaces;

(d) the road network and public open spaces; and (e) passive surveillance. The development of this subdivision provides the final link for Hillary Street and Tenzing Drive back to Abel’s Hill Road via Audrey Street. Audrey Street will eventually link back to Benvenue Road. This will make a safe network of paths for pedestrian and cyclists. The Council FIR dated 14 February 2017 has been addressed. Please advise if all the information has been received.

Yours sincerely Rodney Jesson B.E.(Civil) MIEAust Tas Accreditation No. CC5848I Senior Civil Engineer Engineering Edge Pty Ltd [email protected]

mailto:[email protected]

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Bushfire Exemption

& Planning Certificates

for

Richard Rosier

80A Abels Hill Road

Date of Plan

23/02/2017

EnviroPlan Australia Micheal Wells

Bushfire Accreditation No: BFP-128 ABN: 28 650 042 436

71a Bass Highway, Somerset PO Box 546 Somerset, TAS 7322

Email: [email protected]

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Consultant Details

Mr. Micheal Wells GradDipUrbRegPlan.BEnvDes

Town Planner, Bushfire Assessor, Building Designer, Fire Engineer (IFE)

Bushfire Accreditation No: BFP-128

Scope of Assessors Accreditation Micheal Wells (BFP-128) is accredited by the Chief Officer of the Tasmania Fire Service under Section 60B of the Fire Service Act 1979 for the

following Scope of Works:

1. Certify a Bushfire Attack Level Assessment for Building Work

2. Certify an Exemption from a Bushfire Hazard Management Plan

3A. Certify Acceptable Solutions for Buildings or Extensions

3B. Certify Acceptable Solutions for Small Subdivisions (less than 10 Lots or a single stage)

3C. Certify Acceptable Solutions for Large Subdivisions (10 lots or more or in multiple stages)

Works performed by Micheal Wells (BFP-128) that require Tasmania Fire Service endorsement:

4. Certify Performance Criteria of the Bushfire-Prone Areas Code.

Disclaimer This document has been prepared for the sole use of the client and for a specific purpose, as expressly stated in the document. EnviroPlan Australia undertakes no duty nor accepts any responsibility to any third party not being the intended recipient of this document. The information contained in this document has been carefully compiled based on the clients’ requirements and EnviroPlan Australia’s experience, having regard to the assumptions that EnviroPlan Australia can reasonably be expected to make in accordance with sound professional principles. EnviroPlan Australia may also have relied on information provided by the client and/or other external parties to prepare this document, some of which may not have been verified. Subject to the above conditions, EnviroPlan Australia recommends this document should only be transmitted, reproduced or disseminated in its entirety.

Bushfires in Tasmania are an unpredictable natural phenomenon and preparing a Bushfire Hazard Management Plan increases your chances of defending your property and assists in the protection the people whom frequent it. This Fire Hazard Management Plan in no way guarantees immunity from a bushfire in or around your property or the effects thereof.

Any measures implemented based on the advice from EnviroPlan Australia, is offered as potential methods of reducing your properties risk of fire damage only and is not to be relied upon as a total solution. It in no way guarantees that any or all buildings on site will survive the effects of a bushfire nor does it guarantee the safety and security of any individuals whom frequent the property.

In the event that any advice or other services rendered by EnviroPlan Australia constitutes a supply of services to a consumer under the Trade Practices Act 1974 (as amended), then EnviroPlan Australia’s liability for any breach of any conditions or warranties implied under the Act shall not be excluded but will be limited to the cost of having the advice or services supplied again.

Nothing in this Disclaimer affects any rights or remedies to which you may be entitled under the Trade Practices Act 1974 (as amended).

Each paragraph of this disclaimer shall be deemed to be separate and severable from each other. If any paragraph is found to be illegal, prohibited or unenforceable, then this shall not invalidate any other paragraphs.

Document Status

Revision No Author Signature Date

1 M. Wells 23/02/2017

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Email: [email protected]

CODE E1 – BUSHFIRE-PRONE AREAS CODE

CERTIFICATE1 UNDER S51(2)(d) LAND USE PLANNING AND APPROVALS ACT 1993

1. Land to which certificate applies2

Land that is the Use or Development Site that is relied upon for bushfire hazard management or protection.

Name of planning scheme or instrument: Launceston Interim Planning Scheme 2013

Street address: 80A Abels Hill Road, St Leonards, Tasmania 7250

Certificate of Title / PID: CT: 112660 / 1, PID: 6898878

Land that is not the Use or Development Site that is relied upon for bushfire hazard management or protection.

Street address:

Certificate of Title / PID:

2. Proposed Use or Development

Description of Use or Development:

(Provide a brief description of the proposed use or development; including details of scale, siting and context.) 11 Lot Subdivision

1 This document is the approved form of certification for this purpose, and must not be altered from its original form. 2 If the certificate relates to bushfire management or protection measures that rely on land that is not in the same lot as the site for the use or development described, the details of all of the applicable land must be provided.

Section 1 EnviroPlan Australia

Micheal Wells Bushfire Accreditation No: BFP-128

ABN: 28 650 042 436 PO Box 546 Somerset, TAS 7322

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Code Clauses3:

Section 2

E1.4 Exempt Development E1.5.1 Vulnerable Use

E1.5.2 Hazardous Use E1.6.1 Subdivision

3. Documents relied upon4

Documents, Plans and/or Specifications

Title: Proposed Subdivision

Author: Engineering Edge

Date: 31/01/2017 Version: 32416 - A

Bushfire Report

Title: 80A Abels Hill Road - Exemption Conclusion (Section 4)

Author: Micheal Wells

Date: 23/02/2017 Version: 217032 – 5

Bushfire Hazard Management Plan

Title:

Author:

Date: Version:

Other Documents

Title:

Author:

Date: Version:

3 Indicate by placing X in the corresponding for the relevant clauses of E1.0 Bushfire-prone Areas Code. 4 List each document that is provided or relied upon to describe the use or development, or to assess and manage risk from bushfire. Each document must be identified by reference to title, author, date and version.

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4. Nature of Certificate5

E1.6.1 – Development standards for subdivision

E1.6.1.1 Subdivision: Provision of hazard management areas

Assessment Criteria Compliance Requirement Reference to Applicable Document(s)

E1.6.1.1 P1. Hazard Management Areas are sufficient to mitigate risk

E1.6.1.1 A1. (a) Insufficient increase in risk

E1.6.1.1 A1. (b) Provides >BAL 19 for all lots

E1.6.1.2 Subdivision: Public and fire fighting access


E1.6.1.2 P1. Access is sufficient to mitigate risk


E1.6.1.2 A1. (b) Access complies with Tables E3, E4 & E5

E1.6.1.3 Subdivision: Provision of water supply for fire fighting purposes



E1.6.1.3 A1. (b) Reticulated water supply is consistent with the objective

E1.6.1.3 A1. (c) Reticulated water supply complies with Table E6.


E1.6.1.3 A2. (b) Static water supply is consistent with the objective

E1.6.1.3 A2. (c) Static water supply complies with Table E7.

5 The certificate must indicate by placing X in the corresponding for each applicable standard and the corresponding compliance test within each standard that is relied upon to demonstrate compliance to Code E1

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5. Bushfire Hazard Practitioner6

Name: Micheal Wells Phone No: (03) 6411 1931

Address: 71a Bass Highway Fax No:

PO Box 546 Email

[email protected] Address:

Somerset TAS 7322

Accreditation No: BFP – 128 Scope: 1, 2, 3A, 3B & 3C

6. Certification7

I, certify that in accordance with the authority given under Part 4A of the Fire Service Act 1979 –

The use or development described in this certificate is exempt from application of Code E1 – Bushfire-Prone Areas in accordance with Clause E1.4 (a) because there is an insufficient increase in risk to the use or development from bushfire to warrant any specific bushfire protection measure in order to be consistent with the objectives for all the applicable standards identified in Section 4 of this Certificate.

or

There is an insufficient increase in risk from bushfire to warrant the provision of specific measures for bushfire hazard management and/or bushfire protection in order for the use or development described to be consistent with the objective for each of the applicable standards identified in Section 4 of this Certificate.

and/or

The Bushfire Hazard Management Plan/s identified in Section 4 of this certificate is/are in accordance with the Chief Officer’s requirements and can deliver an outcome for the use or development described that is consistent with the objective and the relevant compliance test for each of the applicable standards identified in Section 4 of this Certificate.

Signed: certifier

Date: 23/02/2017 Certificate No: 217032 – 5

6 A Bushfire Hazard Practitioner is a person accredited by the Chief Officer of the Tasmania Fire Service under Part IVA of Fire Service Act 1979. The list of practitioners and scope of work is found at www.fire.tas.gov.au. 7 The relevant certification must be indicated by placing X in the corresponding .

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Section 3

The Land – Site

Title & Description Phone Contact: 63269805

Land Owners: Richard Rosier

Owners Agent Engineering Edge

Property Location: 80A Abels Hill Road, St Leonards Tasmania 7250

Property ID: 6898878

Certificate of Title: CT: 112660 Folio: 1

Lot Size: 2.25Ha

Council: Launceston Council

Class of Building: Not Applicable

Type of Building: Not Applicable

Description of Work: 11 Lot Subdivision

Referenced Documents:

Drawn By Plan No Revision No Date

Engineering Edge 32416 A 31/01/2017

Aerial Image of Site

Figure 1 – Location of land 80A Abels Hill Road, St Leonards

The 2.25Ha property fronts onto Abels Hill Road and is located on the southern side of the road.

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Section 4

Conclusion for Exemption

The land is under the jurisdiction of the Launceston Interim Planning Scheme 2013. Under the terms of

Section E1.4 (detailed below) of the Bushfire Prone Areas Code featured within the Scheme, the

development is considered as exempt as there is an insufficient increase in risk caused by the proposal and

the proposal site is located with an area serviced by municipal water supplies that features fire hydrants.

The proposal also seeks to extend these reticulation mains and hydrants further reducing the risk.

Vegetation to the west of the site is wholly contained within the Low Density Residential Zone which also

extends to the south of the subject site. North is the General Residential Zone and east of the site is a

residential use located at 86A Abels Hills Road which is maintained land. Abutting this land is land owned

by TasWater which contains large municipal water tanks and another residential use immediately west of

them. Considering the zoning and the uses of land abutting to the east of site there is insufficient risk to

warrant specific bushfire provisions when considering the distance to uncontrolled vegetation to the east

(grassland 180m away).

The Bushfire Prone Areas Advisory Note No 01-2014 determines that there is insufficient risk to warrant

any specific protection methods.

E1.4 – Use and Development Exempt from this Code

Section Use or Development Applicable Exemption

E1.4 (a) Any development that the TFS or an accredited person, having regard to the objective of all applicable standards in the Code, certifies there is an insufficient increase in risk to the use or development from bushfire to warrant any specific protection measures;

E1.4 (b) Adjustment of a boundary in accordance with clause 9.3 of this {the} planning scheme.

References Australian Standard – Construction of Buildings in Bushfire-Prone Areas – AS3959-2009 Tasmania Fire Service (2014): Bushfire Prone Areas Advisory Note. No. 01-2014. Tasmanian Planning Commission (2013): Planning Directive No. 5 – Bushfire-Prone Areas Code. The Land Information System Tasmania website (www.thelist.tas.gov.au) – Tasmanian Government

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