dan murphy's bathurst street application

PLANNING APPROVAL422 • Burnley Street • Richmond 3121 Phone (03) 9429 4600

Level 1 • 57 George Street • Launceston 7250 Phone (03) 6331 8488 Level 1 • 164 Macquarie Street • Hobart 7000 Phone (03) 6224 9504

1

2

3

4 ORIENTATION OF ROOM ELEVATIONS REFER INTERNAL ELEVATIONS

notes:• All dimensions in millimetres.• Do not scale drawings• Contractor to verify all dimensions on site prior to commencement of any work or shop drawings.• All drawings shall be read in conjunction with specifications and consultants’ details.• All work carried out shall be in accordance with the Building Code of Australia, Australian Standards, specifications and local authority by-laws and regulations. • Any discrepancies shall be referred to the Architect. 1531

12/10/15

Dan Murphy'sBathurst Street,

LauncestonClient

Project

Rev No. Revision Date

Title

Scale

Project No. Drawing No. Issue No.

Date Designed Acc. No.

CE

90°60°

90°

60°

SET BACK 17183

NoNoYesBuilding3

NoNoYesBuilding101

NoNoYesBuilding100

EXISTING CARPARK40 spaces

B A T H U R S T S T R E E T

Y O

R K

S

T R

E E

T

PROPOSEDDAN MURPHY'S

ENTRY ONLY

PROPOSEDDAN MURPHY'S

RIGHT TURNEXIT ONLY

PRO

POSE

DD

AN

MU

RPH

Y'S

LIC

ENC

ED S

PAC

ES X

10

PROPOSEDDAN MURPHY'S STORE

(approx. 1600sqm existing total floor area including first floor)

EXISTINGCROSSOVER

EXISTING COUNCIL CARPARK

EXISTING ENTRY

EXISTINGLOADING

DOCK

TITLE BOUNDARY56650

TITL

E B

OU

ND

AR

Y26

750

TITLE BOUNDARY23340

EXISTING RESIDENCE

TITL

E B

OU

ND

AR

Y35

770

TITLE BOUNDARY38410

TITL

E B

OU

ND

AR

Y20

660

TITLE BOUNDARY5200

TITL

E B

OU

ND

AR

Y42

300

EXISTING COUNCIL CARPARK

Locality Plan

WD100Offwork Laun Pty Ltd

DA1

1:200 @ A1

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1

2

3



12/10/15


LauncestonClient

Project


Title

Scale



CE

SET BACK 17183

NoNoYesBuilding100

EXISTING CORNER PYLON SIGN

DAN MURPHY'S CARPARKENTRY SIGN

NO EXIT SIGN FACING CARPARK

PROPOSED DAN MURPHY'S BATHURST ST ENTRY SIGN

NO EXIT SIGN FACING CARPARK

EXISTING ENTRY &BOLLARDS

EXISTINGCARPARK

B A T H U R S T S T R E E T

Y O

R K

S

T R

E E

T

SECTION OF EXISTING CARPARK TO BE RE-GRADED SHOWN HATCHED(proposed grades as shown)

EXISTING CAR PARKING LAYOUT TO BE RETAINED

1:40

PROPOSED 1.2m WIDECONCRETE FOOTPATH

119

20 24 25 26 30 31

35

36

40

FALL

1:40FALL

1:40FALL

NEW ONE WAYLINEMARKING

NEW ONE WAYLINEMARKING

PROPOSEDCRUSHED QUARTZLANDSCAPE AREA

PROPOSED DAN MURPHYS EXIT SIGN

3250

MIN

1500

DR

IVEW

AYPE

DES

TRIA

N

FOO

TPAT

H

CONCRETE FOOTPATHCONCRETE

FOOTPATH

PROPOSEDDAN MURPHYS EXIT

(concrete)

X

PROPOSED TROLLEY BAY

EXISTING LIGHT POLE

EXISTINGFIRE MAIN

ENCLOSURE

NO LEFT TURN SIGN

EXISTING CROSSOVER

ENTRY

CHECKOUTS

RETAIL AREA

Site Plan


DA1

1:100 @ A1

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2

3



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LauncestonClient

Project


Title

Scale



CE

Floor Plan


DA1

1:100 @ A1

LIQUOR STORAGE

KEEPCLEAR

CASH OFFICE

DISABLED

TOILET

KEEPCLEAR

LOBBY

CASH

LOBBY

CLEANERS

Yes

Building

LIQUOR STORAGE SECURE STORE

ENTRYAIRLOCK

CHECKOUTS line of proposed awning above shown dotted

RETAIL COOLROOM

MAIN RETAIL SPACE

demolish existing full height wall

demolish existing roof plant access stairs

1800

existing awning to be demolished

existing awning to be demolished

line of proposed awning above shown dotted

line of proposed entry canopy above shown dotted

proposed entry canopy blade wall

column

5450

6000

new frameless glazed airlock and auto entry doors

demolished existing entry doors and glazing new frameless glazed auto

entry doors

LOADING DOCKline of existing awning above shown dotted

1200 sqm

10 sqm58 sqm

107 sqm

EXIS

TIN

G A

MEN

ITIE

S AN

D C

ASH

OFF

ICE

TO B

E R

ETAI

NED

45300

3306

0

3306

0

ADMIN & MISC.

PLANT ROOM

MALE STAFF WC

FEMALE STAFF WC

MEETING ROOM

OFFICE 2

OFFICE 1

EXIS

TIN

G F

IRST

FLO

OR

STA

FF A

REA

130

sqm

VOID

new entry canopy

proposed awning above shown dotted

proposed awning above shown dotted

PRO

POSE

D N

EW R

OO

F A

CC

ESS

new steel stairs to roof

landing

landingTO R

OO

F H

ATC

H

5600

GROUND FLOOR PLAN MEZZANINE FLOOR PLAN

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2

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LauncestonClient

Project


Title

Scale



CE

D

REFER SIGNAGE DRAWING

1000

0

3300

proposed steel framed entry canopy clad with composite aluminium sheetrefer to signage drawings for colours

steel column supporting corner of canopy

proposed steel framed awning clad with composite aluminium sheetrefer to signage drawings for colours

existing precast concrete wall with new paint colours as per signage schedule

existing awning with new paint finish

existing rollerdoor

8000

existing mechanical plant to be removed

existing mechanical plant to be replaced refer engineers sketch design

existing surface mounted wall lights to be retained

EXISTING FIRST FLOOR STAFF AREA 130sqm

VOID

PROPOSED NEW ROOF ACCESS

new

ste

el

stai

rs to

ro

of

land

ing

land

ing

TO ROOF HATCH






3300


new frameless glass entry sliding doors



existing rollerdoor

8000


existing windows to be retained




1000

0

3300




relocated emergency exit door & bollard

8000


silhouette of existing residence in forground


8000


NORTH ELEVATION

EAST ELEVATION

SOUTH ELEVATION

WEST ELEVATION

Proposed Elevations


DA2

1:100 @ A1

7300

app

rox.

approx 4.9m x 1.8milluminated sign

approx 4.9m x 1.8milluminated sign

5500

app

rox.

approx 1.1m x 0.9m sign

EXISTING CORNER PYLON SIGNNORTH ELEVATION (FACING CARPARK)

EXISTING CORNER PYLON SIGNSOUTH ELEVATION (FACING BATHURST ST)

EXISTING NORTH CAR PARK SIGN PROPOSED BATHURST ST ENTRY SIGNENTRY (FACING BATHURST ST)

approx 2m x 1m sign

2560

4590

NOTE: - REFER TO SIGNAGE DRAWING FOR MORE DETAIL- REFER TO SITE PLAN FOR SIGNAGE LOCATIONS

DA2 - changes highlighted in blue 12/10

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Welcome to Dan Murphy’s Launceston

EXITLEFT TURN ONLY

ENTRY

ENTRY

D

NORTH ELEVATION

EAST ELEVATION

SOUTH ELEVATION

WEST ELEVATION

7300

app

rox.

5500

app

rox.

approx 1.1m x 0.9m sign



EXISTING NORTH CAR PARK SIGN PROPOSED BATHURST ST ENTRY SIGNENTRY (FACING BATHURST ST)

approx 2m x 1m sign

2560

4590

A 34–36 Elizabeth Street Hobart. GPO Box 666 Hobart Tas 7001Entrance via Trafalgar Place P +61 3 6237 2700 F +61 3 6224 5656 M 0402 345 213 E [email protected] W www.redjelly.com.au

DAN MURPHY’S – Bathurst Street, Launceston TASPROPOSED ELEVATIONS

SIGNAGE SCHEDULE

SIGN DESCRIPTION QTY AREA

Sign A REMOVED

Sign B DM Half Grey Olive 4mm ACM/IBond (8.7x1.4m) 3 12.2m2

Sign CMasked and Sprayed Precision Cut ACM/iBond (4x2.2m)

2 8.8m2

Sign D DM Dark Green 4mm ACM/IBond (10.6x0.8m) 2 8.5m2

Sign EDM Half Grey Olive & DM Gold & DM Dark Green 4mm ACM/IBond (3.2x1.3m)

1 4.3m2

Sign F DM Dark Green 4mm ACM/IBond (12.7x0.9m) 1 11.4m2

Sign GMasked and Sprayed Precision Cut ACM/iBond (5x6.2m)

1 31m2

Sign H Internally Illuminated Above Door Sign (4.7x0.7m) 1 3.3m2

Sign I DM Dark Green 4mm ACM/IBond (4.2x5.3m) 1 22.3m2

Sign J Internally Illuminated Pylon Sign (4.9x1.8m) 1 8.8m2

Sign K Internally Illuminated Pylon Sign (4.9x1.8m) 1 8.8m2

Sign LDM Half Grey Olive, DM Dark Green & PMS300C 4mm ACM/IBond (2x0.8m)

1 1.6m2

Sign MDM Half Grey Olive, DM Dark Green & PMS300C 4mm ACM/IBond (1.1x1.1m)

1 1.2m2

Sign NDM Half Grey Olive, DM Dark Green & PMS300C 4mm ACM/IBond (1.8x1m)

1 1.8m2

Sign O Click & Collect Sign (1.4x0.5m) 1 0.7m2

Sign P Trolley Sign (1x0.7m) ? 0.7m2

ANNOTATION LEGEND

TAG LEGEND

RESENE DAN MURPHY’S DARK GREEN (PMS 5743)

RESENE DAN MURPHY’S LIGHT GREEN (PMS 5773)

RESENE DAN MURPHY’S GOLD (PMS 871)

RESENE DAN MURPHY’S HALF GREY OLIVE (Y74-021-087)

NOTE: ALL SOFFITS TO BE PAINTED RESENE DAN MURPHY’S HALF GREY OLIVE (Y74-021-087). ALL CAPPINGS TO BE PAINTED DAN MURPHY’S DARK GREEN.

DOCUMENT NAME: Launceston Signage Concept V7 PAGE NUMBER: 1 DATE/TIME MODIFIED: 15 October 2015 9:24 PMSCALE: 1 : 200 @ A3 Page Size ACCOUNT MANAGER: Greg Findlay ART DIRECTOR: Andrew Knott

SIGN B SIGN C SIGN D

SIGN B

SIGN G SIGN H

SIGN F


SIGN I

SIGN J SIGN K SIGN L

SIGN M SIGN N

SIGN O SIGN P

SIGN E

EXTERNAL ILLUMINATION LIGHTING PELMET




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DOCUMENT NAME: Launceston Signage Concept V7 DRAWING NUMBER: 2 DATE/TIME MODIFIED: 15 October 2015 9:25 PM ACCOUNT MANAGER: Justine Bridgland ART DIRECTOR: Gavin Kerrison DESIGNER: Andrew Knott


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DOCUMENT NAME: Launceston Signage Concept V7 DRAWING NUMBER: 3 DATE/TIME MODIFIED: 15 October 2015 9:25 PM ACCOUNT MANAGER: Justine Bridgland ART DIRECTOR: Gavin Kerrison DESIGNER: Andrew Knott


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Planning Submission

Change of Use – Dan Murphy’s Liquor Store (Hotel Industry), ancillary carparking and signage

44-48 Bathurst Street, Launceston

(with access and carparking over 36-42 Bathurst Street, Launceston)

OFFWORK LAUN PTY LTD

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Contents 1. Executive Summary 3

1.1 Proposal Overview 3

2. Subject Land and Locality 3

2.1 Subject Land Description 3

2.2 Locality Description 4

2.3 Access and Movement 4

2.4 Services 4

2.5 Heritage 4

2.6 Flora and Fauna 4

3. Proposal 5

3.1 Development Proposal 5

4. Planning Assessment 6

4.1 Launceston Interim Planning Scheme 2015 6

4.2 Other Planning Considerations 19

4.3 State Policies 19

4.3.1 State Coastal Policy 1996 39

4.3.2 State Policy on Water Quality Management 1997 39

4.3.3 State Policy on Protection of Agricultural Land 2009 40

4.4 Land Use Planning and Approvals Act 1993 40

4.5 National Environment Protection Measures 40

5. Conclusion 41

Figure Index

Figure 1: Location Map

Figure 2: Zoning Map

Appendices

Appendix A: Certificates of Title

Appendix B: Land Owners Consent CT 134121/3

Appendix C: Site Plans, Floor Plans and Elevations – Loop Architecture Pty Ltd

Appendix D: Traffic Assessment – Keith Midson

Appendix E: Letter from Launceston City Council regarding Carparking

Appendix F: Signage Schedule - redjelly

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1. Executive Summary 1.1 Proposal Overview

This submission is prepared in support of a proposal for a change of use of the former Officeworks building at 44-48 Bathurst Street, Launceston to a Dan Murphy’s liquor store including new awnings and entry canopy, ancillary carparking and signage. The proposal includes access via a right-of-way and provision for 9 carparking spaces on adjacent land at 36-42 Bathurst Street, Launceston.

The owner of the subject land at 44-48 Bathurst Street, Launceston is OFFWORK LAUN PTY LTD. This application is made with the consent of the owners. The owner of the subject land at 36-42 Bathurst Street, Launceston is Launceston City Council. This application is made with the written consent of the General Manager of Launceston City Council, please refer to Appendix B to this submission. This application is made under Section 57 of the Land Use Planning and Approvals Act 1993, which provides for the submission of an application for a discretionary planning permit. The proposal has been prepared in accordance with the provisions of the Launceston Interim Planning Scheme 2015 and the objectives of the Land Use Planning and Approvals Act 1993.

The proposal is summarised as:

Change of Use to Hotel Industry, ancillary carparking and signage, and is illustrated in plans, provided at Appendix C.

2. Subject Land and Locality 2.1 Subject Land Description

The subject site is comprised in Certificate of Title Volume 134121 Folio 1. The registered owner of the site is OFFWORK LAUN PTY LTD. A copy of the title is contained in Appendix A. The site has an area of 2822m2. A right-of-way benefits the site over CT 134121/3.

Access (entry) and 9 carparking spaces to serve the use are proposed over Certifcate of Title Volume 134121 Folio 3. The registered owner of this site is Launceston City Council. A copy of the title is also contained in Appendix A. The General Manager of Launceston City Council provided written information dated 1 September 2015 (a copy is contained in Appendix E to this submission) regarding the option to lease 9 car parking spaces situated on the northern wall of the subject building, between the building and the right-of-way.

44-48 Bathurst Street has road frontage to both Bathurst Street and York Street, Launceston. The former Officeworks building, carparking and one pylon sign is located on the subject site.

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2.2 Locality Description

Figure 1: Locality Map

The subject site is located within Launceston central business area. The site is surrounded by a public carpark (Bathurst Street Carpark), business and retail premises and a number of residential premises.

2.3 Access and Movement

There is one existing vehicular access point to the land via a right-of-way over CT 134121/3. Typcially traffic will enter from Bathurst Street, however access is available via Brisbane Street and York Street (through the Council owned carpark). Previously this existing access point has been utilised for both entry and exit to the subject site and to the loading area. The proposal will see access only from the existing access point, with a new exit (in the location of an existing crossover) to York Street (right turn exit only). This will see one way traffic through the subject site.

2.4 Services

The subject site is located within the urban/commercial area of Launceston; it is provided with reticulated water, sewerage, stormwater, power and communications supplies.

2.5 Heritage

The subject site is not identified to be of heritage significance.

2.6 Flora and Fauna

The site is located within the urban/commercial area Launceston, and hence does not support any remnant native vegetation and hence, any habitat of threatened species. A search of the Natural Values Atlas has revealed no recorded species on the subject site.

CT 134121/1

CT 134121/3

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3. Proposal 3.1 Development Proposal

The proposal is for the change of use of the former Officeworks building (approximately 1800 sqaure metre building) at 44-48 Bathurst Street, Launceston to a Liquor Store for Dan Murphy’s. This is to be the first Dan Murphy’s store to be located within Launceston and Tasmania. As well as the option to purchase instore, it is proposed that click&collect will be available at the new store. This allows online ordering with collection in-store only. Each of Dan Muprhy’s stores carries over 3,500 products including spirits and beers, wines and other liquor products.

The use is expected to employ 25 people at normal times, and operate between the hours of 9am to 9pm Monday to Saturday and 10am to 7pm Sunday. A new entry canopy and awnings and plant equipment on the roof top are proposed. Approximately 1200 square metres of the building will be dedicated to main retail space. The ground floor level will include main retail space, retail coolroom, liquor storage and office. The mezzanine floor level will be utilised as existing offices, amenities and meeting rooms for staff only.

The existing bull-nose awning will be replaced on the Bathurst Street frontage including a new entry canopy (steel framed entry canopy) over the existing entry and bollards. New plant equipment will replace existing on the roof top, however this will result in less plant equipment overall than is current.

The existing precast concrete exterior walls will be painted new colours as per colours detailed within the signage schedule contained in Appendix F to this submission to meet Dan Murphy’s corporate colour scheme.

The emergency exit pedestrian door on the southern elevation will be relocated.

Signage will include new graphics upon the existing pylon sign located at the corner of the subject site adjacent to Bathurst and York Street. This sign will be illuminated (Sign J and K)

The northern elevation will see the installation of sign type A, B , C and D with external illumination lighting pelmet. The eastern elevation will see sign type B, E, F, G and H with external illumination lighting pelmut above sign type G and H. The southern elevation will see the installation of sign type B, C, D and I with external lighting pelmut. No signage except for external painting is proposed for the western elevation. It is also proposed to install two ‘entry’ signs at the Bathurst Street entry as well as a ‘no exit’ sign facing the carpark, and also to install at the York Street exit two proposed ‘exit’ signs and a ‘no left turn’ sign. Further details in relation to signage and dimensions are contained within Appendix F to this submission.

The existing carpark layout is to be retained, providing for 40 car parking spaces within the subject site (with 9 additional spaces at 36-42 Bathurst Street), a section of the existing carpark is to be regraded as shown within plans attached at Appendix C to this submission to provide for better efficiencies.

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4. Planning Assessment 4.1 Launceston Interim Planning Scheme 2015

The subject site is zoned Urban Mixed Use within the Launceston Interim Planning Scheme 2015. Land adjoining the subject site is also zoned Urban Mixed Use. No planning overlays burden the subject site.

Figure 2: Zoning Map

(Grey = Urban Mixed Use Zone)

15.0 Urban Mixed Use Zone

15.1 Zone Purpose

15.1.1.1 To provide for integration of residential, retail, community services and commercial activities in urban locations.

15.1.1.2 To provide for a diverse range of urban uses and increased intensity of development including residential densities that support the role of activity centres.

15.1.1.3 To encourage residential, visitor accommodation and tourist operation uses as a means of increasing activity outside normal business hours.

15.1.1.4 To create:

(a) activity at pedestrian levels, with active road frontages offering interest and engagement to shoppers; and

(b) appropriate provision of car parking, pedestrian access and traffic circulation.

Proposal Response

The proposal furthers the purpose of the zone. The proposal respects the character of the area by proposing the use within an existing building. The proposed use further provides for a commercial activity in an empty site and building.

Subject

site

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15.2 Use Table

The proposed use best fits the use class of Hotel Industry of which is a Permitted use within the Urban Mixed Use Zone.

Hotel Industry is defined as:

“use of land to sell liquor for consumption on or off the premises. If the land is so used, the use may include accommodation, food for consumption on the premises, entertainment, dancing, amusement machines and gambling. Examples include a hotel, bar, bottle shop, nightclub and tavern.”

15.3 Use Standards

15.3.1 Hours of operation

Objective:

To ensure that non-residential uses do not cause unreasonable loss of amenity to nearby sensitive uses.

Acceptable Solutions Performance Criteria Proposal Response

A1

Commercial vehicles must only operate between 6.00am and 10.00pm.

P1

Commercial vehicles must not unreasonably impact on the amenity of nearby sensitive uses, having regard to:

(a) The extent and timing of traffic generation;

(b) The hours of delivery and dispatch of goods and materials; and

(c) The existing levels of amenity.

A1 – The proposed hours of operation are:

Monday to Saturday 9am to 9pm and Sunday 10am to 7pm. It is not expected therefore that commercial vehicles associated with the use will operate outside the hours as per the requirement in the acceptable solution.

15.3.2 Mechanical plant and equipment

Objective:

To ensure that the use of mechanical plant and equipment does not cause an unreasonable loss of amenity to sensitive uses.


A1

Air conditioning, air extraction, heating or refrigeration systems or compressors must be designed, located, baffled or insulated to prevent noise,

P1

Noise, odours, fumes or vibration generated must not cause unreasonable loss of amenity to adjoining or immediately opposite sensitive uses, having regard to:

A1 – The envisioned rooftop plant is as follows:

- 2 x Temperzone ISD 840KB Ducted Split Units to

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odours, fumes or vibration from being received by adjoining or immediately opposite sensitive uses.

(a) The characteristics and frequency of any emissions 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.

serve the trading floor (outdoor unit dimensions: 2300L, 1680W, 1210H)

- 1 x Temperzone ISD 159KB Ducted Split Unit to serve offices and BOH (outdoor unit dimensions: 1125L, 420W, 1120H).

The rooftop plant will be mounted on the existing platforms.

The Project Mechanical Engineer has advised that acoustic screens are not considered necessary as the new plant will be no louder than what is in place currently. Noise estimates based on the sound data of the new plant indicate that the sound pressure level in the nearest residential yard would not exceed 40 dB(a) with the plant running at its highest setting.

15.3.3 Light spill and illumination

Objective:

To ensure that light spill and levels of illumination from external lighting does not cause unreasonable loss of amenity to sensitive uses.


A1

The use must: (a) Not include permanent,

fixed floodlighting where the zone adjoins the boundary of the General

P1

Floodlighting or other external lighting used on the site must not cause an unreasonable loss of amenity to nearby sensitive uses, having regard to:

A1- The proposal complies. The Urban Mixed Use zone adjoins the subject site on all boundaries and the proposal contains direct

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Residential, Inner Residential, and Low Density Residential zones; and

(b) Contain direct light from external light sources within the boundaries of the site.

(a) The number of light sources and their intensity;

(b) The proximity of the proposed light sources to nearby sensitive uses;

(c) The topography of the site; (d) The landscaping of the site; (e) The degree of screening

between the light source and the sensitive uses; and

(f) Existing light sources nearby.

light from within the boundaries of the site. Signage illumination is to operate two hours after trade i.e 11pm Monday to Saturday and 9pm Sunday. The external carpark lighting power intensity is to be 3 Watts/m2 and the internal trading lighting power intensity is to be 20 Watts/m2.

15.3.4 Noise level

Objective:

To ensure that noise levels from uses do not unreasonably impact on the amenity of nearby sensitive uses.


A1

Noise generated by a use on the site must:

(a) Not exceed a time average A-weighted sound pressure level (LAeq) of 5 dB(A) above background during operating hours when measured at the boundary of an existing sensitive use adjoin or immediately opposite the site; or

(b) Be in accordance with any permit conditions required by the Environment Protection Authority or an environmental protection notice issued by the Director of the Environment Protection Authority.

P1

Noise levels generated by a use on the site must not unreasonably impact on the amenity of nearby sensitive uses, having regard to:

(a) The nature and intensity of the use;

(b) The characteristics of the noise emitted;

(c) Background noise levels; (d) Any mitigation measures

proposed; (e) The topography of the site;

and (f) The character of the

surrounding area.

A1- The proposed use is not expected to generate noise on the site outside the sound pressure levels as stipulated within the acceptable solutions. As detailed with the response to 15.3.2 A1 above, the Project Mechanical Engineer has advised that acoustic screens are not considered necessary on the rooftop as the new plant will be no louder than what is in place currently. Noise estimates based on the sound data of the new plant indicate that the sound pressure level in the nearest residential yard would not exceed 40 dB(a) with the plant running at its highest setting. This is not expected to exceed a time

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average A-weighted sound pressure level (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.

15.3.5 Retail impact

Objective:

To ensure that the economic, social and environmental impact of significant new retail use and development is consistent with the activity centre hierarchy.


A1

If for no permit required or permitted use class.

P1

Uses must have acceptable impacts on the viability of the activity centre hierarchy, having regard to the extent that the proposed use:

(a) Improves and broadens the commercial or retail choice within the area;

(b) Improves the urban design outcome for an activity centre including its amenity;

(c) Contributes to an attractive environment for pedestrians;

(d) Contributes to loss of investment, blight or disinvestment for a particular centre;

(e) Includes environmentally sustainable design principles; and

(f) Is accessible by public transport.

A1 - The use of Hotel Industry is a permitted use within the Urban Mixed Use zone.

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15.4 Development Standards

15.4.1 Building height, setback and siting

Objective:

To ensure that building bulk and form, and siting:

(a) Is compatible with the streetscape and character of the surrounding area; (b) Protects the amenity of adjoining lots; and (c) Promotes and maintains high levels of public interaction and amenity.


A1

Building height must be no greater than:

(a) 12m; or (b) 1m greater than the

average of the building heights on the site or adjoining lots;

Whichever is higher.

P1

Building height must be compatible with the streetscape and character of the surrounding area, having regard to:

(a) The topography of the site; (b) The height of buildings on

the site, adjoining lots and adjacent lots;

(c) The bulk and form of existing and proposed buildings;

(d) The apparent height when viewed from roads and public places; and

(e) Any overshadowing of adjoining lots or public places.

A1 – The proposed new building works includes a new entry canopy, replacement of existing awning and new external plant equipment. The proposed entry canopy is to have a height of 10.0 metres. The awnings on the eastern elevation will be located 3.3 metres above ground level.

A2

Setback from a frontage:

(a) Must be built to the frontage at ground level; or

(b) Be setback a distance that is not more or less than the maximum or minimum setbacks of the buildings on adjoining lots.

P2

Buildings must be sited to be compatible with the streetscape and character of the surrounding area, having regard to:

(a) The level of public interaction and amenity, and pedestrian activity;

(b) The topography of the site; (c) The setbacks of

surrounding building; (d) The height bulk and form of

existing and proposed buildings;

(e) The appearance when viewed from roads and public places;

(f) The retention of

A2 – The proposed entry canopy, and awnings are compliant with A2 (b). No additional building works are proposed.

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vegetation; (g) The existing or proposed

landscaping; and (h) The safety of road users.

A3

Setback from a side boundary:

(a) Must be built to the side boundaries at ground level; or

(b) Be setback a distance that is not more or less than the maximum and minimum setbacks of the buildings on adjoining lots.

P3

Buildings must be sited such that there is no unreasonable loss of amenity to the occupiers of adjoining lots, having regard to:

(a) The topography of the site; (b) The size, shape, and

orientation of the site; (c) The setbacks of

surrounding building; (d) The height bulk and form of

existing and proposed buildings;

(e) The existing buildings and private open space areas on the site;

(f) The privacy to private open space and windows of habitable rooms on adjoining lots;

(g) Sunlight to private open space and windows of habitable rooms on adjoining lots;

(h) Any existing screening or the ability to implement screening; and

(i) The character of the surrounding area.

A3 - Not applicable. No additional building works are proposed adjacent to the side boundaries.

15.4.2 Location of car parking

Objective:

To ensure that car parking:

(a) Does not detract from the streetscape; and (b) Provides for vehicle and pedestrian safety.

Acceptable Solution Performance Criteria Proposal Response

A1

Car parking must be located:

(a) Within the building structure; or

P1

Car parking must be located to minimise its visibility from a road, mall, laneway or arcade, having regard

Not applicable. Carparking is existing. No changes to the location of carparking is proposed. It is proposed that 9

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(b) Behind the building. to:

(a) The existing streetscape; (b) The location of the car

parking; (c) Vehicle and pedestrian traffic

safety; (d) Measures to screen parking;

and (e) Any landscaping proposed.

additional carparking spaces adjacent to the subject site on 36-42 Bathurst Street be leased to serve Dan Murphy’s store, these spaces are existing.

15.4.3 Active ground floors

Objective:

To ensure that building facades promote and maintain high levels of pedestrian interaction and amenity.


A1

New buildings with non-residential uses on ground floors must:

(a) Have clear glazing, display windows or glass doorways for a minimum of 80% of all ground floor facades to, roads, malls, laneways or arcades;

(b) Not have security grilles or screens that obscure the ground floor facades to roads, malls, laneways or arcades;

(c) Not have mechanical plant or equipment, such as air conditioning units or heat pumps located on the façade; and

(d) Not have blank walls, signage panels or blocked out windows, wider than 2m on ground floor facades to roads, malls, laneways or arcades.

P1

New building must be designed to maximise interaction between the use of the building and pedestrians, having regard to:

(a) An adequate level of glazing, openness and transparency on the ground floor facades to roads, malls, laneways or arcades;

(b) The potential for security grilles or screens to reduce the amenity of the building or reduce levels of interaction with the public;

(c) Screening or obscuring all mechanical plant or equipment such as air conditioning units or heat pumps so they are not recognisable or visible from ground level public view points; and

(d) Minimising the area of all blank walls, signage panels or blocked out windows on ground floor facades to roads, malls, laneways or arcades.

Not applicable. The building is existing.

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A2

Alterations to ground floor facades of non-residential buildings must not:

(a) Reduce the level of glazing on a façade to a road, mall, laneway or arcade that is present prior to alterations;

(b) Have security grilles or screens that obscure the ground floor facades to roads, malls, laneways or arcades;

(c) Introduce new or additional mechanical plant or equipment, such as air conditioning units or heat pumps located on the façade; and

(d) increase blank walls, signage panels or blocked out windows, wider than 2m on ground floor facades to roads, malls, laneways or arcades.

P2

Alterations to ground floor facades of non-residential buildings must be designed to maximise interaction between the use of the building and pedestrians, having regard to:

(a) the level of glazing, openness and transparency on the ground floor facades to roads, malls, laneways or arcades;

(b) The potential for security grilles or screens to reduce the amenity of the building or reduce levels of interaction with the public;

(c) Screening or obscuring all mechanical plant or equipment such as air conditioning units or heat pumps so they are not recognisable or visible from ground level public view points; and

(d) Minimising the area of all blank walls, signage panels or blocked out windows on ground floor facades to roads, malls, laneways or arcades.

A2 – The proposal complies. The new plant equipment will replace existing on the rooftop and will result in less equipment than is current. The proposal will not reduce the level of glazing and complies with all relevant provisions contained within the acceptable solution.

A3

The building must:

(a) Provide a direct access for pedestrians from the road or publicly accessible areas; and

(b) Be orientated to face a road, mall, laneway or arcade, except where the development is not visible from these locations.

P3

Buildings must be clearly visible from the road or publicly accessible areas, having regard to:

(a) The safety and convenience of pedestrians; and

(b) The existing streetscape.

A3 – The building is existing. Additional pedestrian access is proposed within the subject site to the York Street side, to provide continuous pedestrian accessibility from York Street footpath to the buildings entry.

A4

The total width of the door or doors on a garage facing a

P4

Garage doors should not be a visually dominant element in the

Not applicable. No garage is proposed.

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frontage must be no wider than 6m.

streetscape and must be designed, having regard to:

(a) The location of existing buildings on the site;

(b) The existing streetscape; and (c) The design and locations of

garages in the surrounding area.

15.4.4 Pedestrian access to dwellings

Objective:

To ensure pedestrian access to residential development is safe and convenient.


A1.1

New dwelling or residential developments must be provided with a pedestrian access independent of the 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 onto a road frontage must be no wider than 4m.

P1

New dwellings or residential developments must be provided with appropriate pedestrian access for the future residents, having regard to:

(a) The use of the ground floor frontage;

(b) Accessibility arrangements; (c) The size and visibility of the

proposed entrance; and (d) The opportunities for access

onto roads and other publicly accessible areas.

Not applicable. The proposal is not for a residential use.

15.4.5 Daylight to windows

Objective:

To allow adequate daylight into habitable room windows.


A1

Where the minimum distance between:

(a) A new window in a habitable room and an existing building; or

P1

Buildings must provide for adequate levels of daylight to habitable rooms and existing windows within adjoining buildings, having regard to:

(a) The level of daylight

Not applicable.

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(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.

available to the habitable rooms;

(b) Any existing vegetation; and (c) The topography of the site.

15.4.6 Private open space

Objective:

To provide adequate and useable private open space for the needs of residents.


A1

Dwellings must have an area of private open space with direct access from a habitable room other than a bedroom, comprising:

(a) On the ground floor, 24m2 with a horizontal dimension of no less than 3m;or

(b) Wholly above ground floor, 8m2 with a minimum horizontal dimension of 2m; or

(c) A roof-top area, 10m2 with a minimum horizontal dimension of 2m.

P1

Dwellings must be provided with sufficient private open space to meet the reasonable needs of the residents having regard to:

(a) The size and useability of the private open spaces;

(b) The accessibility of the private open space;

(c) The availability of common open space;

(d) The availability of and access to public open space;

(e) The orientation of the lot to the road; and

(f) The ability of the private open space to receive adequate solar access.

Not applicable.

A2

Private open space must receive a minimum of 4 hours of direct sunlight on 21 June to 50% of the designated private open space area.

P2

Private open space must receive adequate sunlight having regard to:

(a) The topography of the site; (b) Site constraints, including

any vegetation; (c) The orientation and shape of

the site; and (d) The location and size of

buildings on the site and

Not applicable.

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adjoining lots.

15.4.7 Overshadowing private open spaces

Objective:

To ensure new buildings do not unreasonably overshadow existing private open space.


A1.1

Where new building reduce sunlight to the private open space of an existing dwelling, at least 75% of the private open space must receive no less than 4 hours of sunlight on 21 June; and

A1.2

Where less than 75% of the existing private open space receives 4 hours of sunlight on 21 June, new buildings must not further reduce the amount of sunlight.

P1

New buildings must not unreasonably overshadow existing private open spaces, having regard to:

(a) The impact on the amenity of existing dwellings;

(b) Sunlight penetration to the private open space of the existing dwelling;

(c) The time of day and the duration that sunlight is available to the private open space of the existing dwelling; and

(d) The effect of a reduction in sunlight on the existing use of the private open space.

Not applicable. The change of use is proposed within an existing building. The new canopy is to be located on the eastern elevation which is located away from the adjacent residential use.

15.4.8 Storage

Objective

To provide adequate storage for each dwelling.


A1

Each dwelling must have access to 6 cubic metres of dedicated, secure storage space no located between the primary frontage and the façade of the dwelling.

P1

Each dwelling must provide adequate storage for the reasonable needs of residents, having regard to:

(a) Size and type of dwelling proposed;

(b) The location, type, and size of storage proposed;

(c) The availability, accessibility and convenience of the storage proposed;

Not applicable.

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(d) Any common or other types of storage on the site; and

(e) The existing streetscape.

15.4.9 Common property

Objective:

To ensure that common areas are easily identified.


A1

Site drawings must clearly delineate private and common areas, including:

(a) Driveways; (b) Parking spaces,

including visitor parking spaces;

(c) Landscaping and gardens;

(d) Mailboxes; and (e) Storage for waste and

recycling bins.

P1

No performance criteria.

Not applicable.

15.4.10 – 15.4.13 – Not applicable, proposal is not a subdivision.

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4.2 Other Planning Considerations

E1.0 Bushfire Prone Areas Code – Not applicable.

E2.0 Potentially Contaminated Land Code – Not applicable, the subject site is not potentially contaminated land.

E3.0 Landslip Code – Not applicable.

E4.0 Road and Railway Assets Code – Applicable.

E4.5.1 Existing Road Accesses and Junctions

Objective:

To ensure that the safety and efficiency of roads is not reduced by increased use of existing accesses and junctions.


A1

The annual average daily traffic (AADT) of vehicle movements, to and from a site, onto a category 1 or category 2 road, in an area subject to a speed limit of more than 60km/h, must not increase by more than 10% or 10 vehicle movements per day, whichever is the greater.

P1

Any increase in vehicle traffic to a category 1 or category 2 road in an area subject to a speed limit of more than 60km/h must be safe and minimise any adverse impact on the efficiency of the road, having regard to:

(a) the increase in traffic caused by the use;

(b) the nature of the traffic generated by the use;

(c) the nature of the road;

(d) the speed limit and traffic flow of the road;

(e) any alternative access to a road;

(f) the need for the use;

(g) any traffic impact assessment; and

(h) any written advice received by the road authority.

Not applicable as the proposed use is not adjacent to a category 1 or 2 road.

A2 P2 Not applicable, the speed limit of Bathurst Street and

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


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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 a speed limit of more than 60km/h, must not increase by more than 10% or 10 vehicle movements per day, whichever is the greater.

Any increase in vehicle traffic at an existing access or junction in an area subject to a speed limit of more than 60km/h must be safe and not unreasonably impact on the efficiency of the road, having regard to:



(c) the nature and efficiency of the access or the junction;

(d) the nature and category of the road;

(e) the speed limit and traffic flow of the road;

(f) any alternative access to a road;

(g) the need for the use;

(h) any traffic impact assessment; and

(i) any written advice received by the road authority.

York Street is not more than 60km/h.

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 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.

P3

Any increase in vehicle traffic at an existing access or junction in an area subject to a speed limit of 60km/h or less, must be safe and not unreasonably impact on the efficiency of the road, having regard to:




P3 – The traffic generation of the proposed use is likely to increase by more than 40 vehicle movements per day when compared to the previous use. The proposal is therefore reliant upon assessment against the performance criteria. The Traffic Impact Assessment attached at Appendix D to this submission provides information demonstrating that the proposal meets the performance criteria. In summary:

the additional traffic generation





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(i) any written advice received by the road authority.

on the surrounding road network was estimated to be 24 vehicles per hour during peak times,

traffc generate by the use is identical in nature to the existing traffic generated by the site,

the speed limit of all frontage roads to the subject site is 60km/h.

E4.5.2 Exiting Level Crossings – Not applicable.

E4.6.1 Development Adjacent to Roads and Railways

Objective:

To ensure that development adjacent to category 1 or category 2 roads or the rail network:

(a) Ensures the safe and efficient operation of roads and the rail network; (b) Allows for future road and rail widening, realignment and upgrading; and (c) Is located to minimise adverse effects of noise, vibration, light and air emissions from roads

and the rail network.


A1.1

Except as provided in A1.2, the following development must be located at least 50m from the rail network, or a category 1 road or category 2 road, in an area subject to a speed limit of more than 60km/h:

(a) New buildings; (b) Other road or earth

works; and (c) Building envelopes on

new lots.

A1.2

Buildings must be:

P1

The location of development, from the rail network, or a category 1 road or category 2 road in an area subject to a speed limit of more than 60km/h, must be safe and not unreasonably impact on the efficiency of the road or amenity of sensitive uses, having regard to:

(a) The proposed setback; (b) The existing setback of

buildings on the site; (c) The frequency of use of the

rail network; (d) The speed limit and traffic

volume of the road; (e) Any noise, vibration, light

and air emissions from the

Not applicable as the proposed use is not on or within 50 metres of a Category 1 or 2 road.

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(a) Located within a row of existing buildings and setback no closer than the immediately adjacent building; or

(b) An extension which extends no closer than: (i) the existing building; or

(ii) an immediately adjacent building.

rail network or road; (f) The nature of the road; (g) The nature of the

development; (h) The need for the

development; (i) Any traffic impact

assessment; (j) Any recommendations from

a suitably qualified person for mitigation of noise, if for a habitable building for a sensitive use; and

(k) Any written advice received from the rail or road authority.

E4.6.2 Road Accesses and Junctions

Objective:

To ensure that the safety and efficiency of roads is not reduced by the creation of new accesses and junctions.


A1

No new access or junction to roads in an area subject to a speed limit of more than 60km/h.

P1

For roads in an area subject to a speed limit of more than 60km/h, accesses and junctions must be safe and not unreasonably impact on the efficiency of the road, having regard to:

(a) The nature and frequency of the traffic generated by the use;

(b) The nature of the road; (c) The speed limit and traffic

flow of the road; (d) Any alternative access; (e) The need for the access or

junction; (f) Any traffic impact

assessment; and (g) Any written advice received

from the road authority.

Not applicable. No new access is proposed to roads in an area subject to a speed limit of more than 60km/h.

A2

No more than one access

P2

For roads in an area subject to a

A1 – It is proposed to provide entry only via the right-of-way over CT

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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.

speed limit of 60km/h or less, accesses and junctions must be safe and not unreasonable impact on the efficiency of the road, having regard to:


(b) The nature of the road; (c) The speed limit and traffic

flow of the road; (d) Any alternative access; (e) The need for the access or

junction; (f) Any traffic impact

assessment; and (g) Any written advice received

from the road authority.

134121/3 with a new exit to the existing crossover present in York Street.

E4.6.3 New Level Crossings – Not applicable.

E4.6.4 Sight Distance at Accesses, Junctions and Level Crossings

Objective:

To ensure that accesses, junctions and level crossings provide sufficient sight distance between vehicles and between vehicles and trains to enable safe movement of traffic.


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 Manual of uniform traffic control devices – Railway crossings, Standards Association of Australia.

P1

The design, layout and location of an access, junction or rail level crossing must provide adequate sight distances to ensure the safe movement of vehicles, having regard to:


(b) The frequency of use to 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

A1 (a) – The new exit to York Street will comply with the Safe Intersection Sight Distance shown in Table E4.6.4.

A1 (b) – Not applicable.

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from the road or rail authority.

E5.0 Flood Prone Areas Code – Not applicable.

E6.0 Car Parking and Sustainable Transport Code

Table E6.1: Parking Space Requirements

Use Parking Requirement

Vehicle

Bicycle Required

Hotel Industry 1 space per 20m2 of floor area available to the public + 1 space per bedroom + 6 spaces for drive-in bottle shop

1 space per 100m2 of floor area available to the public

56 vehicles spaces (based on 1110m2

available to the public)

11 bicycle spaces

Proposal Response

The proposal provides 49 vehicle spaces (including the spaces leased from Council on the northern boundary of the site), therefore a shortfall of 7 spaces when assessed as a ‘Hotel Industry’. The proposal does not provide for any bicycle spaces.

E6.5 Use Standards

E6.5.1 Car Parking Numbers

Objective:

To ensure that an appropriate level of car parking is provided to service use.


A1

The number of car parking spaces must:

a) Not be less than 90% of the requirements of Table E6.1 (except for dwellings in the General Residential Zone); or

b) Not be less than 100% of the requirements of Table

P1.1

The number of car parking spaces for other than residential uses, must be provided to meet the reasonable needs of the use, having regard to:

(a) The availability of off-road public car parking spaces within

P1.1

The Traffic Impact Assessment attached at Appendix D to this submission provides information demonstrating compliance against the performance criteria. In summary:

there is a large public car park located

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E6.1 for dwellings in the General Residential Zone; or

c) Not exceed the requirements of Table E6.1 by more than 2 spaces or 5% whichever is the greater, except for dwellings in the General Residential Zone; or

d) Be in accordance with an acceptable solution contained within a parking precinct plan.

reasonable walking distance;

(b) The ability of multiple users to share spaces because of: (i) variations in car parking demand over time; or (ii) 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; and

(h) Any recommendations of any traffic impact assessment prepared for the proposal; or

P1.2

The number of car parking spaces for residential uses must be provided to meet the reasonable needs of the use, having regard to:

immediately adjacent to the subject site,

the site is located on major public transport routes,

the proposal re-uses the existing building structure and as such the site is constrained in its ability to provide additional parking,

there is a large pool of nearby on-street parking within a reasonable walking distance,

the proposed use is a retail outlet for liquor products and provides moer than 90% of the parking requirements for ‘General Retail and Hire’ use class.

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(a) The intensity of the use and car parking required;

(b) The size of the dwelling and the number of bedrooms; and

(c) The pattern of parking in the locality; or

P1.2

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

A2

The number of accessible car parking spaces for use by persons with a disability must be:

(a) For uses that require 5 or less parking spaces – 1 space; or

(b) For uses that require 6 or more parking spaces – in accordance with Part D3 of Volume 1 of the National Construction Code 2014.

P2


A2 – The proposal provides for one car parking space for use by persons with a disability which is in accordance with Part D3 of the National Construction Code 2014.

E6.5.2 Bicycle parking numbers

Objective:

To ensure that an appropriate level of bicycle parking spaces are provided to meet the needs of the use.


A1

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

P1

Bicycle parking spaces must be provided to meet the reasonable needs of the use, having regard to:

(a) The likely number and characteristics of users of the site and their opportunities and likely need to

P1 - No bicycle spaces are proposed within the subject site. The proposal relies upon assessment against the performance criteria. Further information demonstrating compliance with the performance criteria is provided within the Traffic Impact Assessment, attached

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travel by bicycle; (b) The location of the

site and likely distance a cyclist needs to travel to reach the site; and

(c) The availability and accessibility of existing and planned parking facilities for bicycles in the vicinity.

at Appendix D. In summary:

Customers are unlikely to access the site via bicycle due to the nature of the goods sold,

The existing road network is not ideal for the movement of bicycles to and from the site.

E6.5.3 Taxi spaces

Objective:

To ensure that access for taxis is provided to meet the needs of the use.


A1

Except for dwelling in the General Residential zone, uses that require greater than 50 car spaces by Table E6.1 must provide one parking space for a taxi on site, with one additional taxi parking space provided for each additional 50 car parking spaces required.

P1

Taxi parking spaces must be provided to meet the reasonable needs of the use, having regard to:

(a) The nature of the proposed use and development;

(b) The availability and accessibility of taxi spaces on the road or in the vicinity; and

(c) Any site constraints such as existing buildings, slope, drainage, vegetation and landscaping.

P1 - No dedicated taxi spaces are proposed within the subject site. The proposal relies upon assessment against the performance criteria.

there is a large public car park located immediately adjacent to the subject site,

the site is located on major public transport routes,

the proposal re-uses the existing building structure and as such the site is constrained in its ability to provide additional parking,

there is a large pool of nearby on-street parking within a reasonable walking distance,

taxi’s have the ability to utilise any of the nearby or on site on

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and off-street vehicle car parking spaces available.

E6.5.4 Motorcycle parking

Objective:

To ensure that motorcycle parking is provided to meet the needs of the use.


A1

Except for dwelling in the General Residential zone, uses that require greater than 20 car spaces by Table E6.1 must provide one motorcycle parking space on site, with one additional motorcycle parking space on site for each additional 20 car parking spaces required.

P1

Motorcycle parking spaces must be provided to meet the reasonable needs of the use, having regard to:

(a) The nature of the proposed use and development;

(b) The availability and accessibility of motorcycle parking spaces on the road or in the vicinity; and

(c) Any site constraints such as existing buildings, slope, drainage, vegetation and landscaping.

P1 - The proposal requires a total of 2 motorcycle spaces. In this case, the site does not provide motorcycle parking, and the proposal therefore relies upon assessment against the performance criteria.

Further information demonstrating compliance with the performance criteria is provided within the Traffic Impact Assessment, attached at Appendix D. In summary:

The proposal is a liquor store and therefore it is unlikely that motorcycles will access the site to purchase goods,

There is a large pool of nearby on and off-street parking available for motorcycles as well as cars if necessary.

E6.5.5 Loading bays

Objective:

To ensure adequate access for goods delivery and collection, and to prevent loss of amenity and adverse impacts on traffic flows.


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A1

A loading bay must be provided for uses with a gross floor area greater than 1 000m2 in a single occupancy.

P1

Adequate space for loading and unloading must be provided, having regard to:

(a) The types of vehicles associated with the use;

(b) The nature of the use; (c) The frequency of

loading and unloading;

(d) The location of the site;

(e) The nature of traffic in the surrounding area;

(f) The area and dimensions of the site; and

(g) Any site constraints such as existing buildings, slope drainage, vegetation and landscaping.

A1 – The proposed change of use will utilise the existing loading bay contained within the subject site and accessed via the right-of-way over CT 134121/3. The proposal complies.

E6.6 Development Standards

E6.6.1 Construction of Parking Areas

Objective:

To ensure that parking areas are constructed to an appropriate standard.


A1

All parking, access ways, manoeuvring and circulation spaces must:

(a) Have a gradient of 10% or less;

(b) Be formed and paved; (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

P1

All parking, access ways, manoeuvring and circulation spaces must be readily identifiable and constructed to ensure that they are useable in all weather conditions, having regard to:

(a) The nature of the site;

(b) The topography of the land;

(c) The drainage system available;

Not applicable, parking spaces are existing.

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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.

(d) The likelihood of transporting sediment or debris from the site onto a road or public place;

(e) The likelihood of generating dust; and

(f) The nature of the proposed surfacing and line marking.

E6.6.2 Design and Layout of Parking Areas

Objective

To ensure that parking areas are designed and laid out to provide convenient, safe and efficient parking.


A1.1

Car parking, access ways, manoeuvring and circulation spaces must:

(a) Provide for vehicles to enter and exit the site in a forward direction where providing for more than 4 parking spaces;

(b) Have a width of vehicular access no less than the requirements in Table E6.2, and no more than 10% greater than the requirements in Table E6.2;

(c) Have parking spaces 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

P1

Car parking, access ways, manoeuvring and circulation spaces must be convenient, safe and efficient to use, having regard to:

(a) The characteristics of the site;

(b) The proposed slope, dimensions and layout;

(c) Vehicle and pedestrian traffic safety;

(d) The nature and use of the development;

(e) The expected number and type of vehicles;

(f) The nature of traffic in the surrounding area; and

(g) The provisions of Australian Standards AS 2890.1 – Parking Facilities, Part 1: Off Road Car Parking and AS2890.2

The proposal meets the acceptable solutions. The car parking spaces are existing.

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above the parking surface level.

A1.2

All accessible spaces for use by persons with a disability must be located closest to the main entry point to the building.

A1.3

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

A1.4

Accessible car parking spaces for use by persons with disabilities must be designed and constructed in accordance with AS/NZ2890.6-2009 Parking facilities – Off-street parking for people with disabilities.

Parking Facilities, Part 2: Parking Facilities – Off-Street commercial vehicle facilities.

E6.6.3 Pedestrian Access

Objective:

To ensure pedestrian access is provided in a safe and convenient manner.


A1

Uses that require 10 or more parking spaces must:

(a) Have a 1m wide footpath that is separated from the access ways or parking aisles, except where crossing access ways or parking aisles, by: (i) a horizontal distance of 2.5m between the edge of the footpath and the access way or parking aisle; or (ii) protective devices such as bollards, guard rails or planters between the

P1

Safe pedestrian access must be provided within car parks, having regard to:


(b) The nature of the use;

(c) The number of parking spaces;

(d) The frequency of vehicle movements;

(e) The needs of persons with a disability;

(f) The location and

A1 – The proposal provides for an existing footpath with a new extension to provide pedestrian access to York Street road reservation.

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footpath and the access ways or parking aisle; and

(b) Be signed and line marked at points where pedestrians cross access ways or parking aisles; and

A1.2

In parking areas containing accessible car parking spaces for use by persons with disability, a footpath having a minimum width of 1.5m and a gradient not exceeding 1 in 14 is required from those spaces to the main entry point to the building.

number of footpath crossings;

(g) Vehicle and pedestrian traffic safety;

(h) The location of any access ways or parking aisles; and

(i) Any protective devices proposed for pedestrian safety.

E6.6.4 Loading Bays

Objective:

To ensure adequate access for goods delivery and collection and to prevent loss of amenity and adverse impacts on traffic flows.


A1

The area and dimensions of loading bays and access way areas must be designed in accordance with AS2890.2 – 2002, Parking Facilities, Part 2: Parking facilities – Off-street commercial vehicle facilities, for the type of vehicles likely to use the site.

P1

Loading bays must have area and dimensions suitable for the use, having regard to:

(a) The types of vehicles likely to use the site;



(d) The area and dimensions of the site; and

(e) The location of the site and nature of traffic.

A1 – The loading bay and access ways areas are existing. Further information is contained within the Traffic Impact Assessment attached at Appendix D to this submission.

A2

It must be demonstrated that the type of vehicles likely to use the site can enter, park and exit the site in a forward direction, without

P2

Access for vehicles commercial vehicles to and from the site must be safe,

A2 – The proposal complies. Further information is contained within the Traffic Impact Assessment attached at Appendix D to this

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impact or conflicting with areas set aside for parking or landscaping, in accordance with AS2890.2 – 2002, Parking Facilities, Part 2: Parking facilities – Off-street commercial vehicle facilities.

having regard to:

(a) The types of vehicles associated with the use;



(d) The area and dimensions of the site;

(e) The location of the site and nature of traffic;

(f) The effectiveness or efficiency of the surrounding road network; and

(g) Site constraints such as existing buildings, slope, drainage, vegetation, parking and landscaping.

submission.

E6.6.5 Bicycle Facilities

Objective:

To ensure that cyclists are provided with adequate facilities.


A1

Uses that require 5 or more bicycle spaces by Table E6.1 must provide 1 shower and change room facility on site, with one additional shower and change room on site for each 10 additional bicycle spaces required.

P1

Shower and change room facilities must be provided at adequate level to cater for the reasonable needs of cyclists, having regard to:

(a) The location of the proposed use;

(b) The existing network of cycle paths and bicycle lanes and other means of access to the site for cyclists;

(c) The nature of the proposed use;

(d) The number of employees;

P1 – No bicycle spaces are proposed. The proposal does not provide for shower and change room facilities. Further information is contained within the Traffic Impact Assessment attached at Appendix D to this submission in relation to not providing for bicycle spaces.

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(e) The users of the site and the likelihood of travel by bicycle;

(f) Whether there are facilities on the site for other reasons that could be used by cyclists; and

(g) The opportunity for sharing bicycle facilities on nearby sites.

E6.6.6 Bicycle Parking and Storage Facilities

Objective:

To ensure that parking and storage facilities for bicycles are safe, secure and convenient.


A1

Bicycle parking and storage facilities for uses that require 5 or more bicycle spaces in Table E6.1 must:

(a) Be accessible from a road, cycle path, bicycle land, shared path or access way;

(b) Be located within 50m from the main entrance;

(c) Be visible from the main entrance or otherwise signed; and

(d) Be available and adequately lit during the times they will be used, in accordance with Table 2.3 of AS/NZS 1158.3.1: 2005 Lighting for roads and public spaces – Pedestrian area (Category P) lighting – Performance and design requirements.

P1

Bicycle parking and storage facilities must be provided in a safe, secure and convenient location, having regard to:

(a) The accessibility to the site;

(b) The characteristics of the site;

(c) The nature of the proposed use;

(d) The number of employees;

(e) The users of the site and the likelihood of travel by bicycle;

(f) The location and visibility of proposed parking storage facilities for bicycles;

(g) The nature of the bicycle parking and storage facilities;

(h) Whether there are other parking and storage facilities on the site; and

(i) The opportunity for


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sharing bicycle parking and storage facilities on nearby sites.

A2

Bicycle parking spaces must:

(a) Have minimum dimensions of: (i) 1.7m in length; and

(ii) 1.2m in height; and

(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.

P2

Bicycle parking spaces and access must be convenient, safe and efficient to use, having regard to:


(b) The space available; (c) The safety of cyclists; (d) The proposed

measures to secure bicycles; and

(e) The provisions of AS 2890.3 1993 Parking facilities – Bicycle parking facilities.


E7.0 Scenic Management Code – Not applicable.

E8.0 Biodiversity Code – Not applicable. No vegetation is to be removed as part of the development of the site.

E9.0 Water Quality Code – Applicable. The development is exempt under E9.4.1 as the use and development is to be connected to reticulated stormwater.

E10.0 Recreation and Open Space Code – Not applicable, the proposal is not for a subdivision.

E11.0 Environmental Impacts and Attenuation Code – Not applicable.

E12.0 Airports Impact Management Code – Not applicable.

E13.0 Local Historic Heritage Code – Not applicable.

E14.0 Coastal Code – Not applicable.

E15.0 Telecommunications Code – Not applicable.

E16.0 Invermay/Inveresk Flood Inundation Area Code – Not applicable.

E17.0 Cataract Gorge Management Area Code – Not applicable.

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E18.0 Signs Code – Applicable.

E18.5.1 Unacceptable Signage

Objective:

To prevent unacceptable signage.


A1

Signage must not be the following sign types:

(a) An above awning sign; (b) Bunting (flag and decorative

elements); (c) A flashing lights sign; (d) A roof sign; (e) A sky sign; or (f) A third party sign.

P1


A1 – The proposal does not contain any of the sign types listed within the acceptable solution.

E18.5.2 Design and Siting of Signage

Objective:

To:

(a) Provide for appropriate signage and to ensure the visual scale and impact of signage is managed; and

(b) Ensure that the design and siting of signs achieves the purpose of this code.


A1

A sign must: (a) Be located within the

applicable zone for the relevant sign type set out in Table 1 of E18.6; and

(b) Meet the requirements for the relevant sign type set out in Table 1 of E18.6.

P1

A sign must: (a) Be located within

an applicable zone for the relevant sign type as set out in Table 1 of E18.6; and

(b) Be appropriate to the natural and built environment of the locality, having regard to: (i) domination of the streetscape or premises on which it is located;

P1 – The proposal relies upon assessment against the performance criteria as it cannot be A1 (b). The signs proposed are located within the applicable zone for the relevant sign type set out in Table 1 of E18.6, being Painted Wall, and Wall signs. The pylon sign is existing and rebranding only is proposed. The entry and exit signs are directional signs.

The existing building was formally used by Officeworks which applied wall painting and wall signs to the structure, although since removed a

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(ii) the size and dimensions of the sign; (iii) the amenity of surrounding properties; (iv) the repetition of messages or information; (v) the number and density of signs; and (vi) the obstruction of movement of vehicles and pedestrians.

number of large signs were contained within the subject site.

The overall site and building sizes are significant. Each elevation has the relevant messages and information necessary for promotion and identification of the use of the building and is in accordance with Dan Murphy’s signage requirements. The proposal is considered to be compliant with the performance criteria given the context of the site and context of signage within the area, the existing building size and previous signage and the proposed use.

A2

A sign must be a minimum distance of 2m from the boundary of any lot in the General Residential, Inner Residential, Low Density Residential, Rural Living, Environmental Living or Village zones.

P2

A sign must not result in the unreasonable loss of amenity to adjoining residential properties, having regard to:

(a) The topography of the site and the surrounding area;

(b) The relative location of buildings;

(c) Any overshadowing; and

(d) The nature and type of the sign.

Not applicable. The subject site is surrounded by properties zoned Urban Mixed Use.

A3

A building or tenancy must have:

(a) A maximum of one of each sign type per building or tenancy, unless otherwise stated in Table 1 of E18.6; and

(b) No more than 3 individual signs in total.

P3

Visual clutter must be reduced where multiple signs of the same type are proposed, having regard to:

(a) The number of signs;

(b) Replacement of existing signs with

P3 - The existing building was formally used by Officeworks which applied wall painting and wall signs to the structure, although since removed a number of large signs were contained within the subject site.

The overall site and building sizes are significant in terms of size. Each elevation has the

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fewer, more effective signs; and

(c) Duplication of messages or information on the same frontage.

relevant messages and information necessary for promotion and identification of the use of the building and is in accordance with Dan Murphy’s signage requirements. The proposal is considered to be compliant with the performance criteria given the context of the site and context of signage within the area, the existing building size and previous signage and the proposed use. Duplication of messages and information upon each elevation have been minimised and the existing pylon sign on the subject site is to be rebranded only.

A4

A sign must not be illuminated.

P4

A sign must not result in unreasonable loss of amenity to neighbouring properties or cause undue distraction to drivers of motor vehicles, having regard to:

(a) The location of the sign;

(b) The intensity of the lighting;

(c) The hours of operation of the sign;

(d) Whether the sign is visible from the road; and

(e) The character of the surrounding area.

P4 – The existing pylon sign is illuminated. The building signage will have external illumination pelmut only adjacent to the applicable signage. The signs are not considered to impact on the unreasonable loss of amendity to neighbouring properties or cause undue distraction to drivers of motor vehicles.

The proposal is considered to be compliant with the performance criteria and has considered the hours of operation of the signs (being two additional hours after trade), the visibility of the signs fro the road, the intensity of the lighting and the character of the surrounding area.

E19.0 Development Plan Code – Not applicable.

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4.3 State Policies

4.3.1 State Coastal Policy 1996

The State Coastal Policy was created under the State Policies and Projects Act 1993. This Policy applies to the Coastal Zone, which is defined as the area within State waters and all areas within one kilometre of the coast.

Proposal Response

The subject site is not located within one kilometre from the coast.

4.3.2 State Policy on Water Quality Management 1997

This Policy applies to all surface waters, including coastal waters, and ground waters, other than:

i. Privately owned waters that are not accessible to the public and are not connected to, or flow directly into, waters that are accessible to the public; or

ii. Waters in any tank, pipe or cistern.

The purpose of the Policy is to achieve the sustainable management of Tasmania's surface water and groundwater resources by protecting or enhancing their qualities while allowing for sustainable development in accordance with the objectives of Tasmania's Resource Management and Planning System (Schedule 1 of the State Policies and Projects Act 1993).

The objectives of this Policy are to:

1. Focus water quality management on the achievement of water quality objectives which will maintain or enhance water quality and further the objectives of Tasmania's Resource Management and Planning System;

2. Ensure that diffuse source and point source pollution does not prejudice the achievement of water quality objectives and that pollutants discharged to waterways are reduced as far as is reasonable and practical by the use of best practice environmental management;

3. Ensure that efficient and effective water quality monitoring programs are carried out and that the responsibility for monitoring is shared by those who use and benefit from the resource, including polluters, who should bear an appropriate share of the costs arising from their activities, water resource managers and the community;

4. Facilitate and promote integrated catchment management through the achievement of objectives (1) to (3) above; and

5. Apply the precautionary principle to Part 4 of this Policy.

Proposal Response

The proposal involves continuation of collection and discharge of stormwater via Council’s stormwater collection network. The objectives of this Policy will therefore be managed in this urban environment.

The proposal is consistent with the policy.

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4.3.3 State Policy on Protection of Agricultural Land 2009

The subject site is within the urban/commercial area of Launceston and therefore is not considered to have any agricultural value.

4.4 Land Use Planning and Approvals Act 1993

The Land Use Planning and Approvals Act 1993 provides objectives for all development considered under this Act. The proposal has been considered against the objectives of this Act. The proposal has been prepared to be consistent with the provisions of the Launceston Interim Planning Scheme 2015. The proposal is therefore considered to be consistent with the objectives of the Act.

4.5 National Environment Protection Measures

A series of National Environment Protection Measures (NEPMs) have been established by the National Environment Protection Council. These measures are:

• Ambient air quality;

• National pollutant inventory;

• Movement of controlled waste;

• Use packaging materials;

• Assessment of site contamination; and

• Diesel vehicle emissions.

Proposal Response

It is considered that the NEPMs are not relevant to the proposed development.

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5. Conclusion

The proposal is for the change of use to Hotel Industry –Liquor Store with ancillary carparking and signage at 44-48 Bathurst Street, Launceston, with access and additional carparking on 36-42 Bathurst Street, Launceston, and is illustrated in plans, provided at Appendix C.

The proposal complies with the development standards prescribed by the Scheme, and can be approved under the Launceston Interim Planning Scheme 2015. This application is therefore made due to the development pursuant to Section 57 of the Land Use Planning and Approvals Act 1993.

The proposal is consistent with the relevant State and local policies, Planning Scheme objectives and considerations and objectives of the Land Use Planning and Approvals Act 1993. It is therefore recommended that the proposal be considered for planning approval.

Author Version Date

Rebecca Green 1 27 September 2015

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Appendix A: Certificates of Title

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SEARCH DATE : 25-Sep-2015SEARCH TIME : 03.24 PM

DESCRIPTION OF LAND City of LAUNCESTON Lot 3 on Sealed Plan 134121 Derivation : For grantees see plan Prior CTs 133765/1, 208674/1, 217931/1, 31284/1, 31284/2, 48955/1, 48955/2, 48955/3, 48956/1, 49006/1, 69508/1 and 208673/1

SCHEDULE 1 A111741, A174382, A365249, C243093 TRANSFER to LAUNCESTON CITY COUNCIL Registered 19-Jul-2000 at noon (MF:2593/1546)

SCHEDULE 2 Reservations and conditions in the Crown Grant if any SP 134121 EASEMENTS in Schedule of Easements

UNREGISTERED DEALINGS AND NOTATIONS No unregistered dealings or other notations

SEARCH OF TORRENS TITLE

VOLUME

134121FOLIO

3

EDITION

1DATE OF ISSUE

19-Jul-2000

RESULT OF SEARCHRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.auPage 1 of 1

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FOLIO PLANRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Search Date: 25 Sep 2015 Search Time: 03:24 PM Volume Number: 134121 Revision Number: 01

Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.auPage 1 of 1

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Appendix B: Land Owners Consent

CT 134121/3 (under separate cover)

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Appendix C: Site Plan, Floor Plans and Elevations

Loop Architecture Pty Ltd (under separate cover)

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Appendix D: Traffic Assessment

Keith Midson

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Loop Architecture

Dan Murphy’s Bathurst Street Traffic Impact Assessment

September 2015

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Contents

1. Introduction 4

1.1 Background 4

1.2 Traffic Impact Assessment (TIA) 4

1.3 Statement of Qualification and Experience 4

1.4 Project Scope 5

1.5 Subject Site 5

1.6 Reference Resources 7

2. Existing Conditions 8

2.1 Transport Network 8

2.2 Road Safety Performance 9

3. Proposed Development 11

3.1 Development Proposal 11

4. Traffic Impacts 13

4.1 Traffic Generation 13

4.2 Trip Distribution 13

4.3 Access Impacts 13

4.4 Pedestrian and Cycling Impacts 15

4.5 Road Safety Impacts 15

5. Parking Assessment 16

5.1 Parking Provision 16

5.2 Planning Scheme Requirements 16

5.3 Bicycle Parking Requirements 18

5.4 Motorcycle Parking Requirements 19

5.5 Disabled Parking 19

5.6 Loading Bays 19

5.7 Car Parking Layout 21

5.8 On-Street Parking 21

6. Conclusions 22

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Figure Index

Figure 1 Subject Site & Surrounding Road Network 6

Figure 2 Existing Site 7

Figure 3 Bathurst Street at Access 8

Figure 4 York Street 9

Figure 5 Proposed Development 12

Figure 6 Loading Bay Truck Swept Paths 20

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44-48 Bathurst Street - Traffic Impact Assessment

1. Introduction

1.1 Background

Midson Traffic were engaged by Loop Architecture to prepare a traffic impact assessment for a proposed

Dan Murphy’s bottle shop in Bathurst Street, Launceston.

1.2 Traffic Impact Assessment (TIA)

A traffic impact assessment (TIA) is a process of compiling and analysing information on the impacts

that a specific development proposal is likely to have on the operation of roads and transport networks.

A TIA should not only include general impacts relating to traffic management, but should also consider

specific impacts on all road users, including on-road public transport, pedestrians, cyclists and heavy

vehicles.

This TIA has been prepared in accordance with the Department of State Growth (DSG) publication, A

Framework for Undertaking Traffic Impact Assessments, September 2007. This TIA has also been

prepared with reference to the Austroads publication, Guide to Traffic Management, Part 12: Traffic

Impacts of Developments, 2009.

Land use developments generate traffic movements as people move to, from and within a development.

Without a clear understanding of the type of traffic movements (including cars, pedestrians, trucks, etc),

the scale of their movements, timing, duration and location, there is a risk that this traffic movement

may contribute to safety issues, unforseen congestion or other problems where the development

connects to the road system or elsewhere on the road network. A TIA attempts to forecast these

movements and their impact on the surrounding transport network.

A TIA is not a promotional exercise undertaken on behalf of a developer; a TIA must provide an

impartial and objective description of the impacts and traffic effects of a proposed development. A full

and detailed assessment of how vehicle and person movements to and from a development site might

affect existing road and pedestrian networks is required. An objective consideration of the traffic impact

of a proposal is vital to enable planning decisions to be based upon the principles of sustainable

development.

The Road and Railway Assets Code of the Launceston Interim Planning Scheme, 2015, identifies that a

TIA is required due to the traffic generation of the proposed development.

1.3 Statement of Qualification and Experience

This TIA has been prepared by an experienced and qualified traffic engineer in accordance with the

requirements of Council’s Planning Scheme and The Department of State Growth’s, A Framework for

Undertaking Traffic Impact Assessments, September 2007, as well as Council’s requirements.

The TIA was prepared by Keith Midson. Keith’s experience and qualifications are briefly outlined as

follows:

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19.5 years professional experience in traffic engineering and transport planning.

Master of Transport, Monash University, 2006

Master of Traffic, Monash University, 2004

Bachelor of Civil Engineering, University of Tasmania, 1995

Keith is a Director of the traffic engineering, transport planning and road safety company, Midson Traffic

Pty Ltd. He is also a Teaching Fellow at Monash University, where he teaches and coordinates the

subject ‘Road Safety Engineering’ as part of Monash’s postgraduate program in traffic and transport.

Keith is also an Honorary Research Associate with the University of Tasmania, where he lectures the

subject ‘Transportation Engineering’ in the undergraduate civil engineering program as well as

supervising several honours projects each year.

1.4 Project Scope

The project scope of this TIA is outlined as follows:

Review of the existing road environment in the vicinity of the site and the traffic conditions on

the road network.

Provision of information on the proposed development with regards to traffic movements and

activity.

Identification of the traffic generation potential of the proposal with respect to the surrounding

road network in terms of road network capacity.

Review of the parking requirements of the proposed development. Assessment of this parking

supply with Planning Scheme requirements.

Traffic implications of the proposal with respect to the external road network in terms of traffic

efficiency and road safety.

1.5 Subject Site

The subject site is located at 44-48 Bathurst Street (corner of Bathurst Street and York Street) in

Launceston. The site was previously used as an Office Works store. The subject site and surrounding

road network is shown in Figure 1.

The site is located immediately adjacent to a large Council owned 233 space car park. The car park has

access from Bathurst Street, Brisbane Street and York Street. Access to the subject site is located

immediately west of the Bathurst Street access. Council have provided a letter of comfort or assurance

regarding Council’s long term intention to maintain the car park. In the event that the car park were to

be sold or developed, it would be done so with a provision to ensure the number of Council car parking

spaces were maintained. A copy of this letter is provided in Appendix A.

The existing site viewed from the Bathurst Street access is shown in Figure 2.

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Figure 1 Subject Site & Surrounding Road Network

Source: LIST Map, DPIPWE

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Figure 2 Existing Site

1.6 Reference Resources

The following references were used in the preparation of this TIA:

Launceston Interim Planning Scheme, 2015 (Planning Scheme)

Austroads, Guide to Traffic Management, Part 12: Traffic Impacts of Developments, 2009

Austroads, Guide to Road Design, Part 4A: Unsignalised and Signalised Intersections, 2009

DSG, A Framework for Undertaking Traffic Impact Assessments, 2007

Roads and Maritime Services NSW, Guide to Traffic Generating Developments, 2002 (RTA Guide)

Roads and Maritime Services NSW, Updated Traffic Surveys, 2013 (Updated RTA Guide)

Australian Standards, AS2890.1, Off-Street Parking, 2004 (AS2890.1:2004)

Australian Standards, AS2890.6, Off-street parking for people with disabilities, 2009 (AS2890.6)

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2. Existing Conditions

2.1 Transport Network

For the purpose of this report, the transport network consists of Bathurst Street and York Street. Other

roads such as Margaret Street, Brisbane Street and Wellington Street were considered in the context of

preparing the TIA, but not examined in detail.

Bathurst Street is a major arterial road that provides the northbound component of the Bathurst Street/

Wellington Street couplet through the CBD. It carries approximately 45,000 vehicles per day across

three lanes adjacent to the subject site. On-street parking is not permitted on the western side of

Bathurst Street (side of subject site), and limited sections of on-street parking is available opposite the

subject site.

Bathurst Street looking south from the access to the site is shown in Figure 3.

Figure 3 Bathurst Street at Access

York Street crosses Bathurst Street at a signalised intersection and provides one-way flow from the CBD

to the West Tamar Highway. York Street has two through lanes past the subject site. On-street parking

is available on both sides of the road.

York Street viewed looking east from the subject site is shown in Figure 4.

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Figure 4 York Street

2.2 Road Safety Performance

Crash data can provide valuable information on the road safety performance of a road network. Existing

road safety deficiencies can be highlighted through the examination of crash data, which can assist in

determining whether traffic generation from the proposed development may exacerbate any identified

issues.

Crash data was obtained from the Department of State Growth for a 5+ year period between 1st January

2010 and 30 August 2015 for the following roads:

Bathurst Street between York Street and Brisbane Street; and

York Street between Bathurst Street and Margaret Street.

The findings of the crash data is summarised as follows:

Bathurst Street:

A total of 50 crashes were reported in Bathurst Street during this time.

Of these crashes, a total of 21 crashes were reported at the Brisbane Street junction, 12 were

reported at the York Street junction, and 17 were reported mid-block (non-intersection).

9 crashes involved minor injury, 1 first-aid at the scene, and 40 property damage.

4 crashes involved pedestrians. 3 of these crashes were reported at the York Street junction

and 1 at the Brisbane Street junction.

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The dominant crash trends were: cross traffic (10 crashes), rear-end (8 crashes), lane change

left (7 crashes), lane change right (7 crashes), other same direction (4 crashes), other (14

crashes).

Of the cross traffic crashes, all occurred at the signalised intersections of Brisbane Street (6

crashes) and York Street (4 crashes). Of the rear end crashes, 5 occurred at the signalised

intersections of Brisbane Street (2 crashes) and York Street (3 crashes).

York Street:

A total of 20 crashes were reported in York Street during this time.

Of these crashes, a total of 14 crashes were reported at the Margaret Street junction, and 6

were reported mid-block (non-intersection).

3 crashes involved minor injury, 1 first-aid at the scene, 15 property damage, and 1 unknown.

No crashes involved pedestrians, 1 involved a bicycle and 3 involved a motorcycle. All of these

crashes occurred at the intersection of Margaret Street.

The dominant crash trends were: right-through (6 crashes), rear-end (5 crashes), cross-traffic (5

crashes), other (4 crashes).

Whilst the total number of crashes is relatively high in Bathurst Street, it is considered reasonably typical

of a major arterial road through a city environment. The severity of the crashes reported is relatively

low. Importantly, no crashes were reported that involved a vehicle emerging from the car park access

fronting onto Bathurst Street.

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3. Proposed Development

3.1 Development Proposal

The proposed development involves the development of a Dan Murphy’s bottle shop utilising the existing

building structure that was previously used as an Office Works store.

The proposed development utilises the existing car parking layout of the previous Office Works site,

however proposes one-way flow (previously the car park provided two-way flow) from the car park entry

at Bathurst Street with a new exit-only on York Street near the southwestern corner of the car park.

The development proposes a total of 40 spaces on-site, as well as an additional 9 angle parking spaces

leased from the adjacent Council car park1. A loading dock is located near the northwest corner of the

building, with access from the adjacent Council car park.

The proposed development is shown in Figure 5.

1 Note that the developer is in the process of negotiating a long term lease on these parking spaces for the development. Preliminary notes on this matter are provided in Appendix A.

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Figure 5 Proposed Development

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4. Traffic Impacts

4.1 Traffic Generation

There is little empirical research into the traffic generation of bottle shops in Australia. The Nationally

recognised reference source for traffic generation and parking requirements, The RTA Guide, does not

provide details for this type of development, but refers to the USA reference, Institute of Transportation

Engineers, Trip Generation Manual. The rates provided in the ITE Manual relate to liquor stores with

drive through facilities, which is not applicable to the proposed development.

Traffic generation surveys were therefore used from several bottle shops in the Greater Hobart region

to estimate the likely traffic generation of the development. These surveys indicate that typical evening

peak generation rates of approximately 14 vehicles per 100m2 of floor area would be applicable.

On this basis, the traffic generation is likely to be in the order of 224 vehicles per hour during peak

periods (evening weekday peak).

The previous use of the site was an Office Works store. This use is retail in nature, and typical peak

traffic generation rates for this use would have been in the order of 12.5 vehicles per 100m2 of floor

area. This equates to a peak generation of approximately 200 vehicles per hour.

The proposed development therefore represents an increase of 24 vehicles per hour compared to the

previous use of the site.

4.2 Trip Distribution

All traffic entering the site will access via the Council owned car park located adjacent to the site.

Typically this traffic will enter from Bathurst Street, however access is available via Brisbane Street and

York Street (through Council’s car park).

All traffic exiting the site must utilise York Street via a right turn.

4.3 Access Impacts

Acceptable Solution A3 of E4.5.1 of the Road and Railway Assets Code states that “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 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”.

In this case, the traffic generation of the proposed development is likely to increase by more than 40

vehicle movements per day when compared to the previous use. Therefore the proposed development

fails Acceptable Solution, A3 or E4.5.1.

The development was therefore assessed against the Performance Criteria, P3 of E4.5.1 states the

following:

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Any increase in vehicle traffic at an existing access or junction in an area subject to a speed limit

of 60km/h or less, must be safe and not unreasonably impact on the efficiency of the road, having

regard to:









(i) any written advice received from the road authority.

Each of these points are investigated as follows:

a. The additional traffic generation on the surrounding road network was estimated to be 24

vehicles per hour during peak times. The peak hour volumes do not cause any significant

adverse impacts on the access junctions.

b. Traffic generated by the development is identical in nature to the existing traffic generated by

the site in terms of the road users, peak periods, etc. This traffic is compatible with the

surrounding transport network.

c. The peak hour traffic generation of the development is estimated to be 224 vehicles per hour.

The accesses to the site (and the neighbouring Council car park accesses) will continue to

operate at a high level of efficiency.

d. Bathurst Street provides a collector road function for traffic travelling northbound through

Launceston. Accesses to commercial developments are frequent along its length near the

subject site. The continued use of the access from Bathurst Street is compatible with the nature

and category of Bathurst Street. York Street has a lower traffic carrying function in Launceston’s

road hierarchy, although it provides a critical access to West Tamar Highway. The nature and

function of the road suits the access requirements for the site.

e. The speed limit of all frontage roads to the subject site is 60-km/h. The access and traffic

generated by the proposed development is consistent with the existing speed limit.

f. Alternative entry access is available via Council’s adjacent car park from York Street and

Brisbane Street.

g. The location of the junctions on Bathurst Street and York Street are deemed to be appropriate in

its position on the road, available sight distance and its design.

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h. This report documents a traffic impact assessment for the development.

i. No written advice has been obtained by the road authority (Council), other than the advice that

a TIA is required for the development.

The proposed development therefore meets the requirements of Performance Criteria, P3, of E4.5.1 of

the Planning Scheme.

4.4 Pedestrian and Cycling Impacts

The proposed development is likely to generate a moderate amount of pedestrian activity to and from

the site.

It is not anticipated that cycling will provide a significant transport mode for customers. For reasons

discussed in Section 5.3, the typical purchases that occur at a bottle shop are not easily transported on a

bicycle.

The surrounding transport network provides a high level of service for pedestrian movements. This is in

the form of wide footpaths and pedestrian crossing provisions on the surrounding traffic signals.

4.5 Road Safety Impacts

No significant adverse road safety impacts are foreseen for the proposed development. This is based on

the following:

The predicted future peak traffic generation of 224 vehicle trips per hour is comparable to the

previous use traffic generation of the site. Observations of the existing access on Bathurst

Street indicate that there are no capacity issues associated with entry or exit movements.

Access to the site is via existing major access on Bathurst Street which has been in use for many

years. Trips into and out of the site will therefore not be considered unusual or unexpected for

passing motorists on Bathurst Street. The development also provides a new exit onto York

Street, which reduces the pressure of exiting manoeuvres on Bathurst Street to some extent.

The site is also located in a dominantly commercial area, where access into and out of

commercial properties is commonplace.

There are no identified road safety deficiencies in the surrounding road network that might be

exacerbated by traffic generated by the proposed development. Noting specifically that the

crash history of the immediate transport network does not include crash types corresponding to

access from adjacent property.

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5. Parking Assessment

5.1 Parking Provision

The proposed development provides a total of 40 spaces on-site and an additional 9 spaces that are

located adjacent to the site within the Council car park (leased from the Council). The site is also

located immediately adjacent to a large Council car park that contains a total of 261 spaces (excluding

the 9 spaces leased to the site).

5.2 Planning Scheme Requirements

The Parking and Sustainable Transport Code sets out the Planning Scheme parking requirements for a

development. Schedule E6.5.1 states that the Acceptable Solution, A1, is as follows:

The number of car parking spaces must:

(a) not be less than 90% of the requirements of Table E6.1 (except for dwellings in the

General Residential Zone); or

(b) not be less than 100% of the requirements of Table E6.1 for dwellings in the General

Residential Zone; or

(c) not exceed the requirements of Table E6.1 by more than 2 spaces or 5% whichever is

the greater, except for dwellings in the General Residential Zone; or

(d) be in accordance with an acceptable solution contained within a parking precinct plan.

The Planning Scheme requires the following provision for ‘Hotel Industry’ land use:

1 space per 20m2 of floor area available to the public + 1 space per bedroom + 6 spaces for drive

in bottle shop.

In this case, the development is a liquor retail outlet that does not have accommodation and does not

have a drive through facility. The parking requirements are therefore a total of 56 spaces are required

based on a floor area of 1,110m2 available to the public (only retail area, not including office and

amenities, etc).

Note that whilst the development is a bottle shop, it is essentially a retail development (ie. it is a large

retail store that sells alcohol products, not a bar that serves alcoholic beverages) and the ‘General Retail

and Hire’ land use would be more appropriate. This has a requirement of 1 space per 30m2 of gross

floor area which results in a parking requirement of 53 spaces (based on a gross floor area of 1,600m2).

The parking provision of 49 spaces (including the spaces leased from Council on the northern boundary

of the site) is therefore a shortfall of 7 spaces when assessed as a ‘Hotel Industry’ land use and a

shortfall of 4 spaces when assessed as ‘General Retail and Hire’ land use.

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The Acceptable Solution A1 of E6.5.1 of the Planning Scheme states that “the number of car parking

spaces must: (a) not be less than 90% of the requirements of Table E6.1”. In this case the provision of

49 spaces represents 87.5% of the requirements of Table E6.1 when assessed as ‘Hotel Industry’ and

92.5% of the requirements of Table E6.1 when assessed as ‘General Retail and Hire’.

The proposed development therefore complies with the Acceptable Solution A1 of E6.5.1 of the Planning

Scheme when assessed as ‘General Retail and Hire’, but falls short when assessed as ‘Hotel Industry’.

On this basis, the proposed development was assessed against the Performance Criteria, P1.1 of E6.5.1.

The Performance Criteria states the following:

“The number of car parking spaces for other than residential uses, must be provided to meet the

reasonable needs of the use, 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:

(i) variations in car parking demand over time; or

(ii) 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; and

(h) the recommendations of any traffic impact assessment prepared for the proposal”.

In this case, the following points are relevant:

a. There is a large public car park located immediately adjacent to the subject site. This car park is

controlled by voucher parking. The peak demand for the development will be during the

evening peak, during which time the occupancy of the adjacent car park will reduce, thus

making parking available for customers of the development.

b. There is little other development in the immediate area that is likely to have shared parking with

the proposed development. The points made in (a) above are relevant however, as the public

car park is likely to reduce in demand at times when the development demands will peak.

c. The site is located on major public transport routes.

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d. The site re-uses the existing building structure and as such the site is constrained in its ability to

provide additional parking.

e. There is a large pool of nearby on-street parking within a reasonable walking distance. The

majority of on-street parking is controlled by time restrictions or parking meters.

f. The proposed development is a retail outlet for alcoholic products and provides more than 90%

of the parking requirements for ‘General Retail and Hire’ land use as outlined previously.

g. There is no impact on the streetscape as the development re-uses existing parking spaces.

h. This report documents the findings of a TIA.

Based on the above findings, the proposed development meets the requirements of Performance Criteria

P1.1 of E6.5.1 of the Planning Scheme.

5.3 Bicycle Parking Requirements

Acceptable Solution A1 of E6.5.2 of the Planning Scheme requires that “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”. For ‘Hotel Industry’ 1 bicycle space per 100m2 of area available to the public, and for

‘General Retail and Hire’ land use, 1 bicycle space per 100m2 of gross floor area.

This requires a total provision of 11 bicycle spaces when assessed as ‘Hotel Industry’ and 16 spaces

when assessed as ‘General Retail and Hire’. No bicycle spaces are proposed and therefore the

Acceptable Solution A1 or E6.5.2 is not met.

The Performance Criteria, P1 or E6.5.2 requires that:

Bicycle parking spaces must be provided to meet the reasonable needs of the use, having regard

to:

(a) the likely number and characteristics of users of the site and their opportunities and

likely need to travel by bicycle;

(b) the location of the site and the likely distance a cyclist needs to travel to reach the site;

and

(c) the availability and accessibility of existing and planned parking facilities for bicycles in

the vicinity.

In this case, the following is relevant:

a. Customers are unlikely to access the site via bicycle due to the bulky nature of the goods

sold at the development.

b. The existing road network is not ideal for the movement of bicycles to and from the site

(due to the major traffic carrying function of Bathurst Street). This reduces the

attractiveness of the site as a destination for cyclists.

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c. There is little known planned parking facilities in the nearby vicinity of the site.

Based on the above, the Performance Criteria, P1, or E6.5.2 is met.

5.4 Motorcycle Parking Requirements

Acceptable Solution A1 of E6.5.4 of the Planning Scheme requires:

Except for dwellings in the General Residential zone, uses that require greater than 20 car parking

spaces by Table E6.1 must provide one motorcycle parking space on site with one additional

motorcycle parking space on site for each additional 20 car parking spaces required.

The development requires a total of 2 motorcycle spaces. In this case, the site does not provide

motorcycle parking. The Performance Criteria, P1, was therefore assessed. The development is a liquor

retail outlet and therefore it is unlikely that motorcycles will access the site to purchase goods. It is

further noted that there is a large pool of nearby on and off-street parking that is available for

motorcycles as well as cars if necessary.

The proposed development is considered to comply with P1(a) of E6.5.4 (the nature of the proposed use

and development).

5.5 Disabled Parking

Acceptable Solution A2 of E6.5.1 requires that the number of accessible car parking spaces for use by

persons with a disability for uses that require 6 or more parking spaces must be in accordance with Part

D3 of the National Construction Code 2014. This is a requirements for 1 space (1 accessible parking

space for every 50 spaces for Class 6). This is provided in the car park, thus satisfying the requirements

of Acceptable Solution, A2 or E6.5.1.

This space is located immediately adjacent to the main pedestrian entrance to the site.

5.6 Loading Bays

Acceptable Solution A1 of E6.6.4 of the Planning Scheme requires:

The area and dimensions of loading bays and access way areas must be designed in accordance

with AS2890.2 – 2002, Parking Facilities, Part 2: Parking facilities - Off-street commercial vehicle

facilities, for the type of vehicles likely to use the site.

In this case, a loading bay area is located on the northern boundary of the site. The loading dock is an

open facility that requires service vehicles to park parallel to the building line. The dimensions of the

loading area are approximately 20m x 4.7m. The loading area was previously used for the Office Works

site.

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Truck swept paths are shown in Figure 6.

Figure 6 Loading Bay Truck Swept Paths

Australian Standards, AS2890.2:2002, requires that the service area is dependent on a combination of:

(a) The maximum size of vehicle likely to use the facility.

(b) The frequency with which vehicles of different classification use the facility; and

(c) Whether the public road from which the facility is accessed is a major or minor road.

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The following points are relevant for the site:

Swept paths of 8.8 metres and 12.5 metre trucks were tested through the site, accessing from

Bathurst Street.

The frequency of access to the site will be several times per day by vehicles of varying sizes.

Access into the site is via a major road. This access (which is in its exiting location for the

current site) has been assessed to be appropriate in following sections of AS2890.2

Australian Standards, AS2890.2:2002, also requires that the use of the service area for regular use of a

major road (Bathurst Street) must be as follows:

(a) A service area unobstructed by other vehicles or on-site activities shall be provided.

(b) All manoeuvring associated with parking, loading and unloading shall be able to be confined to

the service area.

(c) Both entry and exit at the property boundary shall be in the forward direction.

(d) Circulation roadways shall be provided to connect the access driveway with the service area.

(e) Wherever practicable, separate entry and exit access driveways should be provided.

In this case, the following is applicable:

(a) The service area and access driveway has been tested to enable the swept path of 8.8 metre

and 12.5 metre trucks.

(b) All manoeuvring associated with parking, loading and unloading are confined to the service area

of the site.

(c) Entry and exit from the site for service vehicles is in a forwards direction.

(d) The loading area includes a large space for manoeuvring.

(e) Separate entry and exit is available for this site.

The proposed access arrangements therefore comply with 3.2.3 of AS2890.2. Acceptable Solution A1 or

E6.6.4 is met.

5.7 Car Parking Layout

The car parking layout utilises the existing layout that was used for the site’s previous use, with minor

modifications to accommodate a new exit onto York Street.

The car park will function with a one-way flow from the Bathurst Street access to York Street to improve

circulation.

5.8 On-Street Parking

The proposed exit onto York Street requires the removal of at least 2 on-street parking spaces adjacent

to the site.

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6. Conclusions

This traffic impact assessment (TIA) investigated the traffic and parking impacts of a proposed Dan

Murphy’s bottle shop development at 44-48 Bathurst Street, Launceston.

The key findings of this TIA are as follows:

The traffic generated by the proposed development will not have any significant adverse impacts

on the surrounding road network in terms of traffic efficiency or road safety.

The development re-uses the existing building structure and car parking layout, with minor

modifications that include:

→ Converting the car park to one-way flow from the Bathurst Street access to York Street.

→ Installation of a new exit onto York Street. This requires the loss of at least two on-street

parking spaces at the exit location.

Access into the site is via the adjacent Council owned car park. The primary entry will be via

Bathurst Street, with other accesses located in Brisbane Street and York Street. The existing

accesses are all designed to accommodate high volumes associated with the car park itself as

well as the subject site (which was previously an Office Works store).

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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Appendix A

Letter From Council re Bathurst St Car Park

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Midson Traffic Pty Ltd ABN: 26 133 583 025

18 Earl Street Sandy Bay TAS 7005 T: 0437 366 040 E: [email protected] W: www.midsontraffic.com.au

© Midson Traffic Pty Ltd 2015

This document is and shall remain the property of Midson Traffic Pty Ltd. The document may only be

used for the purposes for which it was commissioned and in accordance with the Terms of Engagement

for the commission. Unauthorised use of this document in any form whatsoever is prohibited.

Document Status

Revision Author Review Date

0 Keith Midson Zara Kacic-Midson 26 September 2015

mailto:[email protected]

http://www.midsontraffic.com.au/

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Appendix E: Letter from Launceston City Council regarding Carparking

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Appendix F: Signage Schedule

redjelly

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Welcome to Dan Murphy’s Launceston

EXITLEFT TURN ONLY

ENTRY

ENTRY

D

NORTH ELEVATION

EAST ELEVATION

SOUTH ELEVATION

WEST ELEVATION

7300

app

rox.

5500

app

rox.



EXISTING NORTH CAR PARK SIGNLEFT TURN ONLY (FACING CARPARK)

PROPOSED BATHURST ST ENTRY SIGNENTRY (FACING BATHURST ST)

POTENTIAL WALL SIGN AT YORK ST ENTRYEAST ELEVATION (FACING CARPARK)

1500

2560

4590



SIGNAGE SCHEDULE

SIGN DESCRIPTION QTY AREA

Sign A DM Dark Green 4mm ACM/IBond (3.1x4.5m) 1 14m2

Sign B DM Half Grey Olive 4mm ACM/IBond (8.7x1.4m) 3 12.2m2

Sign CMasked and Sprayed Precision Cut ACM/iBond (4x2.2m)

2 8.8m2

Sign D DM Dark Green 4mm ACM/IBond (10.6x0.8m) 2 8.5m2

Sign EDM Half Grey Olive & DM Gold & DM Dark Green 4mm ACM/IBond (3.2x1.3m)

1 4.3m2

Sign F DM Dark Green 4mm ACM/IBond (12.7x0.9m) 1 11.4m2

Sign GMasked and Sprayed Precision Cut ACM/iBond (5x6.2m)

1 31m2

Sign H Internally Illuminated Above Door Sign (4.7x0.7m) 1 3.3m2

Sign I DM Dark Green 4mm ACM/IBond (4.2x5.3m) 1 22.3m2

Sign J Internally Illuminated Pylon Sign (4.9x1.8m) 1 8.8m2

Sign K Internally Illuminated Pylon Sign (4.9x1.8m) 1 8.8m2

Sign LDM Half Grey Olive, DM Dark Green & PMS300C 4mm ACM/IBond (2x0.8m)

1 1.6m2

Sign MDM Half Grey Olive, DM Dark Green & PMS300C 4mm ACM/IBond (1.1x1.1m)

1 1.2m2

Sign NDM Half Grey Olive, DM Dark Green & PMS300C 4mm ACM/IBond (1.8x1m)

1 1.8m2

Sign O Click & Collect Sign (1.4x0.5m) 1 0.7m2

Sign P Trolley Sign (1x0.7m) ? 0.7m2

ANNOTATION LEGEND

TAG LEGEND

RESENE DAN MURPHY’S DARK GREEN (PMS 5743)

RESENE DAN MURPHY’S LIGHT GREEN (PMS 5773)

RESENE DAN MURPHY’S GOLD (PMS 871)

RESENE DAN MURPHY’S HALF GREY OLIVE (Y74-021-087)

NOTE: ALL SOFFITS TO BE PAINTED RESENE DAN MURPHY’S HALF GREY OLIVE (Y74-021-087). ALL CAPPINGS TO BE PAINTED DAN MURPHY’S DARK GREEN.

DOCUMENT NAME: Launceston Signage Concept V5 PAGE NUMBER: 1 DATE/TIME MODIFIED: 15 September 2015 10:44 AMSCALE: 1 : 200 @ A3 Page Size ACCOUNT MANAGER: Greg Findlay ART DIRECTOR: Andrew Knott

SIGN A SIGN B SIGN C SIGN D

SIGN B

SIGN G SIGN H

SIGN F


SIGN I

SIGN J SIGN K SIGN L

SIGN M SIGN N

SIGN O SIGN P

SIGN E






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dan murphy's bathurst street application

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