proposed addition and renovation · 4/3/2019 · proposed addition drawn by : and renovation 22...
TRANSCRIPT
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DEVELOPMENT APPLICATION
D-2019/17
APPLICANT: Mr D G Deacon and Mrs N T Miller
PROPOSAL: Alterations & Additions to Dwelling
LOCATION: 22 Balook Street, LAUDERDALE
RELEVANT PLANNING SCHEME: Clarence Interim Planning
Scheme 2015
ADVERTISING EXPIRY DATE: 3 April 2019.
In addition to the Application Form(s), Certificate of Title(s) and any associated
consent documents the following information is available on request:
• Coastal Vulnerability Report
The relevant plans and documents can be inspected at the Council offices, 38 Bligh Street, Rosny Park,
during normal office hours until 3 April 2019.
Any person may make representations about the application to the General Manager, by writing to PO
Box 96, Rosny Park, 7018 or by electronic mail to [email protected]. Representations must be
received by Council on or before 3 April 2019.
To enable Council to contact you if necessary, would you please also include a day time contact
number in any correspondence you may forward.
Any personal information submitted is covered by Council’s privacy policy, available at
www.ccc.tas.gov.au or at the Council offices.
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Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACONA319 2019_01_29 22 Balook street LAUDERDALE 1
STOREY - Picture3
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.0.0
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
artist impression
PROPOSED EXTENSIONFOR DAVID DEACON AND NIKKI MILLER
22 BALOOK STREET, LAUDERDALETASMANIA 7021
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Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
DRAWING REGISTER
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.0.1
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
THESE DRAWINGS ARE MADE BY DESIGN BUREAU TASMANIA TO COMPLY WITH THETASMANIAN PLUMBING CODE 2013, PLUMBING CODE OF AUSTRALIA, BUILDING CODE OFAUSTRALIA AND THE NATIONAL CONSTRUCTION CODE; WHICH ARE DECREED ALIGNED.THE REFERENCED STANDARDS THEREIN SHOULD BE APPLIED. ALL WORKMANSHIP,MATERIALS, TECHNIQUES, DESIGN SHOULD BE COMPLIANT WITH THESE. THESEDRAWINGS MAY USE PROVISIONAL & DIAGRAMATIC MEANS TOWARD ACHIEVEMENT OFTHE GOALS OF THESE CODES & AS A INSTRUMENT TO ASSIST LICENSED TRADESPEOPLE,AUTHORITY OFFICERS, BUILDING SURVEYORS & BUILDERS APPLY THEIR EXCELLENCEFOR BRAVE PRACTICAL OUTCOMES WHILST ACKNOWLEDGING THE VALUE OF THESECODES & THE PARTLY PATHETIC LITIGIOUS & INSURANCE HINDERANCES THATINFLUENCE AGAINST CIRCUMSTANTIAL PRAGMATICS AY.THESE DRAWINGS MUST BE READ IN CONJUNCTION WITH ALL OTHER DOCUMENTSPERTINENT TO THIS PROJECT INCLUDING ANY ENGINEERING & ENERGY ASSESSMENTS.THESE DRAWINGS ARE FOR ASSESSMENT UNDER THE NATIONAL CONSTRUCTION CODEAS SUCH ARE SUITABLE FOR USE IN CONSTRUCTION, HOWEVER ALL OTHER MATTERS OFDESIGN SUCH AS FORM & MATERIAL OPTIONS ARE SUBJECT TO OWNER CONFIRMATIONPROR TO ANY PURCHASING, ORDERING OR CONSTRUCTION.
TITLE N/AWIND SPEED N.ASOIL CLASS N/ATHERMAL CLIMATE ZONE 7CORROSION N/AENVIRONMENT N/ABUSHFIRE BAL N/A
BUILDING DESIGN DESIGN BUREAU TASMANIASTRUCTURAL ENGINEER N/ABUILDING SURVEYOR ROGERSON & BIRCH SURVEYORSDRAFTING DESIGN BUREAU TASMANIAWASTE/STORM WATER N/ABUSH FIRE N/AENERGY N/A
ADMINISTRATION BY OWNER
ATTACHMENTS
DRAWING REGISTER
A.0.0 COVERA.0.1 DRAWING REGISTERA.0.2 LOCATION PLAN
A.1.0 EXISTING SITE PLANA.1.1 PROPOSED SITE PLANA.1.2 EXISTING FLOOR PLANSA.1.3 DEMOLITION PLANSA.1.4 PROPOSED GROUND FLOOR PLANA.1.5 FIRST FLOOR PLAN AND ROOF PLAN
A.2.0 NORTH ELEVATIONA.2.1 EAST ELEVATIONA.2.2 SOUTH ELEVATIONA.2.3 WEST ELEVATION
P.0.0 DRAINAGE PLANS
S.0.0 SUN STUDY
NOTES
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Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
LOCATION PLAN
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.0.2
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
A.0.2-
LOCATION PLAN1:2000
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
EXISTING SITE PLAN
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.0
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
54,910
18,960
52,040
18,290
NOTESURVEY BY ROGERSON & BIRCH SURVEYORSBoundaries shown hereon are a preliminary re-definition of the land for planning purposes only andshould not be considered as an authoritative re-definition of the correct boundary location.
Before commencement of any building workboundaries shown hereon should be verified by a fullcadastral re-definition of the land.
ROGERSON & BIRCH SURVEYORS and DESIGNBUREAU TASMANIA architecture accepts noresponsibility for the improper use of boundaryinformation shown on this plan.
Do not remove this note from this or subsequentplans until boundaries shown have been verified.
NEIGHBO
URING
DWELLIN
G
NEIGHBOURING
HOUSE
EXISTINGDWELLING
EXISTINGSHED
A.1.0-
EXISTING SITE PLAN1:200
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
PROPOSED SITE PLAN
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.1
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
54,910
18,960
52,040
18,290
1,4201,140
1,4201,140
4,000
33,875
7,200
4,050
6,250
4,600
2,285
720
3,740
12,45
0
8,320 7,0
50
31,720
33,710
PROPOSED WORKS
LEGEND PROPOSED WORKS
GARDENDECKDRIVEWAY
NOTESURVEY BY ROGERSON & BIRCH SURVEYORSBoundaries shown hereon are a preliminary re-definition of the land for planning purposes only andshould not be considered as an authoritative re-definition of the correct boundary location.
Before commencement of any building workboundaries shown hereon should be verified by a fullcadastral re-definition of the land.
ROGERSON & BIRCH SURVEYORS and DESIGNBUREAU TASMANIA architecture accepts noresponsibility for the improper use of boundaryinformation shown on this plan.
Do not remove this note from this or subsequentplans until boundaries shown have been verified.
FLOOR AREA
DWELLING GND FLOOR 108.59m² 1ST FLOOR 23.29m² DECK 1 49.16m²CAR PARKING AND DRIVE: 176m2 TOTAL AREA: 181.04m²
* FLOOR AREA IS THE AREA MEASURED OVER THEENCLOSING WALLS OF THE BUILDINGNOTE
STORMWATER FROM PROPOSEDDEVELOPMENT TO EXISTINGCOUNCIL STORMWATERCONNECTION
EXISTING BUILDINGPAVING
NEIGHBO
URING
DWELLIN
G
NEIGHBOURING
HOUSE
PROPOSEDDECK20.47m2
EXISTINGDWELLING
PROPOSEDEXTENSION35.58m2
PROPOSEDEXTENSION35.58m2
PROPOS
ED FENC
ED WALKW
AY
PROPOSEDENTRANCEPERGOLA
NA.1.1-
PROPOSED SITE PLAN1:200
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACONEXISTING GROUND FLOOR, EXISTING FIRST
FLOOR
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.2
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
1
2
3
4
UP
10R
(270
mm
)9G
(279
mm
)
W
EXISTINGSHED
4
5
6
7
8 9 10
10R
(270
mm
)9G
(279
mm
)
EXISTING ROOF
EXISTING ROOF
EX
ISTI
NG
RO
OF
A.1.2.1-
EXISTING GROUND FLOOR1:100
A.1.2.2-
EXISTING FIRST FLOOR1:100
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACONDEMOLITION PLAN GROUND FLOOR, DEMOLITION
PLAN FIRST FLOOR
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.3
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
4
5
6
7
8 9 10
10R
(270
mm
)9G
(279
mm
)
EXISTING ROOF
EXISTING ROOF
EX
ISTI
NG
RO
OF
1
2
3
4
UP
10R
(270
mm
)9G
(279
mm
)
W
EXISTINGSHED
A.1.3-
DEMOLITION PLAN FIRST FLOOR1:100
A.1.3-
DEMOLITION PLAN GROUND FLOOR1:100
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
PROPOSED GROUND FLOOR
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.4
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N FLOOR AREAGROUND 108.59 m2FIRST 23.29 m2DECKS 49.16 m2
DWELLING TOTAL: 181.04 m2
1
2
3
4
UP
10R
(270
mm
)9G
(279
mm
)
1
1
2
2
3
3
A A
B B
C C
D D
W
F
2,5002,250 4,2603,600
4,610
5,750
900
1,890
4,975
2,415
2,410
S-01A
S-01A NEW BEAMAS PER ENGINEERS
SPECIFICATIONFIREPLACE
T
FLOOR FINISH LEGEND
TIMBER/ BAMBOO FLOORING
CERAMIC TILES
TIMBER DECK
WALL TYPES
CARPET
CONCRETE
CB
W01EXISTING WALLS
EX02BULL NOSE WEATHERBOARDCAVITYVAPOUR PERMEABLE MEMBRANE90mm TIMBER STUD WITH R2.4 INSULATION10MM PLASTERBOARD
I0110mm PLASTERBOARD90mm STUD WALL10mm PLASTERBOARD / TILES IN WET AREAS
1. ENTRANCE2. LOUNGE EXTENSION3. DINING4. KITCHEN5. BED 16. BATHROOM7. WC8. BED 2
9. BED 310. EXISTING DECK11. DECK
1.
3.
4.
5.6.
7.
8.
Co
EXISTING 150mm STEPEXISTING 150mm STEP
11.
A.2.0A.2.0
A.2
.1A
.2.1
A.2.2A.2.2
A.2
.3A
.2.3
FIREPLACE COVERED OVER
D
C
C
T
B2. B
A.1.4-
PROPOSED GROUND FLOOR1:100
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACONFIRST FLOOR AND PROPOSED ROOF PLAN,
EXISTING ROOF PLAN
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.5
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N FLOOR AREAGROUND 108.59 m2FIRST 23.29 m2DECKS 49.16 m2
DWELLING TOTAL: 181.04 m2
4
5
6
7
8 9 10
10R
(270
mm
)9G
(279
mm
)
1
1
2
2
3
3
A A
B B
C C
D D
S-01A
S-01A
A.2.0A.2.0
A.2.2A.2.2
A.2
.3A
.2.3
TIMBER PERGOLA
T
FLOOR FINISH LEGEND
TIMBER/ BAMBOO FLOORING
CERAMIC TILES
TIMBER DECK
WALL TYPES
CB
EX01EXISTING WALLS
EX02BULL NOSE WEATHERBOARDCAVITYVAPOUR PERMEABLE MEMBRANE90mm TIMBER STUD WITH R2.4 INSULATION10MM PLASTERBOARD
I0110mm PLASTERBOARD90mm STUD WALL10mm PLASTERBOARD / TILES IN WET AREAS
9.
10.
B
1. ENTRANCE2. LOUNGE EXTENSION3. DINING4. KITCHEN5. BED 16. BATHROOM7. WC8. BED 2
CARPET
CONCRETECo
Co
9. BED 310. EXISTING DECK11. DECK
D
ROOF 1ROOF AREA PLAN VIEW = 25.42 m2ROOF AREA x BY PITCH (3º) =26.18 m2
Roof catchment area per downpipe 26.18m2 = 1 DP as per AS/NZS 3500.3.2 stormwater drainage, or AS/NZS 3500.5domestic installations, section 5stormwater drainage.
ROOF 2ROOF AREA PLAN VIEW = 21.29 m2ROOF AREA x BY PITCH (3º) =21.93 m2
Roof catchment area per downpipe 21.93m2 = 1 DP as per AS/NZS 3500.3.2 stormwater drainage, or AS/NZS 3500.5domestic installations, section 5stormwater drainage.
d.p.s to have greater than 5000mm crosssectional area
ROOF 01PITCH = 3 DEGREESAREA = 25.42m2
EXISTING ROOF
EXISTING ROOF
EX
ISTI
NG
RO
OF
ROOF 02PITCH = 3 DEGREESAREA = 21.29m2
2
2
3
3
S-01A
A.2.2A.2.2
EXISTING ROOF
A.1.5-
FIRST FLOOR AND PROPOSED ROOF PLAN1:100
A.1.6-
EXISTING ROOF PLAN1:100
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
NORTH ELEVATION
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.2.0
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
±0 ±0
+2,700 +2,700
EXISTING WEATHERBOARDS TO BE PAINTED WHITE
EXISTING ROOF
NEW ROOF
EXISTING CHIMNEY
EXISTING RED BRICK WALL TO BE PAINTED WHITE
EXISTING WEATHERBOARDSTO BE PAINTED WHITE
NEW BULL-NOSEDWEATHERBOARD PAINTED WHITENATURAL GROUND LEVEL
PROPOSED GROUND LEVEL
+2,050
+4,750
+2,050
+4,750
A.2.0-
NORTH ELEVATION1:50
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
EAST ELEVATION
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.2.1
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
±0 ±0
+2,700 +2,700
EXISTING WEATHERBOARD CLADDING TO BE PAINTED WHITE
EXISTING RED BRICKTO BE PAINTEDWHITE
EXISTING CHIMNEY
NEW SLIDING DOOR
EXISTING ROOF
EXISTING RAILING
EXISTING WEATHERBOARDCLADDING TO BE PAINTEDWHITE
EXISTING RED BRICK TO BEPAINTED WHITE
NATURAL GROUND LEVEL
PROPOSED GROUND LEVEL
+2,050
+4,750
+2,050
+4,750
A.2.1-
EAST ELEVATION1:50
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
SOUTH ELEVATION
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.2.2
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
±0 ±0
+2,700 +2,700
NEW BULL-NOSEDWEATHERBOARDCLADDING - WHITE
EXISTING WEATHERBOARDCLADDING PAINTED WHITE
EXISTING ROOF
NEW CORRUGATED IRONROOF
WHITE TIMBER SCREEN
OUTDOOR FIRE PLACENATURAL GROUND LEVELPROPOSED GROUND LEVEL
+2,050
+4,750
+2,050
+4,750
A.2.2-
SOUTH ELEVATION1:50
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
WEST ELEVATION
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.2.3
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
±0 ±0
+2,700 +2,700
EXISTING BRICK CHIMNEY
EXISTING BALUSTRADETO BE PAINTED WHITE
NEW CORRUGATED IRONROOF
NEW BULL-NOSEDWEATHERBOARDCLADDING - WHITE
EXISTING WEATHERBOARD CLADDING TO BE PAINTED WHITE
EXISTING ROOF
EXISTING ROOF
NEW WINDOWS
EXISTING WINDOWSNATURAL GROUND LEVEL
PROPOSED GROUND LEVEL
+2,050
+4,750
+2,050
+4,750
A.2.3-
WEST ELEVATION1:50
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
DRAINAGE PLAN GROUND FLOOR
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. P.0.0
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
1234
UP
10R
(270
mm
)9G
(279
mm
)
W
SCEPTIC TANKS TO BE DECOMMISSIONEDAND REMOVED/FILLED IN BY LICENSEDPERSON
WASTEWATER TO BECONNECTED TO COUNCILSEWER SYSTEM
LEGEND
EXISTING SEWER
PROPOSED SEWER
EXISTING STORM WATER
PROPOSED STORM WATER
D.P
SCEPTIC TANKS
WET AREAS TO COMPLY WITH N.C.C. 3.8.1.2AND AS3740ALL PLUMBING WORK SHALL BE INACCORDANCE WITH THE TASMANIANPLUMBING CODE 2016, THE NATIONALPLUMBING CODE, AS 3500 & HOBART CITYCOUNCIL.
DN100 UP
VC SEWE
R PIPE 1:1
00 MIN FA
LL
150mm UV
PC
STORMWA
TER PIPE
MIN
1:100 FALL
P.0.0-
DRAINAGE PLAN GROUND FLOOR1:200
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
SUN STUDY
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. S.0.0
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
9AM 21ST JUNE 10AM 21ST JUNE 11AM 21ST JUNE
12PM 21ST JUNE 1PM 21ST JUNE 2PM 21ST JUNE 3PM 21ST JUNE
N
S.0.0-
SUN STUDY
-
ref: HB19054H001 Rep 31P Rev 00 Page 1 of 19
22 Balook Street, Lauderdale
Assessment about the Coastal Erosion
Vulnerability of a Proposed Development
Prepared for
Mr D Deacon & Ms N Miller
Client representative
Mr D Deacon
Date
14 March 2019
Rev00
-
ref: HB19054H001 Rep 31P Rev 00/NC/cy
Table of Contents
1. Introduction ...............................................................................................................................................................................2
2. Definitions .................................................................................................................................................................................3
2.1 Geomorphological Definitions ......................................................................................................................................... 3 2.2 Coastal Abbreviations Defined ....................................................................................................................................... 3
3. Erosion, Recession and the Design Setback ............................................................................................................................4
3.1 Geological Conditions..................................................................................................................................................... 4 3.2 Previous Research ......................................................................................................................................................... 4 3.3 Calculated Recession and Design Setback at Roches Beach ......................................................................................... 4 3.4 Planning Requirements about Recession on Roches Beach .......................................................................................... 7 3.5 Recommended Setback Line at 22 Balook Street, Lauderdale ....................................................................................... 8
4. Coastal Processes ....................................................................................................................................................................8
4.1 Waves ............................................................................................................................................................................ 8 4.2 Other Coastal Processes ................................................................................................................................................ 8
5. Statistical Tools Used to Evaluate Natural Influences ............................................................................................................. 11
6. Planning and Legislative Requirements .................................................................................................................................. 11
6.1 Introduction .................................................................................................................................................................. 11 6.2 Planning Requirements – Overview re Coastal Erosion Hazard Zones ......................................................................... 11
7. Pressures on Coastal Processes ............................................................................................................................................ 13
8. Managing Risk ........................................................................................................................................................................ 13
9. Conclusions and Recommendations ....................................................................................................................................... 13
10. References ............................................................................................................................................................................. 14
List of figures
Figure 1: Satellite images of the subject property at Lauderdale (Adapted from the original, source: Google Earth Pro, 2019) ...........2
Figure 2: Plan showing the reference sections at Roches Beach, 22 Balook Street is located between Profiles 9-10 (Adapted from the original, source: Shand et al, 2011, Water Research Laboratory Report 2011/05) ........................................................................5
Figure 3: Boundaries at 22 Balook Street (source: ‘theList’, 2018) ......................................................................................................5
Figure 4: Profile 9 cross section on Roches Beach close to 22 Balook Street Lauderdale (Adapted from the original, source: Shand T. & Carley J., 2009, Water Research Laboratory Report 2009/31) ....................................................................................................6
Figure 5: Coastal erosion medium hazard area at 22 Balook Street (Adapted from the original, source: IPS, 2015 and ‘theList’, 2018) ...........................................................................................................................................................................................................8
Figure 6: View seaward from 22 Balook Street (source: Josh Hniat, 2019) .........................................................................................9
Figure 7: View of the dunes near 22 Balook St. (source: Josh Hniat, 2019) ........................................................................................9
Figure 8: View of the foredunes near 22 Balook St. (source: Josh Hniat, 2019) ................................................................................ 10
Figure 9: View of the front yard/driveway at 22 Balook St. (source: Josh Hniat, 2019) ...................................................................... 10
Figure 10: View of the proposed development site at 22 Balook St. (source: Josh Hniat, 2019) ....................................................... 11
List of tables
Table 1: WRL simplified estimates of SLR in Clarence City (after Shand et al, 2011) ........................................................................7
Table 2: Design Setbacks (Adapted from the original, source: Shand et al, 2011) with factors ‘S3 to S5’ rearranged ........................7
-
ref: HB19054H001 Rep 31P Rev 00/NC/cy
Appendices
Appendix A — Drawings from others
Prepared by — Noel Carroll Date — 14/03/2019
Reviewed by — Robert Casimaty Date — 14/03/2019
Authorised by — Robert Casimaty Date — 14/03/2019
Revision History
Rev No. Description Prepared by Reviewed by Authorised by Date
A Draft Report N Carroll R Casimaty N Carroll 01/03/2019
00 First Issue N Carroll R Casimaty N Carroll 14/03/2019
2019 pitt&sherry
This document is and shall remain the property of pitt&sherry. 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 is prohibited.
-
ref: HB19054H001 Rep 31P Rev 00/NC/cy Page i
Executive Summary
A development application has been lodged with Clarence City Council (CCC) relating to the proposed development
(building extension < 40 square metres) on the land at 22 Balook Street, Lauderdale.
This document describes the coastal erosion vulnerability assessment undertaken by pitt&sherry.
This assessment relates to coastal engineering matters and requirements of the CCC Interim Planning Scheme 2015
(IPS, 2015) pertaining to coastal conditions. A review about the pertinent regulatory requirements has been
undertaken also.
Suitable robust building and structural design together with piled footings are warranted and appropriate for the
proposed development. Specifications for same ought to be prescribed by an experienced and qualified Engineer
who is familiar with the design of buildings that are susceptible to coastal processes.
It is expected that accessibility to the site would be maintained by CCC.
Healthiness of the site is an existing risk that needs to be managed by alteration of the on-site waste water treatment.
It is understood that planning for removal of the septic tank and connection to the CCC reticulated sewer is underway.
In my opinion, it is not unreasonable to manage the projected risk of coastal erosion by suitable robust building
methods, mitigation and adaptation, generally as noted in this report, that is undertaken by or on behalf of the subject
property owners.
Accordingly, it is my view, that approval of the application for the proposed development (an extension of < 40 square
metres) should not be withheld on the grounds of coastal erosion risk.
-
ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 2
1. Introduction
Mr D Deacon and Ms N Miller have lodged a Development Application for an extension and alterations to their existing
dwelling at 22 Balook Street, Lauderdale. The Clarence City Council (CCC) Interim Planning Scheme 2015 (IPS, 2015)
has several planning overlays that pertain to coastal conditions and this property in Balook Street is affected by coastal
management, inundation and coastal erosion overlays.
David Deacon requested pitt&sherry to undertake an assessment about the coastal erosion vulnerability only and
prepare a brief report describing its findings. Details of this assessment are recorded further herein.
Figure 1 is a series of aerial photographs of the subject property and adjacent Roches Beach, over a seven year period. 13/11/2017 (Google) aerial photo below
9/1/2016 (Google) aerial photo below
15/2/2010 (Google) aerial photo below
Figure 1: Satellite images of the subject property at Lauderdale (Adapted from the original, source: Google Earth Pro, 2019)
Subject site at 22 Balook St., Lauderdale
-
ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 3
CCC representative (Mr Max Melton) advised me that Council Engineering staff will consider the provisions of the
inundation/coastal management overlays. They will advise the Council Planner about the required minimum floor level for
the proposed development and other coastal planning matters because the extension is small with a floor area less than
40 m².
2. Definitions
2.1 Geomorphological Definitions
Erosion
“The offshore movement of sand from the sub-aerial beach during storms” (Coastal Management Manual, 1990).
This is a term used to describe the temporary removal of soil (e.g. sand) from the beach and its deposition offshore.
During seasonal cycles it is commonly expected that sand will be redeposited onto the beach again (accretion).
The use of the term ‘erosion’ is recommended to describe short term coastal change whilst recession to describes long
term coastal change.
Recession
This is “.... the progressive landward shift in the average long-term position of the coastline (Coastal Management
Manual, 1990).
This is a term used to describe the sustained removal of soil (e.g. sand) from the back beach and its deposition offshore;
thereafter the sand is not redeposited onto the beach (due to a sand deficit offshore).
Recession represents the long-term balance between erosion and accretion, where erosion dominates.
Accretion
Natural accretion is the build-up of land (generally sand) on a beach by the action of waves or wind.
During milder wave conditions between storms, swell waves move sand from offshore back onto the sub-aerial beach
resulting in a larger sub-aerial volume. Onshore winds can further enhance dune building above the ambient wave runup
limit.
Accretion is the opposite of erosion. Artificial accretion is a build-up of land on the coast caused by a deliberate
anthropogenic act.
2.2 Coastal Abbreviations Defined
AEP annual exceedance probability (refer to Section 5 for some brief explanatory information)
AHD Australian Height Datum
HAT highest astronomical tide
MSL mean sea level
SLR sea level rise
SWL still water (sea) level.
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 4
3. Erosion, Recession and the Design Setback
3.1 Geological Conditions
Balook Street is located on a large geotechnical unit of quaternary sediments (windblown sand, etc.) according to
information shown on the geological map ‘Engineering Geology Greater Hobart Area Map 1’ (1980), 1: 25,000 series,
published by the Division of Mines and Mineral Resources.
The depth of this geotechnical unit is noted on that map to vary between 0 - 5+ metres. Anecdotally, a rock stratum is not
near the surface and the obvious reef off the end of Bambra Street is a local ‘anomaly’.
The quaternary sediments in Balook Street are susceptible to erosion and it is expected that piled footings are necessary to support the proposed development.
3.2 Previous Research
Previous research about coastal erosion has been undertaken by Carley et al (2008), Shand and Carley (2009), Shand
et al (2011), Mariani et al (2012), Sharples et al (2013) and others, e.g. CoastAdapt (2016). Chris Sharples also
produced a preliminary erosion assessment, etc., prior to 2007 or thereabouts.
This research quantified the likely recession that may be expected behind Roches Beach in Lauderdale.
3.3 Calculated Recession and Design Setback at Roches Beach
Calculation of recession at Roches Beach was reassessed by Shand et al (2011) as a review of earlier work by Carley et
al (2008).
Figure 2 is an aerial view (plan) of the subject area showing the location of various reference profiles (Shand et al, 2011).
22 Balook Street is located between profiles 9 & 10.
Figure 3 is an aerial view and plan of the boundaries around the subject property.
Figure 4 shows the beach and dune profile from previous surveying undertaken for CCC at Profile 9 along Roches
Beach; MSL is about 0.0 m AHD.
The distance from the seaward dune crest to the nearest boundary is about 20 metres, when measured on 18 February
2019.
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 5
Figure 2: Plan showing the reference sections at Roches Beach, 22 Balook Street is located between Profiles 9-10 (Adapted from the original, source: Shand et al, 2011, Water Research Laboratory Report 2011/05)
Figure 3: Boundaries at 22 Balook Street (source: ‘theList’, 2018)
-
ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 6
Figure 4: Profile 9 cross section on Roches Beach close to 22 Balook Street Lauderdale (Adapted from the original, source: Shand T. & Carley J., 2009, Water Research Laboratory Report 2009/31)
The recommended design setback distance at Profile 9 for planning and management of the coastal zone is calculated
from a number factors, according to Shand et al (2011) and Mariani et al (2012), as follows:
• Factor ‘S1’ – an allowance for short term erosion (storm demand) = 25 m for 2 consecutive 1% AEP storms that
are estimated to erode 92-100 m³/m of beach length
• ‘S2’ – an allowance for the ongoing underlying recession = 0.2 m/year
• ‘S3’ – an allowance for recession due to future SLR (see below)
• ‘S4’ – an allowance for beach rotation = 0 (Shand et al, 2011; on p 22)
• ‘S5’ – an allowance for dune stability where there is a zone of reduced foundation capacity = 3 to 11 m, say = 5
m
• FoS – a factor of safety that may be applicable to one or more of the factors ‘S1 to S5’ = 1.0, say
• ‘N’ – the number of years for which the setback distance is being calculated, assuming 2010 as the starting year.
NOTE – the factors are as defined in Mariani et al (2012) and Sharples et al (2013).
Re ‘S3’, the sea level rise component, this part of the total recession is calculated from a simplistic ‘Bruun Rule’
coefficient whereby the recession, R = C x SLR (simple equation). For Roches Beach others have determined that a
minimum value of 40 ought to be adopted for the coefficient, C and 50 is recommended; this is not considered to be
unreasonable. Thus, if SLR = 0.3 m, in the year 2050, the recession is expected to be = 0.3 x 50 = 15 metres.
Table 1 records the simplified engineering estimates of global SLR and no reliable information is available showing that
the local sea level rise for Clarence differs substantially from the estimates (SGS and WRL, 2009); these estimates were
repeated in Shand et al (2011). The simplified scenarios were developed for engineering application by the Water
Research Laboratory (WRL) relative to the IPCC report AR4 released in 2007 with the 2050 values modified to align with
the work by NCCOE in 2004.
The year 2050 corresponds to a medium risk per IPS (2015) whilst 2100 relates to a low risk.
pitt&sherry calculates the 2050 ‘high’ SLR setback distance = (S1 + NxS2 + S3 + S4) x FoS + S5
= [25 + (2050-2010) x 0.2 + 0.3 x 50 + 0] x1 + 5
= 53 metres, for a ‘Bruun’ factor of 50.
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 7
Table 1: WRL simplified estimates of SLR in Clarence City (after Shand et al, 2011)
Sea level scenario
Year
2050
2100
Estimated SLR (m)
Adopted ‘mid’ scenario
0.2
0.5
Adopted ‘high’ scenario
0.3
0.9
Table 2 shows the Design Setbacks per Shand et al (2011). Each figure within parentheses are the actual value whereas
Shand et al (2011) has rounded the setback distance up. NOTE – the factors ‘S3 to S5’ are rearranged from the
information in that source, according to the order defined in Mariani et al (2012) and Sharples et al (2013).
Table 2: Design Setbacks (Adapted from the original, source: Shand et al, 2011) with factors ‘S3 to S5’ rearranged
‘Profile’
S1 S2 S3 S4 S5 Design Setback
Erode 2 x 1% AEP
Storm
(m)
Yearly Recedes
(m, p.a.)
Bruun Coeff
2050 Mid SLR Recedes
(m)
2050 High SLR
Recedes
(m)
Beach Rotate
(m)
Stable Zone
(m)
2010
(m)
2050 Mid SLR (m)
2050 High SLR
(m)
9 25 0.2 50 10 15 0 3 30
(28)
50
(48)
55
(53)
10 25 0.2 50 10 15 0 4 30
(29)
50
(49)
55
(54)
3.4 Planning Requirements about Recession on Roches Beach
Figure 5 shows the coastal erosion hazard bands relating to the subject property that are derived from IPS (2015). It is
noted that the medium hazard band in IPS (2015), as shown over the subject property, is slightly less conservative than
the ‘theList’ (2018) coastal erosion hazard band 20161201 extents for 2050.
Building and infrastructure assets within the ‘medium risk’ and ‘low risk’ zones are at risk if adaptation and/or mitigation
measures are not implemented. It is emphasised that all the land within a ‘medium risk’ hazard band is very likely to be
eroded by recession due to sea level rise in 2100.
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 8
Figure 5: Coastal erosion medium hazard area at 22 Balook Street (Adapted from the original, source: IPS, 2015 and ‘theList’, 2018)
3.5 Recommended Setback Line at 22 Balook Street, Lauderdale
Recession is projected to occur along Balook Street and the recommended design setback line ought to be at the least
along the north-western edge of the ‘medium risk’ zone that is shown in Figure 5 from IPS (2015).
The ‘medium risk’ setback line lies beyond the proposed development and the proposed development on the subject site
is projected to be subject to an erosion hazard.
4. Coastal Processes
4.1 Waves
Shand et al (2011) describe the WRL assessment of swell and local wind wave heights, wave periods and their related
effects, e.g. wave runup, etc.
A detailed evaluation of this information is beyond the scope of this report.
4.2 Other Coastal Processes
Other coastal processes that may have an influence on coastal hazards/risk are, as follows:
• Tides
• Storm surge
• Coastally trapped waves
• Littoral drift
• Rainfall and overland flow arising from precipitation.
However, consideration of these processes is beyond the scope of this report.
Figures 6 to 8 are recent views on the seaward side at the subject property.
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 9
Figure 6: View seaward from 22 Balook Street (source: Josh Hniat, 2019)
Figure 7: View of the dunes near 22 Balook St. (source: Josh Hniat, 2019)
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 10
Figure 8: View of the foredunes near 22 Balook St. (source: Josh Hniat, 2019)
Figures 9 and 10 are recent views on the landward side at the subject property.
Figure 9: View of the front yard/driveway at 22 Balook St. (source: Josh Hniat, 2019)
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 11
Figure 10: View of the proposed development site at 22 Balook St. (source: Josh Hniat, 2019)
5. Statistical Tools Used to Evaluate Natural Influences Statistics provide important tools to evaluate naturally occurring influences on the coastal zone.
The Annual Exceedance Probability (AEP) is defined as the likelihood (probability) that the magnitude of an event/effect
arising from natural influences, e.g. wind speed, will be exceeded once per annum. Annual exceedance probability, AEP,
is preferred by some researchers because there is no implicit connection to a time frame (at least not beyond one year).
AEP data is included in various Australian Standards, e.g. AS 4997-2005. AEP may be expressed as a figure or %.
For the purposes of this review, the Design Life (DL) for the proposed development on the subject site is assumed to be
50 years, i.e. until 2069. However, it is customary for development applications to consider the planning requirements in
2100.
Notwithstanding the estimated erosion event magnitude is based upon 1% AEP, there is a 39% chance that event could
occur during the nominated 50 year Design Life.
6. Planning and Legislative Requirements
6.1 Introduction
I am not a planner. However, I have interpreted the requirements in IPS (2015) to the best of my ability.
6.2 Planning Requirements – Overview re Coastal Erosion Hazard Zones
Planning within Clarence City Council is based on the Clarence Interim Planning Scheme 2015 (IPS, 2015). Within this
scheme different overlays are provided.
The coastal erosion hazard overlay and other overlays apply to this development as noted in section 3.4
IPS (2015) prescribes a variety of requirements, as follows:
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 12
• Section E.16.1.1 of the Coastal Erosion Hazards Code (Purpose)
o Subclauses (a) to (c) are obvious and have been mentioned elsewhere in this report
o Subclause (d); in my opinion the proposed development is not likely to increase coastal dynamic
effects in a way that would be detrimental to the development site and other property
o Subclause (e/i); in my opinion people, property and infrastructure are not likely to be exposed to an
unacceptable risk by the proposed development
o Subclause (e/ii); in my opinion, if the proposed development is constructed as recommended
herein, future costs for adaptation, etc., would be minimised
o Subclause (e/iii); in my opinion, the requirements in this subclause are not relevant to the proposed
development
o Subclause (f); in my opinion, the requirements in this subclause are not relevant to the proposed
development
• Section E.16.2.1 of the Coastal Erosion Hazards Code (Application)
o Subclauses (a) and (b) are obvious and applicable to the proposed development
o Subclause (c); in my opinion, the requirements in this subclause are not relevant to the proposed
development
• Section E.16.3.1 of the Coastal Erosion Hazards Code (Definition of Terms)
o The subclauses in this section are taken as read
• Section E.16.4.1 of the Coastal Erosion Hazards Code (Exempt Development)
o In my opinion the proposed development is not exempt from the requirements in this section
• Sections E.16.5.1/16.5.2 of the Coastal Erosion Hazards Code (Application Requirements)
o In my opinion, CCC have prescribed what their requirements are in lieu of the requirements in this
section
• Section E.16.7.1 of the Coastal Erosion Hazards Code (Building & Works)
o Subclause (a); in my opinion people, property and infrastructure are not likely to be exposed to an
increased level of risk by the proposed development
o Subclause (b); in my opinion erosion risk from wave runup could be mitigated to an acceptable
level in the proposed development by structural and design methods that avoid damage or loss
o Subclause (c); the building methods that ought to be used to avoid damage or loss should be
designed by a suitably qualified and experienced engineer
o Subclause (d); in my opinion the need for future remediation works in the proposed development
would be minimised if appropriate structural and design methods are used in the building
o Subclause (e); in my opinion the health and safety of people would not be placed at risk if
appropriate structural and design methods are used in the building
o Subclause (f); important natural features are not likely to be damaged or requiring protection form
the proposed development
o Subclause (g); in my opinion, the proposed development would not obstruct the present public
access to the foreshore
o Subclause (h); in my opinion, access to the site should not be lost and is unlikely to be substantially
compromised by expected future erosion on the subject property or off-site
o Subclause (i); this subclause is outside my scope for decision making
o Subclause (j); in my opinion, the proposed development is not located on a presently active
landform.
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 13
In summary, the proposed development on 22 Balook Street (extension to the existing dwelling) is susceptible to the
impacts of erosion and recession that is projected to occur by 2050 or beforehand together with the effect of other
coastal processes. Nevertheless, in my opinion, the proposed modest sized extension is unlikely to cause an
unreasonable risk to nor increase coastal dynamic effects on people, property or infrastructure.
It is considered necessary to implement mitigation measures and progressive adaptation to regulate the projected risk
and the proposed development ought to include structural & design methods that significantly reduce or avoid the need
for future remediation. In my opinion, the proposed extension ought to be designed with piled footings and other
protective measures such as robust walls, etc., by a suitably qualified Engineer who is experienced with specifying the
requirements for works in a vulnerable coastal location.
Protection of the existing dwelling ought to be considered in conjunction with the design of the proposed development, at
the least those parts of the dwelling that would be difficult to retrofit protection to later when the extension is completed,
albeit this is not a mandatory requirement by pitt&sherry.
7. Pressures on Coastal Processes The proposed development on the subject property is not expected to add significant pressure on physical coastal
processes, in my opinion.
The provision of on-site wastewater treatment should be terminated as soon as is practicable. I am advised by the
owner’s representative that connection of the 22 Balook Street property to the Council reticulated sewer system is
intended and the planning for that connection is underway.
8. Managing Risk It is very important to consider what to do and what to avoid during development and maintenance of the subject property
and dunes to protect coastal values. “To work successfully in the coastal zone, and to avoid costly problems in the future,
land managers will need an understanding of physical coastal processes and have the wisdom to know when it is better
to do nothing, by applying the precautionary principle. It is important to seek specialist advice and consult broadly with
other coastal stakeholders and the community.” (Page and Thorp, 2010)
9. Conclusions and Recommendations SGS and WRL (2009) have noted that, from a survey of residents, > 80% strongly support CCC providing shoreline
protection and limiting development in high risk areas amongst other options available to the Council. “The preferences
expressed for the different policy options suggest that the community place a greater emphasis on preventing physical
damage and are relatively less concerned about the loss of property value that policies or preventative actions may
cause. Where respondents that named protection measures, elaborated their answers further, it is clear that they are
calling for measures that would keep beaches in their current state. Protection measures that protect houses and
infrastructure but result in the loss of beaches are unlikely to be welcomed to the same degree.” (pp 6,7)
In my opinion, it is unlikely that CCC would abandon roadways through Lauderdale adjacent to the Roches Beach dunes
and Balook Street would remain open to traffic thus maintaining accessibility to the subject property, for other residents
and services.
The proposed development ought to include structural & design methods that significantly reduce or avoid the need for
future remediation. The proposed extension ought to be designed with piled footings and other protective measures such
as robust walls, etc., by a suitably qualified Engineer who is experienced with specifying the requirements for works in a
vulnerable coastal location.
Piling is recommended to support the proposed development and mitigate the risk of damage that is otherwise expected
to occur because of erosion, recession and other coastal processes. Additional information ought to be obtained through
a site specific geotechnical assessment to discover the stable foundation depth for piling.
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ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 14
Adaptation and mitigation measures are expected to be necessary over time to protect against the altered site conditions
arising from the projected erosion, recession and other coastal processes.
The healthiness of the site (on-site human waste management) is a risk that requires alteration. It is understood that the
existing septic tanks located in the yard seaward from the existing dwelling will be removed; this on-site wastewater
treatment should be terminated as soon as is practicable. I am advised by the owner’s representative that connection of
the 22 Balook Street property to the Council reticulated sewer system is intended and the planning for that connection is
underway.
In my opinion, it is not unreasonable to manage the projected risk of coastal erosion by suitable robust building methods,
mitigation and adaptation, generally as noted in this report, that is undertaken by or on behalf of the subject property
owners.
Accordingly, it is my view, that approval of the application for the proposed development (an extension of < 40 square
metres) should not be withheld on the grounds of coastal erosion risk.
10. References
AS 4997 (2005), Guidelines for the design of maritime structures, Australian Standard, Standards Australia, Sydney,
NSW
Carley et al (2008), “Coastal Processes, Coastal Hazards, Climate Change and Adaptive Responses for Preparation of a
Coastal Management Strategy for Clarence City, Tasmania”, WRL Technical Report No 2008/04, Water Research
Laboratory, School of Civil and Environmental Engineering, University of New South Wales October 2008
CoastAdapt (2016), www.coastadapt.com.au
Coastal Management Manual (1990), New South Wales Government, September 1990
IPS (2015), Clarence Interim Planning Scheme 2015, www.iplan.tas.gov.au, Tasmanian Government
Mariani et al (2012), “Generic Design Coastal Erosion Volumes and Setbacks for Australia”, WRL Research Report 247,
Water Research Laboratory, School of Civil and Environmental Engineering, University of New South Wales, June 2012
Page, L. and Thorp, V. (2010), “Tasmanian Coastal Works Manual: A best practice management guide for changing
coastlines”, Department of Primary Industries Parks Water and Environment, Government of Tasmania, December 2010
SGS and WRL (2009), “Climate change impacts On Clarence coastal areas – Final Report, WRL Project No 06071.02,
Water Research Laboratory, School of Civil and Environmental Engineering, University of New South Wales, published
by Clarence City Council, April 2009
Shand, T. & Carley, J. (2009), “Dune Building using Beach Scraping at Cremorne Ocean Beach and Roches Beach,
Clarence City, Tasmania”, WRL Technical Report No 2009/31, Water Research Laboratory, School of Civil and
Environmental Engineering, University of New South Wales, December 2009
Shand et al (2011), “Roches Beach Coastal Hazard Lines Reassessment”, WRL Technical Report No 2011/05, Water
Research Laboratory, School of Civil and Environmental Engineering, University of New South Wales, September 2011
Sharples et al (2013), “Coastal erosion susceptibility zone mapping for hazard band definition in Tasmania”, Blue Wren
Group, School of Geography & Environmental Studies, University of Tasmania and the Department of Premier &
Cabinet, Tasmania, October 2013
theList (2018), Land Information System Tasmania, www.thelist.tas.gov.au, Tasmania Government.
http://www.coastadapt.com.au/http://www.iplan.tas.gov.au/http://www.thelist.tas.gov.au/
-
ref: HB19054H001 Rep 31P Rev 00/NC/cy Page 15
Drawings from others
Appendix A
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACONA319 2019_01_29 22 Balook street LAUDERDALE 1
STOREY - Picture3
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.0.0
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
artist impression
PROPOSED EXTENSIONFOR DAVID DEACON AND NIKKI MILLER
22 BALOOK STREET, LAUDERDALETASMANIA 7021
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
DRAWING REGISTER
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.0.1
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
THESE DRAWINGS ARE MADE BY DESIGN BUREAU TASMANIA TO COMPLY WITH THETASMANIAN PLUMBING CODE 2013, PLUMBING CODE OF AUSTRALIA, BUILDING CODE OFAUSTRALIA AND THE NATIONAL CONSTRUCTION CODE; WHICH ARE DECREED ALIGNED.THE REFERENCED STANDARDS THEREIN SHOULD BE APPLIED. ALL WORKMANSHIP,MATERIALS, TECHNIQUES, DESIGN SHOULD BE COMPLIANT WITH THESE. THESEDRAWINGS MAY USE PROVISIONAL & DIAGRAMATIC MEANS TOWARD ACHIEVEMENT OFTHE GOALS OF THESE CODES & AS A INSTRUMENT TO ASSIST LICENSED TRADESPEOPLE,AUTHORITY OFFICERS, BUILDING SURVEYORS & BUILDERS APPLY THEIR EXCELLENCEFOR BRAVE PRACTICAL OUTCOMES WHILST ACKNOWLEDGING THE VALUE OF THESECODES & THE PARTLY PATHETIC LITIGIOUS & INSURANCE HINDERANCES THATINFLUENCE AGAINST CIRCUMSTANTIAL PRAGMATICS AY.THESE DRAWINGS MUST BE READ IN CONJUNCTION WITH ALL OTHER DOCUMENTSPERTINENT TO THIS PROJECT INCLUDING ANY ENGINEERING & ENERGY ASSESSMENTS.THESE DRAWINGS ARE FOR ASSESSMENT UNDER THE NATIONAL CONSTRUCTION CODEAS SUCH ARE SUITABLE FOR USE IN CONSTRUCTION, HOWEVER ALL OTHER MATTERS OFDESIGN SUCH AS FORM & MATERIAL OPTIONS ARE SUBJECT TO OWNER CONFIRMATIONPROR TO ANY PURCHASING, ORDERING OR CONSTRUCTION.
TITLE N/AWIND SPEED N.ASOIL CLASS N/ATHERMAL CLIMATE ZONE 7CORROSION N/AENVIRONMENT N/ABUSHFIRE BAL N/A
BUILDING DESIGN DESIGN BUREAU TASMANIASTRUCTURAL ENGINEER N/ABUILDING SURVEYOR ROGERSON & BIRCH SURVEYORSDRAFTING DESIGN BUREAU TASMANIAWASTE/STORM WATER N/ABUSH FIRE N/AENERGY N/A
ADMINISTRATION BY OWNER
ATTACHMENTS
DRAWING REGISTER
A.0.0 COVERA.0.1 DRAWING REGISTERA.0.2 LOCATION PLAN
A.1.0 EXISTING SITE PLANA.1.1 PROPOSED SITE PLANA.1.2 EXISTING FLOOR PLANSA.1.3 DEMOLITION PLANSA.1.4 PROPOSED GROUND FLOOR PLANA.1.5 FIRST FLOOR PLAN AND ROOF PLAN
A.2.0 NORTH ELEVATIONA.2.1 EAST ELEVATIONA.2.2 SOUTH ELEVATIONA.2.3 WEST ELEVATION
P.0.0 DRAINAGE PLANS
S.0.0 SUN STUDY
NOTES
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
LOCATION PLAN
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.0.2
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
A.0.2-
LOCATION PLAN1:2000
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
EXISTING SITE PLAN
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.0
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
54,910
18,960
52,040
18,290
NOTESURVEY BY ROGERSON & BIRCH SURVEYORSBoundaries shown hereon are a preliminary re-definition of the land for planning purposes only andshould not be considered as an authoritative re-definition of the correct boundary location.
Before commencement of any building workboundaries shown hereon should be verified by a fullcadastral re-definition of the land.
ROGERSON & BIRCH SURVEYORS and DESIGNBUREAU TASMANIA architecture accepts noresponsibility for the improper use of boundaryinformation shown on this plan.
Do not remove this note from this or subsequentplans until boundaries shown have been verified.
NEIGHBO
URING
DWELLIN
G
NEIGHBOURING
HOUSE
EXISTINGDWELLING
EXISTINGSHED
A.1.0-
EXISTING SITE PLAN1:200
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
PROPOSED SITE PLAN
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.1
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
54,910
18,960
52,040
18,290
1,4201,140
1,4201,140
4,000
33,875
7,200
4,050
6,250
4,600
2,285
720
3,740
12,45
0
8,320 7,0
50
31,720
33,710
PROPOSED WORKS
LEGEND PROPOSED WORKS
GARDENDECKDRIVEWAY
NOTESURVEY BY ROGERSON & BIRCH SURVEYORSBoundaries shown hereon are a preliminary re-definition of the land for planning purposes only andshould not be considered as an authoritative re-definition of the correct boundary location.
Before commencement of any building workboundaries shown hereon should be verified by a fullcadastral re-definition of the land.
ROGERSON & BIRCH SURVEYORS and DESIGNBUREAU TASMANIA architecture accepts noresponsibility for the improper use of boundaryinformation shown on this plan.
Do not remove this note from this or subsequentplans until boundaries shown have been verified.
FLOOR AREA
DWELLING GND FLOOR 108.59m² 1ST FLOOR 23.29m² DECK 1 49.16m²CAR PARKING AND DRIVE: 176m2 TOTAL AREA: 181.04m²
* FLOOR AREA IS THE AREA MEASURED OVER THEENCLOSING WALLS OF THE BUILDINGNOTE
STORMWATER FROM PROPOSEDDEVELOPMENT TO EXISTINGCOUNCIL STORMWATERCONNECTION
EXISTING BUILDINGPAVING
NEIGHBO
URING
DWELLIN
G
NEIGHBOURING
HOUSE
PROPOSEDDECK20.47m2
EXISTINGDWELLING
PROPOSEDEXTENSION35.58m2
PROPOSEDEXTENSION35.58m2
PROPOS
ED FENC
ED WALKW
AY
PROPOSEDENTRANCEPERGOLA
NA.1.1-
PROPOSED SITE PLAN1:200
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACONEXISTING GROUND FLOOR, EXISTING FIRST
FLOOR
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.2
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
1
2
3
4
UP
10R
(270
mm
)9G
(279
mm
)
W
EXISTINGSHED
4
5
6
7
8 9 10
10R
(270
mm
)9G
(279
mm
)
EXISTING ROOF
EXISTING ROOF
EX
ISTI
NG
RO
OF
A.1.2.1-
EXISTING GROUND FLOOR1:100
A.1.2.2-
EXISTING FIRST FLOOR1:100
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACONDEMOLITION PLAN GROUND FLOOR, DEMOLITION
PLAN FIRST FLOOR
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.3
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N
4
5
6
7
8 9 10
10R
(270
mm
)9G
(279
mm
)
EXISTING ROOF
EXISTING ROOF
EX
ISTI
NG
RO
OF
1
2
3
4
UP
10R
(270
mm
)9G
(279
mm
)
W
EXISTINGSHED
A.1.3-
DEMOLITION PLAN FIRST FLOOR1:100
A.1.3-
DEMOLITION PLAN GROUND FLOOR1:100
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
PROPOSED GROUND FLOOR
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.4
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N FLOOR AREAGROUND 108.59 m2FIRST 23.29 m2DECKS 49.16 m2
DWELLING TOTAL: 181.04 m2
1
2
3
4
UP
10R
(270
mm
)9G
(279
mm
)
1
1
2
2
3
3
A A
B B
C C
D D
W
F
2,5002,250 4,2603,600
4,610
5,750
900
1,890
4,975
2,415
2,410
S-01A
S-01A NEW BEAMAS PER ENGINEERS
SPECIFICATIONFIREPLACE
T
FLOOR FINISH LEGEND
TIMBER/ BAMBOO FLOORING
CERAMIC TILES
TIMBER DECK
WALL TYPES
CARPET
CONCRETE
CB
W01EXISTING WALLS
EX02BULL NOSE WEATHERBOARDCAVITYVAPOUR PERMEABLE MEMBRANE90mm TIMBER STUD WITH R2.4 INSULATION10MM PLASTERBOARD
I0110mm PLASTERBOARD90mm STUD WALL10mm PLASTERBOARD / TILES IN WET AREAS
1. ENTRANCE2. LOUNGE EXTENSION3. DINING4. KITCHEN5. BED 16. BATHROOM7. WC8. BED 2
9. BED 310. EXISTING DECK11. DECK
1.
3.
4.
5.6.
7.
8.
Co
EXISTING 150mm STEPEXISTING 150mm STEP
11.
A.2.0A.2.0
A.2
.1A
.2.1
A.2.2A.2.2
A.2
.3A
.2.3
FIREPLACE COVERED OVER
D
C
C
T
B2. B
A.1.4-
PROPOSED GROUND FLOOR1:100
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACONFIRST FLOOR AND PROPOSED ROOF PLAN,
EXISTING ROOF PLAN
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.1.5
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
N FLOOR AREAGROUND 108.59 m2FIRST 23.29 m2DECKS 49.16 m2
DWELLING TOTAL: 181.04 m2
4
5
6
7
8 9 10
10R
(270
mm
)9G
(279
mm
)
1
1
2
2
3
3
A A
B B
C C
D D
S-01A
S-01A
A.2.0A.2.0
A.2.2A.2.2
A.2
.3A
.2.3
TIMBER PERGOLA
T
FLOOR FINISH LEGEND
TIMBER/ BAMBOO FLOORING
CERAMIC TILES
TIMBER DECK
WALL TYPES
CB
EX01EXISTING WALLS
EX02BULL NOSE WEATHERBOARDCAVITYVAPOUR PERMEABLE MEMBRANE90mm TIMBER STUD WITH R2.4 INSULATION10MM PLASTERBOARD
I0110mm PLASTERBOARD90mm STUD WALL10mm PLASTERBOARD / TILES IN WET AREAS
9.
10.
B
1. ENTRANCE2. LOUNGE EXTENSION3. DINING4. KITCHEN5. BED 16. BATHROOM7. WC8. BED 2
CARPET
CONCRETECo
Co
9. BED 310. EXISTING DECK11. DECK
D
ROOF 1ROOF AREA PLAN VIEW = 25.42 m2ROOF AREA x BY PITCH (3º) =26.18 m2
Roof catchment area per downpipe 26.18m2 = 1 DP as per AS/NZS 3500.3.2 stormwater drainage, or AS/NZS 3500.5domestic installations, section 5stormwater drainage.
ROOF 2ROOF AREA PLAN VIEW = 21.29 m2ROOF AREA x BY PITCH (3º) =21.93 m2
Roof catchment area per downpipe 21.93m2 = 1 DP as per AS/NZS 3500.3.2 stormwater drainage, or AS/NZS 3500.5domestic installations, section 5stormwater drainage.
d.p.s to have greater than 5000mm crosssectional area
ROOF 01PITCH = 3 DEGREESAREA = 25.42m2
EXISTING ROOF
EXISTING ROOF
EX
ISTI
NG
RO
OF
ROOF 02PITCH = 3 DEGREESAREA = 21.29m2
2
2
3
3
S-01A
A.2.2A.2.2
EXISTING ROOF
A.1.5-
FIRST FLOOR AND PROPOSED ROOF PLAN1:100
A.1.6-
EXISTING ROOF PLAN1:100
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
NORTH ELEVATION
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.2.0
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
±0 ±0
+2,700 +2,700
EXISTING WEATHERBOARDS TO BE PAINTED WHITE
EXISTING ROOF
NEW ROOF
EXISTING CHIMNEY
EXISTING RED BRICK WALL TO BE PAINTED WHITE
EXISTING WEATHERBOARDSTO BE PAINTED WHITE
NEW BULL-NOSEDWEATHERBOARD PAINTED WHITENATURAL GROUND LEVEL
PROPOSED GROUND LEVEL
+2,050
+4,750
+2,050
+4,750
A.2.0-
NORTH ELEVATION1:50
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
EAST ELEVATION
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.2.1
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions and levels on site prior to construction.Notify any errors, discrepancies or omissions to the architect.Drawings shall not be used for construction purposes until issued for construction.Do not scale drawings.All boundaries and contours subject to survey
1 3 4 5 10 152 Meters @ 1:10020
±0 ±0
+2,700 +2,700
EXISTING WEATHERBOARD CLADDING TO BE PAINTED WHITE
EXISTING RED BRICKTO BE PAINTEDWHITE
EXISTING CHIMNEY
NEW SLIDING DOOR
EXISTING ROOF
EXISTING RAILING
EXISTING WEATHERBOARDCLADDING TO BE PAINTEDWHITE
EXISTING RED BRICK TO BEPAINTED WHITE
NATURAL GROUND LEVEL
PROPOSED GROUND LEVEL
+2,050
+4,750
+2,050
+4,750
A.2.1-
EAST ELEVATION1:50
-
Plot Date:
DRAWN BY :
PROPOSED ADDITIONAND RENOVATION
22 BALOOK STREET LAUDERDALETASMANIA 7021 AUSTRALIA
Mr DAVID DEACON
SOUTH ELEVATION
PROJECT NAME :
DRAWING TITLE :CLIENT :
SITE :
CHECKED BY :
PROJECT NO. A-319P +0439440009 | E [email protected]
DRAWING NO. A.2.2
REVISION NO. Emma Hall
Joel Kreiner
5/2/19As noted on A3paper sizeSCALE
notes revision stagesketch design
design development
contract documentation
DA
BA
construction drawings
design bureau tasmaniaABN 87217679513ACC. Number CC6540Address 63 Macquarie St Hobart 7000 AustraliaP +0418678301 | E [email protected] |W www.designbureautasmania.com
General NotesThe Builder shall check all dimensions an