ST Helens Park DA

Notice of Draft Amendment under the Land Use Planning and Approvals Act
1993 & Break ODay Interim Planning Scheme 2013
Notice is hereby given under Section 38(1)(b) and 43F(2) of the Land Use Planning & Approvals Act
1993 that an application has been made to the Break O Day Council for an amendment and
development of land as follows:
Amendment Number: 01/2017 & DA 018-2017

Applicant: Ireneinc Planning
Amendment: To rezone land identified as 61A Tully Street, St Helens from
Community Purpose zone to General Residential zone
Development: Use and Development of a Holiday Park (Visitor Accommodation)
The certified Draft Amendment 01/2017 & DA 018-2017 may be inspected at the Council Office, 32
34 Georges Bay Esplanade, St Helens during normal office hours or online at www.bodc.tas.gov.au for
a period of 28 days until 5pm Friday 25th August 2017.
Representations must be submitted in writing to the General Manager, Break ODay Council, 32 -34
Georges Bay Esplanade, St Helens 7216 or emailed to admin@bodc.tas.gov.au, and referenced with
the Amendment Number 01/2017 & DA 018-2017 during this period.
Dated at St Helens Saturday 29 July 2017.
John Brown
GENERAL MANAGER
61A TULLY STREET, ST HELENS
61A TULLY ST, ST HELENS
Planning Scheme Amendment Submission to the Break ODay Council
Last Updated 2 May 2017

Author Natalie Holman and Jen Welch
Reviewed Irene Duckett
This report is subject to copyright the owner of which is Planning Tas Pty Ltd, trading as Ireneinc and Smith Street
Studio. All unauthorised copying or reproduction of this report or any part of it is forbidden by law and is subject to
civil and criminal penalties as set out in the Copyright Act 1968. All requests for permission to reproduce this report or
its contents must be directed to Irene Duckett.
TASMANIA
49 Tasma Street, North Hobart TAS 7000
Tel 03 6234 9281
Fax 03 6231 4727
Mob 0418 346 283
Email planning@ireneinc.com.au
ireneinc PLANNING & URBAN DESIGN

CONTENTS
LIST OF FIGURES 5
EXECUTIVE SUMMARY 6
1. INTRODUCTION 7
PART A THE AMENDMENT 8

2. SITE DESCRIPTION 8
2.1 EXISTING DEVELOPMENT 9
2.2 FLORA AND FAUNA 9
2.3 BUSHFIRE RISK AND MANAGEMENT 10
2.4 ACCESS 10
2.5 SITE SERVICES 11
2.6 CONTAMINATED LAND 12
2.7 HERITAGE 12
2.7.1 Aboriginal Heritage 12
2.7.2 European Heritage 12
2.8 SURROUNDING LAND USES 12
3. STRATEGIC ANALYSIS 14
3.1 COMMUNITY PURPOSE 15
3.2 RESIDENTIAL 15
3.3 HOUSING AND TOURISM DEMAND 17
4. AMENDMENT FORMAT 20
4.1 INTENT OF THE PROPOSED AMENDMENT 20
4.2 STRUCTURE OF THE AMENDMENT 20
5. ASSESSMENT UNDER LUPAA 22
5.1 LAND USE CONFLICTS 22
5.2 REQUIREMENTS OF SECTION 30O 23
5.3 REGIONAL IMPACT 24
5.4 SCHEDULE 1 OBJECTIVES OF LUPAA 25
5.4.1 Part 1 Objectives of the Resource Management and Planning System of Tasmania 25
5.4.2 Part 2 Objectives of the Planning Process Established by this Act 25
5.5 STATE POLICIES 26
5.5.1 The State Coastal Policy 1996 26
5.5.2 The State Policy on Water Quality Management 1997 27
5.5.3 The State Policy on the Protection of Agricultural Land 2009 27
5.5.4 National Environment Protection Measures (NEPMs) 27
PART B THE DEVE LOPMEN T 29

6. PROPOSED DEVELOPMENT 29
ireneinc PLANNING & URBAN DESIGN 61A Tully Street 3

7. DEVELOPMENT ASSESSMENT 30
7.1 GENERAL RESIDENTIAL ZONE 30
7.1.1 Use Status 30
7.1.2 Use Standards 31
7.1.3 Development Standards 32
7.2 BUSHFIRE-PRONE AREAS CODE 40
7.3 POTENTIALLY CONTAMINATED LAND CODE 40
7.4 ROAD AND RAILWAY CODE 40
7.5 FLOOD PRONE AREAS CODE 42
7.6 CAR PARKING AND SUSTAINABLE TRANSPORT CODE 44
7.6.3 Provisions for Sustainable Transport 47
7.7 ENVIRONMENTAL IMPACTS AND ATTENUATION CODE 47
8. SUMMARY OF DEVELOPMENT APPLICATION 50
APPENDIX A TITLES 52

LIST OF FIGURES
Figure 1: Site location (Source: The LIST) ................................................................................ 6
Figure 3: Site Location (Source: The LIST) ............................................................................... 8
Figure 4: Turning circle at the frontage of the building ............................................................... 9
Figure 5: Rear courtyard of existing school building ................................................................... 9
Figure 6: Access road, turning circle and parking area (source: The LIST) ........................................ 10
Figure 7: Frontage to Tully Street ........................................................................................ 11
Figure 8: Services Plan (Source: The LIST). Blue = water, red = sewer. ........................................... 11
Figure 9: Locality Plan (Source: The LIST) .............................................................................. 12
Figure 10: Looking east along Tully Street .............................................................................. 13
Figure 11: Looking west along Tully Street ............................................................................. 13
Figure 12: Zoning map (source: The LIST) ............................................................................... 14
Figure 13: Settlement Framework Plan (source: St Helens and Surrounds Structure Plan 2013) .............. 18
Figure 14: Area proposed to be amended (source: The LIST) ........................................................ 21
Figure 14 Attenuation distance 500m from metal fabrication activity sites .................................... 48

EXECUTIVE SUMMARY
This report forms part of a request for amendment to the Break ODay Interim Planning Scheme 2013
(BODIPS 2013) with a combined application for development pursuant to the former provisions of Section
43A of the Land Use Planning and Approvals Act 1993 (LUPAA).
This application seeks to rezone the subject land at 61A Tully Street, St Helens, from Community Purpose
Zone to General Residential. The resulting drafted amendments to the BODIPS 2013 have been considered
against the provisions required by LUPAA including the State Policies and the Objectives of the Act.
Accompanying the scheme amendment submission is an application for the redevelopment of the land for
the purpose of a tourism park. The proposal has been assessed in relation to the zone and the codes and
found to meet the relevant provisions of the planning scheme.
The subject land (depicted in blue in figure 1) is located within the Break ODay municipality. The existing
development on the site was previously used for educational purposes together with a substantial area of
vacant land. Strategically, the site is an attractive option for further development due to the sites access
to existing infrastructure and services, adjacent compatible uses and proximity to the nearby district
centre of St Helens.
Figure 1: Site location (Source: The LIST)

1. INTRODUCTION
This report forms part of a request for an amendment to the Break ODay Interim Planning
Scheme 2013 (BODIPS 2013, effective date 23 February 2016) and a concurrent permit
application. In accordance with S8C and the Savings and Transitional Provisions of Schedule 6 of
the Land Use Planning and Approval Act 1993 (the Act), requests for amendment to the Scheme
are to be made in accordance with the former requirements of the Act S43A.
The application is accompanied by the following documentation:
Building design and Park Layout, Western Design;
Traffic Impact Assessment, Midson Traffic, Pty Ltd; and
Engineering, AJL Consulting Engineers.
Site Specific Study, Doug Ford
This report is divided into two parts. Part A deals with the proposed amendments to the Planning
Scheme including the strategic background and consideration against the requirements of LUPAA
and State Policies. The amendment proposed is to the zone maps for the Scheme and the
planning application, which relates to land at 61A Tully Street, St Helens (CT 140172/1).
Part B deals with the proposed development application including consideration against the
relevant provisions of the BODIPS 2013 (as if amended). The client is seeking to develop the site
as a tourist park. The proposed use and development requires consideration of a number of
Performance Criteria and also includes a discretionary use.

PART A THE AMENDMENT
2. SITE DESCRIPTION
The site is located in St Helens and is referred to as 61A Tully Street, title reference 140172/1
with an area of 4.580ha. The following figure describes the internal lot and its access to Tully
Street. The site was formerly operated as the Seabrook Christian School from 2002. Hartman
Holdings Pty Ltd purchased the site in 2016 after the school had closed.
There is a right of way over the access to the site benefitting the properties on either side of the
access. There is also a 3m drainage easement along the northern boundary of the site.
Figure 2: Site Location (Source: The LIST)

2.1 EXISTING DEVELOPMENT
The site includes the former school building with an area of approximately 450m2, which
surrounds a courtyard area. Other buildings include a shed and amenities block. Part of the site
looks to have been used as an orchard, however much of the site includes grounds that exceed
the requirements of the existing development.
Figure 3: Turning circle at the frontage of the building
Figure 4: Rear courtyard of existing school building
2.2 FLORA AND FAUNA

The site is situated in an urban area with sparse vegetation and the potential for expanses of
significant habitat is low. On the LIST the land is mapped as TASVEG Community Code FUR Urban
areas agricultural, urban and exotic vegetation and the land capability is mapped as Class 5
land unsuited to cropping with slight to moderate limitations to pastoral use.
Existing vegetation consists of exotic grasses, a former vegetable garden, some small fruit trees
in relatively poor condition, and introduced shrubs and trees near the school. There is no
remnant vegetation located on the site, although there is a substantial eucalypt located just to
the north of the boundary with 75 Tully Street.
On the frontage to Tully Street there are a number of mature tree species that are consistent
with plantings along the street which contribute to the character of the area.

2.3 BUSHFIRE RIS K AND MANAGEM ENT
The agricultural land to the north of Tully Street and the coastal reserve to the south are both
within 100m of the subject site. These areas both exceed 1ha of vegetation and therefore would
pose some degree of bushfire risk to the subject land.
2.4 ACCESS
Access to the site is from Tully Street located in the north east corner and terminating in a
turning circle (Figure 5). The current dedicated parking area is positioned along the southern
edge of the turning circle adjacent to the former school building.
Tully Street is a state road that connects to Tasman Highway. Tully Street is identified as a
Category 4 Feeder Road in the State Road Hierarchy 2006. As such, the Department of State
Growth Transport was consulted at the preliminary investigations for this application to ensure
that there was not significant opposition to intensification on the state road.
Figure 5: Access road, turning circle and parking area (source: The LIST)

Figure 6: Frontage to Tully Street
2.5 SITE SERVICES

As shown in the figure below there is a water main located on the frontage of 61A Tully Street. A
number of sewer mains are located on the site serving the surrounding residential development.
The site falls away to the west requiring a connection to a reticulated stormwater system, which
is located on Young Street.
The area is serviced by electricity and the NBN but is not capable of connecting to natural gas.
Figure 7: Services Plan (Source: The LIST). Blue = water, red = sewer.

2.6 CONTAMINATED LAND
The site was previously developed as a school and used for educational purposes, the land is
generally undeveloped with some use for agricultural activities including as an orchard, and the
approved use as a maritime museum. The orchard is relatively young and is likely to have been
used by the school rather than as a commercial operation. It is not considered likely to have
been used for contaminating activities.
2.7 HERITAGE
2.7.1 Aboriginal Heritage

The site has already been significantly developed, as such a TASI search has not been
undertaken, however any works on the site would be subject to the Aboriginal Relics Act 1975.
2.7.2 European Heritage

The subject site is not a listed on the Tasmanian Heritage Register, nor does it adjoin any listed
places.
2.8 SURROUNDING LAND USES

The site is located within a block bordered by Young Street, Medeas Cove Esplanade, Annie
Street, and Tully Street, around 1km away from the central business area of St Helens. To the
south of the block is Medeas Cove, which is a large area of coastal wetland. To the west is a
substantial recreation area inclusive of basketball courts, football oval, track and field oval,
cricket pitch, and soccer field. To the north east is an industrial area on the southern side of
Tasman Highway and a rural living area to the north. To the north of Tully Street is a row of
residential lots backing on to agricultural land.
Figure 8: Locality Plan (Source: The LIST)

The land directly surrounding the site has generally been developed for residential purposes,
with a few vacant residential lots sharing boundaries. The Anchor Wheel Motel and Restaurant at
59-61 Tully Street is located to the east of the access and has an easement over the subject
land. On the opposite side of Tully Street at number 72 is the Kellraine Units, offering 1,2 & 3
bedroom self-contained holiday accommodation. The character of the existing residential
development is generally single free standing dwellings of varying designs and styles.
Figure 9: Looking east along Tully Street
Figure 10: Looking west along Tully Street

The large parcel of vacant land at Lot 2 Sunhaven Drive to the east has recently been the subject
of a scheme amendment (TPC amendment no.: 1/2015), to allow for hospital services and
residential aged care.

3. STRATEGIC ANALYSIS
This section has been prepared in response the various statutory controls that apply to the site
including the following documents:
Break ODay Interim Planning Scheme 2013 (BODIPS 2013)
Report to Executive Commissioner, Amendment 1/2015, 27 November 2015
Land Use and Development Strategy, Break ODay Council Municipal Management Plan,
August 2015 (LUDS 2015)
St Helens and Surrounds Structure Plan 2013
Regional Land Use Strategy of Northern Tasmania 2013 (RLUS 2013)
Draft State Planning Provisions 2015 (Draft SPP)

The site is zoned Community Purpose under the BODIPS 2013, outlined in blue in the figure
below. The site is surrounded by residential land. Tully Street along the frontage is in the
Utilities Zone.
Figure 11: Zoning map (source: The LIST)

3.1 COMMUNIT Y PURPOSE
The Zone Purpose Statements for the Community Purpose Zone are:
17.1.1.1 To provide for key community facilities and services where those
facilities and services are not appropriate for inclusion as an associated activity within
another zone.
17.1.1.2 To provide for a range of health, educational, government, cultural and
social facilities to serve the function of settlements and local communities.
There are no local area objectives or desired future character statements applied to this zone.
The application of the Community Purpose Zone was appropriate to the site when it was used as
a school, however the school has been closed as after a number of families left it was no longer
sustainable to operate. St Helens continues to be serviced by the St Helens District High School,
which provides education for students from Kinder to Grade 10, and is located around a
kilometre away at 9 Circassian Street.
The LUDS 2015 indicates the land available for community purpose uses is likely to be adequate
and in-line with current demand, noting;
Whilst additional land may also be required for educational purposes, the identification
of suitable land for such purpose is most appropriately determined based on the precise
needs of the community and existing educational establishments when demand arises.
The substantial size of the site far exceeded the needs of the schools activities when it was
operational. There is now no longer demand for the use of the land as a school that would not be
able to be otherwise serviced by the existing local school. Furthermore, the Zone Purpose
Statements, and Use Table limit the opportunities for redevelopment that would make efficient
use of the site. As shown in Table 1 below the permitted and discretionary uses within the zone
provide for specific uses that require a demonstrated demand for community services.
The area of land available in the Community Purpose Zone within St Helens has increased, while
the area of General Residential Zone has contracted as a result of the rezoning of 3.455 hectares
of land at Sunhaven Drive for the future hospital site, as recommended by the LUDS 2015. The
Sunhaven Drive development further minimises the demand for the land at Tully Street to be
developed for community services.
The existing Community Purpose Zone significantly constrains the ability for the site to be used
or developed, and is an inefficient use of a large parcel of land.
3.2 RESIDENTIAL
The land adjoining the subject site is currently zoned General Residential and has been
developed for residential and visitor accommodation use. As such, re-zoning of the subject site
to the General Residential zone would be consistent with the surrounding area and would enable
more efficient use of the site in line with the surrounding general residential area.
The purpose of the General Residential zone is:
10.1.1.1 To provide for residential use or development that accommodates a range
of dwelling types at suburban densities, where full infrastructure services
are available or can be provided.
10.1.1.2 To provide for compatible non-residential uses that primarily serve the
local community.

10.1.1.3 Non-residential uses are not to be at a level that distorts the primacy of
residential uses within the zones, or adversely affect residential amenity
through noise, activity outside of business hours traffic generation and
movement or other off site impacts.
10.1.1.4 To encourage residential development that respects the neighbourhood
character and provides a high standard of residential amenity.
The following table compares the status of allowed uses within the Community Purpose Zone and
the Residential Zone.
Table 1: Comparative Use status between zones
Use Class Community Purpose Zone Residential Zone (table 10.2)

(table 17.2)
Passive recreation No permit No permit
Natural and cultural values No permit No permit
management
Emergency services Permitted Prohibited
Community meeting & Permitted Prohibited
entertainment
Crematoria and cemeteries Permitted Prohibited
Educational and occasional Permitted Discretionary - If for a
care childcare centre
Food Services Prohibited Discretionary - If a caf or
takeaway food premises
General retail and hire Prohibited Discretionary - If for a local
shop
Hospital services Permitted Prohibited
Utilities Permitted if for minor Permitted if for minor
utilities utilities
Discretionary - if not for minor Discretionary - if not for minor
use use
Residential Prohibited No permit required If a
single dwelling
Permitted if not for a single
dwelling
Visitor accommodation Prohibited Permitted - Only for holiday
letting of an existing dwelling
Discretionary - If not for
holiday letting of an existing
dwelling
A comparison of the zones, their purpose statements and associated use requirements highlights
the increased use and development opportunities that would be able to occur on the site if it
were to be in the General Residential zone.
The permitted standards for subdivision of the General Residential Zone require lots to be fully
serviced and for a minimum lot size of 600m2. Comparative to the subdivision provisions of the
General Residential Zone, land lacking in service infrastructure is zoned Low Density Residential
or Village, with respective lot sizes that reflect the needs for greater area for servicing. The

Rural Living or Environmental Living Zones have been identified in the LUDS 2015 to be used as
buffers to residential settlements, and the lot size requirements of the scheme would prohibit
subdivision of the land.
The pattern of surrounding lots has been for older larger lots of around 800-1,000m2, with newer
subdivision including smaller lots or internal lots with an area between 400-500m2. The
surrounding land is also within the General Residential Zone and is also capable of being fully
serviced. As such, the General Residential Zone is considered the most practical for future
development and use of the lot.
3.3 HOUSING AND TOURISM DEMAND

A review of housing demand as part of the LUDS 2015 indicates that:
of the total 3480 dwellings required in the municipality by 2030 the St Helens area will
require the greatest number of dwellings, with a requirement for approximately 1582
homes. This equates to the need for an additional 531 dwellings in the municipality and
an additional 242 dwellings in St Helens by 2030.
While an outcome of the review indicated the current supply of land zoned residential was
sufficient to cover the projected needs, it also advised further land be rezoned residential to
address any potential shortfalls;
it would be reasonable to assume that a proportion of this land would or could not be
developed based on either a lack of owner motivation or due to site constraints. Hence,
this Strategy recommends the rezoning of a conservative amount of additional residential
and Rural Living zoned land to address potential delays or constraints in subdividing
existing zoned land, to provide greater choice in housing location and to encourage
opportunities for rural living and coastal living lifestyle choices.
If the land were to be developed for dwellings the rezoning of 61A Tully would contribute to the
residential growth options available in St Helens, off-set the decrease in general residential land
resulting from the rezoning of 3.4 hectares for the future hospital site and allow for residential
infill while reinforcing the urban growth boundary as endorsed by the Settlement Framework
Plan, which supports more medium density development within walking distance to town as
depicted below.

Figure 12: Settlement Framework Plan (source: St Helens and Surrounds Structure Plan 2013)
In terms of the regional strategy St Helens is categorised a Major District Centre by RLUS 2013.
District Service Centres are described as:
the traditional town centres that serve the immediate needs of the surrounding
regional district, for day to day needs and generally weekly shopping, convenience,
banking, lower order retail and local business and employment opportunities. They are
the centre for local government administration and related community and social
services, including district health and education needs.
The RLUS 2013 identifies that one of the major changes within the region, which includes an
increase in population and tourism:
1. The population of the region has aged but grown steadily.

7. Tourism has shifted to more high value, short stay, quality product, food and
wine. Destination tourism has a greater focus on the East Coast - such as St Helens
and the Freycinet Peninsula (which is often accessed via this region), on the Tamar

Valley, on heritage and the river waterfront. Road links to other parts of the region have
generally not been well developed and limits access for many tourists particularly large
touring style vehicles.
The site is well located to provide for population growth or for tourism activities. A review of the
Draft State Planning Provisions (version dated 7 March 2016) indicates that Visitor
Accommodation is a permitted use class, without qualifications, in the General Residential zone,
where Visitor Accommodation is defined as:
use of land for providing short or medium term accommodation for persons away from
their normal place of residence. Examples include a backpackers hostel, bed and
breakfast establishment, camping and caravan park, holiday cabin, holiday unit, motel,
overnight camping area, residential hotel and serviced apartment.
Whilst this planning scheme amendment is accompanied by a development application for visitor
accommodation, rezoning the site to General Residential would equally provide for identified
strategic growth for residential or visitor accommodation development for the region and the
district regardless of whether or not this particular development application proceeds.

4. AMENDMENT FORMAT
4.1 INTENT OF THE PR OPOS ED AMENDMENT

The intent of this application for an amendment is to enable strategic development at 61A Tully
Street, St Helens and permit appropriate and efficient use of the land.
The site is currently mapped Community Purpose Zone to allow for the existing school
development, which is no longer required due to insufficient demand. Nearby land has recently
been rezoned from General Residential to Community Purpose to provide for community health
services. As such, the site represents a substantial area of underutilised land, where community
demand for educational services are met at the St Helens District High School, and land for
health services has been provided for.
The purpose, uses and provisions of the General Residential Zone are consistent with surrounding
land use and development and provide for residential amenity. Rezoning of the site to General
Residential is consistent with the Regional and District strategies for providing for residential
growth and visitor accommodation services within the urban boundary of St Helens.
4.2 STRUCTURE OF THE AME NDMENT

There is no amendment proposed to the Planning Scheme ordinance. The amendment proposed
to the Planning Scheme map is to rezone that part shown in red in Figure 13 and known as 61A
Tully Street (CT140172/1) from Community Purpose to General Residential Zone.

Figure 13: Area proposed to be amended (source: The LIST)

5. ASSESSMENT UNDER LUPAA
In accordance with S8C and the Savings and Transitional Provisions of Schedule 6 request for
amendment to the Scheme is made under the former Land Use Planning and Approval Act 1993 in
accordance, the former Section 32 which requires that amendments to planning scheme be
considered against the following:
(1) A draft amendment of a planning scheme, and an amendment of a planning
scheme, in the opinion of the relevant decision-maker within the meaning of
section 20(2A)
(a) . . . . . . . .
(b) . . . . . . . .
(c) . . . . . . . .
(d) . . . . . . . .
(e) must, as far as practicable, avoid the potential for land use conflicts with
use and development permissible under the planning scheme applying to
the adjacent area; and
(ea) must not conflict with the requirements of section 30O; and
(f) must have regard to the impact that the use and development permissible
under the amendment will have on the use and development of the region
as an entity in environmental, economic and social terms.
(2) The provisions of section 20(2), (3), (4), (5), (6), (7), (8) and (9) apply to the
amendment of a planning scheme in the same manner as they apply to planning
schemes.
Section 20 also includes the following:
20.(1) (a) seek to further the objectives set out in Schedule 1 within the area
covered by the scheme; and
(b) prepare the scheme in accordance with State Policies made under section
11 of the State Policies and Projects Act 1993; and
(c) . . . . . . . . ...
The above provisions are considered in the following sections.
5.1 LAND USE CONFLICTS

The proposed amendment will result in the General Residential zone being applied to the subject
site consistent with the directly adjoining land. The provisions of the General Residential zone
provide controls that protect residential amenity and ensure non-residential use and
development are compatible within the local area. The surrounding land use is predominantly
residential alongside two visitor accommodation businesses and a large recreational area.

The subject site is 100m from land that is zoned General Industrial where there is potential for
the environmental impacts from activities to impact on new development. The Environmental
Impacts and Attenuation Code applies to sensitive use which is defined as:
means a residential use or a use involving the presence of people for extended periods
except in the course of their employment, such as in a caravan park, childcare centre,
dwelling, hospital or school.
The current zoning permits sensitive use for a hospital, school or childcare centre; whereas the
proposed zone permits dwellings. Therefore the permitted land uses resulting from rezoning is
not considered to result in greater opportunity for nuisance from new sensitive land use than the
existing zoning.
5.2 REQUIREMENTS OF SECT ION 30 O

Section 30O provides as follows:
30O. Amendments under Divisions 2 and 2A of interim planning schemes
(1) An amendment may only be made under Division 2 or 2A to a local
provision of a planning scheme, or to insert a local provision into, or
remove a local provision from, such a scheme, if the amendment is, as far
as is, in the opinion of the relevant decision-maker within the meaning of
section 20(2A), practicable, consistent with the regional land use strategy,
if any, for the regional area in which is situated the land to which the
scheme applies.
(2) An amendment, of a planning scheme, that would amend a local provision
of the scheme or insert a new provision into the scheme may only be made
under Division 2 or 2A if
(a) the amendment is not such that the local provision as amended or
inserted would be directly or indirectly inconsistent with the
common provisions, except in accordance with section 30EA, or an
overriding local provision; and
(b) the amendment does not revoke or amend an overriding local
provision; and
(c) the amendment is not to the effect that a conflicting local
provision would, after the amendment, be contained in the
scheme.
(3) Subject to section 30EA, an amendment may be made to a local provision
if
(a) the amendment is to the effect that a common provision is not to
apply to an area of land; and
(b) a planning directive allows the planning scheme to specify that
some or all of the common provisions are not to apply to such an
area of land.
(4) An amendment may not be made under Division 2 or 2A to a common
provision of a planning scheme unless the common provision, as so
amended, would not be inconsistent with a planning directive that
requires or permits the provision to be contained in the planning scheme.
(5) Subject to section 30EA, an amendment of a planning scheme may be
made under Division 2 or 2A if the amendment consists of

(a) taking an optional common provision out of the scheme; or
(b) taking the provision out of the scheme and replacing it with
another optional common provision.
The amendment proposed is a rezoning of an area of land and as such is a local provision which
can be amended under Division 2 or 2A. The amendment proposed is consistent with the
Northern Tasmanian Regional Land Use Strategy as previously detailed and will contribute to
addressing the gap in the demand for residential land and provide for development for
appropriate uses on existing serviced land which is at present underutilised.
5.3 REGIONAL IMP ACT

The proposed amendment is consistent with the RLUS 2015 providing for the projected increase
in population numbers and demand for tourist accommodation, providing the opportunity to
increase the economic and social capital of the region through infill development with minimal
environmental impact. The strategies for the area also recognise that there is no substantial
demand for land for community services that could not be met by existing Community Purpose
Zone land.
Section 4.4 Future Population Growth and Housing (Dwellings) Demand highlights the population
in the region is aging, and population growth is increasing incrementally across the region. The
Break O Day municipality is projected to experience a 1% increase in regional population growth
from 6514 in 2010 up to 8108 by 2032 (ABS ERP population projections: based on percentage
change 2005-2010). The preferred settlement pattern principles applied to the region include
promoting infill and redeveloping infrastructure rich areas. The proposed amendment supports
the application of these principles. Due to the fluctuations in demand and supply of land for
residential purposes, the RLUS strategy does not stipulate supply and demand data however the
Land Use and Development Strategy Municipal Management Plan 2015 recommends further land
be rezoned to residential.
Section 4.16 discusses the role of tourism and recreation in the region, which attracts over half
or 492,000 of the visitors to the state from overseas and interstate. The economic benefits are
significant, in particular for smaller regional settlements. The regional policies that apply to
planning and tourism are:
ED-P10 Support the development of the tourism sector through land use planning by
ensuring land use planning policies and principles do not unnecessarily restrict tourism
use and development.
ED-A18 Encourage the establishment of small tourism businesses by allowing flexible
locations and minimising regulation, such as working from home and farm gate
tourism.
Rezoning the subject land to enable the use class visitor accommodation will facilitate the
development of tourist infrastructure within St Helens, or alternatively contribute to available
land for residential development.

5.4 SCHEDULE 1 O BJECTIVE S OF LU PAA
The objectives are considered in the following table:
5.4.1 Part 1 O bjectives of the Resource Management and Planning System of

Tasmania
PROVISION RESPONSE
(a) to promote the sustainable development of The land in question is currently underutilised
natural and physical resources and the and has been previously cleared and
maintenance of ecological processes and developed, as such the proposed use is
genetic diversity; and unlikely to impact ecological processes and
genetic diversity. The amendment proposed
will allow an application to be made and
assessed on its merits against all the relevant
standards of the planning scheme and thereby
provides for the sustainable development of
land.
(b) to provide for the fair, orderly and The proposal aims to encourage fair, orderly
sustainable use and development of air, land and sustainable development of land as
and water: and governed by the assessment processes in
place. The proposed rezoning and
development will enable uses compatible with
the surrounding area.
(c) to encourage public involvement in The process required for the assessment of
resources management and planning; and amendments to planning schemes provides
interested parties with an opportunity to
make representations during public exhibition
as well as attending subsequent hearings. This
process additionally provides Council and
subsequently the TPC to consider issues raised
during their assessment.
(d) to facilitate economic development in The proposal is aimed at facilitating economic
accordance with the objectives set out in development of an existing parcel of
paragraphs (a), (b) and (c): and underutilised land in accordance with the
objectives (a), (b) and (c) by enabling
development and use of a developed site with
existing access to infrastructure services, in a
residential area located in close proximity to
central St Helens.
(e) to promote the sharing of responsibility for Assessment of the amendment will occur at
resource management and planning between local and state level and will include the
the different spheres of Government, the opportunity for involvement of the
community and industry in the State. community.
5.4.2 Part 2 Objectives of the Planning Process Established by this Act

PROVISION RESPONSE
(a) to require sound strategic planning and co- The proposal is consistent with the strategic
ordinated action by State and local directions for the municipality described
government; and through the new Interim Planning Scheme and
the relevant land use management strategies.
(b) to establish a system of planning The system as per LUPAA provides the
instruments to be the principle way of setting instruments to achieve these objectives.
objectives, policies and controls for the use,
development and protection of land;

(c) to ensure that the effects on the The effects on the environment caused by the
environment are considered and provide for amendment are likely to be minimal as the
explicit consideration of social and economic subject site is cleared of native vegetation
effects when decisions are made about the use and the proposed amendment enables uses
and development of land; where the effects on the environment are
managed through the provisions of the BODIPS
2013. The amendment will enable the
economic development of the site, which may
otherwise remain vacant and underutilised.
(d) to require land use and development Not applicable to the proposed amendment.
planning and policy to be easily integrated with
environmental, social, economic, conservation
and resource management policies at State,
regional and municipal levels;
(e) to provide for the consolidation of The proposed combined amendment and
approvals for land use and development and permit application provide for the
related matters, and to co-ordinate planning consolidation of approvals.
approvals with related approvals;
(f) to secure a pleasant, efficient and safe Not specifically relevant to this proposal.
working environment for all Tasmanians and
visitors to Tasmania;
(g) to conserve those buildings and areas or The proposal does not impact on areas of
other places which are of scientific , aesthetic, significance.
architectural or historical interest, or
otherwise of special cultural value;
(h) to protect public infrastructure and other The proximity of the site to existing services
assets and enable the orderly provision and co- and infrastructure is such that the proposal
ordination of public utilities and other will support the orderly provision and co-
facilities for the benefit of the community; and ordination of public utilities. Matters related
to the specific infrastructure requirements
can be considered through the accompanying
S43A application. The community will benefit
from the economic stimulus presented by the
development.
(i) to provide a planning framework which fully The proposed amendment would appropriately
considers land capability. utilise land resources within the existing
provisions of the planning scheme.
Consideration has been given to the Class 5
land capability of the site, which highlights
the limited agricultural potential of the land.
5.5 STATE POLICI ES

The following are the state policies and have been considered as part of this application.
5.5.1 The State Coastal Policy 1996

As the site is within 1 km inland from the high-water mark, consideration of the State Coastal
Policy is required.
The principals of the Policy are:
Natural and cultural values of the coast shall be protected.
The coast shall be used and developed in a sustainable manner.
Integrated management and protection of the coastal zone is a shared responsibility.

The relevant provisions in the State Coastal Policy relating to Coastal Uses and Development
Section 2 will be addressed through the approvals process and the appropriate use of conditions.
5.5.2 The State Policy on Water Quality Management 1997

The purpose of this 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 Tasmanias Resource Management and
Planning System.
The Policy applies to:
all surface waters, including coastal waters, and groundwaters, 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 amendment proposed does not alter any provision in the Planning Scheme which relates to
water quality. Use or development resulting from the proposed amendment will be required to
comply with the Policy as directed by the provisions in the planning scheme and permit
conditions.
5.5.3 The State Policy on the Protection of Agricultural Land 2009

The purpose of this Policy is:
To conserve and protect agricultural land so that it remains available for the sustainable
development of agriculture, recognising the particular importance of prime agricultural
land.
The Objectives of the Policy are:
To enable the sustainable development of agriculture by minimising:
(a) conflict with or interference from other land uses; and
(b) non-agricultural use or development on agricultural land that precludes the
return of that land to agricultural use.
The land is categorised Class 5 land with limited agricultural potential. Given the sites location
within an urban environment, the surrounding residential land use and the sites previous use as a
school, the proposed amendment is considered unlikely to result in agricultural land use conflicts
or result in the loss of land for agricultural purposes.
5.5.4 National Environment Protection Measures (N EPMs)

NEPMs are also taken to be State Policies in Tasmania. NEPMs are made under Commonwealth
legislation, and given effect in Tasmania through the State Policies and Projects Act.
The current NEPMs are:
Air Toxics
Ambient Air Quality
Assessment of Site Contamination
Diesel Vehicle Emissions

Movement of Controlled Waster
National Pollutant Inventory
Used Packaging
The Codes within the Scheme deal in detail with the relevant matters (noise and air quality) and
the assessment of the submitted application can be undertaken against the appropriate Use and
Development Standards. The proposed amendment is not considered affected by the other
NEPMS.

PART B THE DEVELOPMENT
6. PROPOSED DEVELOPMENT
The proposal is for development of a tourist park at 61A Tully Street in St Helens. The existing
buildings, including a former school building, shed and amenities block will be retained and
refurbished as part of the development. The main building retains the existing approved
maritime museum, and will include the office and camp kitchen for the new development.
There are a variety of different groupings of accommodation types around the site which are
serviced by amenity blocks where required. Accommodation includes powered caravan sites,
self-contained cabins, safari tents with en-suites, lodge/dormitory, and self-contained cabins.
Centrally located in the site are facilities to be used by visitors including barbeque shelters,
open space, volleyball court, playground, swimming pool and the existing basketball court.
Facilities also include a managers residence, laundry, fish cleaning hut, and dump point.
The schedule of proposed works will take part in 2 stages, as outlined in the attached stage plan.
The main vehicular access will continue to operate from the existing access from Tully Street,
preserving the access for the neighbouring properties that include a right of way. Additional
parking will be provided at the reception building for 16 parking spaces including 6 accessible
parking spaces, and bus parking. Roads are to be 6m wide and two way with a crushed quartz
finish.
The site is proposed to be landscaped to improve visitor amenity, along the boundaries this
includes 3m vegetated buffer to neighbours, and a detention basin is proposed to manage
stormwater. The communal areas, including BBQ shelters and recreational facilities have been
located centrally to be accessible to camping spaces and provide separation from boundaries
with neighbours.

7. DEVELOPMENT ASSESSMENT
The following is an assessment of the proposed development in response to the relevant
provisions of the Break ODay Interim Planning Scheme 2013 (Version 14, July 2016), as if
amended.
7.1 GENERAL RESIDENTIAL ZONE

As per the amendment that forms part of this application the proposed development is situated
within the General Residential Zone.
7.1.1 Use Status

The proposed tourist park would meet the defined use of Visitor Accommodation;
use of land for providing short or medium term accommodation for persons away from
their normal place of residence. Examples include a backpackers hostel, bed and
breakfast establishment, camping and caravan park, holiday cabin, holiday unit, motel,
overnight camping area, residential hotel and serviced apartment.
Visitor accommodation is a discretionary use in the zone where it is not for holiday letting of an
existing dwelling.
The following table is an assessment of the proposed development in response to the General
Residential Zone Purpose Statements.
10.1.1 ZONE PURPOSE STATEMENTS
PURPOSE STATEMENT DEVELOPMENT RESPONSE
10.1.1.1 To provide for residential use or The proposal includes a dwelling to be used by
development that accommodates a range of the managers of the Tourist Park where full
dwelling types at suburban densities, where full infrastructure services can be provided. The
infrastructure services are available or can be layout of the park has been designed to
provided. ensure that the amenity of surrounding
development is protected.
10.1.1.2 To provide for compatible non- Tourism is an important economic activity for
residential uses that primarily serve the local the community of St Helens. The proposal will
community. enable visitors to base themselves within a
short distance of St Helens CBD, providing a
sustained economic benefit to the local
community.
The construction phase will stimulate
employment and further demand will be
generated to address the on-going
maintenance and running of the site.
The close proximity of the development in
relation to the proposed hospital site and the
Sport and Recreation Ground will provide
ireneinc PLANNING & URBAN DESIGN 61 Tully Street

community members with a range of
accommodation options where they required.
10.1.1.3 Non-residential uses are not to The proposed tourist park is specifically
be at a level that distorts the primacy of designed to maintain residential amenity.
residential uses within the zones, or adversely Vegetation will be used to maximise the
affect residential amenity through noise, privacy of both the users of the park and the
activity outside of business hours traffic neighbouring residents. In addition to the
generation and movement or other off site privacy plantings to be located between the
impacts. parks sites, a 3 meter landscaped buffer will
be established around the perimeter of the
development site.
The internal location of the roads and the
restricted speed limit will minimise the
potential impacts of traffic movement.
Communal areas are located internally,
setback from residential boundaries.
Management tools e.g. noise curfews will be
used to control activity outside business
hours. Given the family friendly nature of the
proposed park, and the location of the
managers residence on-site, the any impacts
are likely to be consistent with those
experienced if the development were to be
for residential use.
10.1.1.4 To encourage residential The proposed development is in keeping with
development that respects the neighbourhood the character of the neighbourhood, which
character and provides a high standard of includes two existing tourist accommodation
residential amenity. complexes; the Kellraine Units and Anchor
Wheel Hotel. The small scale of the proposed
accommodation cabins and dormitories is
similar to the surrounding accommodation
units and residential development. The layout
of the site has been specifically designed to
protect the amenity of surrounding residential
development.
7.1.2 Use Standards

The following use standards are relevant to the proposed development:
10.3.1 Amenity
Objective: To ensure that non-residential uses do not cause an unreasonable loss of amenity to
adjoining and nearby residential uses.
SCHEME REQUIREMENT DEVELOPMENT RESPONSE
A1 If for permitted or no permit required uses. The proposed use is discretionary and is
required to be assessed in response to P1.
P1 The use must not cause or be likely to cause The main vehicle circulation areas have been
an environmental nuisance through emissions located away from boundaries with dwellings
including noise and traffic movement, smoke, to prevent impacts on the amenity of
odour, dust and illumination. neighbouring dwellings. The off-shoot roads
will only be accessed by the accommodation
users. The use of speed limits will further
ensure the impact of traffic movement is
minimised.
External lighting will be designed to minimise
spill to the neighbouring residential area. The

vegetated perimeter will act to diffuse any
illumination from the site. Communal areas
are located centrally within the site so that
any gatherings will not result in an
unreasonable loss of amenity.
The proposal complies with the Performance
Criteria.
A2 Commercial vehicles for discretionary uses Management of the site will ensure that
must only operate between 7.00am and 7.00pm Commercial vehicles accessing the site will do
Monday to Friday and 8.00am to 6.00pm so within the permitted times.
Saturday and Sunday. The proposal complies with the Acceptable
Solution.
A3 If for permitted or no permit required uses. The proposal is required to be assessed in
terms of the Performance Criteria.
P3 External lighting must demonstrate that: External lighting is capable of being designed
to meet the Performance Criteria to Councils
a) floodlighting or security lights used
satisfaction.
on the site will not unreasonably impact
on the amenity of adjoining land; and
b) all direct light will be contained
within the boundaries of the site.
10.3.2 Residential Character Discretionary Uses
Objective: To ensure that discretionary uses support:

a) the visual character of the area; and
b) the local area objectives, if any.
A1 Commercial vehicles for discretionary uses The proposal includes parking for buses where
must be parked within the boundary of the they are required for visitors that are being
property. accommodated at the site.
The proposal complies with the Acceptable
Solution.
A2 Goods or material storage for discretionary There is unlikely to be substantial material
uses must not be stored outside in locations storage required on the site, if stored within the
visible from adjacent properties, the road or site yard there is landscaped screening from
public land. neighbouring properties.
Solution.
A3 Waste material storage for discretionary Wheelie bins will be available for the storage of
uses must: waste material. These will be located in purpose
a) not be visible from the road to which built enclosures located away from dwellings. A
the lot has frontage ; and large collection bin is to be located alongside
the existing shed. The waste storage facilities
b) use self-contained receptacles
will not be visible from Tully Street.
designed to ensure waste does not
escape to the environment. The proposal complies with the Acceptable
Solution.
7.1.3 Development Standards

The following is an assessment of the proposed development in relation to 10.4 of the Planning
Scheme.

Section 10.4.1 - Residential density for multiple dwellings does not apply as the proposal only
includes a single dwelling proposed for the Managers Residence.
10.4.2 Setbacks and building envelope for all dwellings
Objective: (a) To control the siting and scale of dwellings to:

(a) provide reasonably consistent separation between dwellings on adjacent sites and a dwelling
and its frontage; and
(b) assist in the attenuation of traffic noise or any other detrimental impacts from roads with high
traffic volumes; and
(c) provide consistency in the apparent scale, bulk, massing and proportion of dwellings; and
(d) provide separation between dwellings on adjacent sites to provide reasonable opportunity
for daylight and sunlight to enter habitable rooms and private open space.
A1 Unless within a building area, a dwelling, d) The development is on land that abuts the
excluding protrusions (such as eaves, steps, Tasman Highway including streets through St
porches, and awnings) that extend not more Helens where a setback of 6m is specified. The
than 0.6 m into the frontage setback, must have proposed dwelling is setback greater than 6m
a setback from a frontage that is: from Tully Street and therefore complies with
(a) if the frontage is a primary frontage, at the Acceptable Solution.
least 4.5 m, or, if the setback from the primary
frontage is less than 4.5 m, not less than the
setback, from the primary frontage, of any
existing dwelling on the site; or
(b) if the frontage is not a primary frontage, at
least 3 m, or, if the setback from the frontage
is less than 3 m, not less than the setback, from
a frontage that is not a primary frontage, of
any existing dwelling on the site; or
(c) if for a vacant site with existing dwellings on
adjoining sites on the same street, not more
than the greater, or less than the lesser,
setback for the equivalent frontage of the
dwellings on the adjoining sites on the same
street; or
(d) if the development is on land that abuts a
road specified in Table 10.4.2, at least that
specified for the road.
A2 A garage or carport must have a setback No garages or carports are proposed as part of
from a primary frontage of at least: the development. This provision does not apply.
(a) 5.5 m, or alternatively 1 m behind the
faade of the dwelling; or
(b) the same as the dwelling faade, if a portion
of the dwelling gross floor area is located above
the garage or carport; or
(c) 1 m, if the natural ground level slopes up or
down at a gradient steeper than 1 in 5 for a
distance of 10 m from the frontage.
A3 A dwelling, excluding outbuildings with a (a) (i) The proposed Managers Residence is
building height of not more than 2.4 m and setback 4.5m from the boundary.
protrusions (such as eaves, steps, porches, and (ii) The site is an internal lot. The diagram that
awnings) that extend not more than 0.6 m applies is for an internal lot (10.4.2.D).
horizontally beyond the building envelope,
(b) The proposed residence does not have a
must:

(a) be contained within a building envelope setback within 1.5m of a side boundary.
(refer to Diagrams 10.4.2A, 10.4.2B, 10.4.2C The proposal complies with the Acceptable
and 10.4.2D) determined by: Solution.
(i) a distance equal to the frontage setback or,
for an internal lot, a distance of 4.5 m from the
rear boundary of a lot with an adjoining
frontage; and
(ii) projecting a line at an angle of 45 degrees
from the horizontal at a height of 3 m above
natural ground level at the side boundaries and
a distance of 4 m from the rear boundary to a
building height of not more than 8.5 m above
natural ground level; and
(b) only have a setback within 1.5 m of a side
boundary if the dwelling:
(i) does not extend beyond an existing building
built on or within 0.2 m of the boundary of the
adjoining lot; or
(ii) does not exceed a total length of 9 m or
one-third the length of the side boundary
(whichever is the lesser).
P3 The siting and scale of a dwelling must:

(a) not cause unreasonable loss of amenity by:
(i) reduction in sunlight to a habitable room
(other than a bedroom) of a dwelling on an
adjoining lot; or
(ii) overshadowing the private open space of a
dwelling on an adjoining lot; or
(iii) overshadowing of an adjoining vacant lot;
or
(iv) visual impacts caused by the apparent
scale, bulk or proportions of the dwelling when
viewed from an adjoining lot; and
(b) provide separation between dwellings on
adjoining lots that is compatible with that
prevailing in the surrounding area.
10.4.3 Site coverage and private open space for all dwellings
Objective: To provide:
(a) for outdoor recreation and the operational needs of the residents; and
(b) opportunities for the planting of gardens and landscaping; and
(c) private open space that is integrated with the living areas of the dwelling; and
(d) private open space that has access to sunlight.
A1 Dwellings must have: (a) The site coverage is less than 50%.
(a) a site coverage of not more than 50% (b) Multiple dwellings are not proposed. This
(excluding eaves up to 0.6 m); and provision does not apply.
(b) for multiple dwellings, a total area of (c) The site has an area of which at least 25% of
private open space of not less than 60 m2 the site area is free from impervious surfaces.
associated with each dwelling, unless the
dwelling has a finished floor level that is

entirely more than 1.8 m above the finished Solution.
ground level (excluding a garage, carport or
entry foyer); and
(c) a site area of which at least 25% of the site
area is free from impervious surfaces.
A2 A dwelling must have an area of private The Managers Residence has an area of open
open space that: space that exceeds the size requirements, is
(a) is in one location and is at least: accessible from the living area, has solar access
and is relatively flat, meeting the requirements
(i) 24 m2 ; or
of the Acceptable Solution.
(ii) 12 m, if the dwelling is a multiple dwelling
with a finished floor level that is entirely more
than 1.8 m above the finished ground level
(excluding a garage, carport or entry foyer);
and
(b) has a minimum horizontal dimension of:
(i) 4 m; or
(ii) 2 m, if the dwelling is a multiple dwelling
with a finished floor level that is entirely more
than 1.8 m above the finished ground level
(excluding a garage, carport or entry foyer);
and
(c) is directly accessible from, and adjacent to,
a habitable room (other than a bedroom); and
(d) is not located to the south, south-east or
south-west of the dwelling, unless the area
receives at least 3 hours of sunlight to 50% of
the area between 9.00am and 3.00pm on the
21st June; and
(e) is located between the dwelling and the
frontage, only if the frontage is orientated
between 30 degrees west of north and 30
degrees east of north, excluding any dwelling
located behind another on the same site; and
(f) has a gradient not steeper than 1 in 10; and
(g) is not used for vehicle access or parking.
10.4.4 Sunlight and overshadowing for all dwellings
Objective: To provide:
(a) the opportunity for sunlight to enter habitable rooms (other than bedrooms) of dwellings; and
(b) separation between dwellings on the same site to provide reasonable opportunity for daylight
and sunlight to enter habitable rooms and private open space.
A1 A dwelling must have at least one habitable The windows of the managers residence are
room (other than a bedroom) in which there is a orientated to the north in accordance with
window that faces between 30 degrees west of Acceptable Solution.
north and 30 degrees east of north (see Diagram
10.4.4A).
A2 A multiple dwelling that is to the north of a These provisions are not applicable as the
window of a habitable room (other than a proposal is not for multiples dwellings.
bedroom) of another dwelling on the same
site,
A3 A multiple dwelling, that is to the north of

the private open space, of another dwelling on
the same site, required in accordance with A2
or P2 of subclause 10.4.3, must be in
accordance with (a) or(b), unless excluded by
(c):
10.4.5 Width of openings for garages and carports for all dwellings does not apply as the
proposed dwelling does not include a garage or carport.
10.4.6 Privacy for all dwellings
Objective: To provide reasonable opportunity for privacy for dwellings.

A1 A balcony, deck, roof terrace, parking space, No decks are proposed within 3m of any
or carport (whether freestanding or part of the property boundary.
dwelling), that has a finished surface or floor
level more than 1 m above natural ground level
must have a permanently fixed screen to a
height of at least 1.7 m above the finished
surface or floor level, with a uniform
transparency of no more than 25%, along the
sides facing a:
(a) side boundary, unless the balcony, deck,
roof terrace, parking space, or carport has a
setback of at least 3 m from the side boundary;
and
(b) rear boundary, unless the balcony, deck,
roof terrace, parking space, or carport has a
setback of at least 4 m from the rear boundary;
and
(c) dwelling on the same site, unless the
balcony, deck, roof terrace, parking space, or
carport is at least 6 m:
(i) from a window or glazed door, to a habitable
room of the other dwelling on the same site; or
(ii) from a balcony, deck, roof terrace or the
private open space, of the other dwelling on
the same site.
A2 A window or glazed door, to a habitable The proposed dwelling is in excess of 3m from
room, of a dwelling, that has a floor level more the boundary so the location of windows and
than 1 m above the natural ground level, must glazed doors complies with the Acceptable
be in accordance with (a), unless it is in Solution.
accordance with (b):
(a) The window or glazed door:
(i) is to have a setback of at least 3 m from a
side boundary; and
(ii) is to have a setback of at least 4 m from a
rear boundary; and
(iii) if the dwelling is a multiple dwelling, is to
be at least 6 m from a window or glazed door,
to a habitable room, of another dwelling on the
same site; and
(iv) if the dwelling is a multiple dwelling, is to
be at least 6 m from the private open space of
another dwelling on the same site.

(b) The window or glazed door:
(i) is to be offset, in the horizontal plane, at
least 1.5 m from the edge of a window or
glazed door, to a habitable room of another
dwelling; or
(ii) is to have a sill height of at least 1.7 m
above the floor level or has fixed obscure
glazing extending to a height of at least 1.7 m
above the floor level; or
(iii) is to have a permanently fixed external
screen for the full length of the window or
glazed door, to a height of at least 1.7 m above
floor level, with a uniform transparency of not
more than 25%.
A3 A shared driveway or parking space This provision does not apply as it relates to
(excluding a parking space allocated to that multiple dwellings however a distance of 2.9m
dwelling) must be separated from a window, or has been provided to allow separation of the
glazed door, to a habitable room of a multiple managers residence from communal road areas.
dwelling by a horizontal distance of at least:
(a) 2.5 m; or
(b) 1 m if:
(i) it is separated by a screen of at least 1.7 m
in height; or
(ii) the window, or glazed door, to a habitable
room has a sill height of at least 1.7 m above
the shared driveway or parking space, or has
fixed obscure glazing extending to a height of
at least 1.7 m above the floor level.
10.4.7 Frontage fences for all dwellings
Objective: To control the height and transparency of frontage fences to:

(a) provide adequate privacy and security for residents; and
(b) allow the potential for mutual passive surveillance between the road and the dwelling; and
(c) provide reasonably consistent height and transparency.
A1 A fence (including a freestanding wall) No fence is proposed within 4.5m of the
within 4.5 m of a frontage must have a height frontage therefore these provisions do not
above natural ground level of not more than: apply.
(a) 1.2 m if the fence is solid; or
(b) 1.8 m, if any part of the fence that is within
4.5 m of a primary frontage has openings above
a height of 1.2 m which provide a uniform
transparency of not less than 30% (excluding any
posts or uprights).
Clause 10.4.11 Outbuildings and ancillary structures for the Residential Use Class other than a
single dwelling, and Clause 10.4.12 Site Services for multiple dwellings relate to multiple
dwellings and are not relevant to the proposed development.
Clauses 10.4.13.1 10.4.13.10 only apply to development within the Residential Use Class and do
not apply to the proposal.

10.4.14 Non Residential Development
Objective: To ensure that all non-residential development undertaken in the Residential Zone
is sympathetic to the form and scale of residential development and does not affect the amenity
of nearby residential properties.
A1 If for permitted or no permit required uses. The proposed use is discretionary within the
zone, therefore must be assessed against the
P1 Development must be designed to protect performance criteria.
the amenity of surrounding residential uses and a) The development site is considered an
must have regard to: internal lot. The proposed managers residence
a) the setback of the building to the boundaries and cabins are setback 4.5m from the northern
to prevent unreasonable impacts on the boundary in accordance with Diagram 10.4.2D.
amenity, solar access and privacy of habitable While there is no requirement for a setback
room windows and private open space of along side boundaries, a minimum 3 metre
adjoining dwellings; and setback has been applied. Where possible, this
area will be landscaped using native Tasmanian
b) the setback of the building to a road
species and thereby act as a privacy screen,
frontage and if the distance is appropriate to
separating the site from the adjoining
the location and the character of the area, the
residential dwellings. The proposed
efficient use of the site, the safe and efficient
accommodation buildings will be oriented to
use of the road and the amenity of residents;
face internally to further prevent unreasonable
and:
impacts on the privacy of habitable room
c) the height of development having regard to: windows and private open space of adjoining
i) the effect of the slope of the site on the dwellings. Only cabins located along the
height of the building; and southern boundary are situated where they are
ii) the relationship between the proposed to the north of other dwellings. The modest size
building height and the height of existing of the proposed accommodation buildings, their
adjacent and buildings; and location and the setback distance from the
boundaries will ensure solar access by the
iii) the visual impact of the building when
adjoining residential dwellings will not be
viewed from the road and from adjoining adversely impeded.
properties; and
b) The proposed development site is an internal
iv) the degree of overshadowing and
lot with access to Tully Street via a wide
overlooking of adjoining properties; and
driveway that is the length of the adjoining
d) the level and effectiveness of physical residential lots. As a result of this configuration
screening by fences or vegetation; and the proposed development will be well setback
e) the location and impacts of traffic from the road. Adjacent to the proposed
circulation and parking and the need to locate development site are two established visitor
parking away from residential boundaries; and accommodation businesses the Anchor Wheel
f) the location and impacts of illumination of Motel and the Kellraine Units. The addition of
the site; and further visitor accommodation is in keeping with
the character of the area.
g) passive surveillance of the site; and
The site is currently underutilized since the
h) landscaping to integrate development with closure of the school on the site. With access to
the streetscape.
services, its proximity to the CBD of St Helens,
and the recreational opportunities available on
the north east coast of Tasmania, the proposal
makes efficient use of the site.
The attached Traffic Impact Assessment
indicates the safe and efficient use of the road
will not be impacted by the proposal.
c) i) The site is relatively flat and as such the
slope has limited effect on building height and
will prevent the site from causing a visual
impact on the surrounding area.
ii) The modest height and dimensions of the

proposed accommodation buildings is in keeping
with the existing adjacent residential and
commercial buildings.
iii) The visual impact of the proposed buildings
from the road will be inconsequential as the lot
is located behind a row of existing residential
lots in an area with minimal grade. The
proposed buildings will be screened from the
adjoining properties by landscaping and the
existing paling boundary fences.
iv) The modest dimensions of the proposed
accommodation buildings, their internal
orientation, the setback provisions and the
vegetation buffer will minimise overshadowing
and the overlooking of adjoining properties.
d) The vegetation screen will be at least 3m
wide and landscaped using native Tasmanian
species. This screen will supplement the privacy
afforded by the existing boundary fences.
e) Each accommodation site will have an
accompanying parking area. These are setback
from the residential boundary. The main
circulation roads are internally located to
minimise traffic impacts. The dimensions and
size of the site is such that parking and traffic
circulation can be easily accommodated on-site
as noted in the TIA.
f) Illumination on the site will be designed to
minimise intrusion on adjacent properties.
g) The location of the office and manager
residence near the right of way access road
enables passive surveillance of all vehicular
traffic entering and exiting the site. The
orientation of the huts and cabins to the
circulation roads facilitates passive surveillance
of the site.
h) The development will not impact on the
streetscape. This provision does not apply.
10.4.16.1 Stormwater Disposal
Objective: (a) To ensure that stormwater discharge from new development does not result in
adverse impacts on surrounding land or the environment.
A1 All run off from buildings must be directed The accompanying Stormwater Management
into on-site water storage tanks and the Plan (AJL Consulting Engineers 2016) details the
overflow from the tanks disposed of into the management of stormwater for the site; - All
Council maintained roadside drain or the stormwater will be gravity fed to a stormwater
reticulated stormwater system. detention basin before discharging at a limited
P1 Stormwater must be managed on the site so rate of 175 l/s to the existing Council main in
that it does not cause pollution, soil erosion or Young Street. Refer to Appendix A, Drawings
flooding to adjacent lots. 16.139 DA01 and DA02 (AJL Consulting Engineers
2016:12).
The proposal complies with the Performance
Criteria.

10.4.16.2 Filling of sites
Objective: (a) To ensure that filling of sites does not create a nuisance to adjoining
landowners.
A1 Fill must be; No areas of substantial fill are proposed. The
a) No more than 50m3, and proposal complies with the Acceptable Solution.
b) Clean fill, and
c) Located more than 2m from any boundary.
P1 Larger amounts of fill must have regard to:-

a) how stormwater overflows will be directed
towards the reticulated stormwater collection
points or where this is not possible, how storm
water runoff will be directed away from
adjoining lots so as not to cause a nuisance, and
b) how privacy of adjoining outdoor living areas
will be maintained.
7.2 BUSHFIRE-PR ONE AREAS CODE

This Code does not apply to the proposed use.
7.3 POTENTIALLY C ONTAMINAT ED LAND CODE

The previous use at the site was as a school and did not involve a potentially contaminating
activity, as listed in Table E2.1. While the school did include a small orchard this was as part of
the school use within a surrounding residential area and it is not considered that it would result
in a contaminating activity.
7.4 ROAD AND RAILWAY COD E

The development and use will result in the intensification of use of an existing access, therefore
the Road and Rail Assets Code applies.
Clause E4.5.1 requires a TIA to demonstrate compliance with the relevant performance criteria.
A TIA accompanies this application.

7.4.1 Use Standards
E4.6.1 Use and road or rail infrastructure
Objective: To ensure that the safety and efficiency of road and rail infrastructure is not
reduced by the creation of new accesses and junctions or increased use of existing accesses and
junctions.
A1 Sensitive use on or within 50m of a The speed limit is less than 60 km/hr. This
category 1 or 2 road, in an area subject to a provision does not apply.
speed limit of more than 60km/h ..
P1..
A2 For roads with a speed limit of 60km/h or The speed limit of Tully Street is 60 km/hr and
less the use must not generate more than a the proposed use is expected to generate
total of 40 vehicle entry and exit movements more than 40 vehicle entry and exit
per day movements per day. The proposal must be
assessed against the performance criteria.
P2 For roads with a speed limit of 60km/h or The accompanying TIA indicates there are no
less, the level of use, number, location, significant detrimental road safety impacts
layout and design of accesses and junctions foreseen by the proposed development.
must maintain an acceptable level of safety The proposal is considered to comply with the
for all road users, including pedestrians and acceptable solution.
cyclists
A3 For roads with a speed limit of more than The speed limit is less than 60 km/hr. This
60km/h.. provision does not apply.
A4 Use serviced by a side road from a Junction not listed in E4 Table 2. This
deficient junction (refer E4 Table 2) provision does not apply.
The site is not located within 50m of a category 1 or 2 road therefore E4.71 Development on and
adjacent to Existing and Future Arterial Roads and Railways is not applicable.
E4.7.2 Management of 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 or increased use of existing accesses and junctions.
A1 For roads with a speed limit of 60km/h or The access will be from Tully Street and
less the development must include only one complies with the requirements of the
access providing both entry and exit, or two Acceptable Solution.
accesses providing separate entry and exit.
P1 For roads with a speed limit of 60km/h or

less, the number, location, layout and design
of accesses and junctions must maintain an
acceptable level of safety for all road users,
including pedestrians and cyclists.
A2 For roads with a speed limit of more This provision does not apply.
than 60km/h..
A3 Accesses must not be located closer than The nearest intersection is 200m to the east
6m from an intersection, nor within 6m of a along Tully Street. There is no break in the

break in a median strip. median strip within 6m of the access.
P3 Accesses must not be located so as to Solution.
reduce the safety or efficiency of the road.
E4.7.4 Sight Distance at Accesses, Junctions and Level Crossings
Objective: To ensure that use and development involving or adjacent to accesses, junctions
and level crossings allows sufficient sight distance between vehicles and between vehicles and
trains to enable safe movement of traffic.
A1 Sight distances at For a vehicle speed of 60 km/h or less, the
a) an access or junction must comply with the safe intersection sight distance is 105 m.
Safe Intersection Sight Distance shown in (source: Table E4.7.4). Sight distances greater
Table E4.7.4; and than 105m are available in both directions
onto Tully Street from the access.
b) rail level crossings must comply with
AS1742.7 Manual of uniform traffic control The proposal complies with the Acceptable
devices - Railway crossings, Standards Solution.
Association of Australia; or c) If the access is a
temporary access, the written consent of the
relevant authority has been obtained.
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.
7.5 FLOOD PRONE AREAS CO DE
7.5.1 Use Standards
E5.5.1 Use and flooding
Objective: To ensure that use does not compromise risk to human life, and that property and
environmental risks are responsibly managed.
A1 The use must not include habitable rooms. The accompanying Stormwater Management
Plan details the design solutions and measures
required to mitigate the risk of flooding (AJL
P1 Use including habitable rooms subject to
Consulting Engineers 2016:6-8). Data relating
flooding must demonstrate that the risk to
to the likelihood of flooding (annual
life and property is mitigated to a low risk
exceedance probability) was not available for
level in accordance with the risk assessment in
the site. Calculations based on anecdotal
E5.7.
(BOM) data from the site, increased by 20% to
account for the impacts of climate change,
were used to calculate peak flow rates (AJL
Consulting Engineers 2016: Appendix B) and
inform the design solutions, in particular
setting the minimum floor level of habitable
rooms on site to 300mm or above RL7.8,
whichever is greater, the construction of a
1000m3 detention basin, a network of overland
and sub-flow paths, and installation of a
bypass drain. It is considered these measures
will reduce the risk level to low in accordance

with E5.7.
A2 Use must not be located in an area subject Flood protection measures are detailed in the
to a medium or high risk in accordance with accompanying report (AJL Consulting
the risk assessment in E5.7. Engineers 2016:6-8). Risk to life, property and
the environment will be mitigated to a low risk
by not locating tents within the detention
P2 Use must demonstrate that the risk to life,
basin zone, raising the minimum floor level of
property and the environment will be
fixed buildings and the installation of a
mitigated to a low risk level in accordance
drainage network, including overland flow
with the risk assessment in E5.7.
paths and new sub-surface drain.
E5.6.1 Flooding and Coastal Inundation
Objective: To protect human life, property and the environment by avoiding areas subject to
flooding where practicable or mitigating the adverse impacts of inundation such that risk is
reduced to a low level.
A1 P1.1 a) Direct access to the water in not
No acceptable solution. necessary to the function of the use. The
accompanying Stormwater Report (AJL
Consulting Engineers 2016) indicates the
P1.1 It must be demonstrated that western portion of the site bounded by Young
development: Street has been susceptible to flooding in the
a) where direct access to the water is not past. Historically this was addressed through
necessary to the function of the use, is the installation of flood mitigation
located where it is subject to low risk, in infrastructure. In relation to the proposed
accordance with the risk assessment in E5.7 development, the installation of surface and
a); or subsurface drainage in combination with a
b) where direct access to the water is retention basin is considered to address any
necessary to the function of the use, that the increased flood risk resulting from the minor
risk to life, property and the Flood Prone increase in impervious surfaces. No fixed
Areas Code Page E5-3 environment is buildings are to be located in the area where
mitigated to a medium risk level in the retention basin is to be located.
accordance with the risk assessment in E5.7. P1.2 The accompanying Stormwater Report
P1.2 development subject to medium risk in (AJL Consulting Engineers 2016) details the
accordance with the risk assessment in E5.7 mitigation measures to be applied to reduce
must demonstrate that the risk to life, the flood risk to a low level.
property and the environment is mitigated P1.3 a) The development is not considered to
through structural methods or site works to a be located in an area where works will
low risk level in accordance with the risk interfere with either natural coastal or water
assessment in E5.7. course processes through restriction or
P1.3 Where mitigation of flood impacts is changes to flow. The proposed development
proposed or required, the application must site is surrounded by residential development
demonstrate that: a) the works will not on all boundaries interspersed by a limited
unduly interfere with natural coastal or water number of undeveloped lots. In addition, an
course processes through restriction or analysis of the site indicates there are no
changes to flow; and dominate overflow paths for stormwater flow
discharging from the site (AJL Consulting
b) the works will not result in an increase in Engineers 2016:4).
the extent of flooding on other land or
increase the risk to other structures; b) The accompanying Stormwater report
indicates the mitigation measures proposed
c) inundation will not result in pollution of
(stormwater detention basin) will ensure no
the watercourse or coast through appropriate
increase risk to adjacent properties from this
location of effluent disposal or the storage of
development (AJL Consulting Engineers
materials; and
2016:6).

d) where mitigation works are proposed to be c) Stormwater is to be disposed via a proposed
carried out outside the boundaries of the site, on-site detention basin to the existing Council
such works are part of an approved hazard main. Effluent is to be disposed of through
reduction plan covering the area in which the the Councils sewer system. Water quality
works are proposed. management measures include the use of
sumps and litter baskets in grated pits to
minimise the entrance of pollutants (AJL
Consulting Engineers 2016:12). Waste storage
facilities, including wheelie bins and a large
waste storage bin will be used to contain any
rubbish on-site.
d) No approved hazard management plan for
the area was identified. This provision does
not apply.
7.6 CAR PARKING AND SUSTAINABLE T RANSPOR T CODE
7.6.1 Use Standards
The following table is the number of car parking spaces generated by the proposed development
with respect to Table E6.1 where the following car parking calculations are relevant:
Visitor accommodation (bed and breakfast, camping, caravan park, unit/cabin, backpacker
hostel, motel, serviced apartments) =
Maritime Museum = 1 space per 20m2 of public area or 1 space per 4 seats whichever is greater
Residential for two or more bedroom dwelling = 2 spaces per dwelling
USE PARKING REQUIREMENTS SPACES PROVIDED
Visitor Accommodation 1 space per unit or 1 space See calculations below
per 4 beds whichever is
greater.
82 x Van Sites 82 units/1 = 82 spaces 82
16 x 2 berth Studio units 16 units/1 = 16 spaces 16 (incl. 1 disabled space)
16 x 2 berth Lodge units 16 units/1 = 16 spaces 16
22 x 6 berth Cabins 132 beds/4 = 33 spaces 22 (incl. 2 disabled spaces)
10 x 4 berth Safari Tents 10 units/1 = 10 spaces 10
2 2
Museum 75m /20m = 4 (rounded up) 16 (includes 6 disabled
spaces).
3 bedroom dwelling 2 spaces per dwelling = 2 2
TOTAL 163 164
E6.6.1 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 not The table above includes the detail of parking
be less than the requirements of: generated by the proposed development.
a) Table E6.1; or The total number of car parking spaces
b) a parking precinct plan contained in Table required = 163
E6.6: Precinct Parking Plans(except for The total number of car parking spaces
dwellings in the General Residential Zone). proposed = 164

Solution.
E6.7.1 Construction of Car Parking Spaces and Access Strips
Objective: To ensure that car parking spaces and access strips are constructed to an
appropriate standard.
A1 All car parking, access strips manoeuvring The existing access is a bitumen road ending in
and circulation spaces must be: a turning circle. The proposed circulation
a) formed to an adequate level and drained; spaces will be treated with gravel, levelled
and and drained, with delineated parking spaces to
comply with the Acceptable Solution.
b) except for a single dwelling, provided with
an impervious all weather seal; and
c) except for a single dwelling, line marked or
provided with other clear physical means to
delineate car spaces.
P1 All car parking, access strips manoeuvring

and circulation spaces must be readily
identifiable and constructed to ensure that
they are useable in all weather conditions.
E6.7.2 Design and Layout of Car Parking
Objective: To ensure that car parking and manoeuvring space are designed and laid out to an
appropriate standard.
A1 A1.1 Where providing for 4 or more spaces, A1.1 There are 8 parking spaces located
parking areas (other than for parking located adjacent to the building line. The proposal is
in garages and carports for a dwelling in the required to be assessed against the
General Residential Zone) must be located Performance Criteria.
behind the building line; and A1.2 The existing turning head is located
A1.2 Within the general residential zone, further from Tully Street than the building line
provision for turning must not be located of the Managers Residence. This is an existing
within the front setback for residential turning head and does not change the existing
buildings or multiple dwellings. streetscape condition.
The proposal meets the Acceptable Solution.
P1 The location of car parking and P1
manoeuvring spaces must not be detrimental a) The layout of the lot is designed to
to the streetscape or the amenity of the maximise the available space and protect
surrounding areas, having regard to: residential amenity. The existing buildings are
a) the layout of the site and the location of setback from the boundary whereas the
existing buildings; and parking area is located in line with the
b) views into the site from the road and accommodation buildings they service, setback
adjoining public spaces; and Car Parking and 3m from the northern boundary.
Sustainable Transport Code Page E6-5 b) The site is an internal lot and the parking
c) the ability to access the site and the rear of area is not visible from the road or public
buildings; and spaces. Parking spaces are designed in
accordance with the provisions on page E6-5
d) the layout of car parking in the vicinity;
for car parking and manoeuvring.
and
c) The location of the parking space does not
e) the level of landscaping proposed for the

car parking. detract from the ability to access the site or
the rear of any buildings.
d) The parking available in the vicinity is on-
site parking for use by users of the visitor
accommodation facilities. The internal
location of the parking spaces does not impact
on the streetscape or the amenity of the
surrounding areas.
e) Landscaping is proposed between the
parking area and the boundary to a width of
3m.
A2.1 Car parking and manoeuvring space A2.1: a) The car parking areas have a gradient
must: less than 10%.
a) have a gradient of 10% or less; and b) The visitor parking area provides for
b) where providing for more than 4 cars, vehicles to enter and exit the site in a forward
provide for vehicles to enter and exit the site direction.
in a forward direction; and c) For 21 and over parking spaces the access
c) have a width of vehicular access no less width is required to be 5.5m. Vehicular
than prescribed in Table E6.2; and accesses exceed requirements.
d) have a combined width of access and d) The visitor car parking area is accessed
manoeuvring space adjacent to parking spaces from a 6m wide internal road and meets the
not less than as prescribed in Table E6.3 criteria for a parallel car space in Table E6.3.
where any of the following apply: A2.2: The layout of car spaces will be designed
i) there are three or more car parking spaces; in accordance with the Australian Standards.
and The proposal complies with the Acceptable
ii) where parking is more than 30m driving Solution.
distance from the road; or
iii) where the sole vehicle access is to a
category 1, 2, 3 or 4 road; and
A2.2 The layout of car spaces and access ways

must be designed in accordance with
Australian Standards AS 2890.1 - 2004 Parking
Facilities, Part 1: Off Road Car Parking.
E6.7.3 Parking for Persons with a Disability
Objective: To ensure adequate parking for persons with a disability.

A1 All spaces designated for use by persons The parking spaces designated for use by
with a disability must be located closest to persons with a disability is located closest to
the main entry point to the building. the main entry of the visitor accommodation
office building. The location of parking spaces
P1 No performance criteria. for accommodation types that are accessible is
closest to the main entry points of those
building.
A2 One of every 20 parking spaces or part A total of 8 car parking spaces are required to
thereof must be constructed and designated be constructed and designated for use by
for use by persons with disabilities in persons with a disability (163/20 = 8, rounded
accordance with Australian Standards AS/NZ up). 9 disabled parking spaces are provided
2890.6 2009. and will be designed in accordance with the
Australian Standards in compliance with the
P1 No performance criteria. Acceptable Solution.

E6.7.4 Loading and Unloading of Vehicles, Drop-off and Pickup
Objective: To ensure adequate access for people and goods delivery and collection and to
prevent loss of amenity and adverse impacts on traffic flows.
A1 For retail, commercial, industrial, service This provision does not apply
industry or warehouse or storage uses: .
7.6.3 Provisions for Sustainable Transport
E6.8.5 Pedestrian Walkways
Objective: To ensure pedestrian safety is considered in development

A1 Pedestrian access must be provided for in There is an existing footpath along the
accordance with Table E6.5. entrance to Tully Street that meets the
Table E6.5: 11 or more: A 1m wide footpath Acceptable Solution. The paths from the
separated from the driveway and parking disabled space in the visitor carpark to the
aisles except at crossing points. [Notes (a) and principle building and from the disabled car
(b) apply]. spaces to the accommodation buildings are
capable of meeting the requirements of notes
Notes
(a) and (b).
a) In parking areas containing spaces allocated
for disabled persons, a footpath having a
minimum width of 1.5m and a gradient not
exceeding 1 in 14 is required from those
spaces to the principal building.
b) Separation is deemed to be achieved by:
i) a horizontal distance of 2.5m between the
edge of the driveway and the footpath; or
ii) protective devices such as bollards, guard
rails or planters between the driveway and
the footpath; and
iii) signs and line marking at points where
pedestrians are intended to cross driveways or
parking aisles.
7.7 ENVIRONMENTAL IMP ACT S AND ATTENUA TION CO DE

There are 2 small metal fabricator businesses located in the General Industrial Zone to the North
East of the site, East Coast Welding and Suncoast Engineering. Metal Fabrication activity requires
a 500m setback for noise and odours from sensitive uses. Caravan parks are considered a
sensitive use under the scheme, where a sensitive use means
a residential use or a use involving the presence of people for extended periods except in
the course of their employment, such as in a caravan park, childcare centre, dwelling,
hospital or school.

Figure 14 Attenuation distance 500m from metal fabrication activity sites
E11.6.1 Attenuation Distances
Objective: To ensure that potentially incompatible use or development is separated by a

distance sufficient to ameliorate any adverse effects.
A1 No acceptable solution. An attenuation distance of 500m relates to
Metal fabrication for noise and odours. Two
metal fabrication businesses located in the
P1 Sensitive use or subdivision for sensitive
Industrial Estate are within 500m of the
use within an attenuation area to an existing
development site, depicted in figure 14.
activity listed in Tables E11.1 and E11.2 must
demonstrate by means of a site specific study East Coast Welding (site 1); located at 114
that there will not be an environmental Tully Street operates from 8:00am 5:00pm
nuisance or environmental harm, having Monday to Thursday, 8:00am 2:45pm Fridays
regard to the: and is closed on the weekend. The business
specialises in welding.
a) degree of encroachment; and
Suncoast Engineering (site 2); is located at Lot
b) nature of the emitting operation being
7, Industrial Estate 25463 Tasman Highway.
protected by the attenuation area; and
The opening hours of the business are 7:30am-
c) degree of hazard or pollution that may 5:00pm weekdays and weekends by
emanate from the emitting operation; and appointment only. Services offered include
d) the measures within the proposal to metal fabrication, welding, machining,
mitigate impacts of the emitting activity to painting and engineering.
the sensitive use. Figure 14 illustrates the coverage of the 500m
attenuation distance. The green attenuation
zone relates to East Coast Welding, which
encompasses the development site, the
existing accommodation businesses the
Anchor Wheeler Motel and Kellraine Units, as

well as residential properties along Heather
Place, Palm Court, Young Street and Tully
Street.
The circumference of the orange attenuation
area covers approximately half of the
development site, including the existing school
building, the neighbouring accommodation
businesses and a number of residential
properties along Tully and Young Streets. Both
attenuation zones contain the nearby sports
and recreation complex.
The findings of the accompanying Noise and
Odour Assessment Report indicate that any
emissions from the two metal fabrication
businesses are extremely unlikely to cause
environmental nuisance or harm.
A2 Uses listed in Tables E11.1 and E11.2 must This provision does not apply.
be set back from any existing sensitive use, or
a boundary to the General Residential
7.8 SIGN CODE

No signage is proposed as part of this development application.

8. SUMMARY OF DEVELOPMENT APPLICATION
The proposed development application requires that council consider a number of Performance
Criteria in relation to the provisions of the Break O Day Interim Planning Scheme 2013 (as
amended in accordance with Part A). The following is a summary of the planning considerations
as detailed in section 7 of this report.
In relation to the General Residential Zone provisions the use of the development for visitor
accommodation is discretionary. The discretionary use subsequently requires a number of
performance criteria to be addressed for the Use Standards, including amenity provisions for
environmental harm and external lighting (10.3.1 P1 and P3, and 10.4.1 P1). The design of the
Tourist Park is sympathetic to the adjoining residential development visitor accommodation
businesses. The layout has been carefully configured to ensure the use will have minimal impact
on the surrounding residential amenity. Substantial consideration has been given to the location
of roads and communal areas and setback distances, enabling the proposal to satisfy the
Performance Criteria.
As the development will increase the amount of traffic accessing Tully Street from the site
consideration is required of the impact on the efficiency of the road (E4.6.1). This is also a State
Road at the frontage of the site and is a Category 4 Road. A Traffic Impact Assessment has been
undertaken that finds that the proposal will not have detrimental impacts on the safety of Tully
Street. The development has been designed to meet all the standards of the car parking and
sustainable transport code.
The on-site management of stormwater triggers the Performance Criteria P1 10.4.16.1
Stormwater disposal. The accompanying services plan illustrates how the on-site management of
stormwater will be designed to comply with the Performance Criteria and ensure the prevention
of flooding, erosion and pollution.
The proposal triggers the Flood Prone Areas Code for land potentially subject to flooding and
includes habitable rooms (E5.5.1, P1 and E5.6.1; mandatory performance criteria). The
Stormwater Management Report details the mitigation measures to be adopted to minimise the
risk from flooding.
The site is situated within the attenuation distance of metal fabrication businesses within the
nearby Industrial area requiring discretion (E11.6.1) in relation to the potential for
environmental impacts. The previous sensitive use as a school on the site operated within the
attenuation distance of these businesses, as do the existing residential dwellings, visitor
accommodation businesses and sports and recreation complex. It is considered any potential
noises or odours emitted from the businesses are insufficient to cause environmental nuisance or
harm.
The site is currently underutilized since the closure of the school. With access to services, its
proximity to the CBD of St Helens, and the recreational opportunities available on the north east

coast of Tasmania, the proposal makes efficient use of the site and provides for a sustained
economic benefit to the community by potentially increasing visitor spending in the local area.

APPENDIX A TITLES

SBTP Pty Ltd
St Helens Tourist Park, 61 Tully St
Traffic Impact Assessment
May 2017
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 6
2. Existing Conditions 8
2.1 Transport Network 8
2.2 Site Access 9
2.3 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 Impacts 16
4.5 Road Safety Impacts 17
5. Parking Assessment 18
5.1 Parking Provision 18
5.2 Planning Scheme Requirements 18
5.3 Car Parking Layout 19
5.4 On-Street Parking 19
6. Conclusions 20
2
Figure Index
Figure 1 Subject Site & Surrounding Road Network 6
Figure 2 Tully Street 8
Figure 3 Existing Site Access from Tully Street 9
Figure 4 Proposed Development 12
Figure 5 Tully Street Sight Distance 14
Figure 6 Tully Street Sight Distance back from road 14
Figure 7 Austroads Turning Lane Warrants 16
Table Index
Table 1 Planning Scheme SISD Requirements 15
Table 2 Planning Scheme Parking Requirements 18
3
1. Introduction
1.1 Background
Midson Traffic were engaged by St Helens Tourist Park to prepare a traffic impact assessment for a
proposed tourist park at 61 Tully Street, St Helens. The tourist park consists of self-contained cabins,
tent accommodation, and studio lodges.
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 Break ODay Interim Planning Scheme, 2013, requires a TIA to be prepared in accordance with
current State Government requirements and standards to demonstrate compliance with performance
criteria (as detailed in Schedule E4.5 of the Planning Scheme).
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 Councils Planning Scheme and The Department of State Growths, A Framework for
Undertaking Traffic Impact Assessments, September 2007, as well as Councils requirements.
61 Tully Street, St Helens - Traffic Impact Assessment

4
The TIA was prepared by Keith Midson. Keiths experience and qualifications are briefly outlined as
follows:
20 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 Monashs 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 61 Tully Street, St Helens. The site was formally a school. The subject site
and surrounding road network is shown in Figure 1.

5
Figure 1 Subject Site & Surrounding Road Network
Source: LIST Map, DPIPWE
1.6 Reference Resources

The following references were used in the preparation of this TIA:
Break ODay Interim Planning Scheme, 2013 (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)

6
Australian Standards, AS2890.1, Off-Street Parking, 2004 (AS2890.1:2004)
Institute of Transportation Engineers (ITE), Trip Generation Manual, 8th Edition

7
2. Existing Conditions
2.1 Transport Network

For the purpose of this report, the transport network consists of Tully Street, Young Street, Annie Street
Palm Court, Heather Place and Medeas Cove Esplanade.
Tully Street is a major collector road that becomes Tasman Highway to the north-east of the CBD of St
Helens. It carries approximately 3,500 vehicles per day 1 near the subject site. It has a sealed pavement
width of approximately 7 metres, established tree lined nature strip of approximately 3.5 metres on both
sides, and a footpath of approximately 1.5 metres. The posted speed limit of Tully Street is 60-km/h.
Tully Street near the subject site is shown in Figure 2.
Figure 2 Tully Street
Young Street and Annie Street and are local access roads that connect to Tully Street to the north, and
Medeas Cove Esplanade to the south. These roads provide access to predominantly residential frontages
along their length. The general urban speed limit of 50-km/h applies to these streets.
Palm Court is a cul-de-sac that connects to Medeas Cove Esplanade at its southern end. It provides
access to residential frontages along its length. Access to the subject site is available via Palm Court.
1
Department of State Growth UTS traffic data, 2015.

8
Medeas Cove Esplanade traverses around Medeas Cove to the south of the subject site. It provides
foreshore access as well as access to residential properties along its length. Medeas Cove Esplanade
becomes Circassian Street to the east and Eagle Street to the west.
2.2 Site Access

Access to the subject site is via a 6.5 metre wide driveway, as shown in Figure 3. A formal footpath is
located on the eastern side of the access.
Figure 3 Existing Site Access from Tully Street
2.3 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 2011 and 30 June 2016 for Tully Street.
The findings of the crash data is summarised as follows:
Two crashes were reported in the network during this time.

9
One crash was reported at the intersection of Circassian Street and Medeas Cove Esplanade and
the other reported at Heather Place.
Both crashes involved property damage only.
There crash data highlights that there are no pre-existing road safety deficiencies in the surrounding
transport network.

10
3. Proposed Development
3.1 Development Proposal

The proposed development involves the construction of a tourist park with the following components:
82 x powered van/ RV/ tent sites

16 x 2 berth studio units
16 x 2 berth lodge units
22 x 6 berth cabins
10 x 4 berth safari tents
Museum 75m2
Managers residence (3 bedroom)
The existing access to the site at Tully Street is proposed. The proposed site layout is shown in Figure
4.

11
Figure 4 Proposed Development

12
4. Traffic Impacts
4.1 Traffic Generation

Traffic generation rates were sourced using the RTA Guide and the ITE Manual. The development is
likely to generate the following traffic generation:
Accommodation, 2 berth studio units 3 trips per unit per day, 0.4 trips per hour per unit during
peak periods. Total trip generation = 48 vehicles per day, and 7 vehicles per hour during peak
periods based on 16 units.
Accommodation, 2 berth lodge units 3 trips per unit per day, 0.4 trips per hour per unit during
peak periods. Total trip generation = 48 vehicles per day, and 7 vehicles per hour during peak
periods based on 16 units.
Accommodation, 6 berth cabins - 4 trips per unit per day, 0.5 trips per hour per unit during peak
periods. Total trip generation = 88 vehicles per day, and 11 vehicles per hour during peak
periods based on 22 cabins.
Accommodation, self contained safari tents 3 trips per unit per day, 0.4 trips per hour per unit
during peak periods. Total trip generation = 30 vehicles per day, and 4 vehicles per hour during
peak periods based on 10 tents.
Campervan Accommodation 5 trips per campervan space per day, 0.5 trips per site per hour
during peak periods = 410 trips per day, and 41 trips per hour during peak periods based on 82
powered sites.
Residential Dwelling 8 trips per day, and 1 vehicle per hour during peak periods.
Total 632 vehicles per day, with 71 vehicles per hour during peak periods.
The previous use of the site as a school would have generated similar levels of traffic generation and
would have had a higher (more intense) morning and afternoon peak period compared to the proposed
tourist accommodation development.
4.2 Trip Distribution

The subject site is located on the main arterial into and out of St Helens. As such, the trip distribution is
likely to be relatively evenly distributed to the east and west of the sites access. It is likely that a
slightly higher proportion of turning movements will originate/ terminate from/ to St Helens town centre
to the east of the site.
4.3 Access Impacts

The proposed development is proposed to be accessed via the existing driveway on Tully Street. The
driveway is 6.5 metres wide, which opens to approximately 8.5 metres at its connection with Tully

13
Street. The use of the access for the proposed development will continue to function as a driveway
access rather than a public road.
The driveway was previously used as a school access. Vehicles using the access included buses, service
vehicles and cars.
The available sight distance from the access along Tully Street is shown in Figure 5. It is also noted that
vision through the trees is available back from the road edge, closer to the property boundary, as shown
in Figure 6.
Figure 5 Tully Street Sight Distance
Figure 6 Tully Street Sight Distance back from road

14
4.3.1 Sight Distance Assessment
Acceptable Solution, A1 of E4.7.4 of the Planning Scheme requires that sight distances at an access or
junction must comply with the Safe Intersection Sight Distance shown in Table E4.7.4.
Table E4.7.4 of the Planning Scheme is reproduced in Table 1.
Table 1 Planning Scheme SISD Requirements
The vehicle speed is the actual or recorded speed of traffic passing the road and is the speed at or
below which 85% of passing vehicles travel . This is commonly referred to as the design speed in
traffic engineering design2.
In this case, the access (an existing access to the subject site) is located in Tully Street, which is subject
to a default speed limit of 60-km/h. The vehicle speed (85th percentile speed) is estimated to be 60-
km/h near the access, therefore the required SISD is 105 metres.
The available sight distance exceeds 105 metres in both directions (refer to Figure 5 and noting Figure
6), thus complying with the requirements of Table E4.7.4. The Acceptable Solution, A1 of E4.7.4 of the
Planning Scheme is therefore met.
It is further noted that the access is existing, no new accesses are proposed for the development.
2
Austroads, 2009

15
4.3.2 Turning Lane Requirements
The Austroads publication, Guide to Road Design, Part 4A: Unsignalised and Signalised Intersections,
2009, provides the guiding technical requirements for junction treatments.
In an urban context, the requirements for junction treatments are reproduced in Figure 7.
Figure 7 Austroads Turning Lane Warrants
The major road volume is estimated to be 350 vehicles per hour during peak periods, with a turn volume
estimated to be in the order of 15 vehicles per hour3. These movements do not warrant turn lane
facilities on Tully Street.
4.3.3 Junction Design

The junction of the sites access with Tully Street is sufficient to cater for a 12 metre bus. The width of
the access is approximately 8.5 metres at Tully Street, and Tully Street is approximately 7.0 metres. The
swept path of recreational vehicles (motor homes and car-caravans) can perform a left-turn manoeuvre
at the access without crossing the centre line of Tully Street.
4.4 Pedestrian Impacts

The proposed development is likely to generate a moderate amount of pedestrian activity associated
with the tourist accommodation. The site is well serviced by pedestrian infrastructure, including well
defined pedestrian paths to the surrounding road network (including a pedestrian path within the access
to the site connecting to Tully Street).
3
Based on peak traffic generation of 71 vehicles per hour assumed 70% inward split during the morning peak, with 30% right
turn inward movements.

16
4.5 Road Safety Impacts
There are no significant detrimental road safety impacts foreseen for the proposed development. This is
based on the following:
The existing road safety performance of the road network does not indicate that there are any
current road safety deficiencies that might be exacerbated by the proposed development.
Adequate sight distance is available at the proposed site accesses in relation to the prevailing
vehicle speeds in accordance with Austroads and Planning Scheme requirements.
The existing road junction of the site with Tully Street is well defined with a relatively low traffic
volume. The additional traffic generated by the proposed development can be readily absorbed
by the junction and the surrounding network, noting particularly that the proposed development
will generate similar levels of traffic as the school once did (ie. the traffic volumes are not
changed dramatically, with a lower peak impact).

17
5. Parking Assessment
5.1 Parking Provision

No car parking plans have been included in the proposed development plans. The subject site is
physically large enough to provide sufficient parking to meet the demands of the development.
5.2 Planning Scheme Requirements

The proposed development was assessed under Schedule E6 of the Planning Scheme, Car Parking and
Sustainable Transport Code.
Acceptable Solution, A1 of E6.6.1 of the Planning Scheme requires that the number of car parking
spaces must not be less than the requirements of Table E6.1.
The requirements of Table E6.1 of the Planning Scheme relevant to the proposed development are set
out as follows:
Visitor accommodation: 1 space for unit or 1 space per 4 beds (greater of)
Museum: 1 space per 20m2 of floor area
Dwelling: 2 spaces per dwelling
This results in the parking requirements set out in Table 2.
Table 2 Planning Scheme Parking Requirements
Use Planning Scheme Parking Spaces Provided

Requirements
Visitor Accommodation 1 space per unit or 1 space per Refer to calculations below
4 beds whichever is greater.
82 x van sites 82 units/1 = 82 spaces 82 spaces
16 x 2 berth studio units 16 units/1 = 16 spaces 16 spaces (incl. 1 disabled space)
16 x 2 berth lodge units 16 units/1 = 16 spaces 16 spaces
22 x 6 berth units 132 beds/4 = 33 spaces 22 spaces (incl. 2 disabled spaces)
10 x 4 berth safari tents 10 units/1 = 10 spaces 10 spaces
Museum 75m2/20 = 4 (rounded up) 16 spaces (incl. 6 disabled spaces)
3 bedroom managers dwelling 2 spaces per dwelling = 2 2 spaces
TOTAL 163 spaces 164 spaces

18
With a total of 164 spaces, the proposed development satisfies Acceptable Solution A1 of Clause E6.6.1.
5.3 Car Parking Layout

The design of the car parking areas should be designed in accordance with Australian Standards,
AS2890.1.
5.4 On-Street Parking

Observations of parking activity in Tully Street indicate that there are low demands for on-street parking
near the subject site.
No parking restrictions will be required near the access of the subject site on Tully Street.

19
6. Conclusions
This traffic impact assessment (TIA) investigated the traffic and parking impacts of a proposed tourist
park development at 61 Tully Street, St Helens.
The key findings of the TIA are summarised as follows:
The proposed development is likely to generate 632 vehicles per day, with 71 vehicles per hour
during peak periods.
The traffic generation associated with the proposed development will not have any adverse
impacts on the operation of the existing access on Tully Street. The access was previously used
by a school, which is likely to have had a similar traffic generation during peak periods.
No modifications are required at the sites access on Tully Street.
Sight distance is considered acceptable at the access at Tully Street in accordance with Planning
Scheme requirements.
A total of 163 parking spaces are required to satisfy the requirements of the Planning Scheme.
With a total of 164 spaces provided, the Acceptable Solution A1 of Clause E6.6.1 of the Planning
Scheme is met.
Based on the findings of this report and subject to the recommendations above, the proposed
development is supported on traffic grounds.

20
Midson Traffic Pty Ltd ABN: 26 133 583 025
18 Earl Street
Sandy Bay TAS 7005
T: 0437 366 040 E: admin@midsontraffic.com.au W: www.midsontraffic.com.au
Midson Traffic Pty Ltd 2017
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 13 August 2016
1 Keith Midson Zara Kacic-Midson 1 May 2017

21
61a Tulley Street, St Hellens
Noise and Odour Assessment
transport | community | mining | industrial | food & beverage | carbon & energy
Prepared for: IreneInc
Date: 24 March 2017

Rev00
Now part of the pitt&sherry group

Table of Contents
1. Introduction.........................................................................................................................................1
2. Noise Assessment ................................................................................................................................3
3. Odour Assessment ...............................................................................................................................3
4. Conclusions..........................................................................................................................................3
Revision History
Rev
Description Prepared by Reviewed by Authorised by Date
No.
2016 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.
pitt&sherry ref: LN17049L003 rep 31P Rev00.docx/DF/tc

1. Introduction
This noise and odour assessment has been prepared to support a rezoning application for 61a Tulley Street,
St Hellens, from Community Purpose to General Residential and a development proposal for the site as a
tourist park. The requirement for the assessment has been triggered as the site falls within the 500m
attenuation zones surrounding two metal fabrication business to the north west of the site, as shown in
Figure 1 below. The attenuation zones surrounding the businesses are approximately shown as orange and
green shaded circles in Figure 1.
Suncoast
Engineering
East Coast
Welding
61a Tully
Street
Figure 1 - Location of the Site (base image from theList)

The two metal fabrication businesses are:
East Coast Welding, located at 114 Tully Street operates from 8:00am 5:00pm Monday to Thursday, 8:00am
2:45pm Fridays and is closed on the weekend. The business specialises in welding.
Figure 2 - Aerial Photograph of East Coast Welding (from theList)
Suncoast Engineering, located at Lot 7, Industrial Estate, 25463 Tasman Highway. The opening hours of the
business are 7:30am-5:00pm weekdays and weekends by appointment only. Services offered include metal
fabrication, welding, machining, painting and engineering.
Figure 3 - Aerial Photograph of Suncoast Engineering (from theList)

2. Noise Assessment
No specific information was available relating to the noise levels of the equipment in use at the two metal
fabrication sites and it is not practical to measure the noise emissions due to the presence of traffic noise
from the Tasman Highway. The noise emissions have been characterised by using reference noise data for
typical equipment used by similar businesses. For this assessment, it has been conservatively assumed that
all noise sources are operating simultaneously, so the actual noise emissions levels will nearly always be
lower than the level predicted.
The noise sources included for each site are:

A large roof mounted exhaust fan
An externally mounted heat pump
Four angle grinders or similar power tools operating inside the workshop shed; and
A truck or other light to medium vehicle moving in the contractors yard.
The combined noise level from these noise sources was calculated at the NW corner of 61a Tully Street,
taking into account the reduction in noise level due to distance, but not taking credit for any shielding from
intervening buildings or fences etc. The resulting noise level was 40.4 dB(A).
This level is well below the Tasmanian Environmental Protection Policy (Noise) guideline level of LAeq, 16hours
= 50 dB(A) for avoiding Moderate Annoyance of users of outdoor living areas. (LAeq, 16hours can be thought
of as the average noise level over a 16 hour period.)
The background noise level was not measured during this study, but using reference data provided in
AS1055.3 Acoustics- Description and measurement of environmental noise, a reasonable estimate would be
between 45 and 50 dB(A) during weekday, business hours. Background noise is dominated by nearby traffic.
This indicates that the predicted combined noise from the metal fabrication businesses is much less than the
estimated background noise level and that this noise is unlikely to be perceptible to residents and patrons of
the proposed new tourist park during daytime hours. Neither fabrication business operates at night.
3. Odour Assessment
Small metal fabrication contractors produce a variety of offensive odours and fumes, as a result of the metal
cutting, welding and painting processes employed. Fumes from metal cutting and welding are produced in
very small volumes and modest intensities by individual tools such as stick welders, angle grinders and
oxyacetylene torches etc. These fumes disperse rapidly and will rarely if ever be perceptible to an outside
observer beyond the boundary of the contractors site.
Spray painting operations are carried out inside a spray booth equipped with an exhaust fan and filters which
remove painting fumes from the air discharged. Painting applied by brush also produces very small volumes
of fume which disperse rapidly.
It is extremely unlikely that any activities carried out on site at the metal fabrication businesses will generate
odour that can be perceived at the proposed new tourist park.
4. Conclusions
The noise assessment and odour assessment indicate that emissions from the two metal fabrication business
are extremely unlikely to cause an environmental nuisance or environmental harm at the proposed new
tourist park.

Contact
Douglas Ford
03 6323 1930
dougford@pittsh.com.au
transport | community | mining | industrial | food & beverage | carbon & energy
Brisbane Hobart Newcastle E: info@pittsh.com.au

Level 2 199 Macquarie Street Level 1
W: www.pittsh.com.au
276 Edward Street GPO Box 94 81 Hunter Street
Brisbane QLD 4000 Hobart TAS 7001 Newcastle NSW 2300 incorporated as
T: (07) 3221 0080 T: (03) 6210 1400 T: (02) 4910 3600 Pitt & Sherry (Operations) Pty Ltd
F: (07) 3221 0083 F: (03) 6223 1299 ABN 67 140 184 309
Sydney
Canberra Launceston Suite 902, Level 9,
PO Box 3124 Level 4 1-5 Railway Street
Manuka ACT 2603 113 Cimitiere Street Chatswood NSW 2067
T: 1300 748 874 PO Box 1409 PO Box 5487
Launceston TAS 7250 West Chatswood NSW 1515
Devonport T: (03) 6323 1900 T: (02) 9468 9300
Level 1 F: (03) 6334 4651
35 Oldaker Street
PO Box 836
Devonport TAS 7310 Melbourne
T: (03) 6424 1641 Level 1, HWT Tower
F: (03) 6424 9215 40 City Road
Southbank VIC 3006
PO Box 259
South Melbourne VIC 3205
T: (03) 9682 5290
F: (03) 9682 5292
Now part of the pitt&sherry group

OUR REF. 16139-1
11 April 2017
Taswater
GPO Box 1393
Hobart TAS 7001
TO WHOM IT MAY CONCERN
ST HELENS TOURIST PARK 61 TULLY STREET, ST HELENS SEWER & STORMWATER

MANAGEMENT PLAN
AJL Consulting Engineers were engaged by SBTP Pty Ltd to respond to Taswaters request for
additional information regarding sewer and water management for the proposed Tourist Park at Tully
Street, St Helens.
This report has been prepared to address the following items as requested by Taswater:
1. Provide the following values:
a. Average dry weather sewage flow (ADWF) at the point of connection.
b. Peak dry weather sewage flow (PDWF) at the point of connection.
c. Total sewage flow at the point of connection.
d. Probable simultaneous water demand (PSD) for the proposed development.
e. The required fire flow rate in l/s and the required residual pressure (kPa) at the point of
connection.
f. Calculations of the number of equivalent tenements.
2. Amended plans showing the following:
a. The exact location of the DN150 sewer main and easement accurately dimensioned on
the plans.
b. A note stating how the pipe was located.
3. A concept services plan showing sewer and water indicating the following:
a. Indicative location of sewer and water main extensions.
AJL have adopted an alternative solution using PSD methodology to calculate the parts of Item 1, the
following assumptions have been made:
Each cabin uses the equivalent to 16 water supply loading units.
Each camping site uses the equivalent to 16 water supply loading units. Either used up in the
site or in the amenities building.
The Tourist Park has an annual occupancy of 50%. This is seasonal and up to 100% during
peak season.
Based on a single residence equating to 31 water supply loading units. Each cabin / camp site
equates to 0.52 equivalent tenancies.
Thus, the total equivalent tenancy (ET) = 146 x 0.52 = 76
Distribution
- Principal SBTP PTY LTD julianh@me.com
- Planner Irene Inc. - jen@ireneinc.com.au, natalie@ireneinc.com.au
- File Copy Launceston
1. Sewer
From Water Services Association of Australia Sewerage Code of Australia (WSA 02);
The average dry weather flow (ADWF) = 0.0021 x EP and
Peak dry weather flow (PDWF) d x ADWF
EP = Equivalent population = ET x 3.5 = 266
=> ADWF = 0.0021 x 266 = 0.557 L/s
From WSA 02, based on 4.5 hectares, d = 5.
=> PDWF = 5 x 0.557 = 2.79 L/s
Total sewage design flow = PDWF + GWI + IIF
GWI = 0.025 x A x portionwet
A = 4.5 hectares
portionwet = 0.5
=> GWI = 0.05625 L/s
IIF = 0.028 x AEFF x C x I
AEFF = A x (Density/150) 0.5
Density = EP/4.5 = 266/4.5 = 59.1
=> AEFF = 4.5 x (59.1/150)0.5 = 2.824
From WSA 02, we have adopted C = 0.8
I = I1,2 x factor size x factor containment
From WSA 02, we have adopted I1,2 = 18
factor size = (40/A)0.12 = (40/4.5)0.12 = 1.30
Using a 2 year ARI
factor containment = 1.0
=> I = 18 x 1.3 x 1.0 = 23.4
=> IIF = 0.028 x 2.824 x 0.8 x 23.4 = 1.48 l/s
=> Total sewage design flow = 2.79 + 0.056 + 1.48 = 4.326 L/s
2. Water
The probable simultaneous water demand (PSD) = 0.03 x ET + 0.4554 x (ET)0.5
=> PSD = 6.25 L/s
The flow rate and residual pressure required for firefighting purposes is either one or two hydrants
10l/s and 200kPa respectively, at this stage we have allowed for two hydrants which equates to
20 L/s.
The total required combined flow at the connection point is 26.31 L/s at 450 kPa.
Distribution
3. Concept Drawings
The attached drawings outline a concept sewer and water plan for the proposed park. It includes
details of the existing DN150 sewer main.
Should you have any further queries please do not hesitate to contact us.
Yours faithfully,
AJL CONSULTING ENGINEERS PTY LTD
Alan J. Leake
Director // Structural Engineer
B Eng (Civil) // MIEAust // CP Eng
Distribution
Submission to Planning Authority Notice
Council Planning Council notice
DA 018-2017 7/02/2017
Permit No. date
TasWater details
TasWater
TWDA 2017/00166-BODC Date of response 13/06/2017
Reference No.
TasWater David Boyle 6345 6323
Phone No.
Contact Scott Taylor (Trade Waste) 6333 9359
Response issued to
Council name BREAK O DAY COUNCIL
Contact details admin@bodc.tas.gov.au
Development details
Address 61 TULLY ST, ST HELENS Property ID (PID) 2250716
Description of
Planning Scheme Amendment & Holiday Park
development
Schedule of drawings/documents
Prepared by Drawing/document No. Revision No. Date of Issue
AJL Consulting Engineers 16.139 Dwg DA02 B 24/05/2016
Western Design Pty Ltd 160603 Sheet 1 to 8 1/06/2017
Conditions
Pursuant to the Water and Sewerage Industry Act 2008 (TAS) Section 56P(1) TasWater imposes the
following conditions on the permit for this application:
CONNECTIONS, METERING & BACKFLOW
1. A suitably sized water supply with metered connection / sewerage system and connection for this
Tourist Park development must be designed and constructed to TasWaters satisfaction and be in
accordance with any other conditions in this permit.
2. Any new water property connection required to service the proposed development must be provided
from TasWaters DN250 water main (Asset number: SHW02PS20294) located on the northern side of
Tully street.
3. Any removal/supply and installation of water meters and/or the removal of redundant and/or
installation of new and modified property service connections must be carried out by TasWater at the
developers cost.
4. Prior to commencing construction a boundary backflow prevention device and water meter must be
installed, to the satisfaction of TasWater.
ASSET CREATION & INFRASTRUCTURE WORKS
5. Prior to the issue of a Certificate of Water and Sewerage Compliance for Stage 2, the developer must
design and construct an additional 7.0m of emergency storage and increase the pump capacity from
20L/s to 25L/s at TasWaters Tully St Sewage Pumping Station (Asset number: SHP08). The emergency
storage must be designed and constructed to allow future augmentation to meet any future
additional external emergency storage requirements.
Advice: In accordance with TasWaters Developer Charges Policy for developments located within
Serviced Land where insufficient capacity is available within an existing system, the developer pays the
costs of Extension, including connection, to that system and Expansion of the system to the level of
capacity required to service the development.
Issue Date: August 2015 Page 1 of 4

Uncontrolled when printed Version No: 0.1
6. Plans submitted with the application for Engineering Design Approval must, to the satisfaction of
TasWater show, all existing, redundant and/or proposed property services and mains.
7. Prior to applying for a Permit to Construct to construct new infrastructure the developer must obtain
from TasWater Engineering Design Approval for new TasWater infrastructure. The application for
Engineering Design Approval must include engineering design plans prepared by a suitably qualified
person showing the hydraulic servicing requirements for sewerage pump station to TasWaters
satisfaction.
8. Prior to works commencing, a Permit to Construct must be applied for and issued by TasWater. All
infrastructure works must be inspected by TasWater and be to TasWaters satisfaction.
9. In addition to any other conditions in this permit, all works must be constructed under the supervision
of a suitably qualified person in accordance with TasWaters requirements.
10. Prior to the issue of a Certificate of Water and sewerage Compliance (Building and/or Plumbing) all
additions, extensions, alterations or upgrades to TasWaters water and sewerage infrastructure
required to service the development, are to be constructed at the expense of the developer to the
satisfaction of TasWater, with live connections performed by TasWater.
11. After testing/disinfection, to TasWaters requirements, of newly created works, the developer must
apply to TasWater for connection of these works to existing TasWater infrastructure, at the
developers cost.
12. At practical completion of the water and sewerage works and prior to applying to TasWater for a
Certificate of Water and Sewerage Compliance (Building and/or Plumbing), the developer must obtain
a Certificate of Practical Completion from TasWater for the works that will be transferred to
TasWater. To obtain a Certificate of Practical Completion:
13. Written confirmation from the supervising suitably qualified person certifying that the works have
been constructed in accordance with the TasWater approved plans and specifications and that the
appropriate level of workmanship has been achieved;
14. A request for a joint on-site inspection with TasWaters authorised representative must be made;
15. Security for the twelve (12) month defects liability period to the value of 10% of the works must be
lodged with TasWater. This security must be in the form of a bank guarantee;
16. As constructed drawings must be prepared by a suitably qualified person to TasWaters satisfaction
and forwarded to TasWater.
17. After the Certificate of Practical Completion has been issued, a 12 month defects liability period
applies to this infrastructure. During this period all defects must be rectified at the developers cost
and to the satisfaction of TasWater. A further 12 month defects liability period may be applied to
defects after rectification. TasWater may, at its discretion, undertake rectification of any defects at
the developers cost. Upon completion, of the defects liability period the developer must request
TasWater to issue a Certificate of Final Acceptance. The newly constructed infrastructure will be
transferred to TasWater upon issue of this certificate and TasWater will release any security held for
the defects liability period.
18. The developer must take all precautions to protect existing TasWater infrastructure. Any damage
caused to existing TasWater infrastructure during the construction period must be promptly reported
to TasWater and repaired by TasWater at the developers cost.
19. Ground levels over the TasWater assets and/or easements must not be altered without the written
approval of TasWater.

20. A construction management plan must be submitted with the application for TasWater Engineering
Design Approval. The construction management plan must detail how the new TasWater
infrastructure will be constructed while maintaining current levels of services provided by TasWater to
the community. The construction plan must also include a risk assessment and contingency plans
covering major risks to TasWater during any works. The construction plan must be to the satisfaction
of TasWater prior to TasWaters Engineering Design Approval being issued.
56W CONSENT (Detention Basin and Cabins)
21. Prior to the issue of the Certificate for Certifiable Work (Building) and/or (Plumbing) by TasWater the
applicant or landowner as the case may be must make application to TasWater pursuant to section
56W of the Water and Sewerage Industry Act 2008 for its consent in respect of that part of the
development which is built within a TasWater easement or over or within two metres of TasWater
infrastructure.
22. The plans submitted with the application for the Certificate for Certifiable Work (Building) and/or
(Plumbing) must show footings of proposed buildings located over or within 2.0m from TasWater
pipes and must be designed by a suitably qualified person to adequately protect the integrity of
TasWaters infrastructure, and to TasWaters satisfaction, be in accordance with AS3500 Part 2.2
Section 3.8 to ensure that no loads are transferred to TasWaters pipes. These plans must also include
a cross sectional view through the footings which clearly shows;
a. Existing pipe depth and proposed finished surface levels over the pipe;
b. The line of influence from the base of the footing must pass below the invert of the pipe and be
clear of the pipe trench and;
c. A note on the plan indicating how the pipe location and depth were ascertained.
TRADE WASTE
23. Prior to the commencement of operation the developer/property owner must obtain Consent to
discharge Trade Waste from TasWater.
24. The developer must install appropriately sized and suitable pre-treatment devices prior to gaining
Consent to discharge.
25. The Developer/property owner must comply with all TasWater conditions prescribed in the Trade
Waste Consent.
DEVELOPMENT ASSESSMENT FEES
26. The applicant or landowner as the case may be, must pay a development assessment fee of $644.73
to TasWater, as approved by the Economic Regulator and the fee will be indexed, until the date it is
paid to TasWater. The payment is required within 30 days of the issue of an invoice by TasWater.
Advice
BOUNDARY CONDITIONS
The table below relates to hydraulic design considerations for any proposed water connection from the
DN250 water main in Tully St.
Location Elevation Pressure Pressure Pressure
during at 2/3 at 2/3
peak peak peak
plus 10 plus 20
l/s fire l/s fire
61A Tully 7.5 m 96 m 97 m 96 m

Street AHD AHD AHD AHD
(Connected 868 kPa 877 kPa 868 kPa
to DN250
on Tully
Street)
For information on TasWater development standards, please visit

http://www.taswater.com.au/Development/Development-Standards
For application forms please visit http://www.taswater.com.au/Development/Forms
The developer is responsible for arranging to locate existing TasWater infrastructure and clearly showing
it on any drawings. Existing TasWater infrastructure may be located by TasWater (call 136 992) on site at
the developers cost, alternatively a surveyor and/or a private contractor may be engaged at the
developers cost to locate the infrastructure.
Trade Waste
Prior to any Building and/or Plumbing work being undertaken, the applicant will need a Certificate for
Certifiable Work (Building and/or Plumbing). The Certificate for Certifiable Work (Building and/or
Plumbing) must accompany all documentation submitted to Council. Documentation must include a site
plan with:
Location of all pre-treatment devices i.e. Oil Water Separator, basket arrestors
Schematic drawings and specification (including the size and type) of any proposed pre-treatment
device and drainage design; and
Location of an accessible sampling point.
At the time of submitting the Certificate for Certifiable Work (Building and/or Plumbing) a Trade Waste
Application form is also required.
If the nature of the business changes or the business is sold, TasWater is to be informed in order that pre-
treatment may be reassessed.
Trade waste application forms are available at http://www.taswater.com.au/Customers/Liquid-Trade-
Waste/Commercial.
Declaration
The drawings/documents and conditions stated above constitute TasWaters Submission to Planning
Authority Notice.
Authorised by
Jason Taylor
Development Assessment Manager
TasWater Contact Details
Phone 13 6992 Email development@taswater.com.au
Mail GPO Box 1393 Hobart TAS 7001 Web www.taswater.com.au

07/17.6.1 Application to Amend the Break ODay Interim Planning Scheme
DA018-2017 Holiday Park 61A Tully Street, St Helens
FILE REFERENCE DA 018-2017
OFFICERS RECOMMENDATION:
That the Council:
1. Pursuant to former Section 33(3) of the Land Use Planning and Approvals Act 1993,
initiates amendment to the Break ODay Interim Planning Scheme 2013 to rezone land
identified in Certificate of Title Volume 140172 Folio 1, from Community Purpose zone
to General Residential zone.
2. Authorises Council Officers to prepare draft amendment of the Break ODay Interim
Planning Scheme 2013.
3. In accordance with former Section 6(3) of the Land Use Planning and Approvals Act
1993, delegates to the General Manager its functions under former Section 35(1) of the
Act, for the purposes of amendment to the Break ODay Interim Planning Scheme 2013.
4. Pursuant to former Section 38(a) of the Land Use Planning and Approvals Act 1993,
determines the period for public exhibition to be 28 days.
5. Pursuant to former Section 43A of the Land Use Planning and Approvals Act 1993,
approves DA018-2017 for Holiday Park at 61A Tully Street, St Helens subject to the
following conditions:
Conditions
1. Development must accord with the Development Application DA 018-2017 received by

Council 6 February 2017, together with all submitted documentation received and
forming part of the development application, except as varied by conditions of this
Planning Permit.
2. The applicant must comply with the conditions as contained within TasWaters
Submission to Planning Authority Notice dated 13 June 2017 TWDA 2017/00166-BODC
(copy attached to this permit).
3. Prior to commencement of works, a detailed landscape development plan, shall be

prepared and submitted for the approval of Council. The plan shall identify:
(i) Plant species;
(ii) Boundary and internal fencing details (if applicable).
Landscaping must be undertaken in accordance with the plan approved by Council in
accordance with Condition 3 prior to any use of the development.
4. Storm water from the new development is to be collected and securely piped to an
approved point of discharge to Councils underground storm water reticulation so as
to ensure that flooding, erosion and nuisance are avoided. Design and construction
shall be to the satisfaction of Councils Engineer.
5. Drawings shall nominate storm water inundation levels, and floor levels of all habitable
rooms in new and existing buildings, to demonstrate compliance with the Building Act
2016 and the National Construction Code throughout the nominated life of the
Development. Annual Exceedance Probabilities associated with these levels shall be
clearly stated on the drawings
6. The applicant must ensure that external plant and mechanical equipment are located
and / or designed to avoid interruption to the amenity of adjoining residential
properties.
7. a) The areas shown to be set aside for General vehicle access and car parking must be:
i) completed before the use of the development;
ii) provided in accordance with Standards Australia (2004): Australian Standard As
2890.1-2004 Parking Facilities Part 1: Off Street Car Parking; Standards
Australia, Sydney and Standards Australia (2002): Australian Standard AS 2890.2
2002, Parking Facilities Part 2: Off-Street Commercial vehicle facilities;
Sydney and to the satisfaction of Councils General Manager;
iii) provided with space for access turning and manoeuvring of vehicles on-site to
enable them to enter and leave the site in a forward direction;
iv) surfaced with an impervious surface and drained to Councils storm water
drainage system;
v) Line-marked to indicate each space to the satisfaction of the Council.
8. The area set-aside for parking and associated access and turning must be designed,
constructed and maintained at all times to avoid dust or mud generation, erosion and
sediment transfer off site or de-stabilisation of the soil on site or on adjacent properties.
9. The completed parking and associated turning, loading and unloading areas and access
must be certified by a practicing civil engineer to the effect that they have been
constructed in accordance with the endorsed drawings and specifications approved by
Council before the use commences.
10. No works are to commence on the storm water connection until a permit to undertake
works in the road reservation has been issued by Councils Works Manager for the
storm water connection.
11. A Soil and Water Management Plan must be submitted to Council for approval prior to a
Building Permit being issued, prepared in accordance with Guidelines for Soil and Water
Management, published by Hobart City Council and available on Councils website
(http://www.bodc.tas.gov.au/webdata/resources/files/Guidelines_for_Soil_and_Water
_ Management.pdf). All works associated with the development must be conducted in
accordance with the approved Soil and Water Management Plan. All worked areas not
covered by structures must be promptly and progressively stabilised (e.g. revegetated)
so that they will not erode and/or act as a source of sediment transfer.
12. All works associated with the development must be conducted in accordance with a soil
and water management plan, Guidelines for Soil and Water Management, Hobart City
Council. Material must not be burnt on site and all trade waste must be disposed of in a
licensed waste disposal facility. During demolition/construction all existing materials
must be checked for the presence of asbestos and if found, handling, protection and
disposal must be carried out as per Code of Practice for the Removal of Asbestos
(NOHSC:2002(1988)). All worked areas not covered by structures must be promptly and
progressively stabilised (e.g. revegetated) so that they will not erode and/or act as a
source of sediment transfer.
13. Power supply/service is to be provided to the development underground.
14. Exterior and security lighting must be designed, baffled and located in accordance with
Australian Standard AS4282-1997 Control of the obtrusive effects of outdoor lighting
such that no direct light is emitted outside the boundaries of the subject land.
15. Loading and unloading of delivery goods and merchandise and the like must be carried
out within the boundaries of the subject land.
16. Any damage that may occur to any Council infrastructure during the construction of
the proposed development must be reinstated to the satisfaction of Council and at the
cost of the developer.
ADVICE
All underground infrastructure including all forms of water, storm water, power, gas
and telecommunication systems must be located prior to the commencement of any
on-site excavation and/or construction works. Any works to be undertaken within two
(2) metres of any Council owned infrastructure must be done in consultation with
Councils Works Manager.
Plants listed in Appendix 3, Break ODay Interim Planning Scheme 2013 must not be used
in landscaping.
The introduction of non-native plant species and plant species not of local provenance
should be avoided and environmental weeds regularly monitored and targeted for
removal.
All building wastes are to be removed to the appropriate waste disposal facility to
prevent an environmental nuisance being caused outside of the works site.
Activities associated with construction works are not to be performed outside the
permissible time frame listed:
Monday-Friday 7am to 6pm
Saturday 9am to 6pm
Sunday and public holidays 10am to 6pm
INTRODUCTION:
1. To determine an application for amendment to the Break ODay Interim Planning

Scheme 2013 to rezone land identified as 61A Tully Street, St Helens from Community
Purpose Zone to General Residential Zone pursuant to the former provisions of Section
43(a) of the Land Use Planning and Approvals Act 1993.
2. To make a decision on Development Application DA018-2017 for a Holiday Park at 61A

Tully Street, St Helens.
DISCUSSION:
- Clr McGuinness asked, was this previously zoned residential prior to being zoned
community. The Planning Consultant advised that yes it was.
COUNCIL DECISION:
07/17.6.1.147 Moved: Clr J Tucker / Seconded: Clr H Rubenach-Quinn
That the Council:
1. Pursuant to former Section 33(3) of the Land Use Planning and Approvals Act 1993,
initiates amendment to the Break ODay Interim Planning Scheme 2013 to rezone land
identified in Certificate of Title Volume 140172 Folio 1, from Community Purpose zone
to General Residential zone.
2. Authorises Council Officers to prepare draft amendment of the Break ODay Interim
Planning Scheme 2013.
3. In accordance with former Section 6(3) of the Land Use Planning and Approvals Act
1993, delegates to the General Manager its functions under former Section 35(1) of the
Act, for the purposes of amendment to the Break ODay Interim Planning Scheme 2013.
4. Pursuant to former Section 38(a) of the Land Use Planning and Approvals Act 1993,
determines the period for public exhibition to be 28 days.
5. Pursuant to former Section 43A of the Land Use Planning and Approvals Act 1993,
approves DA018-2017 for Holiday Park at 61A Tully Street, St Helens subject to the
following conditions:
Conditions

Council 6 February 2017, together with all submitted documentation received and
forming part of the development application, except as varied by conditions of this
Planning Permit.

(i) Plant species;

approved point of discharge to Councils underground storm water reticulation so as
to ensure that flooding, erosion and nuisance are avoided. Design and construction
shall be to the satisfaction of Councils Engineer.
and / or designed to avoid interruption to the amenity of adjoining residential
properties.
vi) completed before the use of the development;
vii) provided in accordance with Standards Australia (2004): Australian Standard As
2890.1-2004 Parking Facilities Part 1: Off Street Car Parking; Standards
Australia, Sydney and Standards Australia (2002): Australian Standard AS 2890.2
2002, Parking Facilities Part 2: Off-Street Commercial vehicle facilities;
Sydney and to the satisfaction of Councils General Manager;
viii) provided with space for access turning and manoeuvring of vehicles on-site to
ix) surfaced with an impervious surface and drained to Councils storm water
drainage system;
x) Line-marked to indicate each space to the satisfaction of the Council.
works in the road reservation has been issued by Councils Works Manager for the
storm water connection.
(http://www.bodc.tas.gov.au/webdata/resources/files/Guidelines_for_Soil_and_Water
_ Management.pdf). All works associated with the development must be conducted in
covered by structures must be promptly and progressively stabilised (e.g. revegetated)
so that they will not erode and/or act as a source of sediment transfer.
licensed waste disposal facility. During demolition/construction all existing materials
must be checked for the presence of asbestos and if found, handling, protection and
disposal must be carried out as per Code of Practice for the Removal of Asbestos
15. Loading and unloading of delivery goods and merchandise and the like must be carried
out within the boundaries of the subject land.
16. Any damage that may occur to any Council infrastructure during the construction of
the proposed development must be reinstated to the satisfaction of Council and at the
cost of the developer.
ADVICE
All underground infrastructure including all forms of water, storm water, power, gas
and telecommunication systems must be located prior to the commencement of any
on-site excavation and/or construction works. Any works to be undertaken within two
(2) metres of any Council owned infrastructure must be done in consultation with
Councils Works Manager.
Plants listed in Appendix 3, Break ODay Interim Planning Scheme 2013 must not be used
in landscaping.
should be avoided and environmental weeds regularly monitored and targeted for
removal.
All building wastes are to be removed to the appropriate waste disposal facility to
prevent an environmental nuisance being caused outside of the works site.
Saturday 9am to 6pm
CARRIED UNANIMOUSLY
Planning Permit DA 018-17
Location 61a Tully Street, St Helens
Title Reference 140172/1
Proposed Development Planning Scheme Amendment & Holiday Park
Use Class Visitor Accommodation
Proposed Zone General Residential
The Break ODay Council has resolved Pursuant to former Section 43A of the Land Use Planning and
Approvals Act 1993, approves DA018-2017 for Holiday Park at 61A Tully Street, St Helens subject
to the following conditions:

Council 6 February 2017, together with all submitted documentation received and forming
part of the development application, except as varied by conditions of this Planning
Permit.

(i) Plant species;

approved point of discharge to Councils underground storm water reticulation so as to
ensure that flooding, erosion and nuisance are avoided. Design and construction shall be
to the satisfaction of Councils Engineer.
and / or designed to avoid interruption to the amenity of adjoining residential properties.
Page 1 of 17
i) completed before the use of the development;
ii) provided in accordance with Standards Australia (2004): Australian Standard As
2890.1-2004 Parking Facilities Part 1: Off Street Car Parking; Standards Australia,
Sydney and Standards Australia (2002): Australian Standard AS 2890.2 2002,
Parking Facilities Part 2: Off-Street Commercial vehicle facilities; Sydney and to
the satisfaction of Councils General Manager;
iii) provided with space for access turning and manoeuvring of vehicles on-site to
iv) surfaced with an impervious surface and drained to Councils storm water drainage
system;
v) Line-marked to indicate each space to the satisfaction of the Council.
works in the road reservation has been issued by Councils Works Manager for the storm
water connection.
(http://www.bodc.tas.gov.au/webdata/resources/files/Guidelines_for_Soil_and_Water_
Management.pdf). All works associated with the development must be conducted in
covered by structures must be promptly and progressively stabilised (e.g. revegetated) so
that they will not erode and/or act as a source of sediment transfer.
licensed waste disposal facility. During demolition/construction all existing materials must
be checked for the presence of asbestos and if found, handling, protection and disposal
must be carried out as per Code of Practice for the Removal of Asbestos
Page 2 of 17
15. Loading and unloading of delivery goods and merchandise and the like must be carried out
within the boundaries of the subject land.
16. Any damage that may occur to any Council infrastructure during the construction of the
proposed development must be reinstated to the satisfaction of Council and at the cost
of the developer.
ADVICE
All underground infrastructure including all forms of water, storm water, power, gas and
telecommunication systems must be located prior to the commencement of any on-site
excavation and/or construction works. Any works to be undertaken within two (2) metres
of any Council owned infrastructure must be done in consultation with Councils Works
Manager.
Plants listed in Appendix 3, Break ODay Interim Planning Scheme 2013 must not be used in
landscaping.
should be avoided and environmental weeds regularly monitored and targeted for removal.
All building wastes are to be removed to the appropriate waste disposal facility to prevent
an environmental nuisance being caused outside of the works site.
Saturday 9am to 6pm
Page 3 of 17
Advice to Applicant
Under Section 53(5) of the Land Use Planning and Approvals Act 1993 this permit lapses if the use or
development in respect of which this permit was granted, is not substantially commenced before the
permit would otherwise lapse.
Under Section 53(5A) and 53(5B) the Planning Authority may grant a further two extensions of the
permit upon application (fees apply). Under Section 53(5C) the request to extend a permit must be made
no later than 6 months from the date on which the permit lapsed and if the extension is granted, the
permit is to be taken as not lapsed.
Should you wish to appeal against any of the conditions imposed by Council, a notice of appeal may be
lodged by you to the Resource Management & Planning Appeal Tribunal, pursuant to Section 61(4) of the
Land Use Planning & Approvals Act 1993. Any appeal should be lodged within fourteen (14) days of receipt
of this notice and until the expiry of this period, or, should you lodge an appeal, then this approval will not
take effect until the determination or abandonment of the appeal.
You are advised that the Resource Management & Planning Appeals Tribunal under its powers may grant a
permit or refuse a permit. Should a permit be refused by the Tribunal, then you may not apply for the
same development for a period of two years from the date of the Tribunal decision.
Further to the above, any other approvals which may be required from other authorities for the proposed
use or development should be granted, and any fees paid, prior to this planning approval taking effect.
Council Delegate: John Brown
Title: General Manager Permit No. DA 018-17
Page 4 of 17
Enclosed: Proforma for Resource Management & Planning Appeal Tribunal
Page 5 of 17

ST Helens Park DA

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Notice of Draft Amendment under the Land Use Planning and Approvals Act

1993 & Break ODay Interim Planning Scheme 2013

Amendment Number: 01/2017 & DA 018-2017

Dated at St Helens Saturday 29 July 2017.

Planning Scheme Amendment Submission to the Break ODay Council

Last Updated 2 May 2017

ireneinc PLANNING & URBAN DESIGN

PART A THE AMENDMENT 8

PART B THE DEVE LOPMEN T 29

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 3

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 4

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 5

Figure 1: Site location (Source: The LIST)

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 6

Building design and Park Layout, Western Design;

Traffic Impact Assessment, Midson Traffic, Pty Ltd; and

Engineering, AJL Consulting Engineers.

Site Specific Study, Doug Ford

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 7

Figure 2: Site Location (Source: The LIST)

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 8

Figure 3: Turning circle at the frontage of the building

Figure 4: Rear courtyard of existing school building

2.2 FLORA AND FAUNA

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 9

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 10

2.5 SITE SERVICES

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 11

2.7.1 Aboriginal Heritage

2.7.2 European Heritage

2.8 SURROUNDING LAND USES

Figure 8: Locality Plan (Source: The LIST)

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 12

Figure 9: Looking east along Tully Street

Figure 10: Looking west along Tully Street

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 13

Break ODay Interim Planning Scheme 2013 (BODIPS 2013)

Report to Executive Commissioner, Amendment 1/2015, 27 November 2015

St Helens and Surrounds Structure Plan 2013

Regional Land Use Strategy of Northern Tasmania 2013 (RLUS 2013)

Draft State Planning Provisions 2015 (Draft SPP)

Figure 11: Zoning map (source: The LIST)

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 14

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 15

Use Class Community Purpose Zone Residential Zone (table 10.2)

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 16

3.3 HOUSING AND TOURISM DEMAND

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 17

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 18

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 19

4.1 INTENT OF THE PR OPOS ED AMENDMENT

4.2 STRUCTURE OF THE AME NDMENT

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 20

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 21

5.1 LAND USE CONFLICTS

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 22

5.2 REQUIREMENTS OF SECT ION 30 O

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 23

5.3 REGIONAL IMP ACT

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 24

5.4.1 Part 1 O bjectives of the Resource Management and Planning System of

5.4.2 Part 2 Objectives of the Planning Process Established by this Act

ireneinc PLANNING & URBAN DESIGN 61A Tully Street 25