DA0672-2017 Public Exhibition Documents PDF

rev date purpose
Hotel Verge, 69-71 Cimitiere St Launceston TAS 7250 MATERIALS AND FINISHES SCHEDULE 0
1
01.12.2017 issued for draft planning report
14.12.2017 issued for draft planning report
GENERAL NOTES ROOF CLADDING:
R01: LYSAGHT COLORBOND ROOF AND FLASHINGS TYPE 1.

PROJECT GLAZING
GENERAL
THESE DRAWINGS SHOW DESIGN INTENT AND ARE R02: LYSAGHT COLORBOND ROOF AND FLASHINGS TYPE 2.
DESIGNER
ALL GLAZING
SUITABLETOASBEACONSTRUCTED
GUIDE ONLY. DO TONOT
COMPLY
SCALE OFF
CUMULUS STUDIO PTY LTD R03: GRAVEL / GREEN ROOF SYSTEM.
WITH AS1288 - 2006 AND
THE DRAWINGS. ALLAS2047 - 1999 AS
DIMENSIONS IN
CERTIFIED ARCHITECT: PETER WALKER
REQUIRED UNDER THE
MILLIMETRES. BCA. WINDOW
DIMENSIONS SYSTEMS
OF EXISTING BUILDING
ACCREDITATION Nº: CC2143E
(GLASSARE& FRAME) MUST
INDICATIVE ACHIEVE
ONLY THE FOLLOWING
AND SHOULD NOT BE CLADDING:
ARCHITECTS ADDRESS: Level 1, 60 Cameron
MINIMUM THERMAL
RELIED GLAZING
ON - VERIFY ALLPERFORMANCE
DIMENSIONS ON (GP)
SITE
Street Launceston TAS
OR GREATER:
BEFORE COMMENCING ANY WORK. ALL EC01: SELECT FACE BRICKWORK FACADE TYPE 1.
7250
DOCUMENTS SHALL BE READ IN CONJUNCTION
PHONE: +61(3) 6333 0930 EC02: SELECT FACE BRICKWORK FACADE TYPE 2.
GLAZINGWITHPERFORMANCE
SPECIFICATIONS AND ANY CONSULTANTS
U VALUE REFER TO GLAZING CALCULATOR FOR
DETAIL.
LOCATION EC03: SELECT FACE BRICKWORK FACADE TYPE 3.
EACH WINDOW
PROJECT Nº: T16283
SHGC ANY
REFER TO GLAZINGERRORS
DISCREPANCIES, CALCULATOR FOR
OR OMISSIONS EC04: LIGHT WEIGHT CLADDING TYPE 2.
PROJECT NAME: Hotel Verge
EACH
SHALL BEWINDOW
REFERRED TO THE ARCHITECTS.
TITLE REFERENCE: 206941/1, 206940/5,
DRAWINGS ARE NOT TO BE USED FOR
67483/4, 46022/1,
A SAMPLE OF THE GLASS
CONSTRUCTION IS TO BE UNTIL
PURPOSES SUPPLIED TO BY THE
ISSUED EXTERNAL FINISHES:
46022/1
THE CLIENT FOR APPROVAL
ARCHITECT PRIOR TO
FOR CONSTRUCTION.
PROJECT ADDRESS: 69-71 Cimitiere St
CONSTRUCTION. EF01: 20mm ASPHALT TOPPING
Launceston TAS 7250
ALL WORK CARRIED OUT SHALL BE IN
ACCORDANCE WITH RELEVANT AUSTRALIAN EF02: 40mm NEW ASPHALT AND ROAD BASE
SITE DETAILS STAIR CONSTRUCTION
STANDARDS, NCCS, BUILDING CODE OF
BAL: N/A EF03: TILE/PAVER AT ENTRY
AUSTRALIA, SPECIFICATIONS AND ANY LOCAL
CLIMATE ZONE: ZONE 7
GROUND TO FIRST
AUTHORITY BY-LAWSFIRST TO SECOND
AND REGULATIONS.
WIND SPEED REFER ENG
F2F 3250 F2F 3050
SOIL CLASS: REFER ENG
STAIRS DDA18(DISABILITY DISCRIMINATION
STAIRS 17 ACT)
ALPINE AREA: NO
TREADS 250
ACCESSIBLE AREAS TREADS 250
ARE TO COMPLY WITH
CORROSION: LOW
RISERS 180.5 - 2009. PRIOR
AS1428.1 RISERS 179.5
TO CONSTRUCTION THE
DIMENSIONS OF ROOM SIZES, DOOR SWINGS,
AREA SCHEDULE TACTILE INDICATORS: R03: WEBFORGE PLANT DECK
FITTING LOCATIONS AND GRABRAILS SHOULD BE
TOTAL SITE AREA: 2502m2 TACTILECONFIRMED
GROUND SURFACE INDICATORS ARE TO BE
TO COMPLY. G01: FOLDED ZINCALUME BOX GUTTER
PROVIDED AT STAIRS & RAMPS IN ACCORDANCE WITH
LEVEL 00 A: 673.60 m2 AS1428.4. TYPE (OR EQUIV) IS:
ALL WET AREAS ARE TO BE WATERPROOFED TO DP01: DOWNPIPE
LEVEL 01 A: 1,081.95 m2 DTAC AS3740 2010POLYRESIN
CLASSIC, CUMULUS
LEVEL 02 A: 818.50 m2 COLOUR: BLACK STUDIO
LEVEL 03 A: 818.50 m2 DRILL AND PRESSURE FIT
LEVEL 04 A: 818.50 m2 copyright
LEVEL 05 A: 818.50 m2 STAIR NOSINGS: SOFFIT LININGS: Cumulus Studio Pty Ltd
STAIR NOSINGS ARE TO BE PROVIDED IN ACCORDANCE info@cumulus.studio
PLANNING EXHIBITED
WITH AS1428.1. TYPE IS: SL01: ENTRY Hobart
Level 1, 17 Brisbane Street, Hobart, TAS 7000
DOCUMENTS DTAC CORDUROY, FLAT, +61(3) 6231 4841
Ref. No: DA 0672/2017
COLOUR: NATURAL SL02: CARPARK
Launceston
ADHESIVE FIXED
Date
advertised: 13/01/2018
Planning Administration
Level 1, 60 Cameron St, Launceston, TAS 7250
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
+61(3) 6333 0930
FLOOR FINISHES:
reproduce the document in their web browser for the sole purpose of viewing the
Melbourne
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Level 1, 127 Greville St, VIC 3181

+61(3) 9521 4518
FF01: SUITE BEDROOM
DA DRAWING LIST LOCATION The copyright for these designs, plans and specifications
R E
C I M I T I E FF03: S T
FF02: SUITE ENSUITE
belongs to Cumulus Studio Pty Ltd and must not be used,
reproduced or copied without their written permission.
Set Nº Drawing Name Rev Scales general notes

CORRIDOR These drawings show design intent & are suitable as a guide
DA1 Preliminaries DA101 Cover Page 1 1:2000 11,000
only. Do not scale off the drawings. All dimensions in
millimetres. Dimensions of existing building are indicative only -
DA1 Preliminaries DA102 Location Plan 1 1:1000 FF04: RAW CONCRETE. SEALER (STORE & FIRE STAIR)
2,950 they should not be relied on and are to be verified on site
before commencing work. All documents shall be read in
2,860
DA1 Preliminaries DA103 Site Demolition Plan 1 1:250 FF05: LIFT
conjunction with specifications and any consultants detail. All
work shall be in accordance with the Building Code of
DA1 Preliminaries DA104 Site Plan 1 1:250 12,470 Australia, relevant Australian Standards & local authority by-
laws and regulations. Any discrepancies, errors or omissions
DA1 Preliminaries DA105 Shadow Study 1 1:2000 FF06: ENTRY FOYER shall be referred to the Architects. Drawings are not to be used
for construction until issued Construction
DA2 Plan DA201 Ground Floor Plan 1 1:200
DA2 Plan DA202 First Floor Plan 1 1:200 FF07: RESTAURANT PROPOSED accredited designer:
HOTEL VERGE Peter Walker, CC2143E
DA2 Plan DA203 Second Floor Plan 1 1:200 FF08: KITCHEN R10
DA2 Plan DA204 Third Floor Plan 1 1:200
DA2 Plan DA205 Fourth Floor Plan 1 1:200 FF09: KITCHEN R12 drawn by checked by
11,110
PJ, MG TH
DA2 Plan DA206 Fifth Floor Plan 1 1:200
reason of issue
DA2 Plan DA207 Roof Plan 1 1:200 FF10: COOL ROOM
Development Application
DA3 Elevations DA301 Height Study 1 1:800
FF11: GYM
DA3 Elevations DA302 North East 1 1:200
15,260
project:
DA3 Elevations DA303 North West 1 1:200 FF12: OFFICE New Construction
DA3 Elevations DA304 South East 1 1:200 of
DA3 Elevations DA305 South West 1 1:200 FF13: AMENITIES Hotel Verge
T A M A R
DA3 Elevations DA306 Street Elevations 1 1:500 69-71 Cimitiere St
FF14: BAR/ LOUNGE Launceston
DA4 Sections DA401 Section AA 1 1:200
TAS, 7250
DA5 Room Types DA501 Room Type 1 1:50 FF15: WEBFORGE TO SERVICE SHAFTS
DA5 Room Types DA502 Room Type 1 1:50 drawing title
DA5 Room Types DA503 Room Type 1 1:50 Cover Page
DA5 Room Types DA504 Room Type 1 1:50 WALL LININGS: (Preliminaries)
DA6 Perspectives DA601 Perspectives print date original size
WL01: CONCRETE WOOD PLANK TEXTURE. RECKLI 2/23 ALSTER FORM LINER (3800
14/12/2017 A3
WIDE, 4450 HIGH, 8 mm THICK. PATERN DEPTH 2mm
drawing nº issue
WL02: CONCRETE STEEL TROWEL 1:1000 T16283-DA101 DA

GSPublisherVersion 400.15.15.100
WL03: 10MM 'KNAUF MASTASHIELD' PLASTERBOARD, PAINT FINISH, DULUX PROFESSIONAL® S

ENVIRO2 LOW SHEEN INTERIOR ACRYLIC COLOUR T.B.A
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
advertised: 13/01/2018 rev date purpose
0 01.12.2017 issued for draft planning report
C I M I T I E R E S T
11,000
2,950
2,860
12,470
PROPOSED
HOTEL VERGE
11,110
15,260
CUMULUS
STUDIO
T A M A R
copyright
Cumulus Studio Pty Ltd

info@cumulus.studio
Hobart
HOLY +61(3) 6231 4841
TRINITY Launceston
ANGLICAN Level 1, 60 Cameron St, Launceston, TAS 7250
CHURCH +61(3) 6333 0930
Melbourne
+61(3) 9521 4518
The copyright for these designs, plans and specifications
ALBERT belongs to Cumulus Studio Pty Ltd and must not be used,
HALL
S T
general notes
These drawings show design intent & are suitable as a guide
they should not be relied on and are to be verified on site
Australia, relevant Australian Standards & local authority by-
C A M E R O N S T
shall be referred to the Architects. Drawings are not to be used
accredited designer:
Peter Walker, CC2143E
drawn by checked by
HOTEL GRAND
PJ, MG TH
CHANCELLOR
reason of issue
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
Location Plan
(Preliminaries)
print date original size
14/12/2017 A3
1
Location Plan drawing nº issue
1:1000 T16283-DA102 DA
PLANNING EXHIBITED
DOCUMENTS
TWO ON STREET CAR SPACE TO BE

Ref. No: DA 0672/2017
Date
advertised: 13/01/2018 REMOVED TO MAKE WAY FOR Ex. rev date purpose
NEW ENTRY. MH.
S T R E E T
This document is subject to copyright and is protected by law. In displaying this 1 14.12.2017 issued for draft planning report
EXISTING 5 MINUTE SPACE
C I M I T I E R E
TO REMAIN.
Ex.
HYDRANT
EXISTING ON STREET CAR
SPACE TO REMAIN.
4 REMOVE EXISTING
SHRUBS AND LOW 2,502.05 m2
VEGETATION.
Ex.
MH.
REMOVE EXISTING TREES
INCLUDING TRUNK AND
ROOT BALL. 4 POWER CONNECTION TO
BE SEPARATED TO REMAINDER
OF SITE BY PROPERTY OWNER ERTY.
REMOVE EXISTING GRATED (LCC) PRIOR TO SALE OF PROP
PIT AND REDUNDANT SERVICES. REMOVE EXISTING
ELECTRICAL TURRETT.
Ex.
REMOVE AND SALVAGE EXISTING REMOVE EXISTING GRATED HYDRANT
LIGHT POLE FOR RE-USE. PIT AND REDUNDANT SERVICES.
REMOVE EXISTING FOOTING. 4.2
DISCONNECT POWER SUPPLY. REMOVE EXISTING TREES 3.9 4.0
4.1
INCLUDING TRUNK AND
ROOT BALL. 3.8
4
REMOVE CONCRETE
KERBS.
4.3
FOR
REFER TO SERVICES DRAWINGS RE-USE
EXACT EXTENT OF REMOVAL OR
T A M A R
OF EXISTING DRAINAGE. REMOVE EXISTING
SHRUBS AND LOW
4.5
VEGETATION.
REMOVE CONCRETE
KERBS.
REMOVE CONCRETE
KERBS.
CUMULUS
4.5 STUDIO
REMOVE EXISTING GRATED
copyright
PIT AND REDUNDANT SERVICES. Cumulus Studio Pty Ltd

REMOVE AND SALVAGE EXISTING
S T R E E T
info@cumulus.studio
REMOVE EXISTING TREE LIGHT POLE FOR RE-USE.
INCLUDING TRUNK AND REMOVE EXISTING FOOTING. 4.6 Hobart
ROOT BALL. DISCONNECT POWER SUPPLY. REMOVE EXISTING Level 1, 17 Brisbane Street, Hobart, TAS 7000
FENCE AND BRICK +61(3) 6231 4841
COLUMNS.
4.5
Launceston
REMOVE CONCRETE 4.5
EXISTING STORMWATER TO BE TED
KERBS.
CAPPED, SEALED AND RE-DIREC R EXISTING MAN HOLE TO +61(3) 6333 0930
BY PROPERTY OWNER (LCC) PRIO BE REMOVED. Melbourne
TO SALE OF PROPERTY. EXACT BY LCC. REMOVE AND SALVAGE EXISTING REMOVE CONCRETE 4.7 Level 1, 127 Greville St, VIC 3181
LOCATION TO BE DETERMINED LIGHT POLE FOR RE-USE. KERBS.
+61(3) 9521 4518
REMOVE EXISTING FOOTING. The copyright for these designs, plans and specifications
DISCONNECT POWER SUPPLY. belongs to Cumulus Studio Pty Ltd and must not be used,
Ele general notes

c
4.5 REMOVE EXISTING .p
ole These drawings show design intent & are suitable as a guide
SHRUBS AND LOW 4.8 only. Do not scale off the drawings. All dimensions in
VEGETATION. they should not be relied on and are to be verified on site
REMOVE CONCRETE
KERBS. 4.9 accredited designer:
4.5 Peter Walker, CC2143E
4.
5 drawn by checked by
PJ, MG TH
reason of issue
REMOVE EXISTING TREES
INCLUDING TRUNK AND 5.0 Development Application
REMOVE EXISTING TREE
INCLUDING TRUNK AND RETAIN AND ROOT BALL.
ROOT BALL. PROTECT project:
EXISTING TREE. TWO ON STREET CAR SPACES TO BE New Construction

REMOVED TO MAKE WAY FOR
NEW ENTRY. of
Hotel Verge
EXISTING ON STREET CAR SPACES 69-71 Cimitiere St
REMOVE AND SALVAGE TO REMAIN. Launceston
EXISTING LIGHT POLE TAS, 7250
FOR RE-USE. REMOVE
EXISTING FOOTING.
DISCONNECT POWER drawing title
SUPPLY. Site Demolition Plan

(Preliminaries)
5
14/12/2017 A3
1
Site Plan - Demolition drawing nº issue
1:250 T16283-DA103 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
DA306 rev date purpose
Ex.
Date
13/01/2018
2
advertised:
MH.
CREATE NEW CROSSOVER
S T R E E T
OFF CIMITIERE STREET TO
C I M I T I E R E
A B C D
COMPLY WITH LCC

REQUIREMENTS.
Ex.
HYDRANT DA303
1
PEDESTRIAN SIGHT
SAFETY TRIANGLES TO
AS2890.1 4 BOUNDARY GROSS SITE
1 GARDEN BOOSTER
1 A: 2,502.05 m2
REFER LANDSCAPE ASSEMBLY
GARAGE ARCHITECTS
Ex. DRAWINGS TAS WATER METER AND
DOOR ON MH. BACK FLOW ASSEMBLY
SENSOR
IN CAGE.
LANDSCAPE SCREEN
4
11,000
ADJACENT
OFFICES
16,300
32
2,950 LANDSCAPED Ex.
COURTYARD HYDRANT
31
REFER LANDSCAPE
BOUNDARY
NEW 20mm THICK ARCHITECT'S 4.2
33
DRAWINGS 4.1
ASPHALT TOPPING TO
EXISTING CARPARK.
3.9 4.0
30
NEW THERMOPLASTIC 3.8
4
LINE MARKINGS.
BOUNDARY
34
5,400 5,890 5,400
29
4.3
2,860
500
35
3,690 2,200 12,470
2 2
28
T A M A R
1,200
STAFF
4.5
DA306
27
1
STAFF
7,000
LANDSCAPED
FORECOURT
BOUNDARY
26
REFER LANDSCAPE
STAFF ARCHITECT'S
HOTEL VERGE DRAWINGS
CUMULUS
16,250
25
DA305
BOUNDARY
STUDIO
1
FL 4,600 4.5
ADJACENT
DA302
CARPARK
1
copyright
DELIVERY
24
LOADING Cumulus Studio Pty Ltd
S T R E E T
ZONE info@cumulus.studio
Bol. Hobart
4.6 Level 1, 17 Brisbane Street, Hobart, TAS 7000
+61(3) 6231 4841
4.5
Launceston
4.5 Level 1, 60 Cameron St, Launceston, TAS 7250
23
+61(3) 6333 0930

3 3 Melbourne
HOTEL SHOWN DASHED ABOVE
4.7 +61(3) 9521 4518

600
2,100
22

NEW 2100mm HIGH TAXI / DROP-OFF
SIGNAGE
CHAINWIRE FENCE 4 3 2 1 reproduced or copied without their written permission.
TO BOUNDARY.
5,400 Ele general notes
3,700
21
3,200
11,100
c These drawings show design intent & are suitable as a guide
11,110
.p
ole only. Do not scale off the drawings. All dimensions in
4.8 millimetres. Dimensions of existing building are indicative only -
1 they should not be relied on and are to be verified on site
MOTORBIKES before commencing work. All documents shall be read in
DA401 conjunction with specifications and any consultants detail. All
20
2 1
3 no. work shall be in accordance with the Building Code of
1 BIKE
RACK
DA401 shall be referred to the Architects. Drawings are not to be used
19
8 7 6 5
4 4
4.9 Peter Walker, CC2143E
4.5 BOUNDARY
4.
5
5,400
18
EXISTING FENCE drawn by checked by

BOUNDARY
1 RETAINED. PJ, MG TH
A B DA304 C D reason of issue
17
CREATE NEW CROSSOVER OFF Development Application

TAMAR STREET TO COMPLY WITH 5.0
LCC REQUIREMENTS.
EXISTING TREE project:
RETAINED IF New Construction
ADJACENT
5,800
POSSIBLE
15,590
of
15,260
EXISTING FENCE TERRACE Hotel Verge

1,350 1,350 RETAINED.
2,500 69-71 Cimitiere St
Launceston
16 15 14 13 12 11 10 9 TAS, 7250
drawing title
5,400
Site Plan
(Preliminaries)
5
14/12/2017 A3
1
Site Plan - New Works EXISTING FENCE
BOUNDARY drawing nº issue
1:250 RETAINED.
T16283-DA104 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
S T C I M I T I E R E S T C I M I T I E R E S T
C I M I T I E R E
9am
9am
T A M A R
T A M A R
T A M A R
9am
PROPOSED PROPOSED PROPOSED

HOTEL VERGE HOTEL VERGE HOTEL VERGE
SITE SHADOW STUDY -

REPRESENTS PERMITTED
12pm SITE ENVELOPE HEIGHT 12m
3pm
HOLY 12pm HOLY
HOLY
TRINITY TRINITY TRINITY
ANGLICAN
3pm
ANGLICAN
12pm ALL SHADOWS REPRESENTED
ANGLICAN 3pm ON THE 22nd OF EACH MONTH.
CHURCH CHURCH CHURCH
S T
S T
S T
ALBERT ALBERT ALBERT PROPOSED NEW SHADOW
HALL HALL HALL STUDY -
REPRESENTS ACTUAL
PROPOSED BUILDING
C A M E R O N C A M E R O N S T C A M E R O N S T
S T
HOTEL GRAND HOTEL GRAND HOTEL GRAND
CHANCELLOR CHANCELLOR CHANCELLOR
Permitted Site Shadow Study - December 2

Permitted Site Shadow Study - Equinox 3
Permitted Site Shadow Study - June CUMULUS
1 1:2000 1:2000 1:2000 STUDIO
copyright

info@cumulus.studio
Hobart
+61(3) 6231 4841
Launceston
+61(3) 6333 0930
Melbourne
+61(3) 9521 4518
S T C I M I T I E R E S T C I M I T I E R E S T
C I M I T I E R E
general notes
T A M A R
T A M A R
T A M A R

9am they should not be relied on and are to be verified on site
9am PROPOSED PROPOSED PROPOSED before commencing work. All documents shall be read in
HOTEL VERGE HOTEL VERGE HOTEL VERGE work shall be in accordance with the Building Code of
12pm 3pm 12pm 9am accredited designer:

12pm
3pm
HOLY HOLY HOLY drawn by checked by
TRINITY TRINITY TRINITY PJ, MG TH
ANGLICAN ANGLICAN ANGLICAN
reason of issue
CHURCH CHURCH CHURCH
S T
S T
S T
ALBERT ALBERT ALBERT

HALL HALL 3pm HALL project:
New Construction
of
C A M E R O N C A M E R O N S T C A M E R O N S T
Hotel Verge
S T 69-71 Cimitiere St
Launceston
HOTEL GRAND HOTEL GRAND HOTEL GRAND TAS, 7250
CHANCELLOR CHANCELLOR CHANCELLOR
drawing title
Shadow Study
Proposed New Shadow Study - December 5
Proposed New Shadow Study - Equinox 6
Proposed New Shadow Study - June (Preliminaries)
4 1:2000 1:2000 1:2000 print date original size
14/12/2017 A3
drawing nº issue
T16283-DA105 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
T
C S T R E E
rev date purpose
A B D
Date
C I M I T I E R E
DA303
3,000 18,600 20,000
1
6,000 5,800 7,480 2,370
BOUNDARY
GROSS FLOOR
1 1 A: 673.60 m2
500
GARAGE
DOOR ON
SENSOR TENANCY
ELECTRICAL A: 38.25 m2
SUB LANDSCAPE SCREEN
STATION
5,700
A: 27.55 m2
FIRE STAIR
TOILET
BOUNDARY
32
16,300
31
FURNITURE
STORAGE
33
A: 23.75 m2
10,645
30
BOUNDARY
34
1,400 18,550
29
35
COLUMN
2 2
28
300
T A M A R
1,800
CAFE
PASS
DA306
27
1
DELIVERY
KITCHEN A: 104.90 m2
(80 PERSON
CUMULUS
STUDIO
7,500
A: 56.15 m2 CAPACITY)
9,850
7,412
26
POS
BOH
copyright
BOUNDARY
A: 11.70 m2 Cumulus Studio Pty Ltd
A: 56.70 m2 info@cumulus.studio
COLUMN
M TOILET Hobart
CUPBOARD
16,250
16,250
25
LINEN. Level 1, 17 Brisbane Street, Hobart, TAS 7000

DA305
300
FIP
RECEPTION
BOUNDARY
STAFF +61(3) 6231 4841

1
OFFICE
600
TOILET DDA A: 22.25 m2
S T R E E T
Launceston
TOILET A: 10.95 m2
DA302
VOID DASHED ABOVE +61(3) 6333 0930
1
DELIVERY RECYCLING.
3,038
F
24
LOADING Melbourne
LIFT SHAFT
2,900
ZONE
WASTE.
TOILET ENTRY Level 1, 127 Greville St, VIC 3181
LOBBY +61(3) 9521 4518
7,500
Bol. The copyright for these designs, plans and specifications

A: 96.50 m2 belongs to Cumulus Studio Pty Ltd and must not be used,
3,600
3,600
AIRLOCK general notes
3,500
COLUMN millimetres. Dimensions of existing building are indicative only -
ARTWORK they should not be relied on and are to be verified on site
23
3 3
300

GUEST Australia, relevant Australian Standards & local authority by-
W

1,100
LAUNDRY / shall be referred to the Architects. Drawings are not to be used

W
M
LUGGAGE for construction until issued Construction

D
STORE AWNING DASHED ABOVE

R
22
SIGNAGE
D
R
4 3 2 1 Peter Walker, CC2143E
7,500
6,200
21
drawn by checked by
11,100
10,350 18,550 2,400 PJ, MG TH

1,400
reason of issue
1
COLUMN DA401 Development Application
20
2 1
300
3 no. project:
3,000
1 FIRE STAIR BIKE

RACK New Construction
DA401
of
Hotel Verge
19
8 7 6 5 69-71 Cimitiere St
4 BOUNDARY
4 Launceston
TAS, 7250
3,750 8,250 5,650
18
1,000 drawing title
Ground Floor Plan

1
A B C D
BOUNDARY
(Plan)
DA304
17
14/12/2017 A3
1
LEVEL 00 drawing nº issue
1:200 T16283-DA201 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
rev date purpose
A B C D
Date
3,000 18,600 20,000

DA303
1
GROSS FLOOR
1 SUITE 12
1
1 A: 1,081.95 m2
SUITE 11
TYPE 2 TYPE 3
FIRE STAIR
TYPE 1
SUITE 10
16,300
SUITE 9
TYPE 1 TYPE 1
SUITE 13
SUITE 14
TYPE 1
TYPE 1
SUITE 8
2 SUITE 7 2
TYPE 1 OFFICES 17,600
A: 28.35 m2
DA306
FURNITURE
1
STAFF ROOM STORAGE
6,600
SMOKE A: 23.10 m2 A: 15.05 m2 FUNCTION CUMULUS
STUDIO
DOOR
A: 116.15 m2
43,650
(100 PERSON
CAPACITY) copyright
TYPE 1 F M Cumulus Studio Pty Ltd

SUITE 6 TOILET TOILET info@cumulus.studio
LINEN. Hobart
16,250
HOUSE SERVERY Level 1, 17 Brisbane Street, Hobart, TAS 7000

SUITE 5
DA305
A: 15.00 m2 BAR +61(3) 6231 4841

TYPE 1 KEEPING
1
A: 14.45 m2
A: 21.85 m2 Launceston
DA302
+61(3) 6333 0930
1
ENTRY CEILING
BREAKOUT
WASTE. Melbourne
LIFT SHAFT A: 46.30 m2
BELOW
DDA Level 1, 127 Greville St, VIC 3181
TOILET +61(3) 9521 4518
VOID The copyright for these designs, plans and specifications

A: 67.75 m2 reproduced or copied without their written permission.
2,700
general notes
TYPE 1 These drawings show design intent & are suitable as a guide
SUITE 4 only. Do not scale off the drawings. All dimensions in
3 3
SUITE 3
3,700
BOARDROOM conjunction with specifications and any consultants detail. All

TYPE 1 work shall be in accordance with the Building Code of
A: 25.15 m2 Australia, relevant Australian Standards & local authority by-
AWNING BELOW for construction until issued Construction
2,000 6,300 11,200 350

GYM 100 drawn by checked by
A: 54.85 m2
11,100
PJ, MG TH
TYPE 1 reason of issue
SUITE 2 1
DA401 Development Application
SUITE 1 project:
1 TYPE 1 FIRE STAIR New Construction
DA401
of
Hotel Verge
SERVICES VOID
69-71 Cimitiere St
4 4 Launceston
TAS, 7250
drawing title
First Floor Plan

1
A B DA304 C D (Plan)
14/12/2017 A3
1
1:200 T16283-DA202 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
rev date purpose
A B C D
Date
3,000 18,600 20,000

DA303
1
GROSS FLOOR
1 SUITE 12
1
1 A: 818.50 m2
SUITE 11
TYPE 2 TYPE 3
FIRE STAIR
TYPE 1
SUITE10
16,300
SUITE 9
TYPE 1 TYPE 1
SUITE 13
SUITE 14
TYPE 1
TYPE 1
SUITE 8
2 SUITE 7 2
TYPE 1 TYPE 1
SUITE 15
DA306
SUITE 16
1
TYPE 1
SMOKE CUMULUS
STUDIO
DOOR
copyright
TYPE 1 Cumulus Studio Pty Ltd

SUITE 6 info@cumulus.studio
LINEN. Hobart
16,250
HOUSE GRAVEL/ GREEN Level 1, 17 Brisbane Street, Hobart, TAS 7000

SUITE 5
DA305
KEEPING STORE ROOF BELOW +61(3) 6231 4841

TYPE 1
1
DA302
+61(3) 6333 0930
1
WASTE. Melbourne
LIFT SHAFT Level 1, 127 Greville St, VIC 3181
+61(3) 9521 4518
general notes
3 3
SUITE 3 conjunction with specifications and any consultants detail. All
TYPE 1 for construction until issued Construction
SUITE 17 accredited designer:

SUITE 01
18
TYPE 4 (DDA)
drawn by checked by
11,100
PJ, MG TH
SUITE 2 1
SUITE 1 project:
DA401
of
Hotel Verge
SERVICES VOID
69-71 Cimitiere St
4 4 Launceston
TAS, 7250
drawing title
Second Floor Plan

1
14/12/2017 A3
1
1:200 T16283-DA203 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
rev date purpose
A B C D
Date
3,000 18,600 20,000

DA303
1
GROSS FLOOR
1 SUITE 12
1
1 A: 818.50 m2
SUITE 11
TYPE 2 TYPE 3
FIRE STAIR
TYPE 1
SUITE10
16,300
SUITE 9
TYPE 1 TYPE 1
SUITE 13
SUITE 14
TYPE 1
TYPE 1
SUITE 8
2 SUITE 7 2
TYPE 1 TYPE 1
SUITE 15
DA306
SUITE 16
1
TYPE 1
SMOKE CUMULUS
STUDIO
DOOR
copyright

LINEN. Hobart
16,250
SUITE 5 HOUSE Level 1, 17 Brisbane Street, Hobart, TAS 7000

DA305
KEEPING STORE +61(3) 6231 4841

TYPE 1
1
DA302
+61(3) 6333 0930
1
WASTE. Melbourne
+61(3) 9521 4518
general notes
3 3

SUITE 01
18
TYPE 4 (DDA)
drawn by checked by
11,100
PJ, MG TH
SUITE 2 1
SUITE 1 project:
DA401
of
Hotel Verge
SERVICES VOID
69-71 Cimitiere St
4 4 Launceston
TAS, 7250
drawing title
Third Floor Plan

1
14/12/2017 A3
1
1:200 T16283-DA204 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
rev date purpose
A B C D
Date
3,000 18,600 20,000

DA303
1
GROSS FLOOR
1 SUITE 12
1
1 A: 818.50 m2
SUITE 11
TYPE 2 TYPE 3
FIRE STAIR
TYPE 1
SUITE 10
16,300
SUITE 9
TYPE 1 TYPE 1
SUITE 13
SUITE 14
TYPE 1
TYPE 1
SUITE 8
2 SUITE 7 2
TYPE 1 TYPE 1
SUITE 15
DA306
SUITE 16
1
TYPE 1
SMOKE CUMULUS
STUDIO
DOOR
copyright

LINEN. Hobart
16,250

DA305

TYPE 1
1
DA302
+61(3) 6333 0930
1
WASTE. Melbourne
+61(3) 9521 4518
general notes
3 3

SUITE 01
18
TYPE 4 (DDA)
drawn by checked by
11,100
PJ, MG TH
SUITE 2 1
SUITE 1 project:
DA401
of
Hotel Verge
SERVICES VOID
69-71 Cimitiere St
4 4 Launceston
TAS, 7250
drawing title
Fourth Floor Plan

1
14/12/2017 A3
1
1:200 T16283-DA205 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
rev date purpose
A B C D
Date
3,000 18,600 20,000

DA303
1
GROSS FLOOR
1 SUITE 12
1
1 A: 818.50 m2
SUITE 11
TYPE 2 TYPE 3
FIRE STAIR
TYPE 1
SUITE10
16,300
SUITE 9
TYPE 1 TYPE 1
SUITE 13
SUITE 14
TYPE 1
TYPE 1
SUITE 8
2 SUITE 7 2
TYPE 1 TYPE 1
SUITE 15
DA306
SUITE 16
1
TYPE 1
SMOKE CUMULUS
STUDIO
DOOR
copyright

LINEN. Hobart
16,250

DA305

TYPE 1
1
DA302
+61(3) 6333 0930
1
WASTE. Melbourne
+61(3) 9521 4518
general notes
3 3

SUITE 01
18
TYPE 4 (DDA)
drawn by checked by
11,100
PJ, MG TH
SUITE 2 1
SUITE 1 project:
DA401
of
Hotel Verge
SERVICES VOID
69-71 Cimitiere St
4 4 Launceston
TAS, 7250
drawing title
Fifth Floor Plan

1
14/12/2017 A3
1
1:200 T16283-DA206 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
rev date purpose
A B C D
Date
DA303
1
1 1
2 2
R01 R01
DA306
1
CUMULUS
STUDIO
copyright

info@cumulus.studio
Hobart
DA305
+61(3) 6231 4841

1
Launceston
DA302
+61(3) 6333 0930
1
Melbourne
+61(3) 9521 4518
general notes
3 3
PLANT Australia, relevant Australian Standards & local authority by-
PLATFORM shall be referred to the Architects. Drawings are not to be used
SHOWN DASHED for construction until issued Construction
FOR CLARITY
drawn by checked by
PJ, MG TH
reason of issue
1
project:
1 FIRE STAIR New Construction
DA401
of
Hotel Verge
69-71 Cimitiere St
4 4 Launceston
TAS, 7250
drawing title
Roof Plan
1
14/12/2017 A3
1
ROOF drawing nº issue
1:200 T16283-DA207 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
Antenna RL 52.4
Exchange building roof RL 48.7
RL 30.40
RL 27.8
RL 27.50
RL 26.3
RL 21.23
RL 16.73
CUMULUS
RL 12.7 STUDIO
copyright
DATUM 4.6 AHD Cumulus Studio Pty Ltd
info@cumulus.studio
Hobart
Albert Hall Proposed Hotel Verge Grand Chancellor Telstra Tower Level 1, 17 Brisbane Street, Hobart, TAS 7000
+61(3) 6231 4841
Launceston
+61(3) 6333 0930
Melbourne
+61(3) 9521 4518
general notes
drawn by checked by
PJ, MG TH
reason of issue
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
Height Study
(Elevations)
14/12/2017 A3
1
Height Study drawing nº issue
1:800 T16283-DA301 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
4 3 2 1
11,100 16,250 16,300
R02 EC02 R02 EC03 R02 EC04 EC02 R03 EC03 EC01 R01
27,800
TOP OF CORE
RL 26,300
25,200
ROOF
POWDER COATED
ALUMINIUM FRAMED
GLAZED WINDOWS TYPICAL
THROUGHOUT
22,200 CUMULUS
LEVEL 05 STUDIO
SITE BOUNDARY
SITE BOUNDARY
SITE BOUNDARY
SITE BOUNDARY
copyright

18,900 info@cumulus.studio
LEVEL 04 Hobart
LINE OF NEIGHBOURING Level 1, 17 Brisbane Street, Hobart, TAS 7000
BUILDINGS SHOWN +61(3) 6231 4841
DASHED FOR CLARITY
Launceston
23,200

+61(3) 6333 0930
15,600
21,700
Melbourne
LEVEL 03 Level 1, 127 Greville St, VIC 3181
LINE OF +61(3) 9521 4518
NEIGHBOURING The copyright for these designs, plans and specifications
BUILDINGS belongs to Cumulus Studio Pty Ltd and must not be used,
RL 12,700 SHOWN reproduced or copied without their written permission.
DASHED FOR
12,300 CLARITY general notes
LEVEL 02 These drawings show design intent & are suitable as a guide
CIMITIERE millimetres. Dimensions of existing building are indicative only -
S T R E E T they should not be relied on and are to be verified on site
8,100

8,300 shall be referred to the Architects. Drawings are not to be used
LEVEL 01 SIGNAGE RL 7,400
EC02 accredited designer:
EC02
3,000
3,100
EC01
3,385
SCREEN AND
RETAINING WALL
4,600 NGL NGL DRIVEWAY TO LANDSCAPE drawn by checked by
ARCHITECTS PJ, MG TH
LEVEL 00 NGL DETAILS
reason of issue
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
North East
(Elevations)
14/12/2017 A3
1
North East drawing nº issue
1:200 T16283-DA302 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
D C B A
20,000 18,600 3,000
EC04 R02 R03 EC02 EC03 EC02 R02 R01 EC01 EC03 EC02
27,800 RL 27,800
TOP OF CORE
SITE BOUNDARY
SITE BOUNDARY
SITE BOUNDARY
RL 26,300
25,200
ROOF
22,200 CUMULUS
LEVEL 05
STUDIO
POWDER COATED ALUMINIUM
FRAMED GLAZED WINDOWS copyright
TYPICAL THROUGHOUT Cumulus Studio Pty Ltd
LEVEL 04 Hobart
+61(3) 6231 4841
Launceston
23,200
+61(3) 6333 0930
15,600
21,700
LEVEL 03 Melbourne
LINE OF NEIGHBOURING BUILDING IN +61(3) 9521 4518
FOREGROUND SHOWN DASHED FOR
CLARITY The copyright for these designs, plans and specifications
RL 12,700 reproduced or copied without their written permission.
12,300
general notes
8,100

LEVEL 01 RL 7,400
T A M A R accredited designer:
S T R E E T Peter Walker, CC2143E
3,100
3,385
4,600 NGL AHD 4,600 drawn by checked by
AHD 4,015 PJ, MG TH

LEVEL 00 NGL
reason of issue
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
North West
(Elevations)
14/12/2017 A3
1
North West drawing nº issue
1:200 T16283-DA303 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
A B C D
3,000 18,600 20,000
EC02 EC03 R01 EC01 EC02 R02 EC03 EC01 EC03 R02 R03 EC02 R02 EC04
27,800 RL 27,800
TOP OF CORE
SITE BOUNDARY
SITE BOUNDARY
SITE BOUNDARY
RL 26,300
25,200
ROOF
22,200 CUMULUS
POWDER COATED
LEVEL 05
STUDIO
ALUMINIUM FRAMED copyright
GLAZED WINDOWS TYPICAL
THROUGHOUT Cumulus Studio Pty Ltd
LEVEL 04 Hobart
+61(3) 6231 4841
Launceston
23,200
+61(3) 6333 0930
21,700
15,600
LEVEL 03 Melbourne
+61(3) 9521 4518
RL 12,700 reproduced or copied without their written permission.
12,300
general notes
600 work shall be in accordance with the Building Code of
8,100
SIGNAGE for construction until issued Construction
LEVEL 01
RL 7,400
T A M A R accredited designer:
S T R E E T Peter Walker, CC2143E
3,100
3,000
3,385
4,600 AHD 4,600 drawn by checked by

PJ, MG TH
LEVEL 00
reason of issue
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
South East
(Elevations)
14/12/2017 A3
1
South East drawing nº issue
1:200 T16283-DA304 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
1 2 3 4
16,300 16,250 11,100
EC03 R01 EC01 EC02 R02
27,800 RL 27,800
TOP OF CORE
SITE BOUNDARY
SITE BOUNDARY
RL 26,300
25,200
ROOF
POWDER COATED ALUMINIUM
FRAMED GLAZED WINDOWS
TYPICAL THROUGHOUT
22,200 CUMULUS
LEVEL 05
STUDIO
copyright

LEVEL 04 Hobart
+61(3) 6231 4841
Launceston
23,200
+61(3) 6333 0930
15,600
21,700
LEVEL 03 Melbourne
+61(3) 9521 4518
12,300
general notes
CIMITIERE millimetres. Dimensions of existing building are indicative only -
S T R E E T they should not be relied on and are to be verified on site
LEVEL 01
RL 7,400
EC02 Peter Walker, CC2143E
EC02
3,385
COLUMN
4,600 AHD 4,600 drawn by checked by
PJ, MG TH
LEVEL 00
reason of issue
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
South West
(Elevations)
14/12/2017 A3
1
South West drawing nº issue
1:200 T16283-DA305 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
11,100 16,250 16,300
SITE BOUNDARY
SITE BOUNDARY
SITE BOUNDARY
SITE BOUNDARY
RL 27,800 HOTEL VERGE
RL 26,300
CRAIL TERRACE ALFRED HARRAP

RL 12,700
CIMITIERE
AHD 4,600
STREET
CUMULUS
STUDIO
1
Tamar Street copyright
1:500 Cumulus Studio Pty Ltd
info@cumulus.studio
Hobart
+61(3) 6231 4841
Launceston
+61(3) 6333 0930
Melbourne
+61(3) 9521 4518
SITE BOUNDARY belongs to Cumulus Studio Pty Ltd and must not be used,
SITE BOUNDARY
SITE BOUNDARY
SITE BOUNDARY
HOTEL VERGE general notes
RL 27,800 These drawings show design intent & are suitable as a guide
RL 26,300 only. Do not scale off the drawings. All dimensions in
ALBERT HALL conjunction with specifications and any consultants detail. All
23,200
21,700
ADJACENT Peter Walker, CC2143E
OFFICES RL 12,700
drawn by checked by
ADJACENT PJ, MG TH
8,100
CARPARK reason of issue
TA MA R Development Application
STREET AHD 4,600
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
Street Elevations
(Elevations)
14/12/2017 A3
2
Cimitiere Street drawing nº issue
1:500 T16283-DA306 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
A B C D
3,000 18,600 20,000
19,700 19,450
10,550 5,650 3,500
27,800
TOP OF CORE STAIR TO
ROOF
2,600
25,200
ROOF
SUITE 18
3,000
SUITE 1 TYPE 3
TYPE 1 FIRE STAIR
22,200 CUMULUS
LEVEL 05 STUDIO
SUITE 18
3,300
copyright
SUITE 1 TYPE 3
TYPE 1 FIRE STAIR Cumulus Studio Pty Ltd
Hobart
LEVEL 04 Level 1, 17 Brisbane Street, Hobart, TAS 7000
+61(3) 6231 4841
SUITE 18
3,300
SUITE 1 TYPE 3 Launceston

TYPE 1 FIRE STAIR
23,200

+61(3) 6333 0930
15,600
21,700
Melbourne
LEVEL 03 Level 1, 127 Greville St, VIC 3181
+61(3) 9521 4518
SUITE 18
3,300
SUITE 1 TYPE 3 The copyright for these designs, plans and specifications
TYPE 1 FIRE STAIR reproduced or copied without their written permission.
12,300
general notes
4,000
5,000
SUITE 1 FIRE STAIR GYM work shall be in accordance with the Building Code of
TYPE 1 Australia, relevant Australian Standards & local authority by-
8,100
LEVEL 01
3,700
3,100
ADJACENT HOTEL CARPARK
CARPARK FIRE STAIR
4,600 drawn by checked by
PJ, MG TH
LEVEL 00 reason of issue
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
Section AA
(Sections)
14/12/2017 A3
1
SECTION 1-1 drawing nº issue
1:200 T16283-DA401 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
SUITE SCHEDULE
TYPE 01 TYPE 02 TYPE 03 TYPE 04
TYPICAL PREMIUM PREMIUM DDA
SUITE SUITE 1 SUITE 2 SUITE
LEVEL 05 (FIFTH FLOOR) 15 1 1 1

LEVEL 04 (FOURTH FLOOR) 15 1 1 1
LEVEL 03 (THIRD FLOOR) 15 1 1 1
LEVEL 02 (SECOND FLOOR) 15 1 1 1
LEVEL 01 (FIRST FLOOR) 12 1 1 0
TOTAL
LEVEL 00 (GROUND FLOOR) 0 0 0 0 ROOMS
TOTAL 72 5 5 4 86
TYPE 1
A: 30.00 m2
BULKHEAD OVER
BEDROOM
ENSUITE SHWR. CUMULUS

STUDIO
copyright
B.
WC info@cumulus.studio
Hobart
+61(3) 6231 4841
Launceston
+61(3) 6333 0930
Melbourne
+61(3) 9521 4518
general notes
1
TYPE 1 - TYPICAL SUITE drawn by checked by
PJ, MG TH
1:50 reason of issue
TYPE 01.1 SUITE LOCATIONS Development Application
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
Room Type
(Room Types)
14/12/2017 A3
LEVEL 00 (GROUND FLOOR) LEVEL 01 (FIRST FLOOR) LEVEL 02 (SECOND FLOOR) LEVEL 03 (THIRD FLOOR) LEVEL 04 (FOURTH FLOOR) LEVEL 05 (FIFTH FLOOR) ROOF drawing nº issue
T16283-DA501 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
SUITE SCHEDULE

TOTAL
BENCH
TOTAL 72 5 5 4 86
TYPE 2
A: 29.00 m2
BULKHEAD OVER
ROBE
BEDROOM
ENSUITE SHWR.
CUMULUS
STUDIO
copyright
B.
WC info@cumulus.studio
Hobart
+61(3) 6231 4841
Launceston
+61(3) 6333 0930
Melbourne
+61(3) 9521 4518
general notes
1
TYPE 2 - PREMIUM SUITE 1 drawn by checked by
PJ, MG TH
PREMIUM SUITE LOCATIONS Development Application
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
Room Type
(Room Types)
14/12/2017 A3
T16283-DA502 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
SUITE SCHEDULE

TYPE 3 TOTAL
A: 40.50 m2 LEVEL 00 (GROUND FLOOR) 0 0 0 0 ROOMS
TOTAL 72 5 5 4 86
LIVING BEDROOM
DESK - FREESTANDING
ROBE
CUMULUS
STUDIO
copyright

info@cumulus.studio
B. Hobart
ENSUITE +61(3) 6231 4841
Launceston
+61(3) 6333 0930
B. Melbourne
+61(3) 9521 4518
SHWR. reproduced or copied without their written permission.
general notes
WC. only. Do not scale off the drawings. All dimensions in
1
TYPE 3 - PREMIUM SUITE 2 drawn by checked by
PJ, MG TH
PREMIUM SUITE LOCATIONS Development Application
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
Room Type
(Room Types)
14/12/2017 A3
T16283-DA503 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
SUITE SCHEDULE

DESK - FREESTANDING
TYPE 4 (DDA) LEVEL 03 (THIRD FLOOR) 15 1 1 1
A: 39.00 m2
BEDROOM
LOUNGE LEVEL 01 (FIRST FLOOR) 12 1 1 0
TOTAL
ROBE
TOTAL 72 5 5 4 86
CUMULUS
B.
CL
STUDIO
copyright

fw.
info@cumulus.studio
ENSUITE Hobart
+61(3) 6231 4841
Launceston
WC.
+61(3) 6333 0930

Melbourne
+61(3) 9521 4518
general notes
fw. they should not be relied on and are to be verified on site
SHWR. work shall be in accordance with the Building Code of
1
TYPE 4 - DDA SUITE drawn by checked by
PJ, MG TH
DDA SUITE LOCATIONS Development Application
project:
New Construction
of
Hotel Verge
69-71 Cimitiere St
Launceston
TAS, 7250
drawing title
Room Type
(Room Types)
14/12/2017 A3
T16283-DA504 DA
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
Retaining wall to level up courtyard

with ground floor level.
CIMITIERE STREET 1.8m H. Privacy screen/brick wall
on top
BOUNDARY
BOOSTER ASSEMBLY Understorey:Simple, mass shrub

planting to create enclosed "garden"
TAS WATER METER AND
BACK FLOW ASSEMBLY courtyard
IN CAGE.
FENCE Existing brick wall
with lighting
Seat
Pyrus nivalis
(Snow pears)
Sculpture
Natural
boulders Seat
Low retaining walls
(black brick) to level
forecourt with ground
floor level
Corten hawk sculpture
Paving -cobble size (100mm x100mm units)

Seat
bluestone with 430mm wide
stretcher-bond black limestone grid. All trees in the Tamar St Courtyard to be a small Eucalypt
BOUNDARY
e.g. Eucalyptus leucoxylon "Euky Dwarf" (mature height 5 - 6m) or

Understorey planting to be ground covers & low shrubs.
Eucalyptus pauciflora "Little Snowman" (mature height 5- 6m.)
Trees to be clean stem to 3m allowing visual connection to
streetscape & view of Albert Hall Seat
Pyrus nivalis
(Snow pears)
HOTEL VERGE
Water feature, top reflecting pool
with natural boulder.
Water to fall to lower tiers,vertical
walls to be constructedin black brick.
Max pond depth to be 200mm
New mesh fence
HOTEL SIGNAGE, REFER ARCHITECTURAL
and climbing evergreen DRAWINGS, DA104, DA302, DA304.
Pandorea sp. to Carpark garden bed
boundary
Low retaining walls
garden bed
TAMAR STREET
3 no.
BIKE
RACK
BOUNDARY
Retain Ex. Acmena smithii minor Existing fence

Fraxinus excelsior (Lilly Pilly) trees and Ivy
"Aurea" Drive paving to be
reverse of pedestrian
Existing fence paving colours
and climbing evergreen
Pandorea sp. to Carpark
boundary
BOUNDARY
THE VERGE SITE PLAN

SCALE: 1:150
LINDSAY CAMPBELL CONTRACT TITLE DRAWING TITLE
LANDSCAPE SERVICES THE VERGE HOTEL LANDSCAPE PLAN

Ph: 0438851255
GARDEN DESIGN, CIMITIERE STREET LAUNCESTON SITE PLAN SCALE SIZE SHEET DRAWING DESIGNED: LRC DECEMBER 2017
PO BOX 22
DRAWN: LEF DECEMBER 2017
WOODBRIDGE TAS 7162 1:150 A1 1 0F 1 VERGE2013COMPAT
EMAIL: lindsay.campbell@ipstarmail.com.au CONSULTATION
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date
Ex.
MH.
Ex.
HYDRANT
4 BOUNDARY
A:
Ex.
MH.
FENCE
32
Ex.
HYDRANT
31
BOUNDARY
4.2
33
4.0 4.1
3.9
30
4
3.8
BOUNDARY
34
REV DATE REMARK
29
4.3
SAFETY IN DESIGN REPORT
35
In accordance with the Workplace Health & Safety Acts and Regulations JMG have
considered the potential hazards and risks that are specific to this design.
The following risks which are unique to
28
this design have been identified: NIL

This report does not relieve contractors from their responsibilities under the Act to identify,
report, mitigate and manage all aspects of risk and safety.
STAFF
4.5
27
DELIVERY
STAFF
26
Engineers & Planners
BOUNDARY
STAFF Johnstone McGee & Gandy Pty. Ltd.
incorporating L
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A
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P
a
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CUPBOARD
25
LINEN.
BOUNDARY
FIP
ACN 009 547 139 ABN 76 473 834 852
FL 4,600 4.5
117 Harrington Street, Hobart, Tas (03) 6231 2555
RECYCLING. VOID DASHED ABOVE 49-51 Elizabeth Street, Launceston, Tas (03) 6334 5548
24
www.jmg.net.au infohbt@jmg.net.au infoltn@jmg.net.au

WASTE.
ENTRY
PROJECT
4.6 HOTEL VERGE
69 CIMITIRERE ST
4.5
4.5
ARTWORK
23
TITLE
GUEST
LAUNDRY / 4.7
HYDRAULIC SERVICES
LUGGAGE
PRELIMINARY SITE SERVICES
22
STORE AWNING DASHED ABOVE
4
TAXI / DROP-OFF
3 2 1
CONCEPT FOR TASWATER
Accepted Discipline Head Date
Ele (Discipline Head)
21
c .p
ole
Accepted Team Leader Date
4.8 (Team Leader)
MOTORBIKES Approved Group Manager Date
20
2 1 (Group Manager)
This document must be signed “Approved” by JMG to authorise it for use. JMG
accept no liability whatsoever for unauthorised or unlicensed use.
SCALES @ A3 DESIGNED BY DRAWN BY

19
8 7 6 5 RB RB
4.9
PLOT DATE 13/12/2017
BOUNDARY
4.
4.5
5
DO NOT SCALE. Use only figured dimensions. Locations of structure, fittings,

18
services etc on this drawing are indicative only. CONTRACTOR to check

EXISTING FENCE Architects & other project drawings for co-ordination between structure, fabric,
RETAINED. fixtures, fittings, services etc. CONTRACTOR to site check all dimensions and
BOUNDARY
exact locations of all items. JMG accepts no responsibility for dimensional

DA304 information scaled or digitally derived from this document.
17
EXISTING TREE CREATE NEW CROSSOVER OFF

RETAINED. PLOT DETAILS DA SITE PLAN TO TW.DWG
TAMAR STREET TO COMPLY WITH
LCC REQUIREMENTS.
5.0 N PROJECT NO.
J172238CL
DWG NO. REVISION
EXISTING FENCE
1350
RETAINED.
SKH01 P1
Copyright © All rights reserved. This drawing and its intellectual content remains
the intellectual property of JOHNSTONE McGEE & GANDY PTY LTD (JMG).
The recipient client is licensed to use this drawing for its commissioned purpose
subject to authorisation per note above. Unlicensed use is prohibited. Unlicensed
PRELIMINARY PRINT parties may not copy, reproduce or retransmit or amend this document or any part
of this document without JMG's prior written permission. Amendment of this
document is prohibited by any party other than JMG. JMG reserve the right to
revoke the licence for use of this document.
PLANNING EXHIBITED
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Ref. No: DA 0672/2017
Date
VERGE HOTEL SEWER FLOW CALCULATIONS

Assessment of loads
CAFÉ/RESTAURANT 104.9 GBFA m2
0.008 ET Rate MP01 Table A1
0.8392 ET
BAR 116.95 GBFA m2

0.048 ET Rate EF02 Table A1
5.6136 ET
ACCOMODATION UNITS 86 Each Unit

0.45 ET Rate AS03 Table A1
38.7 ET
CONFERENCE 0 GBFA m2
0 ET
TOTAL ET'S 45.1528

ADWF per annum 10475 kL 232 ( Table B2) x ET
ADWF PER SEC 0.33 l/sec
PDWF (L/s ) 4.6602 ADWF x d

GWI 0.0000
IIF 0.0005
4 3 2
d 14.03 d= 0.01(log A) -0.19(log A) +1.4(log A) -4.66log A+7.57
A ( hectares) 0.0945
ADWF (L/s ) 0.3322
Pwet* 0.0050 * TasWater water default values
A(EFF) 0.1687
Pimpervious * 0.0050
I 640.00
I(1,2) * 20.00
F.S. 20.00
F.C. * 1.60
DESIGN FLOW = PDWF + GWI + IIF
AREA 1
DESIGN FLOW 4.66 L/s
Notes / Abbreviations:
ADWF - Average Dry Weather Flow

ET - Equivalent Tenement
PDWF - Peak Dry Weather Flow
GWI - Ground Water Infiltration (non-rainfall dependant)
IIF - Peak (rainfall dependant) Inflow Infiltration
d - Dry Weather Peaking Factor
A - Gross Area (Hectares)
Pwet - Portion of planned pipe network estimated to have ground water table levels in excess of pipe inverts
A(EFF) - Function of expected portion of catchment to be covered with impervious structures
I:\_CIGL\2017\JOB NOs 201 - 300\J172238CL - HOTEL VERGE - CNR CIMITIRERE AND TAMAR ST\08-Hydraulics\Design\Calculations and
Sketches\TAS WATER ET CALCULATIONS REVISED DA 5 FLOORS
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Pimpervious - Expected portion of catchment to be covered with impervious structures

I - Function of rainfall intensity at the developments geographic location
I(1,2) - 1 Hour duration rainfall intensity for an ARI of 2 years
F.S. - Factor Size
F.C. - Factor containment
I:\_CIGL\2017\JOB NOs 201 - 300\J172238CL - HOTEL VERGE - CNR CIMITIRERE AND TAMAR ST\08-Hydraulics\Design\Calculations and
Sketches\TAS WATER ET CALCULATIONS REVISED DA 5 FLOORS
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VERGE HOTEL PSD WATER CALCULATIONS

Assessment of loads
CAFÉ/RESTAURANT 104.9 GBFA m2
0.005 ET Rate MP01 Table A1
0.5245 ET
BAR 116.15 GBFA m2

3.4845 ET
ACCOMODATION UNITS 86 Each Unit

0.3 ET Rate AS03 Table A1
25.8 ET
CONFERENCE 0 GBFA m2
0 ET
TOTAL ET'S 29.81
Peak Day Demand Item 5 , Appendix B 0.017836

L/ET/s
PDD FLOW RATE 0.53167332 L/S
Velocity in DN 25 pipe 2.45 m/s

Velocity in DN 32 pipe 0.82 m/s
Velocity in DN 40 pipe 0.55 m/s ADOPT
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CPD Planning
Application
Document Produced by: Chloe

Lyne
Project: Hotel Verge – part of 69-

71 Cimitiere Street, Launceston
Client: Stay Tasmania

PLANNING EXHIBITED
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CPD Planning Application

January 18
Table of Contents
Summary of Planning Assessment .................................................................................................... 3
1 Introduction ..................................................................................................................................... 5
Background to the Proposal ................................................................................................ 5
2 Site and Surrounds ........................................................................................................................ 6
2.1.1 Location ............................................................................................................................... 6
Title Information ....................................................................................................................... 8
Topography ................................................................................................................................ 9
Natural Values ........................................................................................................................... 9
Natural Hazards ........................................................................................................................ 9
Heritage ....................................................................................................................................... 9
Surrounding Area ..................................................................................................................... 9
Infrastructure Services .......................................................................................................... 10
2.8.1 Transport Network ......................................................................................................... 10
2.8.2 Reticulated Services ....................................................................................................... 10
Site Contamination ................................................................................................................ 10
3 Development Application ......................................................................................................... 11
Applicant ................................................................................................................................... 11
Proposed Use and Development ..................................................................................... 11
3.2.1 Design Philosophy (from Cumulus Architects) .................................................... 14
Works Not Included .............................................................................................................. 15
4 Planning Assessment .................................................................................................................. 15
Zoning ........................................................................................................................................ 15
Use Categorisation ................................................................................................................ 16
4.2.1 ‘Visitor Accommodation’ use class........................................................................... 16
4.2.1 ‘Food Services’ use class .............................................................................................. 16
4.2.2 ‘Business and Professional Services’ use class ..................................................... 17
4.2.3 Approval Status ............................................................................................................... 17
Urban Mixed Use Zone Provisions................................................................................... 17
4.3.1 Zone Purpose ................................................................................................................... 17
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4.3.2 Use Standards .................................................................................................................. 19

4.3.3 Development Standards .............................................................................................. 22
Codes.......................................................................................................................................... 36
4.4.1 Bushfire Prone Areas Code E1.0 ................................................................................ 36
4.4.2 Potentially Contaminated Land E2.0 ....................................................................... 36
4.4.3 Landslide Code E3.0 ...................................................................................................... 39
4.4.4 Road and Railway Assets Code E4.0 ........................................................................ 39
4.4.5 Flood Prone Areas Code E5.0..................................................................................... 42
4.4.6 Car Parking and Sustainable Transport Code E6.0 ............................................. 42
4.4.7 Scenic Management Code E7.0................................................................................. 59
4.4.8 Biodiversity Code E8.0 .................................................................................................. 59
4.4.9 Water Quality Code E9.0 .............................................................................................. 59
4.4.10 Recreation and Open Space Code E10.0............................................................ 59
4.4.11 Environmental Impacts and Attenuation Code E11.0.................................... 59
4.4.12 Airports Impact Management Code E12.0 ........................................................ 59
4.4.13 Local Historic Heritage Code E13.0 ...................................................................... 59
4.4.14 Coastal Code E14.0 .................................................................................................... 59
4.4.15 Telecommunications Code E15.0 .......................................................................... 60
4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0 ................................ 60
4.4.17 Cataract Gorge Management Area Code E17.0 .............................................. 60
4.4.18 Signs Code E18.0 ........................................................................................................ 60
4.4.19 Development Plan Code E19.0 .............................................................................. 63
5 Conclusion ...................................................................................................................................... 63
6 Appendix A – Certificate of Title ............................................................................................. 65
7 Appendix B – Development Plans .......................................................................................... 66
8 Appendix C – Environmental Site Assessment .................................................................. 67
9 Appendix D – Traffic Impact Assessment ............................................................................ 68
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Summary of Planning Assessment
Planning Scheme Provision Compliance

15.2 Use Visitor Accommodation –
discretionary (permitted above
ground level)
15.3.1 Hours of operation Complies with Acceptable Solution
15.3.2 Mechanical plant and Complies with Performance Criteria
equipment
15.3.3 Light spill and illumination Complies with Acceptable Solution
15.3.4 Noise Level Complies with Performance Criteria
15.3.5 Retail impact Not applicable
15.4.1Building height, setback and Complies with Performance Criteria
siting
15.4.2 Location of car parking Complies with Acceptable Solution
15.4.3 Active Ground Floors Complies with Performance Criteria
15.4.4 Pedestrian Access to Dwellings Not applicable
15.4.5 Daylight to windows Not applicable
15.4.6 Private open space Not applicable
15.4.7 Overshadowing private open Not applicable
space
15.4.8 Storage Not applicable
15.4.9 Common property Not applicable
15.4.10-14.4.13 – Subdivision Not applicable
standards
E2.5.1 Suitability of intended use Complies with Acceptable Solution
E2.6.1 Subdivision Not applicable
E2.6.2 Excavation Complies with Performance Criteria
E4.5.1 Existing road accesses and Not applicable
junctions
E4.5.2 Existing level crossings Not applicable
E4.6.1 Development adjacent to Not applicable
roads and railways
E4.6.2 Road accesses and junctions Complies with Acceptable Solution
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E4.6.3 New level crossings Not applicable

E4.6.4 Sight distances at accesses, Not applicable
junctions and level crossings
E6.5.1 Car parking numbers Not applicable (within CBD car
parking exempt area)
E6.5.2 Bicycle parking numbers Complies with Acceptable Solution
E6.5.3 Taxi spaces Complies with Acceptable Solution
E6.5.4 Motorcycle parking Complies with Acceptable Solution
E6.5.5 Loading bays Complies with Acceptable Solution
E6.6.1 Construction of parking areas Complies with Acceptable Solution
E6.6.2 Design and layout of parking Complies with Performance Criteria
areas
E6.6.3 Pedestrian access Complies with Performance Criteria
E6.6.4 Loading bays Complies with Performance Criteria
E6.6.5 Bicycle facilities Complies with Acceptable Solution
E6.6.6 Bicycle parking and storage Complies with Acceptable Solution
facilities
E6.7.1.3 Local Area Provisions Complies with Performance Criteria.
E18.5.1 Unacceptable signage Complies with Acceptable Solution
E18.5.2 Design and siting of signage Complies with Acceptable Solution
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1 Introduction
This report has been prepared in support of a Development Application being
lodged by Commercial Project Delivery on behalf of Stay Tasmania Pty Ltd trading as
Stay Tasmania for use and development of land at 69-71 Cimitiere Street, Launceston
for the purposes of ‘Visitor Accommodation and Food Services’, specifically a hotel
with associated restaurant/café.
The report provides an assessment against the relevant provisions of the Launceston
Interim Planning Scheme 2015 (‘The Planning Scheme’).
Background to the Proposal

The conception of the proposed hotel arose several years ago when the developer,
Stay Tasmania Pty Ltd identified a shortfall in the accommodation market in
Launceston, particularly with the provision of high quality conference facilities. The
subject site was identified by the proponent with the assistance of a range of
strategic documents that Council has prepared and endorsed to guide the future
development of Launceston, including the Greater Launceston Plan and the City
Heart project.
The subject site, whilst in majority Council ownership is a parcel of land that has been
identified in a range of strategic documents as being a potential key development
site within the city. To enter into a contract of sale for the purchase of the land, the
proponent prepared an expression of interest documented which provided
significant detail as to how a hotel development on the subject site aligned with and
furthered Council’s strategic direction for the City. The sale of the land by Council to
the proponent is premised on a hotel development proceeding and it was on this
basis that Council agreed to the sale given the development’s potential to align with
Council’s strategic direction and capitalise on economic growth centred on tourism
by being proactive and embracing and supporting private investment in the sector.
The hotel design presented in this development application is as a result of a lengthy

process. Initially, the proponent sought to purchase a site area of 1660m2 land to
support an eight storey hotel and it was on this basis that the sale of the land was
initially agreed to by Council. Once detailed design commenced, the proponent
became increasingly conscious that a lowering of the proposed building height to 7
storeys would provide a more sympathetic structure and reduce impacts on the
surrounds. On this basis, the proponent sought to acquire a larger footprint of land,
to which Council agreed, to enable setbacks to title boundaries and the scale of the
building to be reduced without reducing the critical number of hotel rooms to be
provided, which was a key component of the financial feasibility of the project.
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A DA for a 7 storey hotel was lodged with Council and following the public
advertising period, a number of representations were received. It was evident from
the submissions and a meeting with the representors that there was strong support
for a hotel at the subject site but that a reduction in height and increased setbacks to
Tamar Street should be considered. The hotel that is the subject of this DA is 3.7
metres lower in height than the original proposed design with a greater setback to
Tamar Street. The tower component of the hotel (which extends to 6 storeys) is
setback some 32 metres from Tamar Street and behind the existing buildings that
front that street. The podium section which fronts Tamar Street is two storeys high
and therefore consistent with the height of the other buildings along Tamar Street.
It is submitted that the revised design addresses many of the relevant planning
concerns of the representors to the original proposal.
2 Site and Surrounds

2.1.1 Location
The subject site is located at land known as 69-71 Cimitiere Street, Launceston (see
Figure 1).
Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.
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Figure 1 - Location Plan
The subject site comprises and area of 2427m2 and is comprised of 5 titles. It forms
part of the City of Launceston owned and operated Cimitiere Street car park and has
frontage to both Tamar Street (31 metres) and Cimitiere Street (35 metres). A further
parcel of land, described as Balance of Conveyance Number 4/3523 is included
within the subject site. All subject titles are currently utilised as a car park with the
Harvest Market operating out of the site on weekends. Stay Tasmania has a contract
of sale to purchase the properties subject to obtaining relevant planning and
building approvals. It is understood that the City of Launceston originally purchased
the broader Cimitiere Street car park site with the intention that it be developed and
the use of it as a car park has been an interim use until appropriate
developer/development opportunities arose.
The site is bounded to the north along Tamar Street by a row of two storey office
buildings, to the south along Tamar Street by a row of former terrace houses which
are now utilised as office buildings, and to the west by additional titles forming the
Cimitiere Street Car park. The land on the opposite side of Cimitiere Street comprises
the Clarion Hotel City Park. Directly opposite the site on Tamar Street is the Albert
Hall which sits adjacent to City Park.
Photo 1: View of site from opposite side of Tamar Street
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Photo 2: View of hotel site looking across to Albert Hall
Photo 3: View of hotel site from Cimitiere Street (scale of Hotel Grand
Chancellor evident in background)
Title Information
The proposed development application relates to the following titles:
Land Area
Address Owner(s) Title Reference
69-71 Cimitiere City of Launceston 67483/4 169m2

Street, Launceston
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Street, Launceston
Street, Launceston
Street, Launceston

Street, Launceston
69-71 Cimitiere William Richards Balance of Chain of title
Street, Launceston Conveyance No search included
4/3523 in Appendix A
A copy of the titles is included as Appendix A.
It is noted that the five titles that are encapsulated within the subject site are under
the ownership of City of Launceston. Accordingly, pursuant to section 52(1B) of the
Land Use Planning and Approvals Act 1993 the application is accompanied by a letter
authorising the lodgement of the development application from a representative of
the General Manager.
Topography
The site is relatively flat.
Natural Values
The subject site is a fully developed urban lot. It therefore does not contain any
significant natural values. Most of the site is sealed with runoff managed by an on-
site stormwater system which discharges into the reticulated system.
Natural Hazards
The subject site is not shown on the Planning Scheme maps as being subject to a
potential flooding and landslip hazard. It is not located within or near bushfire prone
land.
Heritage
The subject site is not heritage listed either locally or at State level.
Surrounding Area
The site is situated opposite City Park and Albert Hall and within walking distance to
many key attractions around the City, hence it is an ideal location for a new hotel.
The broader area is characterised by a mix of business, office and hotel
developments with an eclectic range of building types and styles, including many of
heritage value and significance. The site forms part of the broader Central Business
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District of Launceston and as such the surrounding urban form could be described as
well built up with building heights typically varying between two and four storeys
including a number of buildings well in excess of four storeys.
The site is well located in terms of being within walking distance of the new
University of Tasmania Campus at Inveresk and it is expected that with this
development, the corridor along Tamar Street and across to Invermay Road will
become more built up (both in terms of density and height) into the future.
Infrastructure Services
2.8.1 Transport Network

There are currently no direct access points onto any of the subject titles. Access to
the car park which sits upon the site currently is via crossovers onto Cimitiere Street
and Cameron Street on separate titles that form the overall site for the car park.
2.8.2 Reticulated Services

The subject site is a fully serviced urban lot located in a commercial area.
Site Contamination
The site is listed on Council’s list of potentially contaminated sites, however the
application is accompanied by an environmental site assessment which has
concluded that the site is not contaminated and does not present a risk to potential
receptors.
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3 Development Application
Applicant
The applicant is Commercial Project Delivery obo Stay Tasmania Pty Ltd. The
appropriate contact is:
Chloe Lyne, Planning and Development Consultant, CPD
M: 0408397393
E: chloe@cpdelivery.com.au
Proposed Use and Development
Approval is sought to use and develop the site for the purposes of Visitor
Accommodation – ‘residential hotel’ incorporating a hotel restaurant and a future
tenancy fronting Cimitiere Street. The proposed hotel is six storeys high with 86
rooms (including 5 premium rooms). The building is oriented such that is presents to
both Tamar and Cimitiere Streets and therefore maintains active street frontages to
both. Entry to the hotel lobby and reception is via a drop off area on the south
eastern side of the building via a one way access point from Tamar Street. Egress
from the site will be via a new crossover onto Cimitiere Street. The ground floor will
include a café/restaurant with outdoor dining within the Tamar Street frontage
setback. The second storey will include a 100 person capacity function room.
The typical hotel suites will be located on levels 1-5, with one premium large suite
located on each level. Level 1 will include a guest gym.
The restaurant/café located on the ground floor will have an 80 seat capacity and
include and outdoor dining area located along the Tamar Street frontage. The
glazing along the Tamar Street frontage of the café will provide an active ground
floor presence to the streetscape.
The plant room will be located on the roof of the building and effectively increases
the overall height of the building to 23.2 metres for the plant room, lift shaft and fire
stair only (area of 8326m2). As such, the apparent height of the building will appear
at 21.7 metres for the main tower with the plant room barely noticeable atop the
hotel.
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The façade of the building is to have the appearance of being constructed in brick
and there is substantial glazing along all four façades which assists in providing
rhythm ensures there are no large expanses of blank façade.
Details of the proposed hotel and associated works are summarised as follows:
Demolition (refer Drawing No 16283-da02)

• Removal of concrete kerbs and trees associated with the existing car park
including the established trees along the Tamar Street frontage. Note that it is
intended to retain the existing Fraxinus excelsior in the south eastern end of
the site –
• Removal of two on street car parking spaces along Cimitiere Street to enable
new crossover to be installed;
• Removal of two on street car parking spaces along Tamar Street to enable
new crossover to be installed.
Hotel
• Building footprint of 673.60m2 for the ground floor, 1081.95m2 for level 1 with
the upper floors of the tower block have areas of 818.5m2;
• Hotel orientated towards both Tamar and Cimitiere Streets
• Building setback 10.2 metres from Tamar Street, built to the Cimitiere Street
boundary for the upper levels, 11.1 metres from the south-eastern boundary
and 2.9 metres from the north-western boundary for the hotel tower with the
electrical substation extending to the boundary.
• Overall maximum height of 23.2 metres to the top of the plant room with the
maximum height excluding the plant room will be 21.7 metres;
• There are two types of premium hotel suites proposed. Premium type 1 hasa
floor area of 29m2 and there are to be one each on floors 1-5.
• Premium suite 2 has a floor area of 40.5m2 and includes a bedroom with
separate lounge and an ensuite. There is one of each of these types on floors
1-5;
• The typical hotel suites have a floor area of 30m2 with a separate ensuite;
• There are four DDA suites with a floor area of 40.5m2 to be located on levels
2-5;
• The conference/function room has a floor area of 116.15m2 with an adjoining
breakout spaces of 46.3m2;
• The restaurant has a seating capacity of 80 and an area of 104.9m2.
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• There will be a bar located adjacent to the function room on the first floor
(area 14.45m2);
• A 38.25m2 future office or retail space is located on the ground floor fronting
Cimitiere Street. This creates an active street frontage to that street.
Fencing
• 2.1 metre high chain wire mesh fence along the rear (north-western boundary)
to separate the site from the balance of the adjacent car park. Subject to
agreement with Council, it is possible that a gate will be installed between the
two car parks within this fence line. As part of the proposed landscaping works
is proposed to grow a climbing evergreen along the length of this fence to
make it more aesthetically pleasing;
• Retain existing fences along south-western and south-eastern boundaries;
• Construct 1.8m high fence/screen on the eastern end of the Cimitiere Street
boundary.
Landscaping (refer to Landscape Plan)

• It is proposed to create a courtyard area for outdoor dining between the
Tamar Street frontage and the proposed hotel.
• New feature small eucalyptus trees will be planted along the Tamar Street
frontage and the forecourt area will be landscaped to create a vibrant outdoor
eating environment and make a feature of the Tamar Street frontage of the
building.
• A secondary courtyard area will be created adjacent to the north-west
quadrant of the building and extending to Cimitiere Street. Snow peas and
low-level shrubs will be used to create an enclosed garden courtyard.
• Climbing evergreen will be used on the south-eastern and south-western
perimeter fences.
• It is proposed to landscape the area to the south of the Tamar Street access
driveway and that that driveway will be paved to create an aesthetically
appealing entrance to the hotel.
Access and Car Parking

• Ingress only via a new 3 metre wide crossover to be installed at the south-
eastern corner of the site from Tamar Street;
• Egress via a new 3-metre-wide crossover onto Cimitiere Street at which a
sensor garage door will be installed;
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• Provision of 35 car parking spaces to the rear of the hotel at ground floor level
under the tower including one accessible space, and two motorcycle spaces. A
taxi/drop off zone will be located on the south-eastern façade adjacent to the
entrance.
• Car parking spaces will have dimensions of 5.4 metres by 2.5 metres. Three of
the car parking spaces will be dedicated staff parking due to the fact that it
will be difficult to reverse from them whilst deliveries are occurring;
• Deliveries will occur via the loading zone on the north-western side of the
building directly adjacent to the back of house area. A second smaller bay is
located within the car park.
• The site will be serviced by small commercial vehicles for the delivery of goods
and collection of garbage;
• No dedicated bus access or parking is proposed, rather any buses wishing to
drop hotel guests off would need to use one of the existing bus bays to the
north in Tamar Street or outside the Albert Hall in Cimitiere Street.
Signage
• A single blade sign is proposed on the Tamar Street frontage with a height of
3 metres and width of 600mm.
A copy of the development plans is included as Appendix B to this report.
3.2.1 Design Philosophy (from Cumulus Architects)

The proposed Hotel Verge development in Launceston seeks to convey a sense of
place by responding to and taking cues from the distinctive features of rhythm, relief,
silhouette, and brick inherent to the significant Launceston building stock. These
characteristic features are interpreted in a contemporary manner to offer both a
modern insertion within the existing city grid while also responding to local context.
The massing and form respond to the setting on Tamar Street, the main entry and
reception is located in a low two-storey element similar in scale to the existing Tamar
Street buildings and has a considerable setback responding to the siting of the
Albert Hall. The increased height required for the hotel rooms is located further
away from the north-south sightline along Tamar Street, particularly from the higher
ground. While the taller form will be seen it addresses Cimitiere Street with a
traditional proportion of the existing built form in Launceston, that is narrow to the
street and deeper into the block.
The core external fabric of the building responds to Launceston's strong connection
to brick. The proposed brick skin is articulated as staggered bands that work to
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reduce the overall scale of the building and introduce depth through shadowing of
the façade. Where terminated at the parapet the staggered brick skin expresses a
strong silhouette against the sky.
The Cimitiere Street facade is punctured with windows where required responding to
the consistent rhythm that is a characteristic of so many local buildings. These
window openings are further articulated through depth providing shadowing and
relief to the façade.
The internal spaces express an identifiable Tasmanian character through the use of
select Tasmanian timber features in the rooms, local artwork and hand picked
Tasmanian furniture in the public spaces.
Works Not Included

Consolidation of the subject lots is being undertaken via a separate process by the
property owners, The City of Launceston. Subject to planning approval, the applicant
will purchase the property as a single, unencumbered lot with all infrastructure
augmentation works undertaken as part of this process. Neither title consolidation
(subdivision) or the associated infrastructure works form part of this development
application.
4 Planning Assessment
Zoning
The subject site is zoned Urban Mixed Use under the Launceston Interim Planning
Scheme 2015 as identified in Figure 2 below. It is situated within the CBD Car Parking
exemption area but otherwise is not subject to any overlays.
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Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.
Figure 2 - Zoning Plan
Use Categorisation
4.2.1 ‘Visitor Accommodation’ use class

The broad use classification for the proposed use is ‘Visitor Accommodation’ which is
defined as follows in Table 8.2 of the Planning Scheme.
‘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.’
The restaurant and retail tenancies are subservient to the Visitor Accommodation use
and therefore fall within the same use class as per Clause 8.2.2
4.2.1 ‘Food Services’ use class

Given the restaurant/café may be let as a separate tenancy it is appropriate to
allocate it as a separate use class being ‘Food Services’ which is defined as follows in
Table 8.2 of the Planning Scheme:
‘use of land for preparing or selling food or drink for consumption on or off the
premises. Examples include a café, restaurant and take-away food premises.’
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4.2.2 ‘Business and Professional Services’ use class

Given the future tenancy fronting Cimitiere Street will likely be let as a separate
tenancy it is appropriate to allocate it as a separate use class being ‘Business and
Professional Services’ which is defined as follows in Table 8.2 of the Planning Scheme:
‘use of land for administration, clerical, technical, professional or similar activities.

Examples include a bank, call centre, consulting room, funeral parlour, medical centre,
office, post office, real estate agency, travel agency and veterinary centre.’
4.2.3 Approval Status

Both ‘Visitor Accommodation’ and ‘Business and Professional Services are identified
in the Use Table at Clause 15.2 as being a discretionary use class in the Urban Mixed
Use Zone if the use is on the ground floor. The ground floor only contains the lobby
associated with the accommodation and no hotel suites. The proposed office is on
the ground floor. Food services is a no permit required use within the Urban Mixed
Use Zone. The application also requires a permit as it does not comply with the
acceptable solutions identified below. It relies on an assessment against the
associated performance criteria.
• 15.3.2 Mechanical Plant and Equipment (P1)

• 15.3.4 Noise level (P1)
• 15.4.1 Building height, setback and siting (P1, P2, P3)
• 15.4.3 Active Ground Floor (P1)
• E2.6.2 Excavation (P1)
• E6.6.2 Design and Layout of Car Parking Areas (P1)
• E6.6.3 Pedestrian Access (P1)
• E6.6.4 Loading Bays (P1)
• E6.7.1.3 Local Area Provisions (P1)
Urban Mixed Use Zone Provisions
4.3.1 Zone Purpose

15.1 Zone Purpose
15.2.1.1 To provide for integration of residential, retail, community services
and commercial activities in urban locations.
15.2.1.2 To provide for a diverse range of urban uses and increased intensity of
development including residential densities that support the role of
activity centres.
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15.2.1.3 To encourage residential, visitor accommodation and tourist

operation uses as a means of increasing activity outside normal
business hours.
15.2.1.4 To create:
(a) activity at pedestrian levels, with active road frontages offering
interest and engagement to shoppers; and
(b) appropriate provision for car parking, pedestrian access and traffic
circulation.
The Zone Purpose statements are relevant to the exercise of the general
discretion which applies to the ‘Visitor Accommodation’ use class in accordance
with Clause 8.10.2 of the Interim Planning Scheme. They are considered
individually below.
15.2.1.1 Consistent. The proposal to use and develop a marquee hotel adjacent
to the CBD of Launceston will assist in creating a vibrant urban centre,
particularly as it will increase the number of occupants within the CBD at night
time and therefore assist in increasing night time activity.
15.2.1.2 Consistent. The addition of a new hotel in the inner-city area promotes
the diverse range of activities and the provision of additional hotel beds in the
core activity centre of Launceston being the CBD will have a flow on effect in
terms of increased patronage to surrounding businesses and services.
15.2.1.3 Consistent. The proposed use and development of the site for visitor
accommodation purposes will assist in furthering this objective.
15.2.1.4. Consistent. The hotel building has been designed to ensure pedestrian
level activity along both street frontages is provided. Currently, as the site is
vacant, it creates a break in the active facades along Tamar Street. The
development of the hotel will infill this space and through the development of a
restaurant café with outdoor dining and floor to ceiling windows will create an
active Tamar Street frontage and provide interest and engagement to
pedestrians. The proposed landscaping to create the courtyard adjacent to
Tamar Street will further create visual interest to pedestrians and have the effect
of reducing the apparent scale of the building to the street at that point.
With respect to the Cimitiere Street frontage, the building extends to the
boundary at this point and approximately half of the building (to the future
tenancy) will have glazing along it at ground level. Whilst the electrical
substation component is a blank façade, the extent of that is 5 metres. The
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upper levels have extensive glazing along them and create interest. It is noted
that the Clarion Hotel directly opposite the site at this point also has large
expanses of blank façade at street level.
The proposed access, parking and circulation has been designed to enable
Tamar Street to retain an active frontage and provide the majority of car
parking under and to the rear of the building. All of the proposed car parking
will be concealed from view at street level.
4.3.2 Use Standards

The use standards below are applicable only in relation to the restaurant/café and
not the Visitor accommodation or Business and Professional Services in accordance
with Table 15.3.
15.3.1 Hours of operation

Objective
To ensure that non-residential uses do not cause unreasonable loss of amenity to
nearby sensitive uses.
Acceptable Solution Performance Criteria
A1 Commercial vehicles must only P1 Commercial vehicles must not
operate between 6.00am and unreasonably impact on the
10.00pm amenity of nearby sensitive uses,
having regard to:
a) the extent and timing of traffic
generation;
b) the hours of delivery and
dispatch of goods and materials;
and
c) the existing levels of amenity.
Complies with A1
Commercial deliveries associated with the restaurant will occur between 6.00am
and 10.00pm.
15.3.2 Mechanical plant and equipment

Objective
To ensure that the use of mechanical plant and equipment does not cause an
unreasonable loss of amenity to sensitive uses.
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A1 Air conditioning, air extraction, P1 Noise odours, fumes or vibration
heating or refrigeration systems generate must not cause
or compressors must be designed, unreasonable loss of amenity to
located, baffled or insulated to adjoining or immediately
prevent noise, odours, fumes or opposite sensitive uses, having
vibration from being received by regard to:
adjoining or immediately opposite a) the characteristics and
sensitive uses. frequency of any emissions
generated;
b) the nature of the proposed use;
c) the topography of the site;
d) the landscaping of the site; and
e) any mitigation measures
proposed.
Complies with P1
The site is adjacent to a shop-top dwelling located above 63-67 Cimitiere Street
and Visitor Accommodation being the Clarion hotel opposite the site on
Cimitiere Street. It is noted that the actual restaurant and kitchen location (to
which this clause applies) is not directly adjacent to either of these uses with the
residence a minimum of 13 metres from the restaurant kitchen and the hotel
more than 35 metres.
Regardless, the application relies on the Performance Criteria. It is submitted

that in relation to the residence at 63-67 Cimitiere Street, it is situated above an
existing restaurant so any emissions in terms of noise, odours or fumes from a
commercial kitchen some 13 metres away would be unlikely to exceed
emissions, noise or fumes from a restaurant immediately below it. The way the
titles are arranged on the site in relation to the location of the proposed hotel
means that this clause is triggered when in reality the two uses are not
immediately adjacent to one another.
The section of the Clarion hotel opposite the site is a car park and conference
room and not guest accommodation therefore there will be no impacts on a
sensitive use within it.
15.3.3 Light spill and illumination

Objective
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To ensure that light spill and levels of illumination from external lighting does
not cause unreasonable loss of amenity to sensitive uses..
A1 The use must: P1 Floodlighting or other external
lighting used on site must not
cause an unreasonable loss of
(a) not include permanent, fixed
amenity to nearby sensitive uses,
floodlighting, where the zone adjoins
having regard to:
the boundary of the General
Residential, Inner Residential and Low a) the number of light sources and
Density Residential zones; and their intensity;
(b) contain direct light from external b) the proximity of the proposed light
light sources within the boundaries of sources to nearby sensitive uses;
the site. c) the topography of the site;
d) the landscaping of the site;
e) the degree of screening between the
light sources and the sensitive uses;
and
f) existing light sources nearby.
Complies with A1
The site does not directly adjoin any of the listed zones. All light will be
contained within the boundaries of the site.
15.3.4 Noise level

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

an environmental protection notice d) any mitigation measures
issued by the Director or the proposed;
Environment Protection Authority. e) the topography of the site; and
f) the character of the surrounding
area.
Complies with P1
The site is adjacent to a shop-top dwelling located above 63-67 Cimitiere Street
and Visitor Accommodation being the Clarion hotel opposite the site on
Cimitiere Street. It is noted that the actual restaurant and kitchen location (to
which this clause applies) is not directly adjacent to either of these uses with the
residence a minimum of 13 metres from the restaurant kitchen and the hotel
more than 35 metres.
Regardless, the application relies on the Performance Criteria and assessment

against it is required. It is submitted that in relation to the residence at 63-67
Cimitiere Street, it is situated above an existing restaurant so it would already
have a baseline noise level above that expected in a quiet residential street. It is
unlikely any noise generated from the hotel some 13 metres away would
exceed that of the restaurant below. The way the titles are arranged on the site
in relation to the location of the proposed hotel means that this clause is
triggered when in reality the two uses are not immediately adjacent to one
another.
The section of the Clarion hotel opposite the site is a car park and conference
room and not guest accommodation therefore there will be no impacts on a
sensitive use within it.
15.3.4 Retail impact -not applicable to the proposed use classes.
4.3.3 Development Standards
15.4.1 Building height, setback and siting

Objective
To ensure that building bulk and form, and siting:
(a) Is compatible with the streetscape and character of the surrounding area;
(b) Protects the amenity of the adjoining lots;
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(c) Promotes and maintains high levels of public interaction and amenity.
A1 Building height must be no P1 Building height must be
greater than: compatible with the streetscape
and character of the surrounding
area, having regard to:
a) 12m: or
a) the topography of the site;
b) 1m greater than the
average of the building b) the height of buildings on the
height on the site or site, adjoining lots and adjacent
adjoining lots; lots;
Whichever is higher. c) the bulk and form of existing
and proposed buildings;
d) the allowable building heights;
e) the apparent height when
viewed from roads and public
places; and
f) any overshadowing of adjoining
lots or public places.
Complies with P1
The proposed building has a maximum overall height of 23.2 metres to the
plant room and 21.7 metres to the roof and therefore relies on assessment
against the Performance Criteria as the adjoining properties to the north and
south have maximum heights of 8 metres and 9.5 metres respectively.
Hotel developments by the nature of their operation need their floor area to be
created vertically rather than horizontally. To provide hotel rooms with windows
and light, it is necessary to have a small site footprint to enable each room to
be provided with natural light and to do so, the building must extend vertically.
Further, to be financially feasible and justify the cost of construction versus
financial return, hotels must be of a certain size and scale and for this site, the
provision of 86 rooms is considered to make this a viable project. The height is
therefore required in order to provide this number of rooms. The Best Western
Hotel and Grand Chancellor Hotel provide examples in Launceston as to why
hotels need height to function.
Relatively speaking and as demonstrated in Figure 3 below, the proposed hotel
will have a finished RL lower (Hotel Verge at 27.8 to plant deck compared with
Grand Chancellor with an RL of 30.4) than the Hotel Grand Chancellor which is
situated less than 150 metres from the site and substantially lower than the
Telstra Tower with an RL of 48.7 which is located less than 350 metres from the
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site. Further, the proposed scale of the hotel will not be entirely out of character
and will not completely dominate the Albert Hall directly opposite the site. The
maximum RL for both the proposed Hotel and Albert Hall are similar (variance
of 300mm only) so given the setback of the hotel (particularly the tower
component) to Tamar Street, it is submitted that the scale of the hotel will not
dominate nor detract from the Albert Hall.
The location of the subject site with a ground level RL of 4.8 metres and sitting
at a low point in the Launceston valley, means that when viewed from hillside
locations in South, East and West Launceston, the building will not impact the
existing skyline as it will sit lower than these locations.
Figure 3 – Height Study
Assessment of the proposed additional height component is assessed against

the matters to be considered under the Performance Criteria as follows:
(a) The topography of the site does not have a bearing on the overall height
proposed.
(b) The site is currently vacant. The buildings on the adjoining lots to the north
and south have maximum heights of 8 metres and 9.5 metres respectively. The
Albert Hall is approximately the same height to the top of the spier as the hotel
is to the top of the plant deck.
The setback of the building of 10.2 metres to Tamar Street with the restaurant
and function centre effectively creates a podium level with a maximum height
of 8.1 metres, and consistent with the height of the adjoining properties to the
north and south. It is the tower component that has the height to 23.2 metres
and that is setback some 32.2 metres from the Tamar Street frontage.
The apparent scale of the building will be greater on the Cimitiere Street
frontage at which point the building will be built to the boundary.
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It is submitted that at street level on Cimitiere Street, the impact of the height
of the building will not be immediately noticeable and that there are many
examples in Launceston where tall buildings are sited adjacent to much lower
buildings. The Quest Hotel in Cameron Street is one such example and at street
level the pedestrian does not actually immediately realise how tall that building
is as shown in Photos 4 and 5 below.
Photo 4: Scale of Quest building at street level immediately opposite
Photo 5: Scale of Question building in comparison to adjacent properties
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A second example of this is the Telstra building shown in photo 6 below
Photo 6: View of scale of Telstra building from St John St immediately

opposite
(c) It is considered that Launceston is a city that is currently undergoing an
exciting phase of development and increased prosperity. In order to create a
more vibrant and diverse city centre and to increase levels of activity, the City
needs to embrace new development that whilst respecting the unique heritage
character we have, seeks to increase the efficiency of use of land through
increased heights.
(d) The allowable building height is 12 metres therefore a dispensation is being
sought for the additional 11.2 metres, although noting that the plant deck
height, given its location will not be apparent when viewed from nearby
locations, effectively meaning the dispensation will be 9.7 metres for the bulk of
the building.
(e)The overall height of the building when viewed from immediately adjacent to
the site on Cimitiere Street will not be immediately apparent, just as even
second storeys on buildings throughout the CBD are not noticeable at the
pedestrian level. It is submitted that the juxtaposition of buildings of different
height and style against each other as is proposed creates interest in city
streetscapes and highlights differences in building styles and scales over time.
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The scale of the building when viewed from public places from where it will
have visibility farther afield, such as the hillside locations of South, East and
West Launceston, will be reduced as a result of distance to the building. Further,
the relative RL of the ground level in comparison to these locations is low and
therefore the building will not stand out in the skyline. Finally, it is submitted
that the design of the building whereby there is relief repetition on each of the
four facades is such that it will provide a point of interest in the Launceston
landscape and not just a blank pre-cast wall as we have seen in so many of the
more modern structures. This is a deliberate design technique undertaken to
ensure its height can create interest in the landscape rather than just dominate
it.
(f) The shadow study provided as Figure 4 below and within Appendix B plans
shows a comparison of the shadow cast by a permissible building envelope (i.e
12 metre high building built to front and side boundaries) vs the proposed
building. It is evident that in terms of impact to the adjacent lots to the north
and south along Tamar Street, that the additional height component will have
negligible impact in terms of overshadowing. There will be minor
overshadowing in December to the City Park Grand Conference Centre which
does have windows on the southern façade but the overshadowing will reduce
to zero by 12pm. The additional height component will increase the
overshadowing effect to the existing buildings located to the west of the site
along Cimitiere Street in June but again it is argued that were the balance car
park lots built upon within the allowable envelope, there would be
overshadowing impacts greater than the current, ground level car park exhibits.
The buildings along Cimitiere Street that will be impacted by overshadowing
are oriented to the north in any case and this northern sunlight will not be
impacted.
The other area of increased impact in terms of overshadowing beyond the
allowable building envelope is to 10-14 Cameron Street to the south of the site
fronting Cameron Street with the impact occurring at 3pm in June. Whilst the
extent of overshadowing is greater than would occur for buildings within the
permissible envelope, it is only the afternoon light that will be impacted and the
frontage to this building on Cameron Street will not be impacted. The windows
at the rear of this building would be overshadowed even if a building on the
site was constructed within the permissible building envelope so the minor
increase in overshadowing will occur on the eastern side wall only (as shown in
photo 7).
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Photo 7: Eastern elevation of 10-14 Cameron Street
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Figure 4 – Shadow Study

A2 Setback from a frontage: P2 Buildings must be sited to be
compatible with the streetscape
and character of the surrounding
a) must be built to the frontage at
area, having regard to:
ground level;
b) be setback a distance that is not a) the level of public interaction
more than the maximum and and amenity, and pedestrian
minimum setbacks of the buildings
activity;
on adjoining lots
b) the topography of the site;
c) the setbacks of surrounding
building;
d) the height bulk and form of existing
and proposed buildings;
e) the appearance when viewed from
roads and public places;
f) the retention of vegetation;
g) the existing or proposed
landscaping; and
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h) the safety of road users.

Complies with P2
The proposed building is setback 10.1 metres from the Tamar Street frontage
and the adjoining buildings are built to the frontage, therefore the application
relies on assessment against the Performance Criteria. The building will be
constructed to the Cimitiere Street frontage so meets the Acceptable Solution
with respect to this frontage.
Firstly, it is noted that the provision requiring no setback to the frontage as the
permitted standard is understood to have been drafted to encourage maximum
use of site areas within the urban mixed use zone to ensure efficient use of land
as is appropriate for an inner city area. The fact there is a corresponding
performance criteria means that in certain circumstances it is entirely
appropriate that front setbacks be provided for.
The proposed building is to be setback from the frontage for two reasons:
(1) to reduce the impact of the overall height of the building on the
streetscape and the Albert Hall opposite the site;
(2) to allow for the provision of landscaping and outdoor dining area
between the restaurant and Tamar Street which it is submitted will
enhance the character of the streetscape and soften the impact of the
building height. T
Assessment against the Performance Criteria is as follows:
(a) It is submitted that provision of the outdoor dining and landscaping area
between the building and Tamar Street will improve the amenity of the building
and encourage public interaction and interest as well as increase pedestrian
activity.
(b) The topography of the site has not been a factor in determining the front
setback.
(c) The buildings along the western side of Tamar Street within the section
between Cimitiere and Cameron Streets are primarily built to the street
frontage although it is noted the row of terraces immediately to the south have
a small setback to the street with some landscaping within the front setback.
It is noted that the Albert Hall directly opposite the site and with a maximum RL
to the spier of 27.5 (in comparison to a maximum RL for the proposed hotel of
RL 27.8m) is setback from the street frontage. The two buildings on opposite
sides of the street and with scales much greater than the permissible in the
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urban mixed use zone, will therefore mirror each other in terms of being
afforded a front setback.
(d) As stated, the increased front setback has been proposed in order to reduce
the impact of the overall height of the building to the streetscape and
particularly the Albert Hall opposite the site and to reduce the impacts of the
height component to the buildings to the north and south of the site along
Tamar Street. It is important that the building envelope for each individual site
be considered in the context of the surrounds and the proposed scale and form
of the building proposed
(e) The appearance of the building when viewed from Tamar Street immediately
outside of it will be softened by the increased front boundary setback and
provide an important human-scale interaction between the restaurant and
outdoor dining area and the street. Views from public spaces farther afield than
Tamar Street will not be impacted by the increased front boundary setback. It
will be the height that will be the predominant characteristic noticeable when
the building is viewed from further afield. The increased setback provides some
symmetry with the Albert Hall opposite and will also lessen the impact of the
scale of the building on the heritage listed Albert Hall.
(f) (g) The existing vegetation along the streetscape will be removed, however it
will be replaced with new landscaping that will include several, mature trees.
(h) the increased setback of the building will not impact on the safety of road
users.

A3 Setback from a side boundary:. P3
(a) must be built to the side boundaries Buildings must be sited such that
at ground level; or there is no unreasonable loss of
(b) be setback a distance that is not amenity to the occupiers of adjoining
more or less than the maximum lots, having regard to:
and minimum setbacks of the
building on adjoining lots
(a)the topography of the site;
(b)the size, shape, and orientation of
the site;
(c) the setbacks of surrounding
building;
(d)the height bulk and form of existing
and proposed buildings;
(e) the existing buildings and private
open space areas on the site;
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(f) the privacy to private open space

and windows of habitable rooms
on adjoining lots;
(g)sunlight to private open space
and windows of habitable
rooms on adjoining lots;
(h)any existing screening or the

ability to implement screening;
and
(i) the character of the surrounding
area.
Complies with P3
The proposed building is to be constructed to the north-western boundary at
ground level, setback a minimum of 11.1 metres from the southern side
boundary and 2.8 metres to the north-eastern side boundary therefore the
application relies on the performance criteria. As with the front setback
provisions, it is understood that Council has allowed zero boundary setbacks to
encourage maximum development of inner city urban site and promote a
dense urban form. There are always going to be instances where maintaining a
zero boundary setback is not going to be appropriate and therefore there is the
ability to vary the permitted standard. In this instance, the setbacks have been
provided to provide access to the site from Tamar Street and to provide a sense
of space between the proposed building and adjoining properties to the south
to reduce the impact on those buildings.
Assessment of the proposed setbacks against the relevant matters to be
considered under the Performance Criteria as follows:
(a) the topography of the site has not been a determining factor in the side
seatbacks.
(b) The size, shape and orientation of the site has not been a determining factor
in the side setbacks.
(c) The buildings along the section of Tamar Street between Cimitiere and
Cameron Streets are mainly built to the side boundaries. Gaps in the
streetscape are provided by existing car parks and access driveways so in that
sense it is not a streetscape that has uniform buildings along it.
(d) As stated, the increased side boundary setbacks have been created to take
account of the impact of the proposed hotel on the adjoining lots and to help
create a sense of separation between the heritage buildings adjacent to the site
and the modern design and scale of the hotel.
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(e) There are no existing buildings on the site;

(f) The buildings on the adjoining lots to the north and south are used as office
premises and therefore are not required to be provided with privacy in the
same sense that residential premises are to be afforded. The increased side
boundary setback will not have any bearing on impact to privacy;
(g) The proposed increased setback has been provided to assist in providing
additional sunlight to the rear windows of the buildings on the adjoining lots.
There are no private open space areas to residential properties on the adjoining
lots;
(h) The provision of a side boundary setback to the northern boundary enables
landscape screening to be installed between the site and the adjoining
properties to the north which will soften the impact of the proposed building to
these properties. It is noted that in this location, the building is only two storeys
high and well within the permissible height limit of 12 metres.
(i) The increased side boundary setback is not inconsistent with the character of
the surrounding area which is characterised by expanses of buildings
constructed to the title boundary interspersed with buildings that have side
boundary setbacks.
15.4.2 Location of car parking

Objective
To ensure that car parking:
(a) does not detract from the streetscape; and
(b) provides for vehicle and pedestrian safety
A1 Car parking must be located: P1 Car Parking must be located to
(a) within the building structure; ore minimise the visibility from a road,
mall, laneway or arcade, having regard
(b) behind the building
to:
(a) the existing streetscape;
(b) the location of car parking;
(c) vehicle and pedestrian traffic safety;
(d) measures to screen parking; and
(e) any landscaping proposed.
Complies with A1
All car parking is located behind the building structure (and adjacent buildings)
fronting both Tamar and Cimitiere Streets and will not be visible from either
street.
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15.4.3 Active ground floor

Objective
To ensure that the building façade promote and maintain high levels of
pedestrian interaction and amenity.
A1 New buildings with non residential P1 New buildings must be designed
uses on ground floors must: to maximise interaction between the
use of the building and pedestrians,
(a)have clear glazing, display having regard to:
windows or glass doorways for a
minimum of 80% of all ground (a)an adequate level of glazing,
floor facades to, roads, malls, openness and transparency on the
laneways or arcades; ground floor facades to roads,
(b)not have security grilles or screens malls, laneways or arcades;
that obscure the ground floor (b)the potential for security grills or
facades to roads, malls, laneways screens to reduce the amenity of
or arcades; the building or reduce levels of
(c) not have mechanical plant or interaction with the public;
equipment, such as air (c) screening or obscuring all
conditioning units or heat pumps mechanical plant or equipment
located on the facade; and such as air conditioning units or
(d)not have blank walls, signage heat pumps so they are not
panels or blocked out windows, recognisable or visible from ground
wider than 2m on ground floor level public view points; and
facades to roads, malls, laneways (d)minimising the area of all blank
or arcades. walls, signage panels or blocked
out windows on ground floor
facades to roads, malls, laneways
or arcades
A2 P2
Alterations to ground floor facades Alterations to ground floor facades of
of non residential buildings must nonresidential buildings must be
not: designed to maximise interaction
between the use of the building and
(a)reduce the level of glazing on
pedestrians, having regard to:
a facade to a road, mall,
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laneway or arcade that is (a)the level of glazing, openness and

present prior to alterations; transparency on the ground floor
(b)have security grilles or screens that facades to roads, malls, laneways or
obscure the ground floor facade; arcades;
(c) introduce new or additional (b)the potential for security grills or
mechanical plant or equipment screens to reduce the amenity of
such as airconditioning units or the building or reduce levels of
heat pumps located on the interaction with the public;
façade; and (c) screening or obscuring all
(d)increase blank walls, signage mechanical plant or equipment
panels or blocked out windows, such as air conditioning units or
wider than 2m on ground floor heat pumps so they are not
facades to roads, malls, laneways recognisable or visible from ground
or arcades. level public view points; and
(d)minimise the area of all blank
walls, signage panels or blocked
out windows on ground floor
facades to roads, malls, laneways
or arcades.
A3 P3
The building must: Buildings must be clearly visible
from the road or publicly
(a)provide a direct access for
accessible areas, having regard
pedestrians from the road or
to:
publicly accessible areas; and
(b)be orientated to face a road,
(a)the safety and convenience of
mall, laneway or arcade, except pedestrians; and
where the development is not (b)the existing streetscape.
visible from these locations.
A4 P4
The total width of the door or doors on Garage doors should not be a
a garage facing a frontage must be no
visually dominant element in the
wider than 6m.
streetscape and must be designed,
having regard to:
(a)the location of existing buildings on

the site;
(b)the existing streetscape; and
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(c) the design and locations of garages

in the surrounding area.
Complies with P1. Complies with A3 and A4 and A2 is not applicable.
The ground floor of the Tamar Street frontage does not have a minimum of
80% glazing required however it does comply with A1 (b) (c) and (d).
The Cimitiere Street frontage also does not comply in terms of minimum levels
of glazing but again complies with A1 (b), (c) and (d).
The application is therefore assessed against P1.
It is submitted that a large majority of the buildings in the Launceston CBD
would fail to meet the requirement of a minimum of 80% as it is difficult to
achieve. Both the Tamar Street and Cimitiere Street facades do have floor to
ceiling glazing along half their frontage, so they do not have large blank
expanses of wall. The ground level of the Tamar Street façade will largely be
screened by landscaping along Tamar Street and within the hotel/restaurant
courtyard.
The building is oriented to face both Tamar Street and Cimitiere Street and
there will be direct access to the frontage of the building via the restaurant
from Tamar Street, and direct access to the ground floor tenancy of the
building facing Cimitiere Street. Therefore, it is compliant with A3.
The garage door on Cimitiere Street will have a width of 3.1 metres and
therefore complies with A4.
Clauses 15.4.4 to 15.4.9 – not applicable

Clauses 15.4.10 – 15.4.13 – not applicable
Codes
4.4.1 Bushfire Prone Areas Code E1.0

Not applicable because the subject site is not located within a bushfire prone area.
4.4.2 Potentially Contaminated Land E2.0

The Code applies on the basis that excavation works greater than 0.5m2 will occur on
land identified as being potentially contaminated.
A copy of the Environmental Site Assessment undertaken for the site is included as
Appendix C.
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Code Purpose
E2.1 a) ensure that use or development of potentially contaminated

land does not adversely impact on human health or the
environment.
Overall, the ESA accompanying the application which has been prepared to
accompany the application has found that subject to protection measures
being implemented during construction, that there is no risk to human health
or the environment from the proposed works.
Use Standards
E2.5.1 Use Standards

Objective
To ensure that potentially contaminated land is suitable for the intended use.
A1 P1
The Director, or a person approved by Land is suitable for the intended use,
the Director for the purpose of this having regard to:
Code:
(a) an environmental site assessment
(a) certifies that the land is suitable for that demonstrates there is no evidence
the intended use; or the land is contaminated; or
(b) approves a plan to manage (b) and environmental site assessment

contamination and associated risk to that demonstrates that the level of
human health or the environment that contamination does not present a risk
will ensure the land is suitable for the to human health or the environment;
intended use. or
(c) a plan to manage contamination

and associated risk to human health or
the environment that includes:
(i) an environmental site assessment;
(ii) any specific remediation and

protection measures required to be
implemented before any use
commences; and
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(iii) a statement that the land is

suitable for the intended use.
Complies with A1
The application is accompanied by an ESA that includes an NEPM Based Risk

Assessment that found there is no risk to future accommodation guests or staff
and therefore certifies that the land is suitable for the intended use.
Development Standards
E2.6.1 Subdivision – not applicable
E2.6.2 Excavation
Objective
To ensure that works involving excavation of potentially contaminated land does
not adversely impact on human health or the environment.
A1 P1
No acceptable solution Excavation does not adversely impact
on health and the environment, having
regard to:
(a) an environmental site assessment

that demonstrates there is no evidence
the land is contaminated; or
(b) an environmental site assessment

that demonstrates that the level of
contamination does not present a risk
to human health or the environment;
or
(c) a plan to manage contamination

and associated risk to human health
and the environment that includes:
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(ii) any specific remediation and

protection measures required to be
implemented before excavation
commences; and
(iii) a statement that the excavation

does not adversely impact on human
health or the environment.
Complies with P1
The ESA accompanying the application found no evidence that the site has
been impacted by contaminants discharged to the site soils or groundwater.
However, the electrical substation for the hotel will be built at the eastern end
of the lot in proximity to where the UPSS was removed. Ground penetrating
radar confirmed that the UPSS was decommissioned and removed from the
site. Due to the proximity of the development to potentially contaminated soil
specific protection measures are required to be implemented to protect
subsurface workers during construction (specifically excavation). The ESA
accordingly recommends three protection measures to be implemented
during construction and subject to those measures there is no risk to human
health or the environment from the proposed works.
4.4.3 Landslide Code E3.0

Not applicable because the subject site is not mapped as or otherwise known to be
subject to a landslip hazard.
4.4.4 Road and Railway Assets Code E4.0

A Traffic Impact Assessment has been prepared by Milan Prodanovic to assist with
the assessment against the standards in the Code (see Appendix D).
Code Purpose
E4.1 a) protect the safety and efficiency of the road and railway networks;
and
b) reduce conflicts between sensitive uses and major roads and the
rail networks.
The purpose statements are considered separately below.

a) Consistent. The TIA accompanying the application has determined that the
existing capacity of both Tamar and Cimitiere Streets coupled with the
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estimated additional vehicle movements generated by the hotel will still

be well within the operational capacity of both roads and the location and
design of the access points do not present any safety of operational
concerns.
b) Consistent. The site is not adjacent to any major road or rail networks.
Use Standards
E4.5.1 Existing Road accesses and junctions

Objective
To ensure that the safety and efficiency of roads is not reduced by increased use
of existing accesses and junctions.
A3 The annual average daily traffic P3 Any increase in vehicle traffic at
(AADT) of vehicle movements, to an existing access or junction in
and from a site, using existing an area subject to a speed limit
access or junction, in an area of 60km/h or less, must be safe
subject to a speed limit of and not unreasonably impact on
60km/h or less, must not increase the efficiency of the road, having
by more than 20% or 40 vehicle regard to:
movements per day, whichever is
the greater. a) the increase in traffic caused
by the use;
b) the nature of the traffic
generated by the use;
c) the nature and efficiency of
the access or the junction;
d) the nature and category of the
road;
e) the speed limit and traffic flow
of the road;
f) any alternative access to a
road;
g) the need for the use;
h) any traffic impact assessment;
and
i) any written advice received
from the road authority.
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Not applicable – there are no existing crossovers directly onto the subject
titles.
E4.6.2 Road Accesses and Junctions

Objective
To ensure that the safety and efficiency of roads is not reduced by the creation
of new accesses and junctions.
A2 No more than one access P2 For roads in an area subject to a
providing both entry and exit, speed limit of 60km/h or less,
or two accesses providing accesses and junctions must be
separate entry and exit, to safe and not unreasonably impact
roads in an area subject to a on the efficiency of the road,
speed limit of 60km/h or less having regard to:
a) the nature and frequency of

the traffic generated by the
use;
b) the nature of the road;
c) the speed limit and traffic flow
of the road;
d) any alternative access to a
road;
e) the need for the access or
junction;
f) any traffic impact assessment;
and
g) any written advice received
from the road authority.
Complies with A2
The proposed development will provide two new crossovers, one onto Tamar
Street and one onto Cimitiere Street. The Tamar Street access will provide entry
only and the Cimitiere Street will provide egress only. The application therefore
complies with A2.
E4.6.4 Sight Distance at Accesses, Junctions and Level Crossings

Objective
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To ensure that accesses, junctions and level crossings provide sufficient sight
distance between vehicles and trains to enable safe movements of traffic.
A1 Sight distances at P1 The design, layout and location of
a) an access or junction must an access, junction or rail level
comply with the Safe crossing must provide adequate
Intersection Sight Distance sight distances to ensure the safe
shown in Table E4.6.4; and movement of vehicles, having
regard to:
b) rail level crossings must
comply with AS1742.7
Manual of uniform traffic a) the nature and frequency of
control devices - Railway the traffic generated by the
crossings, Standards use;
Association of Australia; or b) the frequency of use of the
road or rail network;
c) any alternative access;
d) the need for the access,
junction or level crossing;
e) any traffic impact assessment;
f) any measures to improve or
maintain sight distance; and
g) any written advice received
from the road or rail authority
Complies with A1
The sight distance required for the both access points (although noting there is
no egress from Tamar Street) is 80 metres in accordance with Table E4.6.4. The
TIA has determined that the sight distances to and from both access driveways
exceeds 100 metres.
4.4.5 Flood Prone Areas Code E5.0

Not applicable because the subject site is not mapped as being subject to a
flood risk and is otherwise known to not be subject to flooding at a 1% annual
exceedance probability due to the existence of the levee to the rear.
4.4.6 Car Parking and Sustainable Transport Code E6.0

The Traffic Impact Assessment (Appendix D) has been prepared by Milan
Prodanovic to assist with the assessment against this Code.
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Code Purpose
E6.1.1 a) ensure that an appropriate level of car parking facilities are

provided to service use and development;
b) ensure that cycling, walking and public transport are supported as
a means of transport in urban areas;
c) ensure access for cars and cyclists and delivery of people and
goods is safe and adequate;
d) ensure that parking does not adversely impact on the amenity of
a locality;
e) ensure that parking spaces and accesses meet appropriate
standards; and
f) provide for the implementation of parking precinct plans.
In accordance with Clause 8.10.2 of the Interim Planning Scheme, the Code
Purpose is relevant to the exercise of discretion in relation to Design and Layout
of Car Parking areas (E6.6.2), Pedestrian Access (E6.6.3), Loading Bays (E6.6.4)
and Local Area Provisions (E6.7.1.3).
The purpose statements are considered separately below. They comprise a list
of matters which Council is to have regard to in assessing consistency. Some of
the matters are not relevant, however all of them have been addressed. In an
overall sense, the Code seeks to provide an appropriate level of parking
facilities, which will be provided on-site for the proposed use.
a) It is submitted that the number of car parks provided is appropriate (and
does not exceed the planning scheme requirements) for the use proposed.
b) There are cycling, walking and public transport routes in the area.
c) As demonstrated by the assessment against the Road and Railway Assets
Code, the proposed use will be serviced by two new accesses which will
provide an appropriate level of service for vehicles expected to visit the
site. It is expected that there will only be a limited number of cycle trips to
the site due to the nature of the use being overnight accommodation.
d) The proposed parking will adversely not impact on the amenity of the
locality. The existing site is currently utilised as a car park.
e) The proposed car parking areas have been designed in accordance with
the design requirements in the Interim Planning Scheme and the relevant
Australian Standard.
f) There is no relevant parking precinct plan.
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Use Standards
E6.5.1 Car Parking Numbers
Objective
To ensure that an appropriate level of car parking is provided to meet the needs
of the use.
A1 The number of car parking P1.1 The number of car parking
spaces must; spaces for other than residential
a) not be less than 90% of the uses, must be provided to meet
requirements of Table E6.1; the reasonable needs of the use,
(except for dwellings in the having regard to:
General Residential Zone) or
b) not be less than 100% of the
a) the availability of off-road
requirements of Table E6.1 public car parking spaces within
for dwellings in the General reasonable walking distance;
Residential Zone; or b) the ability of multiple users to
c) not exceed the requirements
share spaces because of:
of Table E6.1 by more than 2 (i) variations in car parking
spaces or 5% whichever is demand over time; or
the greater, except for (ii) efficiencies gained by
dwellings in the General consolidation of car parking
Residential Zone; or spaces;
d) be in accordance with an
c) the availability and frequency
acceptable solution of public transport within
contained within a parking reasonable walking distance of
precinct plan. the site;
d) any site constraints such as
existing buildings, slope,
drainage, vegetation and
landscaping;
e) the availability, accessibility
and safety of on-road parking,
having regard to the nature of
the roads, traffic management
and other uses in the vicinity;
f) an assessment of the actual
car parking demand
determined in light of the
nature of the use and
development;
g) the effect on streetscape; and
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h) the recommendations of any

traffic impact assessment
prepared for the proposal; or
P1.2
The number of car parking spaces for

residential uses must be provided to
meet the reasonable needs of the use,
having regard to:
a) the intensity of the use and car

parking required;
b) the size of the dwelling and the
number of bedrooms; and
c) the pattern of parking in the
locality; or
P1.3
The number of car parking spaces

complies with any relevant parking
precinct plan.
A2
The number of accessible car parking P2
spaces for use by persons with a
No performance criteria
disability for uses that require 6 or
more parking spaces must be in
accordance with Part D3 of the
National Construction Code 2014, as
amended from time to time.
A1 Not applicable – the site is located in the CBD car park exempt area.
A2 – Complies
The BCA requires one accessible car parking space per 100 cars for this type of
use therefore given 35 car parking spaces are provided, one accessible space is
required. The accessible space is located directly opposites the entrance to the
hotel lobby/reception on the north-western side of the building.
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6.5.2 Bicycle Parking Numbers
Objective
To ensure that an appropriate level of bicycle parking spaces are provided to
meet the needs of the use.
A1 The number of bicycle parking P1 Bicycle parking spaces must be

spaces must be provided on provided to meet the reasonable
either the site or within 50m of needs of the use, having regard
the site in accordance with the to:
requirements of Table E6.1 a) likely number and
characteristics of users of the
site and their opportunities
and likely need to travel by
bicycle;
b) location of the site and the
likely distance a cyclist needs
to travel to reach the site;
and
c) availability and accessibility
of existing and planned
parking facilities for bicycles
in the vicinity.
Complies with A1
Table E6.1 of the Planning Scheme, does not set a requirement for the provision
of bicycle parking for visitor accommodation. If considering the restaurant as a
stand-alone use (which given it will generate patronage outside of hotel guests
is appropriate), the bicycle parking provision is 1 space per 75m2 for Food
Services. The restaurant has a floor area of 172.75m2, and therefore generates a
requirement for 3 spaces which are provided for opposite the main entrance to
the hotel. It is considered that it is unlikely that guests of the hotel will travel to
the hotel via bicycle given they will have luggage with them and most likely
have travelled from some distance.
E6.6.3 Taxi Drop-off and Pickup
Objective
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To ensure that taxis can adequately access developments.
A1 Except for dwellings in the P1 Taxi parking spaces must be

General Residential Zone, uses provided to meet the reasonable
that require greater than 50 car needs of the use, having regard
spaces by Table E6.1 must provide to:
one parking space for a taxi on a) the nature of the proposed use
site, with one additional taxi and development;
parking space provided for each
additional 50 car parking spaces b) the availability and
required. accessibility of taxi spaces on
the road or in the vicinity; and
c) any site constraints such as
landscaping.
Complies with A1.

As there are 35 car parking spaces on site, there is no requirement for provision
of taxi spaces. However, given the nature of the use as visitor accommodation,
it is likely that many guests will arrive via taxi. As such, the 4 parking bays
outside the hotel lobby/reception will be guest drop-off/pickup bays for both
cars and taxis.
E6.6.4 Motorbike Parking Provisions
Objective
To ensure that motorbikes are adequately provided for in parking considerations.
A1 Except for dwellings in the P1 Motorcycle parking spaces must

General Residential Zone, uses be provided to meet the
that require greater than 20 car reasonable needs of the use,
parking spaces by Table E6.1 having regard to:
must provide one motorcycle
parking space on site with one
additional motorcycle parking a) the nature of the proposed use
space on site for each additional and development;
20 car parking spaces required.
b) the availability and

accessibility of motorcycle
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parking spaces on the road or

in the vicinity; and
c) any site constraints such as
landscaping
Complies with A1
A total of 2 motorcycle parking spaces are provided for within the hotel car
park, meeting the requirement for 2 spaces (given 35 car parking spaces).
E6.6.5 Loading Bays
Objective
To ensure adequate access for goods delivery and collection, and to prevent loss
of amenity and adverse impacts on traffic flows.
A1 A loading bay must be provided P1 Adequate space for loading and

for uses with a gross floor area unloading must be provided,
greater than 1000m2 in a single having regard to:
occupancy.
a) the types of vehicles associated

with the use;
b) the nature of the use;
c) the frequency of loading and
unloading;
d) the location of the site;
e) the nature of traffic in the
surrounding area;
f) the area and dimensions of the
site; and
(g) any site constraints such as
existing buildings, slope, drainage,
vegetation and landscaping.
Complies with A1
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The hotel has a gross floor area exceeding 1000m2 therefore provision of a
loading bay is required. A loading zone is provided for adjacent to the back of
house area on the ground floor at the rear of the building.
Development Standards
E6.6.1 Construction of Parking areas

Objective
To ensure that parking areas are constructed to an appropriate standard
A1 All parking, access ways, P1 All parking, access ways,
manoeuvring and circulation manoeuvring and circulation
spaces must: spaces must be readily
identifiable and constructed to
(a) have a gradient of 10% or less; ensure that they are useable in
all weather conditions, having
(b) be formed and paved;
regard to:
(c) be drained to the public
stormwater system, or contain
(a) the nature of the use;
stormwater on the site;
(b) the topography of the land;
(d) except for a single dwelling, and
all uses in the Rural Resource, (c) the drainage system available;
Environmental Management and (d) the likelihood of transporting
Open Space zones, be provided sediment or debris from the site
with an impervious all weather onto a road or public place;
seal; and (e) the likelihood of generating
(e) except for a single dwelling, be dust; and
line marked or provided with (f) the nature of the proposed
other clear physical means to surfacing and line marking.
delineate parking spaces.
Complies with A1
All parking, accessways, manoeuvring and circulation spaces meet the
requirements of A1.
E6.6.2 Design and Layout of parking areas

Objective
To ensure that parking areas are designed and laid out to provide convenient,
safe and efficient parking.
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A1 Car parking, access ways, P1 Car parking, access ways,
manoeuvring and circulation spaces manoeuvring and circulation
must: spaces must be convenient, safe
and efficient to use, having
(a) provide for vehicles to enter
regard to:
and exit the site in a forward direction
where providing for more than 4
(a) the characteristics of the site;
parking spaces;
(b) the proposed slope, dimensions
(b) have a width of vehicular and layout;
access no less than the requirements (c) vehicle and pedestrian traffic
in Table E6.2, and no more than 10% safety;
greater than the requirements in Table (d) the nature and use of the
E6.2; development;
(c) have parking space dimensions (e) the expected number and type of
in accordance with the requirements vehicles;
in Table E6.3; (f) the nature of traffic in the
surrounding area; and
(d) have a combined access and
(g) the provisions of Australian
manoeuvring width adjacent to
Standards AS 2890.1 - Parking
parking spaces not less than the Facilities, Part 1: Off Road Car
requirements in Table E6.3 where Parking and AS2890.2 Parking
there are 3 or more car parking Facilities, Part 2: Parking facilities
spaces; and - Off-street commercial vehicle
facilities.
(e) have a vertical clearance of not
less than 2.1 metres above the parking
surface level.
A1.2
All accessible spaces for use by

persons with a disability must be
located closest to the main entry point
to the building.
A1.3
Accessible spaces for people with

disability must be designated and
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signed as accessible spaces where

there are 6 or more.
A1.4
Accessible car parking spaces for use

by persons with disabilities must be
designed and constructed in
accordance with AS/NZ2890.6 – 2009
Parking facilities – Off-street parking
for people with disabilities.
Complies with P1 and A1.2, A1.3 and A1.4

With respect to the requirements under the Acceptable Solutions assessment as
to compliance is provided as follows:
• Vehicles can enter and exit in a forward direction;
• Table E6.2 requires a minimum width of a vehicle access servicing more
than 21 car parking spaces to be 5.5 metres. Both crossovers have a
width of 3 metres given they are for one-way traffic only. The aisle width
adjacent to the hotel lobby and at the circulation area at the back of
house is 5.4 metres and 5.8 metres respectively. The application
therefore relies on the Performance Criteria in relation to access widths.
• Table E6.3 requires the car parking spaces to have a width of 2.6 metres
and length of 5.4 metres for a nominal aisle width of 5.8 metres. The
proposed spaces meet the required length but have a width of 2.5
metres which has been determined sufficient and in accordance with the
relevant AS by the TIA. The application therefore relies on the
Performance Criteria with respect to car park width only.
• There is vertical clearance of 3.1 metres for the access driveway to the
hotel entry and car parking beyond (2.2 metres required).
• The proposal complies with A1.2, A1.3 and A1.4 in that an accessible
space is provided, it is in closest proximity to the building entrance and it
is designed and constructed in accordance with AS/NZ2890/6 – 2009.
The car parking design relies on the Performance Criteria in relation to bay
width. Given, and as stated in the TIA, it meets the Australian Standard AS
2890 it is submitted that the Performance Criteria is met. It also relies on the
Performance Criteria in relation to access width but given the reduced width is
for the access and egress points only where it is one-way traffic and the aisle
widths are compliant, it is submitted that the proposed layout is safe and
efficient.
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E6.6.3 Pedestrian Access
Objective
To ensure pedestrian access is provided in a safe and convenient manner
A1 Uses that require 10 or more P1 Safe pedestrian access must be

parking spaces must: provided within car parks, having
regard to:
(a) have a 1m wide footpath that is

separated from the access ways or (a) the characteristics of the site;
parking aisles, except where (b) the nature of the use;
crossing access ways or parking
aisles, by: (c) the number of parking spaces;
(i) a horizontal distance of 2.5m (d) the frequency of vehicle

between the edge of the footpath movements;
and the access way or parking (e) the needs of persons with a
aisle; or disability;
(ii) protective devices such as (f) the location and number of
bollards, guard rails or planters footpath crossings;
between the footpath and the
(g) vehicle and pedestrian traffic
access way or parking aisle; and
safety;
(b) be signed and line marked at points
(h) the location of any access ways or
where pedestrians cross access ways or
parking aisles; and
parking aisles; and
(i) any protective devices proposed
for pedestrian safety.
A1.2
In parking areas containing
accessible car parking spaces for
use by persons with a disability, a
footpath having a minimum
width of 1.5m and a gradient not
exceeding 1 in 14 is required from
those spaces to the main entry
point to the building.
Complies with P1 and A1.2

A separate pedestrian footpath is not provided between the customer car park
and the building entrance therefore compliance with A1.1 is not achieved.
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There will be a pedestrian footpath beside the Tamar Street driveway between
Tamar Street and the car park, passing the hotel entry point.
Compliance with A1.2 is not achieved as there is not a dedicated pedestrian
pathway from the accessible space to the hotel lobby.
In relation to P1, it is considered safe pedestrian access is provided to the
entrance from the car park given the aisle width at 5.8 metres and the relatively
short distance between the south-western most car parks and the hotel entry
point.
With respect to pedestrian pathway for the accessible space, it noted that the
pavement in this location will be level and if required, pedestrian crossing
markings could be provided.
E 6.6.4 Loading Bays
E6.6.4 Loading Bays
Objective
To ensure adequate access for goods delivery and collection and to prevent loss
of amenity and adverse impacts of traffic flows.
A1 P1
The area and dimensions of loading Loading bays must have area and
bays and access way areas must be dimensions suitable for the use, having
designed in accordance with AS2890.2 regard to:
– 2002, Parking Facilities, Part 2:
Parking facilities - Off-street
commercial vehicle facilities, for the (a) the types of vehicles likely to use
type of vehicles likely to use the site. the site;
(b) the nature of the use;
(c) the frequency of loading and
unloading;
(d) the area and dimensions of the
site; and
(e) the location of the site and nature
of traffic.
A1.2 P2
It must be demonstrated that the type Access for vehicles commercial vehicles
of vehicles likely to use the site can to and from the site must be safe,
enter, park and exit the site in a having regard to:
forward direction, without impact or
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conflicting with areas set aside for

parking or landscaping, in accordance (a) the types of vehicles associated
with AS2890.2 – 2002, Parking with the use;
Facilities, Part 2: Parking facilities - Off-
street commercial vehicle facilities. (b) the nature of the use;
(c) the frequency of loading and
unloading;
(d) the area and dimensions of the
site;
(e) the location of the site and nature
of traffic;
(f) the effectiveness or efficiency of
the surrounding road network;
and
(g) site constraints such as existing
buildings, slope, drainage,
vegetation, parking and
landscaping.
Complies with P1 and A1.2

As per the assessment in the TIA, the site layout drawing shows provision for
service vehicle deliveries directly adjacent to the back of house area. The
loading zone allows a small rigid vehicle as described in AS2890.2 to access the
site via the one-way traffic though the site.
The small rigid service vehicle parking space has been located opposite the staff
parking spaces. While the vehicle is parking in this location for the short period
of service, it will not prohibit passage of other vehicles or entry and exit
manoeuvres for any of the parking bays, except Bays 28-29, where reverse entry
into these bays, except Bays 28-29, where reverse entry into these bays will still
be possible while the truck is in the loading bay. For this reason, there three
parking bays have been designated or staff parking.
This arrangement is considered quite acceptable in this private car park.
The minimum 3.1 height clearance will allow small rigid vehicles to drive though
the site and access the loading area. Although AS2890.2 indicates the need for
a 3.5m height clearance, this is to accommodate all the types of vehicles that
would be included under this class.
However, there are also a large number of such small rigid commercial vehicles
that have a height of around 2.3-2.5m that are widely used as service vehicles,
as required for this development (Veolia) garbage trucks, used for private
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properties, that have a height of 2.6m. Therefore, the height clearance will not
be an issue for the commercial servicing of the hotel.
E 6.6.5 Bicycle Facilities
E6.6.5 Bicycle facilities

Objective
To ensure that cyclists are provided with adequate facilities.
A1 Uses that require 5 or more P1 Shower and change room
bicycle spaces by Table E6.1 must facilities must be provided at
provide 1 shower and change adequate level to cater for the
room facility on site, with one reasonable needs of cyclists,
additional shower and change having regard to:
room on site for each 10 (a) the location of the proposed use;
additional bicycle spaces
(b) the existing network of cycle paths
required.
and bicycle lanes and other means
of access to the site for cyclists.
(c) the nature of the proposed use;
(d) the number of employees;
(e) the users of the site and the
likelihood of travel by bicycle;
(f) whether there are facilities on the
site for other reasons that could be
used by cyclists; and
(g) the opportunity for sharing bicycle
facilities on nearby sites.
.
Not applicable – the use does not require more than 5 bicycle spaces.
E 6.6.6 Bicycle parking and storage facilities
E6.6.6 Bicycle parking and storage facilities

Objective
To ensure that cyclists are provided with adequate facilities.
A1 Bicycle parking and storage P1 Bicycle parking and storage
facilities for uses that require 5 or facilities must be provided in a
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more bicycle spaces by Table safe, secure and convenient

E6.1 must: location, having regard to:
(a) be accessible from a road, cycle (a) the accessibility to the site:
path, bicycle lane, shared path or (b) the characteristics of the site;
access way. (c) the nature of the proposed use;
(b) be located within 50 metres of the (d) the number of employees;
main entrance;
(e) the users of the site and the
(c) be visible form the main entrance likelihood of travel by bicycle;
or otherwise signed;
(f) whether there are facilities on the
(d) be available and adequately list site for other reasons that could be
during the times they will be used by cyclists;
used, in accordance with Table
(g) the opportunity for sharing bicycle
2.3 of AS/NZS 1158.3.1:2005
facilities on nearby sites;
Lighting for road and public
spaces – Pedestrian area (h) whether there are other parking
(Category P) lighting – and storage facilities on the site;
Performance and design and
requirements. (i) the opportunity for sharing bicycle
parking and storage facilities on
nearby sites.
A2 P2
Bicycle parking spaces must: Bicycle parking spaces and access
must be convenient, safe and
(a) have minimum dimensions
efficient to use having regard to:
of:
(a) the characteristics of the site;
(i) 1.7m in length; and
(b) the space available;
(ii) 1.2m in height; and (c) the safety of cyclists;
(iii) 0.7m in width at the (d) the proposed measures to secure
handlebars bicycles; and
(b) have unobstructed access (e) the provisions of AS 2890.3 1993
with a width of at least 2m and a Parking facilities – Bicycle
gradient of no more than 5% parking facilities.
from a road, cycle park, bicycle
lane, shared path or access way;
and
(c) include a rail or hoop to lock
a bicycle to that meets AS 2890.3
1993 Parking facilities- Bicycle
parking facilities.
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A1 not applicable. Can comply with A2 subject to conditions

Detailed design of the bicycle rack has not been provided at this stage but
given its location off the main entrance driveway and opposite the hotel lobby
it is considered that the design of the rack can meet Australian Standards and
comply with A1 and that any permit issued can be conditioned accordingly.
E6.7.1 Local Area Provisions
Objective
To limit on-site car parking within the Launceston Central Business District
Parking Exemption Area.
A1 P1
On-site car parking is: On-site car parking must demonstrate:
(a) not provided; or (a) that it is necessary for the operation
of the use; and
(b) not increased above existing
parking numbers. (b) parking must not exceed the
minimum provision required by
Table E6.1.
.
Complies with P1
The subject site is located within the Car Parking exemption area, therefore
provision of on-site parking is not required. Given the nature of the proposed
use and development being a hotel, from an operational perspective, on-site
parking is a necessary function of the operation, particularly as the closest
public car parks not associated with a hotel (i.e the Grand Chancellor) where
demand would be at similar times, are several blocks away.
A total of 35 car parking spaces are provided for on-site (including 4 drop-
off/pickup/taxi bays, therefore assessment against P1 is required.
The proposed operator of the hotel, Stay Tasmania has significant experience in
the operation of hotels in Tasmania and a good understanding of the car
parking required to service this use. Unlike in major metropolitan cities such as
Sydney or Melbourne where many guests would be likely to have arrived via
public transport, in Launceston, the main mode of transport for guests is via car,
therefore on-site car parking is a necessity. It is also unlikely to be palatable to
the public and surrounding business owners for an 86 room hotel with
conference and restaurant facilities to rely entirely on on-street car parking as is
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allowable under the Acceptable Solution. It is therefore submitted that

compliance with P1(a) is achieved.
Table E6.1 requires provision of one space per 4 beds for Visitor
Accommodation. The hotel has a total of 86 rooms, each with one bed,
therefore it requires provision of 22 car parking spaces. Further, Table E6.1
requires 1 space per 15m2 floor area for Food Services, which given a floor area
of 172.75m2 for the restaurant with 80 seats, the parking requirement is 12
spaces, however it is likely that many of the restaurant patrons would be staying
within the hotel. The proposed office requires 1 space per employee and 1
space per 50m2 GFA, therefore requiring a minimum of 2 spaces. The total
requirement under E6.1 is therefore for 36 spaces on site. A total of 35 are
proposed and therefore P1(b) is met in that the minimum provision is not
exceeded.
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4.4.7 Scenic Management Code E7.0

Not applicable because the subject site is not mapped as being within a scenic
management tourist road corridor or local scenic management area.
4.4.8 Biodiversity Code E8.0

Not applicable because the subject site is not mapped as being within an area
identified as priority habitat and because the application does not involve
removal of native vegetation.
4.4.9 Water Quality Code E9.0

Not applicable because the existing development is connected to reticulated
sewer and stormwater.
4.4.10 Recreation and Open Space Code E10.0

Not applicable because the application does not involve a subdivision.
4.4.11 Environmental Impacts and Attenuation Code E11.0

Not applicable because the application does not involve a sensitive use or an
activity listed in Tables E11.1 or E11.2 with the potential to create environmental
harm or nuisance.
4.4.12 Airports Impact Management Code E12.0

Not applicable because the subject site is not mapped as being within aircraft
noise exposure forecast contours and is not within prescribed airspace.
4.4.13 Local Historic Heritage Code E13.0

Not applicable because the subject site is not within an identified heritage
precinct and is not identified as a local heritage place or place of identified
archaeological significance.
4.4.14 Coastal Code E14.0

Not applicable because the subject site is not located in a coastal environment.
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4.4.15 Telecommunications Code E15.0

Not applicable because the application does not involve telecommunications
facilities.
4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0

Not applicable because the subject site is not mapped as being within the
“Invermay/Inveresk Flood Inundation Area”.
4.4.17 Cataract Gorge Management Area Code E17.0

Not applicable because the subject site is not mapped as being within
Management Units MU1 – MU18.
4.4.18 Signs Code E18.0

E18.5.1 Unacceptable Signage
Objective
To prevent unacceptable signage.
A1 P1
Signage must not be for the following No performance criteria
sign types:
(a) an above awning sign;
(b) bunting;
(c) flashing lights sign;
(d) a roof sign;
(e) a sky sign;
(f) a third party sign
Complies with A1
The proposed sign does not constitute an unacceptable sign type.
E18.5.2 Design and siting of signage

Objective
To:
(a) provide for appropriate signage and to ensure the visual scale and impact
of signage is managed; and
(b) ensure that the design and siting of signs achieves the purpose of this
code.
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A1 P1
A sign must: A sign must:
(a) be located within the applicable (a) be located within an applicable
zone for the relevant sign type zone for the relevant sign type as
set out in Table 1 of E18.6; and set out in Table 1 of E18.6; and
(b) meet the requirements for the (b) be appropriate to the natural and
relevant sign type set out in built environment of the locality,
Table 1 of E18.6. having regard to:
(i) domination of the
streetscape or premises on
which it is located;
(ii) the size and dimensions of
the sign;
(iii) the amenity to surrounding
properties;
(iv) the repetition of messages or
information;
(v) the number and density of
signs; and
(vi) the obstruction of movement
of vehicles and pedestrians.
Complies with A1
The proposed blade sign as an allowable sign type within the Urban Mixed
Use Zone and meets the requirements set out in Table E18.6 with a maximum
vertical dimension of 3 metres (3.6m allowable) and horizontal dimension of
600mm (1.2m allowable).

A2 P2
A sign must be a minimum distance of A sign must not result in the
2 metres from the boundary of any lot unreasonable loss of amenity to
in the general Residential, Inner adjoining residential properties,
Residential, Low Density Residential, having regard to:
Rural Living, Environmental Living or (a) The topography of the site and the
Village Zones. surrounding area;
(b) The relative location of buildings;
(c) Any overshadowing; and
(d) The nature and type of the sign.
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Complies with A2
The blade sign proposed is setback greater than 2 metres from any lot within
the listed zones.

A3 P3
A building or tenancy must have: Visual clutter must be reduced where
(a) A maximum of one of each sign multiple signs of the same type are
type per building or tenancy, proposed, having regard to:
unless otherwise stated in Table (a) The number of signs;
1 of E18.6; and (b) Replacement of existing signs
(b) No more than 3 individual signs with fewer, more effective signs;
in total. and
(c) Duplication of messages or
information on the same
frontage.
Complies with A3
One blade sign is proposed.

A4 P4
A sign must not be illuminated A sign must not result in unreasonable
loss of amenity to neighbouring
properties or cause undue distraction to
drivers of motor vehicles, having regard
to:
(a) The location of the sign;
(b) The intensity of the lighting;
(c) The hours of operation of the
sign;
(d) Whether the sign is visible from
the road; and
(e) The character of the
surrounding area.
Complies with A4
The proposed sign will not be illuminated.
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4.4.19 Development Plan Code E19.0

Not applicable because the application does not involve subdivision and is not
mapped within an area mapped as DPC.
5 Conclusion
Approval is sought for a new landmark hotel in Launceston. In getting to planning
approval stage, the proponent has been through a process of site acquisition with
the City of Launceston which involved the preparation of a document detailing the
demand for additional hotel beds in Launceston to cater for the boom in the tourism
industry that Tasmania is currently experiencing. Further, the document provided
extensive information detailing how development of the site for a hotel aligns with
Council’s various key strategies including the Great Launceston Plan and Launceston
City Heart and Launceston Central Area Development Strategy.
The appropriateness of the proposed Visitor Accommodation use for the site is
evidenced by its status as permitted above ground level in the Urban Mixed Use
zone and by Food Services being a no permit required use. The key discretions arise
in the relation to building height and front and side boundary setbacks (noting that a
greater than the permitted zero setback required is being sought). A full list of the
discretions sought is as follows:
• 15.3.2 Mechanical Plant and Equipment (P1)

• 15.3.4 Noise level (P1)
• 15.4.1 Building height, setback and siting (P1, P2, P3)
• 15.4.3 Active Ground Floor (P1)
• E2.6.2 Excavation (P2)
• E6.6.2 Design and Layout of Car Parking Areas (P1)
• E6.6.3 Pedestrian Access (P1)
• E6.6.4 Loading Bays (P1)
• E6.7.1.3 Local Area Provisions (P1)
The discretion on height is the key matter to overcome. This submission has detailed
how the design of the façade, setback to the frontage and overall RL of the building
means that it will not dominate the Launceston City landscape nor adversely impact
the adjoining and surrounding buildings.
Provision of car parking is another key discretion with the permitted standard
requiring no on-site car parking. Given the proposal is for an 86 bedroom hotel in a
city that does not have the same level of public transport services as major
metropolitan areas, particularly between the key gateways of the Spirit of Tasmania
Port, the Launceston Airport and the site, it is a requirement from an operational
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perspective that car parking be located on site. The provision of 35 car parking
spaces does not exceed the maximum required spaces for the use as required by the
discretion.
The proposed hotel presents an opportunity for Launceston to announce it is open

for business and build on its growing reputation for being a key tourist attraction in
its own right and as an important central point for visitors wishing to explore the
north of the State.
On the basis of this submission and supporting reports, the application is considered
to include sufficient information to enable Council to consider the proposed use and
development and make a determination in accordance with Clause 8.10 of the
Interim Planning Scheme.
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6 Appendix A – Certificate of Title
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RECORDER OF TITLES
without the consent of the copyright owner. Issued Pursuant to the Land Titles Act 1980
SEARCH OF TORRENS TITLE

VOLUME FOLIO
46020 1
EDITION DATE OF ISSUE
4 05-Jun-2001
SEARCH DATE : 29-Jun-2017

SEARCH TIME : 02.57 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Diagram 46020
Being the land described in Part 1 of the Second Schedule to
Mortgage No. 65/2966
Excepting thereout Land Secondly described in the First
Schedule of Mortgage No. 65/2966, Lands thirdly and fourthly
described in the Third Schedule to Mortgage No. 65/2966
Derivation : Part of 0A-1R-32Ps Granted to T. Scott and W.
Douglas
Prior CT 4701/56
SCHEDULE 1
C302484 TRANSFER to LAUNCESTON CITY COUNCIL Registered
01-Jun-2001 at 12.02 PM
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
40/8788 CONVEYANCE - BENEFITING EASEMENT: Right of Way over
the land shaded green thereon and shown as the land
"thirdly described in the third schedule 65/2966" on
Diagram No. 46021
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
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Search Date: 29 Jun 2017 Search Time: 02:59 PM Volume Number: 46020 Revision Number: 01 Page 1 of 1
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46022 1
4 05-Jun-2001

DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Diagram 46022
Being the land described in Part 1 of the Second Schedule to
Mortgage No. 65/2966
Excepting thereout Land firstly described in the First
Schedule to Mortgage No. 65/2966, Lands thirdly and fourthly
described in the Third Schedule to Mortgage No. 65/2966
Derivation : Part of 0A-1R-32Ps. Granted to T. Scott and W.
Douglas
Prior CT 4701/58
SCHEDULE 1
01-Jun-2001 at 12.02 PM
SCHEDULE 2
40/8788 CONVEYANCE - BENEFITING EASEMENT: Right of Way over
the land shaded green thereon and shown as the land
"thirdly described in the third schedule 65/2966" on
Diagram No. 46021

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67483 4
3 05-Jun-2001

DESCRIPTION OF LAND
City of LAUNCESTON
Lot 4 on Diagram 67483 (formerly being 15-28NS)
Derivation : Part of OA-1R-32P Sec. H. Gtd. to J Scott & Anr.
Prior CT 2331/93
SCHEDULE 1
01-Jun-2001 at 12.02 PM
SCHEDULE 2
BENEFITING EASEMENT: Right of carriage way over the "Right of
Way" shown on Diagram 67483
BURDENING EASEMENT: Right of the owner or owners for the time
being of the land adjoining the North Western
boundary of the land comprised herein to the support
of a roof of a one storey building from the six inch
concrete wall erected for a distance of forty feet
from Tamar Street on the North Western boundary of
the land comprised herein
59560 FENCING CONDITION in Transfer

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3 05-Jun-2001

DESCRIPTION OF LAND
City of LAUNCESTON
Lot 5 on Plan 206940
Derivation : Part of 0acs 1rd 32ps Sec H Gtd to J Scott
Prior CT 2375/42
SCHEDULE 1
01-Jun-2001 at 12.02 PM
SCHEDULE 2

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DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Plan 206941
Derivation : 0acs 1rd 15ps Sec H Gtd to M J Stevenson
Prior CT 2375/43
SCHEDULE 1
01-Jun-2001 at 12.02 PM
SCHEDULE 2

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7 Appendix B – Development Plans
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8 Appendix C – Environmental Site Assessment
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15 December 2017
Stay Tasmania
PO Box 210
Newstead
TAS 7210
Dear Chloe,
RE: Updated Site Assessment, 69-71 Cimitiere St and 44-50 Tamar St, Launceston
Environmental Service and Design (ES&D) has investigated the site at 69-71 Cimitiere St and 44-50
Tamar St, Launceston in relation to the potentially contaminating activities formerly conducted at the
site or nearby.
The assessment was guided by the principles and requirements contained within the National
Environmental (Assessment of Site Contamination) Measure, 1999 (as amended) (NEPM) according
to its status as a state policy.
The investigation comprised a Preliminary Site Investigation as defined in NEPM Schedule B2,
Section 2.1:
“Preliminary site investigations (PSIs) usually include a desktop study to
collect basic site information and identify the site characteristics (site location,
land use, site layout, building construction, geological and hydrogeological
setting, historical land uses and activities at the site), a site inspection and
interviews with current and past owners, operators and occupiers of the site
and nearby sites.
The preliminary investigation should be sufficient to:
• identify potential sources of contamination and determine potential

contaminants of concern;
• identify areas of potential contamination;
• identify potential human and ecological receptors;
• identify potentially affected media (soil, sediment, groundwater, surface
water, indoor and ambient air).
If thorough preliminary investigation shows a history of non-contaminating

activities and there is no other evidence or suspicion of contamination,
further investigation is not required.”
PO Box 651 (14 Cattley Street) BURNIE TAS 7320

Telephone: (03) 6431 2999 Facsimile: (03) 6431 2933 Email: admin@esandd.com.au www.esandd.com.au
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It was concluded that the site does not present a significant risk to potential receptors identified in
the Conceptual Site Model (CSM).
During works involving excavation of potentially contaminated land we need to ensure there is no
adverse impact on human health or the environment, so the following development standards are
applied (E2.6.2):
(a) an environmental site assessment that demonstrates there is no evidence the land is
contaminated; or
(b) an environmental site assessment that demonstrates that the level of contamination
does not present a risk to human health or the environment; or
(c) a plan to manage contamination and associated risk to human health and the
environment that includes:
(ii) any specific remediation and protection measures required to be implemented

before excavation commences; and
(iii) a statement that the excavation does not adversely impact on human health
or the environment.
In reference to Standard 2.5.1 the NEPM Based Risk Assessment found that there is no risk to
future accommodation guests or staff (refer CSM) and as such the land is suitable for the intended
use.
The investigation is documented in the following pages.
Yours sincerely,
Rod Cooper
Principal Consultant and SCPA Certified Practitioner
Attachments:
Site Investigation – 69-71 Cimitiere St and 44-50 Tamar St, Launceston
Email correspondence from Dept. of Justice Right to Information Unit to ES&D
Ground penetrating radar assessment – AJ Leak and water

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DA 0672/2017 Site Investigation - 69-71 Cimitiere St and 44-50 Tamar St, Launceston
Introduction
A Preliminary Site Investigation (PSI) was conducted at 69-71 Cimitiere St and 44-50 Tamar St,
Launceston. The land was flagged by Launceston City Council as having had UPS storage and
potentially contaminating activities. As such, any development application submitted in relation to
the land would be required to address this issue. As a result, the investigation was initiated at the
request of the site owner as a DA for office and accommodation development.
The Launceston Interim Planning Scheme 2015 specifies that environmental site assessments in
relation to potentially contaminating activities must be prepared by a suitably qualified person.
Council indicated that suitably qualified persons include Site Contamination Practitioners Australia
(SCPA) certified practitioners. Consequently, Mr Rod Cooper of Environmental Service and Design
(SCPA certification no. 15020) was engaged to perform the assessment.
Scope of Works
The scope of works included:
• examination of the site’s history, including

o oral history;
o a search of WorkSafe Tasmania’s (WST) general records management system,
which holds information pertinent to potentially contaminating activities on land in
Tasmania, including storage of dangerous goods (fuel storage), Environment
Protection Authority (EPA) Environmentally Relevant Land Use Register, and Council
database information;
a site visit to check for any visual evidence that may indicate contamination of the site (addressed
above), and investigation of nearby properties.
• identification of potential human and ecological receptors and consideration of risks to

identified receptors as a result of exposure to any contamination;
• construction of a preliminary Conceptual Site Model (CSM);
• conclusions and recommendations
Basis for Assessment
As a State Policy for the purposes of State policies and Procedures Act 1993, the National
Environmental Protection (Assessment of Site Contamination) Measure 1999 (NEPM) was the
guideline used for the assessment.
The assessment included elements of a Preliminary Environmental Site Assessment as defined in
NEPM Schedule B2. NEPM advises that if a thorough preliminary investigation shows a history of
non-contaminating activities and there is no other evidence or suspicion of contamination, further
investigation is not required (Schedule B2, Section 2.1).
Note that the scope is defined under the LCC Planning scheme (E2.6.2):

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Site Details
The site(s) location is shown in Figure 1. According to the Land Information System Tasmania (the
LIST), the property ID is 7705329, the Certificate of Title references are 460221/1, 206941/1,
46022/1 & 46020/1 and the property address is between 69-71 Cimitiere St and 44-50 Tamar St,
Launceston. The LIST identifies the land owners as “Local Government Authority”.
Figure 1 - Site Location
Site Layout
The site layout is shown in Figure 2. The site is mostly an empty bitumen sealed lot with PAYG
carparking across the complete lot.
Figure 2 – Site Layout – Estimated groundwater flow direction.

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Environmental Setting
The site is an amalgamation of some 5 titles (listed above), and has had a variety of uses in the
history of the region. It is surrounded by a number of small businesses, other car parks, open and
under cover, and storage facilities. No residences exist in the immediate vicinity. The site is at ~5m
elevation above the River Tamar. Regional contours indicate groundwater flow is to the north, NW
towards the Tamar River, some 260m away. On the site there is a slight fall to the north, to footpath
on Cimitiere St. Receptors in this region are an enclosed parking lot of an old industrial facility and
store over the road to the north.
Land Use, Site History
The site is currently zoned “Urban Mixed Use”, with Recreation to the east. This is to be expected
being central city. The majority of the land is currently a car park for the city and surrounds, and
covers most of the block. Adjacent properties to the east and north are similarly zoned. The land
had formerly been used by Hinman, Wright & Manser (hardware/lumber), Plaza taxis , owned by
Symons Bros.
History from WorkSafe documents from Jonathan Jones
• 1959 1000gal UPS tank installed some 30feet south of Cimitiere St

• 1964 Plaza Taxis install an1000gal tank at 20 Cameron St (away from site)
• 1968 Plaza Taxis install a 2000gal tank at 20 Cameron St (away from site)
• 1979 9000Lt tank removed from Cimitiere site
• 1980 27800Lt tank installed on same Cameron St site
• 1985 27800Lt tank removed (with pumps) from site
Declared by 1985 that all tanks had been removed. This has now been confirmed by AJ Leak and
water (13 December 2017) as all infrastructure was removed – see attachments.
Surrounding Land Use

The council search had concerns for contamination from two properties nearby.
69 Cimitiere Street and 71 Cimitiere Street had been used for potentially contaminating activities
associated with motor vehicles, refuelling and motor maintenance. It was confirmed that there
were no UPS tanks remaining on Cimitiere street. Even so, a site visit was required to check the
surface and talk with nearby land owners.

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Contaminants of Concern
In relation to the possible motor vehicles and workshop activities, contaminants of potential
concern could include hydrocarbons, heavy metals, poly aromatic hydrocarbons, phenols and
solvents / chlorinated hydrocarbons.
Site Visit
ES&D visited the site on 9/6/2017 and again for tank location 13/12/2017. With a big expanse of
bitumen, there was no evidence hydrocarbon staining on the site. The bitumened area was noted
to be very sound (interview dated this near 15 years old), and any historic staining would be easily
visible. There does not appear to have been any specific drainage onto the property from
surrounding properties and no contaminations evident on the surface. There exists some storm
water drainage on the site, with at least 2 sump drains taking the storm water away, presumably to
Council storm water, located near the middle and north of the block.
Interviews with the few surrounding business owners are summarised in the discussion.
The site visit concluded that there was no evidence of petroleum staining or surface areas impacted
by hydrocarbons, other than minor oil staining from vehicle parking. Due to the groundwater flow
direction to the northwest / west, both the onsite potential contamination and any potentially
contaminated sites on Cimitiere Street should they contaminate the groundwater would flow
directly away from the development. This effectively breaks any contamination pathways to the
development.
Potential Receptors and Final Conceptual Site Model
The final Conceptual Site Model (CSM) is provided below as Figure 9. Potential receptors considered
are shown, together with potential contaminating sources and pathways. Because there is no
evidence that contamination has occurred, nor any reason to suspect it has occurred, there are no
actual receptors at risk as indicated by the model. Precautionary measures are required to prevent
dermal contact with soil near the removed UPSS. The sites of the old UPS systems would be a
potential source of ongoing contamination concern, but records show it was removed and
groundwater flow is away to the northwest and not towards the proposed development. The area
was scanned in December 2017 confirming that all old infrastructure was removed. Thus there is no
perceived concern to the development and future occupants from vapour. With an update of the
building design some subsurface work will occur close to where the UPS tank was removed. Thus
there may be risk to subsurface workers from dermal contact. The groundwater flow direction is
away from the site and so any groundwater contamination would not impact the development and
so other impacts are not required to be considered. There is no risk to the construction workers,
nor future office workers or accommodation guests at the development.
Discussion
The site visit included interviews with the surrounding businesses where potential contamination
could have occurred, or originated.
#52-54 Tamar St. – Tas Foods / Bellamy’s offices some 5 years now. This is a converted old
domestic dwelling and had been surrounded by small industry, a hardware store, in previous days.
There were no obvious contaminants from this site, occupants were unaware of any UPS or large
volumes (>20L) of chemical on the sites nearby.

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#46-50 Tamar St – currently only front gate and fence from previous business, (see Figure 3) with
bitumen sealed car parking area across the remainder of the site. This is the site of the proposed
Hotel Verge structure. (See Attachment 2 and Figure 6) No obvious contaminants on or from this
site.
#40 Tamar St – AK Consultants, Agri and Resource Management Consultants. Spoke with Scott
Livingston whose has conducted business at the site for some 20 years. He remembers the area as
open/scrub parking in disarray for many years, and then bitumen sealed for approximately the last
15 years. There had been a hardware store to the south (~ #48 Tamar St). Again any
contamination would flow away from the development on the groundwater.
#63 Cimitiere St – PCs 4U. This business has been there for some 6 years. No comment or
information on contamination, suggesting the business does not produce volumes of
contamination.
#65 Cimitiere St – Kai Zen Restaurant. Closed.
#73-75 Cimitiere St – More carparking. No buildings.
A full search of the Worksafe database concluded that all tanks and pumps from the region
(Cameron and Cimitiere St) had been removed by 1985. It is now noted that works will occur close
to where the UPSS was (see attached plans).
Figure 3 - Existing fence/gate on Tamar St, opposite Albert Hall.

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Figure 4 - View to SW from Cimitiere St
Figure 5 - View to South West over carparks. (approx site of former UPS.)

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Figure 6 Site of proposed Hotel structure.
Figure 7 View to the east, over site of proposed Hotel Structure.

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No evidence was found to support a conclusion that The Site has been impacted by contaminants
discharged to site soils or groundwater as a result of the present or former business activities,
workshop or the previous uses of the sites. Regardless, the new proposed Hotel is to be built at
the eastern end of this block, but with recent updates the power plant will be built close to where
the UPSS was removed. The CSM confirms that no offsite nor onsite contaminants can impact the
development due to Groundwater flow direction. Ground penetrating radar confirmed that the
UPSS was decommissioned and removed from site. Due to the proximity of the development to
potentially contaminated soil specific protection measures are required to be implemented to
protect subsurface workers during construction during excavation. Protection measures are in
relation to excavation near the old UPSS site are associated only with dermal contact with soil:
a. Protective clothing is required to prevent dermal contact – boots, gloves and disposable
suits.
a. Visual and odour assessment by the site supervisor should be conducted and if any odour
or discolouration is detected a PID meter should be used to confirm that vapour levels are
below the OH&S alarm limits (The PID will alarm if this occurs).
b. All soil removed from site must be disposed of under the EPA waste tracking system.
Realistically, based on the CSM, contamination is highly unlikely. Offsite impacts are limited to local
soil hotspots and groundwater contamination. With the types and volumes of contaminants impacts
on the Site are very unlikely. Groundwater flow is to the north/west, onsite contamination is again
very unlikely. The site visit and interviews confirmed the WST data that shows there are no UPS
tanks on or near the site.
There is no risk to human health or the environment as a result of the on site business activities, or
the previous uses, with the protection measures implemented as a precaution for subsurface
excavation.
future accommodation guests or staff and as such the land is suitable for the intended use. When
conducting the CSM each pathway was considered. The contaminated groundwater pathway was
discounted because the groundwater flows away from the development and as such there is no
pathway for vapour to impact the hotel. However the soil pathway does pose risk for vapour and
dermal contact. Dermal contact was considered as a potential risk and management is proposed.
There is not a complete pathway for vapour to impact the hotel due to a number of factors and so
this pathway is not complete and so is discounted.
These factors are:
1. The tank was removed in 1985 and so it is considered very likely that any contaminated
soil was removed at the time of decommissioning.
2. As the decommissioning occurred 30 years ago any remaining soil contamination would
have remediated to 1/8 th of the original impact. Based on Tasmanian soil moisture
examples, and the bitumen cover.
3. There is no possibility of upgradient migration of hydrocarbons towards the proposed

hotel.

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4. There is a standard 9-meter attenuation distance (NEPM) that removes the up-gradient
hotel from vapour risk.
These factors allowed the potential risk to staff and accommodation guests to be discounted. It
was noted that the ground floor of the proposed hotel has a car park / delivery area that gives a
large exclusion area to the accommodation and the open area gives additional venting opportunity
for potential vapours. The hotel design retains the asphalt, effectively removing the risk of
concrete slabs giving a conduit for vapour. From a contamination risk perspective accommodation
guests are lower risk than the staff due to expected exposure times. Obviously residential
development would be a more sensitive use and further assessment (soil tests) would be required.
Conclusions
As per section E2.6.2 of the LCC Planning Scheme:
(c) a plan to manage contamination and associated risk to human health and the
environment that includes:
(ii) specific protection measures required to be implemented before excavation

commences; and
(iii) a statement that the excavation does not adversely impact on human health
or the environment.
future accommodation guests or staff (refer CSM) and as such the land is suitable for the
intended use.

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Recommendations
The site is suitable for the Development Application proposed, office and accommodation.
Excavation near the old UPSS site associated with potential dermal contact with soil require the
following protection measures:
a. Protective clothing is required to prevent dermal contact – boots, gloves and disposable
suits.
c. Visual and odour assessment by the site supervisor should be conducted and if any odour
or discolouration is detected a PID meter should be used to confirm that vapour levels are
below the OH&S alarm limits (The PID will alarm if this occurs).
d. All soil removed from site must be disposed of under the EPA waste tracking system.
With these measures in place the excavation does not adversely impact on human health or the
environment.

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Exposure
Primary Source Release Mechanism Secondary Source Release Mechanism Pathway Receptors
Route
accommodation
--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Recreational /
Site Workers
Surrounding
Subsurface
Ecological
site users
workers
Future
users
Leaks & Spills;
Use for vehicle parking: uncontrolled Vapour
Air
Potential for lead and disposal of Migration
hydrocarbon waste oil and
contamination. small engine
parts
Infiltration, Ground
Soil
percolation water
Current
Future / Potential
? Discharge
Unknown
Spills / leaks
to concrete or Surface
to soil; Water,
Previous Use as a car
uncontrolled Sediments
re-fuelling premises:
leaks.
Underground tanks:
Potential for
contamination from
hydrocarbons. Food
Chain
Figure 9 – Final CSM – Dashed arrows indicate that no contamination of the site is suspected to have occurred from the potentially contaminating activities conducted on site
and no feasible pathway linking contaminants to receptors is considered to exist.

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Attachment 1. – Email correspondence from Department of Justice


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Attachment 2. – Hotel Verge Site sketch plan


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TRAFFIC IMPACT ASSESSMENT
PROPOSED
HOTEL VERGE
DEVELOPMENT
69-71 CIMITIERE STREET

LAUNCESTON
DECEMBER 2017
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TRAFFIC IMPACT ASSESSMENT
PROPOSED
HOTEL VERGE
DEVELOPMENT
69-71 CIMITIERE STREET

LAUNCESTON
DECEMBER 2017
11 KYTHERA PLACE, ACTON PARK TASMANIA 7170

TEL & FAX: (03) 6248 7323 MOBILE: 0402 900 106
EMAIL: milglad@bigpond.net.au ABN: 51 345 664 433
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CONTENTS
Page Number
1. INTRODUCTION 3
2. DEVELOPMENT SITE 4
3. DEVELOPMENT PROPOSAL 5
4. EXISTING ROAD AND TRAFFIC ENVIRONMENT 7
4.1 Road Characteristics 7
4.1 Traffic Activity 7
4.2 Crash Record 10
5. TRAFFIC GENERATION BY THE DEVELOPMENT 11
6. TRAFFIC ASSESSMENT AND IMPACT 12
6.1 Impact of Traffic Activity Generated by Development 12
6.2 Traffic Management along Tamar Street and

Cimitiere Street in Area of Development Site 12
6.3 Sight Distance Considerations 13
6.4 Internal Traffic Arrangements 16
7. SUMMARY AND RECOMMENDATIONS 21
8. REFERENCES 22
ATTACHMENTS:
Attachment A – Drawings of proposed Hotel Verge site layout
2
TIA – PROPOSED HOTEL VERGE DEVELOPMENT
69-71 CIMITIERE STREET, LAUNCESTON
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1. INTRODUCTION
A hotel development is proposed at 69-71 Cimitiere Street in Launceston. The
site will have frontage to Tamar Street and Cimitiere Street.
This Traffic Impact Assessment (TIA) report has been prepared to assist the
Launceston City Council in the assessment of the development application.
The report describes the current road and traffic conditions in the area around
the development site. An assessment is made of the traffic that the proposed
hotel development will generate and the effect of this traffic on Tamar Street
and Cimitiere Street adjacent to the development site.
Consideration is also given to the proposed access driveways, internal

circulation, parking supply and parking arrangements for the hotel
development.
The report is based on the Department of State Growth - Traffic Impact

Assessment Guidelines. The techniques used in the investigation and
assessment incorporate best practice road safety and traffic management
principles.
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2. DEVELOPMENT SITE
The proposed hotel site is located at 69-71 Cimitiere Street near the south-
western corner of the intersection of Tamar Street and Cimitiere Street.
The site is located in the urban mixed-use zone with land use activity in the
area is varied. There is a hotel in Cimitiere Street opposite the development
site, City Park is located opposite the development site in Tamar Street, there
is a car park adjacent to the site and small retail and food businesses nearby.
The location of the hotel site is highlighted on the extract from the street atlas
for this area seen in Figure 2.1.
DEVELOPMENT SITE
Figure 2.1: Extract from street atlas showing

location of proposed hotel site
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3. DEVELOPMENT PROPOSAL
The development site for the proposed hotel is currently used as a car parking
area.
The proposed hotel building will have five floor levels and will include the
following:
- have 86 guest rooms;
- an 80-seat café on the ground floor;
- reception area on the ground floor;
- a conference area with seating for 100 people and board room for 10
people on the first floor; and
- a small (38.25m2) tenancy off Cimitiere Street.
Access to the hotel reception will be via a one-way driveway off Tamar Street
which will lead to the hotel car surface parking area and a one-way exit
driveway to Cimitiere Street from the hotel car parking area.
The car parking area will accommodate 35 cars, including one disabled
parking space and four spaces in the entry driveway, outside reception for
taxis/guest check-in. There will also be two motorcycle parking spaces, small
delivery vehicle bay and bicycle parking.
Drawings detailing the proposed hotel site layout are included with this report
as Attachment A.
Views of the development site frontage along Tamar Street and Cimitiere
Street are seen in Photographs 3.1 and 3.2.
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Photograph 3.1: View of development site from Tamar Street

(section with trees)
Photograph 3.2: View of development site from Cimitiere Street

(area on right beyond power pole)
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4. EXISTING ROAD AND TRAFFIC ENVIRONMENT
4.1 Road Characteristics
Both Tamar Street and Cimitiere Street are relevant to the proposed
development.
Tamar Street passes the eastern boundary of the development site. It is a

major north-south circulation street for Launceston. It continues northward
over North Esk River to become Invermay Road, which is a major collector
road for the northern suburbs.
Adjacent to the development site it has a width of 12.9m between kerb faces.
In this area, there are two southbound traffic lanes and one northbound lane
with meter parking along the western side of the road.
Cimitiere Street passes the northern boundary of the development site. It is a

major east-west circulation street for Launceston and provides a connection
between the eastern suburbs and the main north-south arterial road for
Launceston which is around 750m to the west of the development site.
Adjacent to the development site it has a width of 13.1m between kerb faces.
In this area, there is one traffic lane in each direction with meter parking along
both sides of the road.
Both roads have a straight alignment on a relatively flat grade.
The intersection of Tamar Street and Cimitiere Street is controlled by traffic

signals with the standard two traffic lanes on each approach with no arrow
markings in any lane.
The speed limit through this area is 50km/h.
4.2 Traffic Activity
The Department of State Growth was approached to provide lane traffic

volumes at the Tamar Street and Cimitiere Street intersection which was
recorded by the vehicle loop detectors in each lane.
The purpose of this was to gain knowledge of the peak traffic period of the day
for traffic in this area.
The quarter hourly traffic volumes for Thursday 9 March 2017 were
summarised into total hourly volumes for all the approach lanes. The results
have been presented in Figure 4.1.
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It can be seen the peak hour periods on that day were 8:00am-9:00am and
3:00pm-4:00pm.
However, a closer analysis of the peak hour based on the quarter hour volumes
found the peak hour periods occurred at 8:15am-9:15am and 4:30pm-5:30pm.
TOTAL APPROACH TRAFFIC

2000
1800
1600
1400
VEHICLE VOLUME
1200
1000
800
600
400
200
0
10.00
11.00
12.00
13.00
14.00
15.00
16.00
17.00
18.00
19.00
20.00
21.00
22.00
23.00
24.00
1.00
2.00
3.00
4.00
5.00
6.00
7.00
8.00
9.00
HOUR OF DAY (hour ending)
Figure 4.1: Total hourly traffic volumes approaching Cimitiere

Street and Tamar Street intersection
In order to also have knowledge of the traffic volume on Tamar Street and
Cimitiere Street past the development site, peak hour traffic volume surveys
were undertaken along each street on Thursday 18 May 2017 at 4:30pm-
5:30pm and Friday 19 May 2017 at 8:15am-9:15am.
The results from the survey have been summarised in Figures 4.2 and 4.3.
They show the passing two-way traffic volumes on Tamar Street and Cimitiere
Street are approaching 800 vehicles/hour during the morning peak hour and
850-870 vehicles/hour during the afternoon peak hour.
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NORTH
490
290
CIMITIERE STREET
430
DEVELOPMENT
SITE
364
TAMAR STREET
Figure 4.2: Passing traffic volumes along Tamar Street and

Cimitiere Street past hotel driveways – 8:15am to 9:15am
NORTH
389
485
CIMITIERE STREET
398
DEVELOPMENT
SITE
447
TAMAR STREET
Figure 4.3: Passing traffic volumes along Tamar Street and

Cimitiere Street past hotel driveways – 4:30pm to 5:30pm
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4.3 Crash Record
All crashes that result in personal injury are required to be reported to

Tasmania Police. Tasmania Police record all crashes that they attend. Any
crashes that result in property damage only, which are reported to Tasmania
Police, are also recorded even though they may not visit the site.
Details of reported crashes are collated and recorded on a computerised

database that is maintained by DSG.
Information was requested from DSG about any reported crashes along Tamar
Street between Cameron Street and Cimitiere Street as well as along Cimitiere
Street between Tamar Street and George Street, over the last five and half
years since January 2012.
Tamar Street
The DSG database has record of five crashes along the section of Tamar Street
between Cameron Street and Cimitiere Street not including the intersections at
each end. Four of the crashes occurred in the last two years.
The crashes have involved two parking incidents, two rear end collisions and
one crash where a vehicle was emerging from a driveway. The driveway
crash occurred 2012 and resulted in minor injury; the other four crashes
resulted in property damage.
Cimitiere Street
There have been six crashes along the section of Cimitiere Street between
Tamar Street and George Street not including the intersections at each end.
The crashes occurred over the three-year period between mid-2013 and mid-
2016.
The crashes have involved three parking incidents, one loss of control crash,
one involving a collision with a pedestrian (which occurred at 8:00pm on a
Saturday night) and one crash where a vehicle was emerging from a driveway.
The pedestrian collision resulted in serious injury; the other five crashes
resulted in property damage.
Tamar Street/Cimitiere Street intersection
The crash database has record of 20 reported crashes at this intersection over
the above period. These have included eight injury collisions and all but four
of the crashes have been angle collisions.
There is no clear pattern with the crashes regards the time of day or day of
week. The concerning factor with the crashes is that 10 of the collisions (half
of the reported crashes) involved a vehicle driving through a red light.
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5. TRAFFIC GENERATION BY THE DEVELOPMENT

As described in Section 3 of this report, the proposed development for the site
is an 86-room hotel, an 80-seat café, a 100-seat conference room and a 10-seat
boardroom.
As is outlined in Section 6 of this report, the site is exempt from the provision
of car parking on the site. However, as the site is currently used for car
parking, it is proposed that part of the site be retained for this use to reduce the
demand for car parking elsewhere within the Launceston CBD.
The car park will be for use by longer term parking by guests in the hotel
suites and a few staff.
With 86 rooms and 35 car parking spaces, there will not be a car parking space
for every room. However, it is not expected all guests will have a car, given
the location of the hotel in the Launceston CBD. Some will use other forms of
transport to and from the site while staying at the hotel or use other parking
facilities.
If, at peak times, 28 car parking spaces (80% of spaces) are used by suite
guests and the vehicle turnover is the same as indicated in the New South
Wales - Road and Maritime Services (formally RTA) Guidelines for motels: -
a daily rate of 3 vehicle movements per parking space (rather than per
room) and peak hour trips being 0.4 vehicles per space;
the traffic generation can be expected to be:
- 84 vehicles/day; and
- 12 vehicles/hour during peak hours, mostly around the 9:00-10:00am
during the main morning departure period and around the 3:00-
4:00pm during the main afternoon arrival period.
The hotel (located in the Launceston CBD) will be within walking distance for
any conference attendees working in the city. It is likely that many other
conference delegates would be staying at the hotel and have access to the on-
site parking. Others would be able to use the city parking stations that are
within walking distance of the hotel. The set down and pick up area in the
Tamar Street driveway will be used by some travelling by taxi.
The hotel activity could generate a further 10 vehicles/hour with taxis,

commercial traffic and staff.
On days when the conference area and meeting room has a very high
attendance, the total peak hour traffic generation by the hotel would be up to
some 30 vehicles/hour.
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6. TRAFFIC ASSESSMENT AND IMPACT

This section of the report assesses the impact that the traffic expected to be
generated by the proposed development of the hotel site will have on Tamar
Street and Cimitiere Street. Consideration is also given to the access driveway
arrangements, the adequacy of sight distances and internal traffic circulation,
parking supply and parking arrangements.
6.1 Impact of Traffic Activity Generated by Development
The proposed hotel is expected to generate up to around 20 vehicles/hour on

other days during the highest peak traffic periods for the site and peak tourist
season periods and around 30 vehicle/hour on some days when the conference
facilities are fully used.
These traffic volumes are two-way vehicle movements to and from the site
and they would occur mostly just outside the peak hour traffic period for the
adjacent streets.
With the Tamar Street access driveway being one -way into the site and the
Cimitiere Street access being one-way out of the site. On this basis, left and
right turn movement to or from the site will not be greater than 10
vehicles/hour.
The passing two-way traffic volumes on Tamar Street and Cimitiere Street are
up to 850 vehicles/hour; around half this for each direction of travel along
each street.
It is clear the additional traffic to and from the hotel, allowing for future
growth in the passing traffic volumes, will not create any operational issues.
Traffic volumes of up to 1,500 vehicles/hour can generally be accommodated
at intersections (as well as driveways) between conflicting traffic streams.
The traffic conflict at the access driveways during peak traffic periods in 10
years’ time will still be around two thirds of this maximum traffic volume if
the passing traffic volumes increase by 2% p.a.
Therefore, the turning traffic movements at the access driveways will operate
at Level of Service B to C with acceptable delay and queueing.
6.2 Traffic Management along Tamar Street and Cimitiere Street in

Area of Development Site
The volume of vehicles that will be using and turning at the proposed
driveways to the hotel site will be quite low, so that there will not be a
requirement for any traffic management improvements.
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There is not a need to limit or restrict vehicle turn movements at either

driveway.
The construction of the new driveways on both Tamar Street and Cimitiere
Street with gutter cross overs will require removal and repositioning of
metered parking spaces.
This is a matter that the council will need to address.
6.3 Sight Distance Considerations
Consideration has been given to the available sight distances along Tamar
Street and Cimitiere Street at the proposed access driveways.
Current views along Tamar Street to and from a vehicle waiting to enter the
site and along Cimitiere Street to and from vehicles leaving the proposed
access driveway are seen in Photographs 6.1 to 6.4.
Measurements have determined the currently available sight distances to and

from both access driveways are over 100m, due to the straight alignment of
both roads. This sight distance is more than sufficient to meet the interim
planning scheme requirements for public road intersections.
The speed limit along Cimitiere Street and along Tamar Street is 50km/h. The
85th percentile speed of traffic would be less than this, at 40-45km/h.
The required sight distance for an 85th percentile speed of 50km/h is 80m,
based on Code E4 of the planning scheme.
However, sight distances at private access driveways need to meet the sight
distance requirements as set out in AS 2890.1 (which is referred to in the
planning scheme and applied regularly in other jurisdictions in Tasmania)
which are less than that required for public road intersections.
For the proposed access driveways and an approach speed of 45km/h, the
desirable sight distance is around 62m.
In all cases the sight distances will be more than sufficient.
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Photograph 6.1: View to south along Tamar Street from

location of vehicle entering site access driveway
Photograph 6.2: View to north along Tamar Street from rear

of vehicle entering site access driveway
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Photograph 6.3: View to east along Cimitiere Street from

vehicle at access driveway
Photograph 6.4: View to west along Cimitiere Street from

vehicle at access driveway
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6.4 Internal Traffic Arrangements
The proposed layout of the internal traffic and parking arrangements, which
will service the hotel, are shown on the site layout drawings in Attachment A.
The layout has been designed with due regard for the requirement of AS 2890
and the Launceston Interim Planning Scheme.
Relevant design elements of the proposed site layout related to traffic are
discussed below.
Access driveway
The two access driveways to the hotel will include a 3.0m wide one-way
driveway off Tamar Street and a 3.0m wide one-way driveway to Cimitiere
Street.
The driveway off Tamar Street beside and beyond the drop off area will have a
width of 3.2m. Elsewhere the circulation road will be the parking aisle within
the parking area, which will have a width of at least 5.8m.
This is quite sufficient to accommodate the two-way traffic movement to and

through the car park.
The design provides for the movement of all vehicles in a forward direction to
and from the site as well as each parking space within the site and will be
more than sufficient for the two-way traffic movement.
Car parking supply
The development site is located within the Launceston Central Business

District Parking Exemption Area. Clause E6.7 requires that either onsite car
parking is not provided or not increased above existing car parking numbers as
the permitted standard.
The proposed development will rely on the discretion that car parking numbers
not exceed the existing number or the requirements of Table 6.1.
There are over 80 car parking spaces on the site currently and the development
of the site will reduce the number of car parking spaces to 35.
The proposed parking supply is intended to meet the planning scheme

requirements for the hotel accommodation, the café as well as meet the
planning scheme parking requirements for other transport modes. The parking
demand by those attending conferences or meetings in the board room and
staying at the hotel will be included in the visitor accommodation parking
considerations, given they are ancillary uses.
In this regard, the Launceston Interim Planning Scheme requires the parking
as outlined below and this is compared with the proposed parking supply on
the development site.
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Visitor Accommodation
Based on the Planning Scheme requiring 1 car space per 4 beds for visitor
accommodation and with one bed in each of the 86 rooms, the parking
requirement for this part of the development 22 car parking spaces.
Cafe
The Planning Scheme requires 1 car space per 15m2 of café/restaurant

floor area.
Total floor area of the café will be 172.75m2 with 80 seats. The parking
requirement is 12 car spaces.
The café will service both hotel accommodation guests as well as external
customers. Cafés located within hotels are mostly patronised by hotel
accommodation guests, possibly up to two thirds of café customers.
If 35% of café customers are not staying in the hotel, the parking supply
will be (40% x 12) 5 parking spaces. The other 65% will be customers
staying in the hotel and their parking demand has been included in the
above visitor accommodation parking considerations.
However, having regard for more recent council interim planning schemes
and documents such as the RTA Guide, the parking demand for restaurants
and cafés is more accurately determine on the number of seat i.e. one
parking space per three seats. This translates to a requirement for 10 car
parking spaces.
Pick-up and drop-off parking
- Planning Scheme does not require taxi parking for visitor

accommodation and requires 1 car space per 50 car spaces after the
first 50 spaces for some other uses, including food services.
With 35 car spaces on the site there is no requirement for taxi parking.
However, give the proposed use of the development and its location, it is
appropriate there is provision for pick up/set down parking spaces at the
entrance to the hotel. The four-car parking facility is sufficient to meet
such requirements and is taken as being part of the 22 spaces required by
the visitor accommodation and 10 spaces required by the café.
Motorcycle parking
- Planning Scheme requires 1 car space per 20 car spaces.
With 35 car spaces on the site there is a need for 2 motorcycle parking
spaces which are provided near the start of the main car parking area.
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Disabled parking
The number of disabled parking spaces need to meet the requirements of

the Building Code of Australia (BCA). The BCA requires one disabled car
parking space per 100 cars for this type of use. With 35 car spaces on the
site, one parking space on the site has been designated for disabled
parking.
Bicycle parking
Planning Scheme requires 1 bicycle parking space per 75m2 of café floor
area (food services use) and 1 space per 50m² gross floor area or 1 space
per 40 seats (whichever is greater) for a ‘community meeting or
entertainment use’; it does not require bicycle parking for visitor
accommodation.
The café with a total area of 172.75m2, requires 3 bicycle parking spaces.
There will be provision for 3 bicycles to be parked near the reception area.
The bicycle parking will need to be set up with the necessary level of
security.
It is considered the conference and board room uses do not suitably fit the
‘community meeting or entertainment use’ and it would be highly unlikely
to generate a bicycle parking need by attendees.
Other parking
There will be three car parking spaces on the site allocated to staff. This
includes one car parking space for the small (38.25m2) tenancy off
Cimitiere Street.
It is understood the tenancy will be used as a small office and one of the
(staff) car parking space will be allocated to this use, based on 1 space per
50m² of gross floor area.
There will also be two other car parking spaces on the site allocated to the
hotel staff.
Total car parking supply
The supply of 35 car parking spaces on the site will meet the demand
based on the assessment of planning scheme requirements with 22 car
spaces for the hotel accommodation and 10 car spaces for the café plus one
car parking space for the office tenancy and two car parking spaces for
hotel staff.
Car parking area design
A review of the design of the parking area, as detailed on the attached site
drawings, has found that all relevant dimensions for the parking bays and
manoeuvring areas as well as height clearance meet the requirements of
Section 2 of AS 2890.1.
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The specific dimensions that have been assessed are as follows:
- All parking bays will be 5.4m long and 2.5m wide in accordance with
User Class 3 for short term parking (as detailed in Figure 2.2 of AS
2890.1 for 90-degree parking);
- There will be a 300mm side clearance to the side of end parking spaces
for door opening and manoeuvring (as detailed in Figure 2.2 of AS
2890.1);
- There will be a 1.0m extension to the end of a parking aisle for

reversing out of the end parking space into a 5.8m wide parking aisle
(which is as detailed in Figure 2.3 of AS 2890.1);
- The width of the parking aisle will be 5.8m as detailed in Figure 2.2 of
AS 2890.1 for Class 3 parking at 90-degree);
- The height clearance will be a minimum of 3.1m (2.2m height required

by Clause 5.3.1 of AS 2890.1).
Pedestrian access
There will be a pedestrian footway beside the Tamar Street driveway leading
to the reception area and the car park, passing the hotel entry point at the hotel
pick up/drop off area.
There will also be a gated pedestrian access to/from Cimitiere Street beside the
vehicle driveway.
Pedestrian sight lines at access driveway
Figure 3.3 of AS 2890.1 specifies the required sight lines (sight triangle)
between vehicles on a driveway entering a public road and approaching
pedestrian on the public road footpath.
There will not be any sight line issues at the Tamar Street access driveway
because the driveway will carry one-way traffic with all vehicles entering
from Tamar Street. The Cimitiere Street access driveway will carry one-way
traffic from the site.
The proposed modifications to the Cimitiere Street fence line and the new
fencing will ensure there will be sufficient visibility between motorists on the
driveway exiting the site and pedestrians on the Cimitiere Street footpath
approaching the driveway, as noted on the site drawing.
Commercial vehicles
The site will be serviced by small commercial vehicles for the delivery of
goods and collection of waste etc.
A designated parking space for these vehicles in the parking aisle will allow a
small rigid vehicle, as described in AS 2890.2, to access the site via the one-
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way traffic flow through the site (see turn path plot around corner of hotel
building on site drawing).
The small rigid service vehicle parking space has been located opposite the
staff parking spaces. While the vehicle is parking in this location for the short
period of service, it will not prohibit passage of other vehicles or entry and exit
manoeuvres for any of the parking bays, except Bays 28-29, where reverse
entry into these bays will still be possible while the truck is in the loading bay.
For this reason, the three parking bays have been designated or staff parking.
This arrangement is considered quite acceptable in this private car park.
The 3.1m minimum height clearance will allow small rigid vehicles to drive
through the site and access to loading area. Although AS 2890.2 indicates the
need for a 3.5m height clearance, this is to accommodate all the types of
vehicles that would be included under this class.
However, there are also a large number of such small rigid commercial
vehicles that have a height of around 2.3-2.5m that are widely use for serving,
as required for this development and (Veolia) garbage trucks, used for private
properties, that have a height of 2.6m. Therefore, the height clearance will not
be a problem for the commercial servicing of the hotel.
Overall site layout
The site has been assessed as providing the necessary access, traffic
circulation arrangements and parking layout meet the requirements of AS
2890 and hence the planning scheme.
On-street parking restrictions
There are parking restrictions along Tamar Street and Cimitiere Street where
the access driveways to the site will be constructed.
In order to provide for the access driveways, there will be a need to:
- remove two 3P metered parking spaces in Tamar Street that are located
across the proposed location of the driveway; and
- remove two 3P metered parking spaces in Cimitiere Street that are

located across the proposed location of the driveway.
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7. SUMMARY AND RECOMMENDATIONS

A traffic assessment has been undertaken of the proposal to construct the hotel
at 69-71 Cimitiere Street.
Access to the hotel reception will be via a one-way driveway off Tamar Street
and the exit will be via one-way driveway to Cimitiere Street.
The hotel car parking area will accommodate 35 cars, including one disabled
parking space as well as two motorcycle parking spaces and three bicycle
parking. This includes a pick up and set down area for four cars in the Tamar
Street driveway.
Traffic surveys have found the passing two-way traffic volumes on Tamar
Street and Cimitiere Street are approaching 800 vehicles/hour during the
morning peak hour and 850-870 vehicles/hour during the afternoon peak hour.
There have been five crashes along the section of Tamar Street between
Cameron Street and Cimitiere Street and six crashes along the section of
Cimitiere Street between Tamar Street and George Street.
The crashes have been mainly parking incidents, rear end collisions, collisions
involving vehicles emerging from a driveway and a collision with a
pedestrian.
There have been 20 reported crashes at the Tamar Street/Cimitiere Street

intersection. The concerning factor with these crashes is that 10 of the
collisions (half of the reported crashes) involved a vehicle driving through a
red light.
The hotel accommodation is expected to generate:
- 84 vehicles/day; and
- 12 vehicles/hour during peak hours at say around the 9:00-10:00am
during the main morning departure period and around the 3:00-
4:00pm during the main afternoon arrival period.
The hotel activity could generate a further 10 vehicles/hour and on days when
the conference area and meeting room has a very high attendance, a total peak
hour traffic generation could be some 30 vehicles/hour.
These traffic volumes are two-way vehicle movements to and from the site
and they would be mostly just outside the peak hour traffic period for the
adjacent streets. No one turn movement to or from the site will be greater than
10 vehicles/hour.
It is clear the additional traffic to and from the hotel, allowing for future
growth in the passing traffic volumes, will not create any operational issues.
Traffic volumes of up to 1,500 vehicles/hour can generally be accommodated
at intersections (as well as driveways) between conflicting traffic streams.
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The traffic conflict at the access driveways during peak traffic periods in 10
years’ time will still be around two thirds of this maximum traffic volume if
the passing traffic volumes increase by 2% p.a.
Measurements have determined the currently available sight distances to and

from each of the access driveways will be more than sufficient for the speed
environment and there will be sufficient sight lines to pedestrians on the
Cimitiere Street footpath.
The layout of the access driveways and parking arrangements have been
designed with due regard for the requirement of AS 2890 and the Launceston
Interim Planning Scheme.
The proposed parking supply meets the planning scheme requirements for the
visitor accommodation, the café and some staff (including one car parking
space for the office tenancy) as well as meets the planning scheme parking
requirements for other transport groups, including disabled parking,
motorcycle parking, pick-up/set/set-down parking and bicycle parking.
There will also be provision for small rigid vehicle servicing of the hotel
building with deliveries and for garbage collection. Such vehicles accessing
the site will have a height less than the 3.1m minimum clearance available in
the trafficable areas of the site.
A review of the layout has found that all relevant dimensions for the parking
bays and manoeuvring areas as well as height clearance meet the requirements
of Section 2 of AS 2890.1 as well as small commercial vehicles.
There will be a need to remove two parking meters in Tamar Street and also in
Cimitiere Street to allow for the new access driveways.
Overall this traffic assessment has determined there are no operational or

safety issues which would arise as a result of the hotel modifications and the
proposed development can be supported on traffic grounds.
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8. REFERENCES:
• Australian Standard AS 1742.2-2009 – Manual of uniform traffic
control devices Part 2: Traffic control devices for general use
• AUSTROADS – Guide to Road Safety Part 6: Road Safety Audit
• AUSTROADS – Guide to Road Design Part 4A: Unsignalised and

Signalised Intersections
• AUSTROADS – Guide to Traffic Management Part 6:

Intersections, Interchanges and Crossings
• Road Traffic Authority NSW – Guide to Traffic Generating

Developments, 2002
• Road and Maritime Services (Transport) - Guide to Traffic

Generating Developments; Updated traffic surveys (August 2013)
• Australian Standard AS 2890 – Parking Facilities, Part 1 – Off-

street car parking

street commercial vehicle facilities

street parking for people with disabilities
• Launceston Interim Planning Scheme 2015
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ATTACHMENT A
Drawings of proposed Hotel Verge site layout
PLANNING EXHIBITED
DOCUMENTS
DA306 rev date purpose
Ref. No: DA 0672/2017
2 Ex. 0 01.12.2017 issued for draft planning report
MH.
Date CREATE NEW CROSSOVER
S T R E E T
OFF CIMITIERE STREET TO
COMPLY WITH LCC
A B C I M I T I E R E C D
REQUIREMENTS.
without the consent of the copyright owner. Ex.
HYDRANT DA303
1
PEDESTRIAN SIGHT
SAFETY TRIANGLES TO GROSS SITE
AS2890.1 4 BOUNDARY
1 GARDEN BOOSTER
1 A: 2,502.05 m2
REFER LANDSCAPE ASSEMBLY
GARAGE ARCHITECTS
Ex. DRAWINGS TAS WATER METER AND
DOOR ON MH. BACK FLOW ASSEMBLY
SENSOR
IN CAGE.
FENCE
4 #DrgID
#LayID
#DrgID
11,000
ADJACENT
#LayID OFFICES
16,300
32
2,950 LANDSCAPED Ex.
COURTYARD HYDRANT
31
REFER LANDSCAPE
BOUNDARY
NEW 20mm THICK ARCHITECT'S 4.2
33
4.1
ASPHALT TOPPING TO
EXISTING CARPARK.
DRAWINGS
3.9 4.0
30
4
NEW THERMOPLASTIC 3.8
LINE MARKINGS.
BOUNDARY
34
5,400 5,890 5,400
29
4.3
2,860
500
35
3,690 2,200 12,470
2 2
28
T A M A R
1,200
STAFF
4.5
DA306
27
1
STAFF
7,000
LANDSCAPED
BOUNDARY
26
FORECOURT
REFER LANDSCAPE
STAFF ARCHITECT'S
DRAWINGS
HOTEL VERGE
16,250
CUMULUS
25
DA305
BOUNDARY
STUDIO
1
FL 4,600 4.5
ADJACENT
DA302
1
CARPARK DELIVERY
copyright
24
LOADING Cumulus Studio Pty Ltd
S T R E E T
ZONE info@cumulus.studio
Bol. Hobart
4.6 Level 1, 17 Brisbane Street, Hobart, TAS 7000
+61(3) 6231 4841
4.5
Launceston
4.5 Level 1, 60 Cameron St, Launceston, TAS 7250
23
+61(3) 6333 0930

3 3 Melbourne
600 4.7 +61(3) 9521 4518
2,100
22

NEW 2100mm HIGH TAXI / DROP-OFF belongs to Cumulus Studio Pty Ltd and must not be used,
CHAINWIRE FENCE 4 3 2 1 reproduced or copied without their written permission.
TO BOUNDARY. SIGNAGE
5,400
3,700
Ele general notes

21
3,200
11,100
c.
11,110
p These drawings show design intent & are suitable as a guide
ole only. Do not scale o! the drawings. All dimensions in
4.8 millimetres. Dimensions of existing building are indicative only -
1 they should not be relied on and are to be verified on site
MOTORBIKES before commencing work. All documents shall be read in
DA401
20
2 1 conjunction with specifications and any consultants detail. All

3 no. work shall be in accordance with the Building Code of
BIKE Australia, relevant Australian Standards & local authority by-
1 RACK laws and regulations. Any discrepancies, errors or omissions
DA401 shall be referred to the Architects. Drawings are not to be used
19
8 7 6 5 accredited designer:
4 4 4.9 Peter Walker, CC2143E
4.
4.5 BOUNDARY
5
5,400
18
EXISTING FENCE drawn by checked by

BOUNDARY
RETAINED. PJ, MG TH
A B C D reason of issue
17
CREATE NEW CROSSOVER OFF Development Application

TAMAR STREET TO COMPLY WITH 5.0
LCC REQUIREMENTS.
1 EXISTING TREE project:
RETAINED IF New Construction
5,800
DA304
ADJACENT
15,590
POSSIBLE
of
15,260
EXISTING FENCE TERRACE Hotel Verge

1,350 1,350 RETAINED.
2,500 69-71 Cimitiere St
Launceston
16 15 14 13 12 11 10 9 TAS, 7250
drawing title
F T
5,400
Site Plan
(Preliminaries)
R A
5
Site Plan - New Works BOUNDARY
print date
13/12/2017
drawing nº
D original size
A3
issue
1 EXISTING FENCE T16283-DA104 DA
1:250 RETAINED.
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Date NEW ENTRY. MH.
S T R E E T
EXISTING 5 MINUTE SPACE
C I M I T I E R E
TO REMAIN.
without the consent of the copyright owner. Ex.
HYDRANT
EXISTING ON STREET CAR
SPACE TO REMAIN.
4 REMOVE EXISTING
SHRUBS AND LOW 2,502.05 m2
VEGETATION.
Ex.
MH.
4 POWER CONNECTION TO
BE SEPARATED TO REMAINDER
OF SITE BY PROPERTY OWNER RTY.
REMOVE EXISTING GRATED (LCC) PRIOR TO SALE OF PROPE
PIT AND REDUNDANT SERVICES. REMOVE EXISTING
ELECTRICAL TURRETT.
Ex.
REMOVE AND SALVAGE EXISTING REMOVE EXISTING GRATED HYDRANT
LIGHT POLE FOR RE-USE. PIT AND REDUNDANT SERVICES.
REMOVE EXISTING FOOTING. 4.2
DISCONNECT POWER SUPPLY. REMOVE EXISTING TREES 3.9 4.0
4.1
INCLUDING TRUNK AND
4
REMOVE CONCRETE ROOT BALL. 3.8
KERBS.
4.3
FOR
REFER TO SERVICES DRAWINGS RE-USE
EXACT EXTENT OF REMOVAL OR
T A M A R
OF EXISTING DRAINAGE. REMOVE EXISTING
SHRUBS AND LOW
4.5 VEGETATION.
REMOVE CONCRETE
KERBS.
REMOVE CONCRETE CUMULUS

KERBS. 4.5 STUDIO
copyright
REMOVE EXISTING GRATED
PIT AND REDUNDANT SERVICES. Cumulus Studio Pty Ltd
S T R E E T
info@cumulus.studio
REMOVE EXISTING TREE LIGHT POLE FOR RE-USE. Hobart
INCLUDING TRUNK AND REMOVE EXISTING FOOTING. 4.6
ROOT BALL. DISCONNECT POWER SUPPLY. REMOVE EXISTING Level 1, 17 Brisbane Street, Hobart, TAS 7000
+61(3) 6231 4841
FENCE AND BRICK
COLUMNS.
4.5
Launceston
REMOVE CONCRETE 4.5 Level 1, 60 Cameron St, Launceston, TAS 7250
EXISTING STORMWATER TO BEECTED KERBS. +61(3) 6333 0930
CAPPED, SEALED AND RE-DIR EXISTING MAN HOLE TO
BY PROPERTY OWNER (LCC) PRIOR
Melbourne
BE REMOVED.
TO SALE OF PROPERTY. EXACT BY LCC. REMOVE CONCRETE 4.7 +61(3) 9521 4518
LOCATION TO BE DETERMINED LIGHT POLE FOR RE-USE. KERBS.
REMOVE EXISTING FOOTING. The copyright for these designs, plans and specifications
DISCONNECT POWER SUPPLY.

Ele general notes

c.
4.5 REMOVE EXISTING po
le
only. Do not scale o! the drawings. All dimensions in
SHRUBS AND LOW 4.8 millimetres. Dimensions of existing building are indicative only -
VEGETATION. they should not be relied on and are to be verified on site
REMOVE CONCRETE accredited designer:

KERBS. 4.9 Peter Walker, CC2143E
4.
4.5
5
drawn by checked by
PJ, MG TH
reason of issue
REMOVE EXISTING TREES Development Application
REMOVE EXISTING TREE INCLUDING TRUNK AND 5.0
INCLUDING TRUNK AND RETAIN AND ROOT BALL.
project:
ROOT BALL. PROTECT
EXISTING TREE. TWO ON STREET CAR SPACES TO BE New Construction
REMOVED TO MAKE WAY FOR of
NEW ENTRY.
Hotel Verge
EXISTING ON STREET CAR SPACES 69-71 Cimitiere St
REMOVE AND SALVAGE TO REMAIN. Launceston
EXISTING LIGHT POLE TAS, 7250
FOR RE-USE. REMOVE
EXISTING FOOTING. drawing title
F T
DISCONNECT POWER
SUPPLY. Site Demolition Plan
(Preliminaries)
R A
5
Site Plan - Demolition
print date
13/12/2017
drawing nº
D original size
A3
issue
1 T16283-DA103 DA
1:250
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0672/2017
Date

January 18
Commercial Project Delivery ABN 51 921 459 008

PO Box 210 Newstead 7250
1/47A Brisbane Street, Launceston, 7250
T: 0408 397 393 E: chloe@cpdelivery.com.au
Document Status
Author: Chloe Lyne

Reviewer: Sam Tucker
Version: 2
Date: 4/1/2017
P a g e | 70

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GENERAL NOTES ROOF CLADDING:

R01: LYSAGHT COLORBOND ROOF AND FLASHINGS TYPE 1.

Level 1, 127 Greville St, VIC 3181

Set Nº Drawing Name Rev Scales general notes

WL02: CONCRETE STEEL TROWEL 1:1000 T16283-DA101 DA

WL03: 10MM 'KNAUF MASTASHIELD' PLASTERBOARD, PAINT FINISH, DULUX PROFESSIONAL® S

Cumulus Studio Pty Ltd

TWO ON STREET CAR SPACE TO BE

PIT AND REDUNDANT SERVICES. Cumulus Studio Pty Ltd

Ele general notes

4.5 Peter Walker, CC2143E

EXISTING TREE. TWO ON STREET CAR SPACES TO BE New Construction

SUPPLY. Site Demolition Plan

COMPLY WITH LCC

LOADING Cumulus Studio Pty Ltd

+61(3) 6333 0930

4.7 +61(3) 9521 4518

The copyright for these designs, plans and speciﬁcations

c These drawings show design intent & are suitable as a guide

EXISTING FENCE drawn by checked by

CREATE NEW CROSSOVER OFF Development Application

EXISTING FENCE TERRACE Hotel Verge

PROPOSED PROPOSED PROPOSED

SITE SHADOW STUDY -

Permitted Site Shadow Study - December 2

Cumulus Studio Pty Ltd

only. Do not scale oﬀ the drawings. All dimensions in

12pm 3pm 12pm 9am accredited designer:

ALBERT ALBERT ALBERT

LINEN. Level 1, 17 Brisbane Street, Hobart, TAS 7000

STAFF +61(3) 6231 4841

TOILET DDA A: 22.25 m2

Bol. The copyright for these designs, plans and speciﬁcations

AIRLOCK general notes

conjunction with speciﬁcations and any consultants detail. All

laws and regulations. Any discrepancies, errors or omissions

LAUNDRY / shall be referred to the Architects. Drawings are not to be used

LUGGAGE for construction until issued Construction

STORE AWNING DASHED ABOVE

10,350 18,550 2,400 PJ, MG TH

1 FIRE STAIR BIKE

1,000 drawing title

Ground Floor Plan

3,000 18,600 20,000

TYPE 1 F M Cumulus Studio Pty Ltd

HOUSE SERVERY Level 1, 17 Brisbane Street, Hobart, TAS 7000

A: 15.00 m2 BAR +61(3) 6231 4841

VOID The copyright for these designs, plans and speciﬁcations

BOARDROOM conjunction with speciﬁcations and any consultants detail. All

2,000 6,300 11,200 350

First Floor Plan

3,000 18,600 20,000

TYPE 1 Cumulus Studio Pty Ltd

HOUSE GRAVEL/ GREEN Level 1, 17 Brisbane Street, Hobart, TAS 7000

KEEPING STORE ROOF BELOW +61(3) 6231 4841

SUITE 17 accredited designer:

Second Floor Plan

3,000 18,600 20,000

TYPE 1 Cumulus Studio Pty Ltd

SUITE 5 HOUSE Level 1, 17 Brisbane Street, Hobart, TAS 7000

KEEPING STORE +61(3) 6231 4841

SUITE 17 accredited designer: