Dan Murphy's Bathurst Street Application

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DOCUMENTS
Ref. No:
Date
advertised:
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04/11/2015
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BATHURST
STREET
EXISTING ENTRY
TITLE BOUNDARY
56650
PROPOSED
DAN MURPHY'S
ENTRY ONLY
TITLE BOUNDARY
26750
EXISTING CARPARK
40 spaces
PROPOSED
DAN MURPHY'S
RIGHT TURN
EXIT ONLY
EXISTING
CROSSOVER
EXISTING RESIDENCE
PROPOSED
DAN MURPHY'S STORE
TITLE BOUNDARY
5200
N
Y
B
o
e
u
d
0
1
g
n
sil
N
Y
B
o
e
u
d
0
1
g
n
sil
EXISTING COUNCIL CARPARK
TITLE BOUNDARY
20660
EXISTING
LOADING
DOCK
TITLE BOUNDARY
35770
(approx. 1600sqm existing total floor area including first floor)
STREET
TITLE BOUNDARY
23340
YORK
EXISTING COUNCIL CARPARK
TITLE BOUNDARY
42300
PROPOSED
DAN MURPHY'S LICENCED SPACES X 10
SET BACK 17183
N
Y
B
soil
e
u
d
3
g
n
90
60
90
TITLE BOUNDARY
38410
60
Project
1
4
ORIENTATION OF ROOM ELEVATIONS

REFER INTERNAL ELEVATIONS
notes:
All dimensions in millimetres.
Do not scale drawings
Contractor to verify all dimensions on site prior to commencement of any work or shop drawings.
All drawings shall be read in conjunction with specifications and consultants details.
All work carried out shall be in accordance with the Building Code of Australia, Australian Standards,
specifications and local authority by-laws and regulations.
Any discrepancies shall be referred to the Architect.
PLANNING APPROVAL
Dan Murphy's
Bathurst Street,
Launceston
Title
Locality Plan
Scale
Client
1:200 @ A1
Offwork Laun Pty Ltd

Rev No.
Revision
Date
Project No.
1531
Designed
Date
12/10/15
Acc. No.
CE
Drawing No.
WD100
Issue No.
DA1
422 Burnley Street Richmond 3121

Phone (03) 9429 4600
Level 1 57 George Street Launceston 7250 Phone (03) 6331 8488
Level 1 164 Macquarie Street Hobart 7000 Phone (03) 6224 9504
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Date
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BATHURST

STREET
PROPOSED DAN MURPHY'S

BATHURST ST ENTRY SIGN
FALL
19
1:40
EXISTING CORNER
PYLON SIGN
NO EXIT SIGN FACING CARPARK
NEW ONE WAY

LINEMARKING
SECTION OF EXISTING CARPARK TO BE RE-GRADED XSHOWN HATCHED

(proposed grades as shown)
EXISTING
CARPARK
36
EXISTING CAR PARKING LAYOUT TO BE RETAINED
DAN MURPHY'S CARPARK

ENTRY SIGN
1
STREET
:
FA 40
LL
NO EXIT SIGN FACING CARPARK

1:40
FALL
20
24
EXISTING ENTRY &

BOLLARDS
25
26
30
31
40
YORK
SET BACK 17183
NO LEFT TURN SIGN
CHECKOUTS
ENTRY
PROPOSED
DAN MURPHYS EXIT
(concrete)
PROPOSED
CRUSHED QUARTZ
LANDSCAPE AREA
PROPOSED TROLLEY BAY
PROPOSED 1.2m WIDE

CONCRETE FOOTPATH
35
EXISTING
FIRE MAIN
ENCLOSURE
1500
EXISTING LIGHT POLE

CONCRETE
FOOTPATH
CONCRETE
FOOTPATH
DRIVEWAY
NEW ONE WAY

LINEMARKING
PEDESTRIAN
FOOTPATH
3250 MIN
EXISTING CROSSOVER
PROPOSED DAN
MURPHYS EXIT SIGN
RETAIL AREA
B
u
d
g
n
N
Y
o
e
0
1
sil
Project
1
4

notes:
PLANNING APPROVAL
Dan Murphy's
Bathurst Street,
Launceston
Title
Site Plan
Scale
Client
1:100 @ A1

Rev No.
Revision
Date
Project No.
1531
Designed
Date
12/10/15
Acc. No.
CE
Drawing No.
WD101
Issue No.
DA1

Phone (03) 9429 4600
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45300
line of existing awning

above shown dotted
1800
LIQUOR STORAGE
107 sqm
demolish existing roof plant access stairs
CHECKOUTS
demolish existing full height wall
landing
TO ROOF HATCH
KEEP
CLEAR
PROPOSED NEW ROOF ACCESS
KEEP
CLEAR
5600
B
uil
d
g
n
Y
e
s
LOADING DOCK
new steel
stairs to
roof
landing
line of proposed awning

above shown dotted
MEETING ROOM
proposed awning above

shown dotted
existing awning to be
demolished
LIQUOR STORAGE
58 sqm
SECURE
STORE
10 sqm
ADMIN & MISC.
new entry canopy
5450
new frameless glazed airlock

and auto entry doors
6000
new frameless glazed auto

entry doors
proposed entry canopy

blade wall
RETAIL COOLROOM
LOBBY
DISABLED
CASH
TOILET
LOBBY
CASH OFFICE
EXISTING AMENITIES AND CASH OFFICE TO BE RETAINED
CLEANERS
ID
ENTRY
AIRLOCK
VO
demolished existing entry

doors and glazing
MALE STAFF WC
EXISTING FIRST FLOOR STAFF AREA 130sqm
33060
line of proposed entry

canopy above shown
dotted
1200 sqm
33060
column
MAIN RETAIL SPACE
FEMALE STAFF WC
PLANT ROOM
proposed awning above

shown dotted
OFFICE 1
line of proposed awning
above shown dotted
OFFICE 2
existing awning to be
demolished
GROUND FLOOR PLAN
MEZZANINE FLOOR PLAN
Project
1
4

notes:
PLANNING APPROVAL
Dan Murphy's
Bathurst Street,
Launceston
Title
Floor Plan
Scale
Client
1:100 @ A1

Rev No.
Revision
Date
Project No.
1531
Designed
Date
12/10/15
Acc. No.
CE
Drawing No.
WD102
Issue No.
DA1

Phone (03) 9429 4600
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existing precast concrete wall with

new paint colours as per signage
schedule
existing mechanical
plant to be removed
existing awning with new paint

finish
existing mechanical plant to

be replaced refer engineers
sketch design
existing surface mounted wall

lights to be retained
REFER SIGNAGE DR
AWING
8000
10000
proposed steel framed entry

canopy clad with composite
aluminium sheet
refer to signage drawings for
colours
proposed steel framed awning

clad with composite aluminium
sheet
colours
3300
existing rollerdoor
steel column supporting corner

of canopy
NORTH ELEVATION
aluminium sheet
colours

schedule
FE
RE
SIGNAG
REFER SIG
SI
E DRAW
NAGE DRA
W
GN
REFER
ING
AG
ING
AW
DR
G
IN
8000
proposed steel framed awning clad with

composite aluminium sheet
refer to signage drawings for colours

sheet
colours
REFER SIGNAGE DRAWING
3300
RE
existing rollerdoor
FE
RS
IGN

schedule
AG
ED
RA
WI
NG
EAST ELEVATION
new frameless glass entry

EXISTING FIRST FLOOR STAFF AREA 130sqm
sliding doors
existing windows to be retained
PROPOSED NEW ROOF ACCESS

TO ROOF HATCH

schedule
FE
RE
landing
landing

new steel
stairs to
roof
AWING
AG
GN
SI
REFER SIGNAGE DR
8000
10000
IN
A
DR

aluminium sheet
colours

sheet
colours
ID
3300
VO
silhouette of existing residence in forground
SOUTH ELEVATION

relocated emergency exit

door & bollard

schedule
approx 4.9m x 1.8m

illuminated sign
approx 4.9m x 1.8m

illuminated sign
5500 approx.
4590
approx 1.1m x 0.9m sign
2560
7300 approx.
8000
approx 2m x 1m sign
EXISTING CORNER PYLON SIGN

SOUTH ELEVATION (FACING BATHURST ST)

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

ENTRY (FACING BATHURST ST)
WEST ELEVATION
NOTE:
- REFER TO SIGNAGE DRAWING FOR MORE DETAIL
- REFER TO SITE PLAN FOR SIGNAGE LOCATIONS
DA2
- changes highlighted in blue
12/10
Project
1
4

notes:
PLANNING APPROVAL
Dan Murphy's
Bathurst Street,
Launceston
Title
Proposed Elevations
Scale
Client
1:100 @ A1

Rev No.
Revision
Date
Project No.
1531
Designed
Date
12/10/15
Acc. No.
CE
Drawing No.
WD200
Issue No.
DA2

Phone (03) 9429 4600
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SIGN B
SIGN C
SIGN D
DAN MURPHYS Bathurst Street, Launceston TAS

PROPOSED ELEVATIONS
DA 0519/2015
04/11/2015
EXTERNAL ILLUMINATION LIGHTING PELMET
SIGNAGE SCHEDULE
SIGN
DESCRIPTION
Sign A
REMOVED
Sign B
DM Half Grey Olive 4mm ACM/IBond (8.7x1.4m)
12.2m2
Sign C
Masked and Sprayed Precision Cut ACM/iBond

(4x2.2m)
8.8m2
Sign D
DM Dark Green 4mm ACM/IBond (10.6x0.8m)
8.5m2
Sign E
DM Half Grey Olive & DM Gold & DM Dark Green 4mm

ACM/IBond (3.2x1.3m)
4.3m2
Sign F
11.4m2
Sign G

(5x6.2m)
31m2
Sign H
Internally Illuminated Above Door Sign (4.7x0.7m)
3.3m2
Sign I
22.3m2
Sign J
Internally Illuminated Pylon Sign (4.9x1.8m)
8.8m2
Sign K
8.8m2
Sign L
DM Half Grey Olive, DM Dark Green & PMS300C

4mm ACM/IBond (2x0.8m)
1.6m2
Sign M

4mm ACM/IBond (1.1x1.1m)
1.2m2
Sign N

4mm ACM/IBond (1.8x1m)
1.8m2
Sign O
Click & Collect Sign (1.4x0.5m)
0.7m2
Sign P
Trolley Sign (1x0.7m)
0.7m2
NORTH ELEVATION
SIGN E
SIGN O
SIGN B
SIGN F
SIGN P
Welcome to Dan Murphys Launceston
SIGN I
EAST ELEVATION

SIGN G
ANNOTATION LEGEND
SIGN H
SIGN B
SIGN C
QTY AREA
TAG
SIGN D
LEGEND
RESENE DAN MURPHYS DARK GREEN (PMS 5743)
RESENE DAN MURPHYS LIGHT GREEN (PMS 5773)
RESENE DAN MURPHYS GOLD (PMS 871)
RESENE DAN MURPHYS HALF GREY OLIVE (Y74-021-087)
NOTE: ALL SOFFITS TO BE PAINTED RESENE DAN MURPHYS HALF GREY

OLIVE (Y74-021-087). ALL CAPPINGS TO BE PAINTED DAN MURPHYS DARK
GREEN.
DOCUMENT NAME: Launceston Signage Concept V7

PAGE NUMBER: 1
DATE/TIME MODIFIED: 15 October 2015 9:24 PM
SCALE: 1 : 200 @ A3 Page Size
ACCOUNT MANAGER: Greg Findlay
ART DIRECTOR: Andrew Knott
SOUTH ELEVATION
SIGN J
SIGN K
SIGN L
SIGN M
SIGN N
ENTRY
5500 approx.
approx 1.1m x 0.9m sign

4590
7300 approx.
approx 2m x 1m sign
LEFT TURN ONLY
WEST ELEVATION


2560
EXIT
ENTRY

A 3436 Elizabeth Street Hobart. GPO Box 666 Hobart Tas 7001
Entrance via Trafalgar Place P +61 3 6237 2700 F +61 3 6224 5656
M 0402 345 213 E justine@redjelly.com.au W www.redjelly.com.au
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PROPOSED ELEVATIONS
DRAWING NUMBER: 2
ACCOUNT MANAGER: Justine Bridgland
ART DIRECTOR: Gavin Kerrison
DESIGNER: Andrew Knott
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PROPOSED ELEVATIONS
DRAWING NUMBER: 3
ACCOUNT MANAGER: Justine Bridgland
ART DIRECTOR: Gavin Kerrison
DESIGNER: Andrew Knott
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Planning Submission
Change of Use Dan Murphys Liquor Store (Hotel Industry),
ancillary carparking and signage
44-48 Bathurst Street, Launceston
(with access and carparking over 36-42 Bathurst Street,
Launceston)
OFFWORK LAUN PTY LTD
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Contents
1.
Executive Summary
1.1
2.
3.
Subject Land and Locality
5.
3
3
2.1
Subject Land Description
2.2
Locality Description
2.3
Access and Movement
2.4
Services
2.5
Heritage
2.6
Flora and Fauna
Proposal
3.1
4.
Proposal Overview
Development Proposal
Planning Assessment
5
6
4.1
Launceston Interim Planning Scheme 2015
4.2
Other Planning Considerations
19
4.3
State Policies
19
4.3.1
State Coastal Policy 1996
39
4.3.2
State Policy on Water Quality Management 1997
39
4.3.3
State Policy on Protection of Agricultural Land 2009
40
4.4
Land Use Planning and Approvals Act 1993
40
4.5
National Environment Protection Measures
40
Conclusion
41
Figure Index
Figure 1: Location Map
Figure 2: Zoning Map
Appendices
Appendix A: Certificates of Title
Appendix B: Land Owners Consent CT 134121/3
Appendix C: Site Plans, Floor Plans and Elevations Loop Architecture Pty Ltd
Appendix D: Traffic Assessment Keith Midson
Appendix E: Letter from Launceston City Council regarding Carparking
Appendix F: Signage Schedule - redjelly
PLANNING EXHIBITED
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1. Executive Summary
1.1 Proposal Overview
This submission is prepared in support of a proposal for a change of use of the former Officeworks
building at 44-48 Bathurst Street, Launceston to a Dan Murphys liquor store including new awnings
and entry canopy, ancillary carparking and signage. The proposal includes access via a right-of-way
and provision for 9 carparking spaces on adjacent land at 36-42 Bathurst Street, Launceston.
The owner of the subject land at 44-48 Bathurst Street, Launceston is OFFWORK LAUN PTY LTD. This
application is made with the consent of the owners.
The owner of the subject land at 36-42 Bathurst Street, Launceston is Launceston City Council. This
application is made with the written consent of the General Manager of Launceston City Council,
please refer to Appendix B to this submission.
This application is made under Section 57 of the Land Use Planning and Approvals Act 1993, which
provides for the submission of an application for a discretionary planning permit. The proposal has
been prepared in accordance with the provisions of the Launceston Interim Planning Scheme 2015
and the objectives of the Land Use Planning and Approvals Act 1993.
The proposal is summarised as:
Change of Use to Hotel Industry, ancillary carparking and signage, and is illustrated in plans,
provided at Appendix C.
2. Subject Land and Locality

2.1 Subject Land Description
The subject site is comprised in Certificate of Title Volume 134121 Folio 1. The registered owner of
the site is OFFWORK LAUN PTY LTD. A copy of the title is contained in Appendix A. The site has an
area of 2822m2. A right-of-way benefits the site over CT 134121/3.
Access (entry) and 9 carparking spaces to serve the use are proposed over Certifcate of Title Volume
134121 Folio 3. The registered owner of this site is Launceston City Council. A copy of the title is
also contained in Appendix A. The General Manager of Launceston City Council provided written
information dated 1 September 2015 (a copy is contained in Appendix E to this submission)
regarding the option to lease 9 car parking spaces situated on the northern wall of the subject
building, between the building and the right-of-way.
44-48 Bathurst Street has road frontage to both Bathurst Street and York Street, Launceston. The
former Officeworks building, carparking and one pylon sign is located on the subject site.
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2.2 Locality Description
CT 134121/3
CT 134121/1
Figure 1: Locality Map
The subject site is located within Launceston central business area. The site is surrounded by a
public carpark (Bathurst Street Carpark), business and retail premises and a number of residential
premises.
2.3 Access and Movement
There is one existing vehicular access point to the land via a right-of-way over CT 134121/3.
Typcially traffic will enter from Bathurst Street, however access is available via Brisbane Street and
York Street (through the Council owned carpark). Previously this existing access point has been
utilised for both entry and exit to the subject site and to the loading area. The proposal will see
access only from the existing access point, with a new exit (in the location of an existing crossover)
to York Street (right turn exit only). This will see one way traffic through the subject site.
2.4 Services
The subject site is located within the urban/commercial area of Launceston; it is provided with
reticulated water, sewerage, stormwater, power and communications supplies.
2.5 Heritage
The subject site is not identified to be of heritage significance.
2.6 Flora and Fauna
The site is located within the urban/commercial area Launceston, and hence does not support any
remnant native vegetation and hence, any habitat of threatened species. A search of the Natural
Values Atlas has revealed no recorded species on the subject site.
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3. Proposal
3.1 Development Proposal
The proposal is for the change of use of the former Officeworks building (approximately 1800 sqaure
metre building) at 44-48 Bathurst Street, Launceston to a Liquor Store for Dan Murphys. This is to
be the first Dan Murphys store to be located within Launceston and Tasmania. As well as the option
to purchase instore, it is proposed that click&collect will be available at the new store. This allows
online ordering with collection in-store only. Each of Dan Muprhys stores carries over 3,500
products including spirits and beers, wines and other liquor products.
The use is expected to employ 25 people at normal times, and operate between the hours of 9am to
9pm Monday to Saturday and 10am to 7pm Sunday. A new entry canopy and awnings and plant
equipment on the roof top are proposed. Approximately 1200 square metres of the building will be
dedicated to main retail space. The ground floor level will include main retail space, retail coolroom,
liquor storage and office. The mezzanine floor level will be utilised as existing offices, amenities and
meeting rooms for staff only.
The existing bull-nose awning will be replaced on the Bathurst Street frontage including a new entry
canopy (steel framed entry canopy) over the existing entry and bollards. New plant equipment will
replace existing on the roof top, however this will result in less plant equipment overall than is
current.
The existing precast concrete exterior walls will be painted new colours as per colours detailed
within the signage schedule contained in Appendix F to this submission to meet Dan Murphys
corporate colour scheme.
The emergency exit pedestrian door on the southern elevation will be relocated.
Signage will include new graphics upon the existing pylon sign located at the corner of the subject
site adjacent to Bathurst and York Street. This sign will be illuminated (Sign J and K)
The northern elevation will see the installation of sign type A, B , C and D with external illumination
lighting pelmet. The eastern elevation will see sign type B, E, F, G and H with external illumination
lighting pelmut above sign type G and H. The southern elevation will see the installation of sign type
B, C, D and I with external lighting pelmut. No signage except for external painting is proposed for
the western elevation. It is also proposed to install two entry signs at the Bathurst Street entry as
well as a no exit sign facing the carpark, and also to install at the York Street exit two proposed
exit signs and a no left turn sign. Further details in relation to signage and dimensions are
contained within Appendix F to this submission.
The existing carpark layout is to be retained, providing for 40 car parking spaces within the subject
site (with 9 additional spaces at 36-42 Bathurst Street), a section of the existing carpark is to be
regraded as shown within plans attached at Appendix C to this submission to provide for better
efficiencies.
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4. Planning Assessment
4.1 Launceston Interim Planning Scheme 2015
The subject site is zoned Urban Mixed Use within the Launceston Interim Planning Scheme 2015.
Land adjoining the subject site is also zoned Urban Mixed Use. No planning overlays burden the
subject site.
Subject
site
Figure 2: Zoning Map

(Grey = Urban Mixed Use Zone)
15.0 Urban Mixed Use Zone

15.1 Zone Purpose
15.1.1.1 To provide for integration of residential, retail, community services and
commercial activities in urban locations.
15.1.1.2 To provide for a diverse range of urban uses and increased intensity of
development including residential densities that support the role of activity centres.
15.1.1.3 To encourage residential, visitor accommodation and tourist operation uses as a
means of increasing activity outside normal business hours.
15.1.1.4 To create:
(a) activity at pedestrian levels, with active road frontages offering interest and
engagement to shoppers; and
(b) appropriate provision of car parking, pedestrian access and traffic circulation.
Proposal Response
The proposal furthers the purpose of the zone. The proposal respects the character of the area by
proposing the use within an existing building. The proposed use further provides for a commercial
activity in an empty site and building.
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15.2 Use Table

The proposed use best fits the use class of Hotel Industry of which is a Permitted use within the
Urban Mixed Use Zone.
Hotel Industry is defined as:
use of land to sell liquor for consumption on or off the premises. If the land is so used, the
use may include accommodation, food for consumption on the premises, entertainment,
dancing, amusement machines and gambling. Examples include a hotel, bar, bottle shop,
nightclub and tavern.
15.3 Use Standards
15.3.1 Hours of operation
Objective:
To ensure that non-residential uses do not cause unreasonable loss of amenity to nearby sensitive
uses.
Acceptable Solutions
Performance Criteria
Proposal Response
A1
P1
A1 The proposed hours

of operation are:
Commercial vehicles must only 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.
Monday to Saturday 9am

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

Objective:
To ensure that the use of mechanical plant and equipment does not cause an unreasonable loss
of amenity to sensitive uses.
A1
P1
Air conditioning, air extraction,

heating or refrigeration systems
or
compressors
must
be
designed, located, baffled or
insulated to prevent noise,
Proposal Response
A1 The envisioned
rooftop plant is as
Noise, odours, fumes or vibration follows:
generated must
not
cause
unreasonable loss of amenity to
- 2 x Temperzone
adjoining or immediately opposite
ISD 840KB Ducted
sensitive uses, having regard to:
Split Units to
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odours, fumes or vibration from

being received by adjoining or
immediately opposite sensitive
uses.
(a) The characteristics and

frequency of any emissions
generated;
(b) The nature of the proposed
use;
(c) The topography of the site;
(d) The landscaping of the site;
and
(e) Any mitigation measures
proposed.
serve the trading

floor
(outdoor
unit dimensions:
2300L, 1680W,
1210H)
1 x Temperzone
ISD 159KB Ducted
Split Unit to serve
offices and BOH
(outdoor
unit
dimensions:
1125L,
420W,
1120H).
The rooftop plant will be

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

Objective:
To ensure that light spill and levels of illumination from external lighting does not cause
unreasonable loss of amenity to sensitive uses.
Proposal Response
A1
P1
The use must:

(a) Not include permanent,
fixed floodlighting where
the zone adjoins the
boundary of the General
Floodlighting or other external

lighting used on the site must not
cause an unreasonable loss of
amenity to nearby sensitive uses,
having regard to:
A1The
proposal
complies.
The Urban
Mixed Use zone adjoins
the subject site on all
boundaries
and
the
proposal contains direct
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Residential,
Inner
Residential, and Low
Density
Residential
zones; and
(b) Contain direct light from
external light sources
within the boundaries of
the site.
(a) The number of light

sources and their intensity;
(b) The proximity of the
proposed light sources to
nearby sensitive uses;
(c) The topography of the site;
(d) The landscaping of the site;
(e) The degree of screening
between the light source
and the sensitive uses; and
(f) Existing
light
sources
nearby.
light from within the

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

Objective:
To ensure that noise levels from uses do not unreasonably impact on the amenity of nearby
sensitive uses.
Proposal Response
A1
P1
Noise generated by a use on the

site must:
(a) Not exceed a time
average
A-weighted
sound pressure level
(LAeq) of 5 dB(A) above
background
during
operating hours when
measured
at
the
boundary of an existing
sensitive use adjoin or
immediately
opposite
the site; or
(b) Be in accordance with
any permit conditions
required
by
the
Environment Protection
Authority
or
an
environmental
protection notice issued
by the Director of the
Environment Protection
Authority.
Noise levels generated by a use on

the site must not unreasonably
impact on the amenity of nearby
(a) The nature and intensity of
the use;
(b) The characteristics of the
noise emitted;
(c) Background noise levels;
(d) Any mitigation measures
proposed;
(e) The topography of the site;
and
(f) The character of the
surrounding area.
A1- The proposed use is

not expected to generate
noise on the site outside
the sound pressure levels
as stipulated within the
acceptable solutions. As
detailed
with
the
response to 15.3.2 A1
above,
the
Project
Mechanical Engineer has
advised that acoustic
screens
are
not
considered necessary on
the rooftop as the new
plant will be no louder
than what is in place
currently.
Noise
estimates based on the
sound data of the new
plant indicate that the
sound pressure level in
the nearest residential
yard would not exceed 40
dB(a) with the plant
running at its highest
setting.
This is not
expected to exceed a time
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average
A-weighted
sound pressure level
(LAeq) of 5 dB(A) above
background
during
operating hours when
measured
at
the
boundary of an existing
sensitive use adjoining or
immediately opposite the
site.
15.3.5 Retail impact

Objective:
To ensure that the economic, social and environmental impact of significant new retail use and
development is consistent with the activity centre hierarchy.
Proposal Response
A1 - The use of Hotel

Industry is a permitted
If for no permit required or Uses must have acceptable use within the Urban
permitted use class.
impacts on the viability of the Mixed Use zone.
activity centre hierarchy, having
regard to the extent that the
proposed use:
(a) Improves and broadens
the commercial or retail
choice within the area;
(b) Improves the
urban
design outcome for an
activity centre including
its amenity;
(c) Contributes
to
an
attractive environment
for pedestrians;
(d) Contributes to loss of
investment, blight or
disinvestment
for
a
particular centre;
(e) Includes environmentally
sustainable
design
principles; and
(f) Is accessible by public
transport.
A1
P1
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15.4 Development Standards

15.4.1 Building height, setback and siting
Objective:
To ensure that building bulk and form, and siting:
(a) Is compatible with the streetscape and character of the surrounding area;
(b) Protects the amenity of adjoining lots; and
(c) Promotes and maintains high levels of public interaction and amenity.
Proposal Response
A1
P1
Building height must be no

greater than:
(a) 12m; or
(b) 1m greater than the
average of the building
heights on the site or
adjoining lots;
Whichever is higher.
Building height must be compatible

with the streetscape and character
of the surrounding area, having
regard to:
(a) The topography of the site;
(b) The height of buildings on
the site, adjoining lots and
adjacent lots;
(c) The bulk and form of
existing and proposed
buildings;
(d) The apparent height when
viewed from roads and
public places; and
(e) Any overshadowing of
adjoining lots or public
places.
A1 The proposed new

building works includes a
new
entry
canopy,
replacement of existing
awning and new external
plant equipment.
The
proposed entry canopy is
to have a height of 10.0
metres. The awnings on
the eastern elevation will
be located 3.3 metres
above ground level.
A2 The proposed entry

canopy, and awnings are
Buildings must be sited to be compliant with A2 (b). No
Setback from a frontage:
compatible with the streetscape additional building works
(a) Must be built to the and character of the surrounding
are proposed.
frontage at ground area, having regard to:
level; or
(b) Be setback a distance
(a) The
level
of
public
that is not more or less
interaction and amenity,
than the maximum or
and pedestrian activity;
minimum setbacks of
(b) The topography of the site;
the
buildings
on
(c) The
setbacks
of
adjoining lots.
surrounding building;
(d) The height bulk and form of
buildings;
(e) The appearance when
viewed from roads and
public places;
(f) The
retention
of
A2
P2
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vegetation;
(g) The existing or proposed
landscaping; and
(h) The safety of road users.
A3 - Not applicable. No
additional building works
Buildings must be sited such that are proposed adjacent to
Setback from a side boundary:
there is no unreasonable loss of the side boundaries.
(a) Must be built to the amenity to the occupiers of
side boundaries at adjoining lots, having regard to:
ground level; or
(b) Be setback a distance
that is not more or less
(b) The size, shape, and
than the maximum and
orientation of the site;
minimum setbacks of
(c) The
setbacks
of
the
buildings
on
surrounding building;
adjoining lots.
(d) The height bulk and form of
buildings;
(e) The existing buildings and
private open space areas on
the site;
(f) The privacy to private open
space and windows of
habitable
rooms
on
adjoining lots;
(g) Sunlight to private open
space and windows of
habitable
rooms
on
adjoining lots;
(h) Any existing screening or
the ability to implement
screening; and
(i) The character of the
surrounding area.
A3
P3
15.4.2 Location of car parking

Objective:
To ensure that car parking:
(a) Does not detract from the streetscape; and
(b) Provides for vehicle and pedestrian safety.
Acceptable Solution
Proposal Response
Not
applicable.
Carparking is existing. No
Car parking must be located to changes to the location of
Car parking must be located:
minimise its visibility from a road, carparking is proposed. It
(a) Within the building mall, laneway or arcade, having regard
is proposed that 9
structure; or
A1
P1
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(b) Behind the building.
to:
(a)
(b)
(c)
(d)
(e)
additional
carparking
spaces adjacent to the
The existing streetscape;
subject site on 36-42
The location of the car Bathurst Street be leased
parking;
to serve Dan Murphys
Vehicle and pedestrian traffic store, these spaces are
safety;
existing.
Measures to screen parking;
and
Any landscaping proposed.
15.4.3 Active ground floors

Objective:
To ensure that building facades promote and maintain high levels of pedestrian interaction and
amenity.
Acceptable Solution
Proposal Response
A1
P1
Not applicable.
building is existing.
New buildings with non- New building must be designed to

residential uses on ground maximise interaction between the
use of the building and pedestrians,
floors must:
having regard to:
(a) Have clear glazing,
display windows or
(a) An adequate level of glazing,
glass doorways for a
openness and transparency
minimum of 80% of all
on the ground floor facades
ground floor facades
to roads, malls, laneways or
to,
roads,
malls,
arcades;
laneways or arcades;
(b) The potential for security
(b) Not have security grilles
grilles or screens to reduce
or screens that obscure
the amenity of the building
the
ground
floor
or
reduce
levels
of
facades to roads, malls,
interaction with the public;
(c) Screening or obscuring all
(c) Not have mechanical
mechanical
plant
or
plant or equipment,
equipment such as air
such as air conditioning
conditioning units or heat
units or heat pumps
pumps so they are not
located on the faade;
recognisable or visible from
and
ground level public view
(d) Not have blank walls,
points; and
signage
panels
or
(d) Minimising the area of all
blocked out windows,
blank walls, signage panels
wider than 2m on
or blocked out windows on
ground floor facades to
roads, malls, laneways
roads, malls, laneways or
or arcades.
arcades.
The
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A2
P2
Alterations to ground floor Alterations to ground floor facades

facades of non-residential of non-residential buildings must be
designed to maximise interaction
buildings must not:
between the use of the building and
(a) Reduce the level of pedestrians, having regard to:
glazing on a faade to a
road, mall, laneway or
(a) the
level
of
glazing,
arcade that is present
openness and transparency
prior to alterations;
on the ground floor facades
(b) Have security grilles or
to roads, malls, laneways or
screens that obscure
arcades;
the
ground
floor
(b) The potential for security
facades to roads, malls,
grilles or screens to reduce
the amenity of the building
(c) Introduce
new
or
or
reduce
levels
of
additional mechanical
interaction with the public;
plant or equipment,
(c) Screening or obscuring all
such as air conditioning
mechanical
plant
or
units or heat pumps
equipment such as air
located on the faade;
conditioning units or heat
and
pumps so they are not
(d) increase blank walls,
recognisable or visible from
signage
panels
or
ground level public view
blocked out windows,
points; and
wider than 2m on
(d) Minimising the area of all
blank walls, signage panels
roads, malls, laneways
or blocked out windows on
or arcades.
roads, malls, laneways or
arcades.
A3
A3 The building is
existing.
Additional
Buildings must be clearly visible from pedestrian
access
is
the road or publicly accessible areas, proposed within the
having regard to:
subject site to the York
Street side, to provide
(a) The safety and convenience
continuous
pedestrian
of pedestrians; and
accessibility from York
(b) The existing streetscape.
Street footpath to the
buildings entry.
P3
The building must:

(a) Provide a direct access
for pedestrians from
the road or publicly
accessible areas; and
(b) Be orientated to face a
road, mall, laneway or
arcade, except where
the development is not
visible from these
locations.
A4
A2 The proposal
complies. The new plant
equipment will replace
existing on the rooftop
and will result in less
equipment
than
is
current. The proposal will
not reduce the level of
glazing and complies with
all relevant provisions
contained within the
acceptable solution.
P4
The total width of the door or Garage doors should not be a

doors on a garage facing a visually dominant element in the
Not applicable.
garage is proposed.
No
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frontage must be no wider than streetscape and must be designed,

6m.
having regard to:
(a) The location of existing
buildings on the site;
(b) The existing streetscape; and
(c) The design and locations of
garages in the surrounding
area.
15.4.4 Pedestrian access to dwellings
Objective:
To ensure pedestrian access to residential development is safe and convenient.
Acceptable Solution
A1.1
P1
New dwelling or residential

developments
must
be
provided with a pedestrian
access independent of the
access to any ground floor use
in the building, or tenancies on
the same site or within the
same building; and
Proposal Response
Not applicable.
The
proposal is not for a
New dwellings or residential residential use.
developments must be provided
with appropriate pedestrian access
for the future residents, having
regard to:
(a) The use of the ground floor
frontage;
(b) Accessibility arrangements;
(c) The size and visibility of the
proposed entrance; and
(d) The opportunities for access
onto roads and other
publicly accessible areas.
A1.2
Pedestrian access directly onto
a road frontage must be no
wider than 4m.
15.4.5 Daylight to windows

Objective:
To allow adequate daylight into habitable room windows.
Acceptable Solution
Proposal Response
A1
P1
Not applicable.
Where the minimum distance Buildings must provide for adequate

levels of daylight to habitable rooms
between:
and existing windows within
(a) A new window in a adjoining buildings, having regard to:
habitable room and an
existing building; or
(a) The level of daylight
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(b) A
new
building
constructed
directly
opposite an existing
habitable
room
window,
Is less than 3m, a light court
with an area of no less than
3m2 and dimension of no
less than 1m clear to the
sky must be provided.
available to the habitable

rooms;
(b) Any existing vegetation; and
(c) The topography of the site.
15.4.6 Private open space

Objective:
To provide adequate and useable private open space for the needs of residents.
Acceptable Solution
Proposal Response
A1
P1
Not applicable.
Dwellings must have an area of

private open space with direct
access from a habitable room
other than a bedroom,
comprising:
Dwellings must be provided with

sufficient private open space to
meet the reasonable needs of the
residents having regard to:
(a) The size and useability of the
private open spaces;
(b) The accessibility of the
private open space;
(c) The availability of common
open space;
(d) The availability of and access
to public open space;
(e) The orientation of the lot to
the road; and
(f) The ability of the private
open space to receive
adequate solar access.
(a) On the ground floor,

24m2 with a horizontal
dimension of no less
than 3m;or
(b) Wholly above ground
floor, 8m2 with a
minimum
horizontal
dimension of 2m; or
(c) A roof-top area, 10m2
with
a
minimum
horizontal dimension of
2m.
A2
P2
Not applicable.
Private open space must Private open space must receive

receive a minimum of 4 hours adequate sunlight having regard to:
of direct sunlight on 21 June to
50% of the designated private
(b) Site constraints, including
open space area.
any vegetation;
(c) The orientation and shape of
the site; and
(d) The location and size of
buildings on the site and
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adjoining lots.
15.4.7 Overshadowing private open spaces
Objective:
To ensure new buildings do not unreasonably overshadow existing private open space.
Acceptable Solution
A1.1
P1
Where new building reduce

sunlight to the private open
space of an existing dwelling,
at least 75% of the private
open space must receive no
less than 4 hours of sunlight on
21 June; and
A1.2
Where less than 75% of the
existing private open space
receives 4 hours of sunlight on
21 June, new buildings must
not further reduce the amount
of sunlight.
Proposal Response
Not applicable.
The
change of use is proposed
New buildings must not unreasonably within
an
existing
overshadow existing private open building. The new canopy
spaces, having regard to:
is to be located on the
eastern elevation which is
(a) The impact on the amenity of
located away from the
existing dwellings;
adjacent residential use.
(b) Sunlight penetration to the
private open space of the
existing dwelling;
(c) The time of day and the
duration that sunlight is
available to the private open
space of the existing
dwelling; and
(d) The effect of a reduction in
sunlight on the existing use
of the private open space.
15.4.8 Storage
Objective
To provide adequate storage for each dwelling.
Proposal Response
A1
P1
Not applicable.
Each dwelling must have access

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

adequate
storage
for
the
reasonable needs of residents,
having regard to:
(a) Size and type of dwelling
proposed;
(b) The location, type, and size
of storage proposed;
(c) The availability, accessibility
and convenience of the
storage proposed;
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(d) Any common or other types

of storage on the site; and
(e) The existing streetscape.
15.4.9 Common property
Objective:
To ensure that common areas are easily identified.
Proposal Response
A1
P1
Not applicable.
Site drawings must clearly No performance criteria.

delineate private and common
areas, including:
(a) Driveways;
(b) Parking
spaces,
including visitor parking
spaces;
(c) Landscaping
and
gardens;
(d) Mailboxes; and
(e) Storage for waste and
recycling bins.
15.4.10 15.4.13 Not applicable, proposal is not a subdivision.
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4.2 Other Planning Considerations

E1.0 Bushfire Prone Areas Code Not applicable.
E2.0 Potentially Contaminated Land Code Not applicable, the subject site is not potentially
contaminated land.
E3.0 Landslip Code Not applicable.
E4.0 Road and Railway Assets Code Applicable.
E4.5.1 Existing Road Accesses and Junctions
Objective:
To ensure that the safety and efficiency of roads is not reduced by increased use of existing
accesses and junctions.
Acceptable Solution
Proposal Response
A1
P1
The annual average daily

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

category 1 or category 2 road in an
area subject to a speed limit of more
than 60km/h must be safe and
minimise any adverse impact on the
efficiency of the road, having regard to:
Not applicable as the

proposed use is not
adjacent to a category 1 or
2 road.
(a) the increase in traffic caused

by the use;
(b) the nature of the traffic
generated by the use;
(c) the nature of the road;
(d) the speed limit and traffic flow
of the road;
(e) any alternative access to a
road;
(f) the need for the use;
(g) any traffic impact assessment;
and
(h) any written advice received by
the road authority.
A2
P2
Not applicable, the speed

limit of Bathurst Street and
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site, using an existing access
or junction, in an area subject
to a speed limit of more than
60km/h, must not increase
by more than 10% or 10
vehicle movements per day,
whichever is the greater.
Any increase in vehicle traffic at an

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

than 60km/h.

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 by
the road authority.
A3
P3

site, using an existing access
or junction, in an area subject
to a speed limit of 60km/h or
less, must not increase by
more than 20% or 40 vehicle
movements
per
day,
whichever is the greater.
Any increase in vehicle traffic at an

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

by the use;
(c) the nature and efficiency of
the access or the junction;
P3 The traffic generation

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

road;
(e) the speed limit and traffic flow
of the road;
(f) any alternative access to a
road;
(g) the need for the use;

(h) any traffic impact assessment;
and
(i) any written advice received by
the road authority.
on the surrounding
road network was
estimated to be 24
vehicles per hour
during peak times,
traffc generate by
the use is identical
in nature to the
existing
traffic
generated by the
site,
the speed limit of
all frontage roads
to the subject site
is 60km/h.
E4.5.2 Exiting Level Crossings Not applicable.

E4.6.1 Development Adjacent to Roads and Railways
Objective:
To ensure that development adjacent to category 1 or category 2 roads or the rail network:
(a) Ensures the safe and efficient operation of roads and the rail network;
(b) Allows for future road and rail widening, realignment and upgrading; and
(c) Is located to minimise adverse effects of noise, vibration, light and air emissions from roads
and the rail network.
Acceptable Solution
Proposal Response
A1.1
Except as provided in A1.2, the
following development must be
located at least 50m from the
rail network, or a category 1
road or category 2 road, in an
area subject to a speed limit of
more than 60km/h:
(a) New buildings;
(b) Other road or earth
works; and
(c) Building envelopes on
new lots.
A1.2
Buildings must be:
Not applicable as the

proposed use is not on or
The location of development, from within 50 metres of a
the rail network, or a category 1 Category 1 or 2 road.
road or category 2 road in an area
subject to a speed limit of more than
60km/h, must be safe and not
unreasonably impact on the
efficiency of the road or amenity of
P1
(a) The proposed setback;

(b) The existing setback of
buildings on the site;
(c) The frequency of use of the
rail network;
(d) The speed limit and traffic
volume of the road;
(e) Any noise, vibration, light
and air emissions from the
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(a) Located within a row of

existing buildings and
setback no closer than
the
immediately
adjacent building; or
(b) An extension which
extends no closer than:
(i) the existing building;
or
(f)
(g)
(h)
(i)
(j)
(ii) an immediately
adjacent building.
(k)
rail network or road;

The nature of the road;
The
nature
of
the
development;
The
need
for
the
development;
Any
traffic
impact
assessment;
Any recommendations from
a suitably qualified person
for mitigation of noise, if for
a habitable building for a
sensitive use; and
Any written advice received
from the rail or road
authority.
E4.6.2 Road Accesses and Junctions

Objective:
To ensure that the safety and efficiency of roads is not reduced by the creation of new accesses and
junctions.
Acceptable Solution
Proposal Response
Not applicable. No new

access is proposed to roads
No new access or junction to For roads in an area subject to a in an area subject to a
roads in an area subject to a speed limit of more than 60km/h, speed limit of more than
speed limit of more than accesses and junctions must be safe 60km/h.
and not unreasonably impact on the
60km/h.
efficiency of the road, having regard
to:
A1
P1
(a) The nature and frequency of

the traffic generated by the
use;
(b) The nature of the road;
(c) The speed limit and traffic
flow of the road;
(d) Any alternative access;
(e) The need for the access or
junction;
(f) Any
traffic
impact
assessment; and
(g) Any written advice received
from the road authority.
A1 It is proposed to
provide entry only via the
No more than one access For roads in an area subject to a right-of-way
over
CT
A2
P2
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providing both entry and exit,

or two accesses providing
separate entry and exit, to
roads in an area subject to a
speed limit of 60km/h or less.
speed limit of 60km/h or less, 134121/3 with a new exit

accesses and junctions must be safe to the existing crossover
and not unreasonable impact on the present in York Street.
efficiency of the road, having regard
to:
use;
(b) The nature of the road;
(c) The speed limit and traffic
flow of the road;
(d) Any alternative access;
(e) The need for the access or
junction;
(f) Any
traffic
impact
assessment; and
from the road authority.
E4.6.3 New Level Crossings Not applicable.

E4.6.4 Sight Distance at Accesses, Junctions and Level Crossings
Objective:
To ensure that accesses, junctions and level crossings provide sufficient sight distance between
vehicles and between vehicles and trains to enable safe movement of traffic.
Acceptable Solution
A1
P1
Sight distances at:

(a) An access or junction
must comply with the
Safe Intersection Sight
Distance shown in Table
E4.6.4; and
(b) Rail level crossings must
comply with AS1742.7
Manual of uniform
traffic control devices
Railway
crossings,
Standards Association of
Australia.
Proposal Response
A1 (a) The new exit to

York Street will comply with
The design, layout and location of the Safe Intersection Sight
an access, junction or rail level Distance shown in Table
crossing must provide adequate E4.6.4.
sight distances to ensure the safe
movement of vehicles, having A1 (b) Not applicable.
regard to:
use;
(b) The frequency of use to the
road or rail network;
(c) Any alternative access;
(d) The need for the access,
junction or level crossing;
(e) Any
traffic
impact
assessment;
(f) Any measures to improve or
maintain sight distance; and
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from the
authority.
road
or
rail
E5.0 Flood Prone Areas Code Not applicable.
E6.0 Car Parking and Sustainable Transport Code

Table E6.1: Parking Space Requirements
Use
Hotel Industry
Parking Requirement
Vehicle
Bicycle
Required
1 space per 20m2 of floor area

available to the public + 1 space per
bedroom + 6 spaces for drive-in
bottle shop
1
space
per
100m2 of floor
area available to
the public
56 vehicles spaces
(based on 1110m2
available to the
public)
11 bicycle spaces
Proposal Response
The proposal provides 49 vehicle spaces (including the spaces leased from Council on the northern
boundary of the site), therefore a shortfall of 7 spaces when assessed as a Hotel Industry. The
proposal does not provide for any bicycle spaces.
E6.5 Use Standards

E6.5.1 Car Parking Numbers
Objective:
To ensure that an appropriate level of car parking is provided to service use.
Proposal Response
A1
P1.1
P1.1
The number of car parking spaces The number of car parking

spaces
for other
than
must:
residential uses, must be
a) Not be less than 90% of provided
to
meet
the
the requirements of Table reasonable needs of the use,
E6.1 (except for dwellings having regard to:
in the General Residential
Zone); or
(a) The availability of offb) Not be less than 100% of
road
public
car
the requirements of Table
parking spaces within
The
Traffic
Impact
Assessment attached at
Appendix D to this submission
provides
information
demonstrating
compliance
against the performance
criteria. In summary:
there is a large public

car park located
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E6.1 for dwellings in the

General Residential Zone;
or
c) Not
exceed
the
requirements of Table E6.1
by more than 2 spaces or
5% whichever is the
greater,
except
for
dwellings in the General
Residential Zone; or
d) Be in accordance with an
acceptable
solution
contained within a parking
precinct plan.
(b)
(c)
(d)
(e)
(f)
(g)
(h)
reasonable
walking
distance;
The ability of multiple
users to share spaces
because of:
(i) variations in car
parking demand over
time; or
(ii) efficiencies gained
by consolidation of car
parking spaces;
The availability and
frequency of public
transport
within
reasonable
walking
distance of the site;
Any site constraints
such
as
existing
buildings,
slope,
drainage, vegetation
and landscaping;
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;
An assessment of the
actual car parking
demand determined
in light of the nature
of the use and
development;
The
effect
on
streetscape; and
Any recommendations
of any traffic impact
assessment prepared
for the proposal; or
immediately adjacent
to the subject site,
the site is located on
major
public
transport routes,
the proposal re-uses
the existing building
structure and as such
the site is constrained
in its ability to
provide
additional
parking,
there is a large pool
of nearby on-street
parking within a
reasonable walking
distance,
the proposed use is a
retail outlet for liquor
products
and
provides moer than
90% of the parking
requirements
for
General Retail and
Hire use class.
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:
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(a) The intensity of the

use and car parking
required;
(b) The size of the
dwelling and the
number of bedrooms;
and
(c) The pattern of parking
in the locality; or
P1.2
The number of car parking
spaces complies with any
relevant parking precinct plan.
A2
P2
The number of accessible car No performance criteria.

parking spaces for use by persons
with a disability must be:
(a) For uses that require 5 or
less parking spaces 1
space; or
(b) For uses that require 6 or
more parking spaces in
accordance with Part D3 of
Volume 1 of the National
Construction Code 2014.
A2 The proposal provides

for one car parking space for
use by persons with a
disability
which
is
in
accordance with Part D3 of
the National Construction
Code 2014.
E6.5.2 Bicycle parking numbers

Objective:
To ensure that an appropriate level of bicycle parking spaces are provided to meet the needs of
the use.
Proposal Response
A1
P1
The number of bicycle parking

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

provided
to
meet
the
having regard to:
P1 - No bicycle spaces are

proposed within the subject
site. The proposal relies upon
assessment
against
the
performance criteria. Further
information demonstrating
compliance
with
the
performance
criteria
is
provided within the Traffic
Impact Assessment, attached
(a) The likely number and

characteristics
of
users of the site and
their
opportunities
and likely need to
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travel by bicycle;
at Appendix D. In summary:
(b) The location of the
Customers
are
site and likely distance
unlikely to access the
a cyclist needs to
site via bicycle due to
travel to reach the
the nature of the
site; and
goods sold,
(c) The availability and
The existing road

accessibility of existing
network is not ideal
and planned parking
for the movement of
facilities for bicycles in
bicycles to and from
the vicinity.
the site.
E6.5.3 Taxi spaces

Objective:
To ensure that access for taxis is provided to meet the needs of the use.
A1
P1
Except for dwelling in the General

Residential zone, uses that require
greater than 50 car spaces by
Table E6.1 must provide one
parking space for a taxi on site,
with one additional taxi parking
space provided for each additional
50 car parking spaces required.
Proposal Response
P1 - No dedicated taxi spaces

are proposed within the
Taxi parking spaces must be subject site. The proposal
provided
to
meet
the relies
upon
assessment
reasonable needs of the use, against the performance
having regard to:
criteria.
(a) The nature of the
proposed use and
development;
(b) The availability and
accessibility of taxi
spaces on the road or
in the vicinity; and
(c) Any site constraints
such
as
existing
buildings,
slope,
and landscaping.
there is a large public

car park located
immediately adjacent
to the subject site,
the site is located on
major
public
transport routes,
the proposal re-uses
the existing building
structure and as such
the site is constrained
in its ability to
provide
additional
parking,
there is a large pool
of nearby on-street
parking within a
reasonable walking
distance,
taxis have the ability
to utilise any of the
nearby or on site on
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and off-street vehicle

car parking spaces
available.
E6.5.4 Motorcycle parking

Objective:
To ensure that motorcycle parking is provided to meet the needs of the use.
Proposal Response
A1
P1
Except for dwelling in the General

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

must be provided to meet the
having regard to:
P1 - The proposal requires a

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

proposed use and
development;
(b) The availability and
accessibility
of
motorcycle
parking
spaces on the road or
in the vicinity; and
(c) Any site constraints
such
as
existing
buildings,
slope,
and landscaping.
Further
information
demonstrating
compliance
with the performance criteria
is provided within the Traffic
Impact Assessment, attached
at Appendix D. In summary:
The proposal is a
liquor store and
therefore it is unlikely
that motorcycles will
access the site to
purchase goods,
There is a large pool
of nearby on and offstreet
parking
available
for
motorcycles as well
as cars if necessary.
E6.5.5 Loading bays

Objective:
To ensure adequate access for goods delivery and collection, and to prevent loss of amenity and
adverse impacts on traffic flows.
Proposal Response
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A1 The proposed change of

use will utilise the existing
A loading bay must be provided for Adequate space for loading loading bay contained within
uses with a gross floor area greater and unloading must be the subject site and accessed
than 1 000m2 in a single provided, having regard to:
via the right-of-way over CT
occupancy.
134121/3.
The proposal
(a) The types of vehicles
complies.
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
and landscaping.
A1
P1
E6.6 Development Standards

E6.6.1 Construction of Parking Areas
Objective:
To ensure that parking areas are constructed to an appropriate standard.
Proposal Response
A1
P1
Not
applicable,
spaces are existing.
All
parking,
access
ways, All parking, access ways,
manoeuvring and circulation spaces manoeuvring and circulation
spaces must be readily
must:
identifiable and constructed
(a) Have a gradient of 10% or to ensure that they are
less;
useable in all weather
(b) Be formed and paved;
conditions, having regard to:
(c) Be drained to the public
stormwater system, or
contain stormwater on the
site;
site;
(b) The topography of
(d) Except for a single dwelling,
the land;
and all uses in the Rural
(c) The drainage system
Resource,
Environmental
available;
parking
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Management and Open

Space zones, be provided
with an impervious all
weather seal; and
(e) Except for a single dwelling,
be line marked or provided
with other clear physical
means to delineate parking
spaces.
(d) The likelihood of

transporting
sediment or debris
from the site onto a
road or public place;
(e) The likelihood of
generating dust; and
(f) The nature of the
proposed surfacing
and line marking.
E6.6.2 Design and Layout of Parking Areas

Objective
To ensure that parking areas are designed and laid out to provide convenient, safe and efficient
parking.
Proposal Response
The proposal meets the

acceptable solutions. The car
Car
parking,
access
ways, Car parking, access ways, parking spaces are existing.
manoeuvring and circulation spaces manoeuvring and circulation
spaces must be convenient,
must:
safe and efficient to use,
(a) Provide for vehicles to enter having regard to:
and exit the site in a forward
direction where providing
(a) The characteristics
for more than 4 parking
of the site;
spaces;
(b) The proposed slope,
(b) Have a width of vehicular
dimensions
and
access no less than the
layout;
requirements in Table E6.2,
(c) Vehicle
and
and no more than 10%
pedestrian
traffic
greater
than
the
safety;
requirements in Table E6.2;
(d) The nature and use
(c) Have
parking
spaces
of the development;
dimensions in accordance
(e) The
expected
with the requirements in
number and type of
Table E6.3;
vehicles;
(d) Have a combined access and
(f) The nature of traffic
manoeuvring width adjacent
in the surrounding
to parking spaces not less
area; and
than the requirements in
(g) The provisions of
Table E6.3 where there are
Australian Standards
3 or more car parking
AS 2890.1 Parking
spaces; and
Facilities, Part 1: Off
(e) Have a vertical clearance of
Road Car Parking
not less than 2.1 metres
and
AS2890.2
A1.1
P1
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above the parking surface

level.
Parking
Facilities,
Part
2:
Parking
Facilities Off-Street
commercial vehicle
facilities.
A1.2
All accessible spaces for use by
persons with a disability must be
located closest to the main entry
point to the building.
A1.3
Accessible spaces for people with
disability must be designated and
signed as accessible spaces where
there are 6 spaces or more.
A1.4
Accessible car parking spaces for use
by persons with disabilities must be
designed and constructed in
accordance with AS/NZ2890.6-2009
Parking facilities Off-street parking
for people with disabilities.
E6.6.3 Pedestrian Access

Objective:
To ensure pedestrian access is provided in a safe and convenient manner.
Proposal Response
A1 The proposal provides

for an existing footpath with
Uses that require 10 or more Safe pedestrian access must a new extension to provide
be provided within car parks, pedestrian access to York
parking spaces must:
having regard to:
Street road reservation.
(a) Have a 1m wide footpath
that is separated from the
(a) The characteristics
access ways or parking
of the site;
aisles,
except
where
(b) The nature of the
crossing access ways or
use;
parking aisles, by:
(c) The
number
of
(i) a horizontal distance of
parking spaces;
2.5m between the edge of
(d) The frequency of
the footpath and the access
vehicle movements;
way or parking aisle; or
(e) The
needs
of
(ii) protective devices such
persons
with
a
as bollards, guard rails or
disability;
planters
between
the
(f) The location and
A1
P1
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footpath and the access

ways or parking aisle; and
(b) Be signed and line marked
at points where pedestrians
cross access ways or parking
aisles; and
number of footpath
crossings;
(g) Vehicle
and
pedestrian
traffic
safety;
(h) The location of any
access
ways
or
parking aisles; and
(i) Any
protective
devices proposed for
pedestrian safety.
A1.2
In
parking
areas
containing
accessible car parking spaces for use
by persons with disability, a
footpath having a minimum width of
1.5m and a gradient not exceeding 1
in 14 is required from those spaces
to the main entry point to the
building.
E6.6.4 Loading Bays

Objective:
To ensure adequate access for goods delivery and collection and to prevent loss of amenity and
adverse impacts on traffic flows.
A1
P1
The area and dimensions of

loading bays and access way areas
must be designed in accordance
with AS2890.2 2002, Parking
Facilities, Part 2: Parking facilities
Off-street commercial vehicle
facilities, for the type of vehicles
likely to use the site.
A2
It must be demonstrated that the
type of vehicles likely to use the
site can enter, park and exit the
site in a forward direction, without
Proposal Response
A1 The loading bay and

access ways areas are
Loading bays must have area existing. Further information
and dimensions suitable for is contained within the Traffic
the use, having regard to:
Impact Assessment attached
at Appendix D to this
submission.
likely to use the site;
(b) The nature of the use;
loading
and
unloading;
(d) The
area
and
and
(e) The location of the
site and nature of
traffic.
A2 The proposal complies.
P2
Further
information
is
Access
for
vehicles contained within the Traffic
commercial vehicles to and Impact Assessment attached
from the site must be safe, at Appendix D to this
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impact or conflicting with areas set having regard to:

submission.
aside for parking or landscaping, in
accordance with AS2890.2 2002,
associated with the
Parking Facilities, Part 2: Parking
use;
facilities Off-street commercial
(b)
The nature of the use;
vehicle facilities.
loading
and
unloading;
(d) The
area
and
(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.
E6.6.5 Bicycle Facilities
Objective:
To ensure that cyclists are provided with adequate facilities.
Proposal Response
A1
P1
Uses that require 5 or more bicycle

spaces by Table E6.1 must provide 1
shower and change room facility on
site, with one additional shower
and change room on site for each
10 additional bicycle spaces
required.
Shower and change room

facilities must be provided at
adequate level to cater for
the reasonable needs of
cyclists, having regard to:
(a) The location of the
proposed use;
(b) The existing network
of cycle paths and
bicycle lanes and
other
means
of
access to the site for
cyclists;
(c) The nature of the
proposed use;
(d) The
number
of
employees;
P1 No bicycle spaces are

proposed. The proposal does
not provide for shower and
change
room
facilities.
Further
information
is
contained within the Traffic
submission in relation to not
providing for bicycle spaces.
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(e) The users of the site

and the likelihood of
travel by bicycle;
(f) Whether there are
facilities on the site
for other reasons
that could be used by
cyclists; and
(g) The opportunity for
sharing
bicycle
facilities on nearby
sites.
E6.6.6 Bicycle Parking and Storage Facilities

Objective:
To ensure that parking and storage facilities for bicycles are safe, secure and convenient.
Proposal Response
A1
P1
Bicycle parking and storage facilities

for uses that require 5 or more
bicycle spaces in Table E6.1 must:
(a) Be accessible from a road,
cycle path, bicycle land,
shared path or access way;
(b) Be located within 50m from
the main entrance;
(c) Be visible from the main
entrance or otherwise
signed; and
(d) Be available and adequately
lit during the times they will
be used, in accordance with
Table 2.3 of AS/NZS
1158.3.1: 2005 Lighting for
roads and public spaces
Pedestrian area (Category
P) lighting Performance
and design requirements.
Bicycle parking and storage

facilities must be provided in
a safe, secure and convenient
location, having regard to:
(a) The accessibility to
the site;
(b) The characteristics of
the site;
(c) The nature of the
proposed use;
(d) The
number
of
employees;
(e) The users of the site
and the likelihood of
travel by bicycle;
(f) The location and
visibility of proposed
parking
storage
facilities for bicycles;
(g) The nature of the
bicycle parking and
storage facilities;
(h) Whether there are
other parking and
storage facilities on
the site; and
(i) The opportunity for

change
room
facilities.
Further
information
is
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sharing
bicycle
parking and storage
facilities on nearby
sites.
A2
P2
Bicycle parking spaces and
access must be convenient,
(a) Have minimum dimensions safe and efficient to use,
of:
having regard to:
(i) 1.7m in length; and
(a) The characteristics of
(ii) 1.2m in height; and
the site;
(b) The space available;
(iii) 0.7m in width at the
(c) The safety of cyclists;
handlebars;
(d) The
proposed
measures
to
secure
(b) Have unobstructed access
bicycles;
and
with a width of at least 2m
(e) The provisions of AS
and a gradient of no more
2890.3 1993 Parking
5% from a road, cycle path,
facilities Bicycle
bicycle lane, shared path or
parking facilities.
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.
Bicycle parking spaces must:

change
room
facilities.
Further
information
is
E7.0 Scenic Management Code Not applicable.

E8.0 Biodiversity Code Not applicable. No vegetation is to be removed as part of the development
of the site.
E9.0 Water Quality Code Applicable. The development is exempt under E9.4.1 as the use and
development is to be connected to reticulated stormwater.
E10.0 Recreation and Open Space Code Not applicable, the proposal is not for a subdivision.
E11.0 Environmental Impacts and Attenuation Code Not applicable.
E12.0 Airports Impact Management Code Not applicable.
E13.0 Local Historic Heritage Code Not applicable.
E14.0 Coastal Code Not applicable.
E15.0 Telecommunications Code Not applicable.
E16.0 Invermay/Inveresk Flood Inundation Area Code Not applicable.
E17.0 Cataract Gorge Management Area Code Not applicable.
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E18.0 Signs Code Applicable.

E18.5.1 Unacceptable Signage
Objective:
To prevent unacceptable signage.
Proposal Response
A1
P1
A1 The proposal does not

contain any of the sign types
listed within the acceptable
solution.
Signage must not be the following No performance criteria.

sign types:
(a) An above awning sign;
(b) Bunting (flag and decorative
elements);
(c) A flashing lights sign;
(d) A roof sign;
(e) A sky sign; or
(f) A third party sign.
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.
Proposal Response
A1
P1
A sign must:
A sign must:
(a) Be located within the
(a) Be located within
applicable zone for the
an applicable zone
relevant sign type set out in
for the relevant
Table 1 of E18.6; and
sign type as set
(b) Meet the requirements for
out in Table 1 of
the relevant sign type set
E18.6; and
out in Table 1 of E18.6.
(b) Be appropriate to
the natural and
built environment
of the locality,
having regard to:
(i) domination of
the streetscape or
premises
on
which it is located;
P1 The proposal relies upon

assessment
against
the
performance criteria as it
cannot be A1 (b). The signs
proposed are located within the
applicable zone for the relevant
sign type set out in Table 1 of
E18.6, being Painted Wall, and
Wall signs. The pylon sign is
existing and rebranding only is
proposed. The entry and exit
signs are directional signs.
The existing building was
formally used by Officeworks
which applied wall painting and
wall signs to the structure,
although since removed a
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(ii) the size and

dimensions of the
sign;
(iii) the amenity of
surrounding
properties;
(iv) the repetition
of messages or
information;
(v) the number
and density of
signs; and
(vi)
the
obstruction
of
movement
of
vehicles
and
pedestrians.
A2
number of large signs were

contained within the subject
site.
The overall site and building
sizes are significant.
Each
elevation has the relevant
messages and information
necessary for promotion and
identification of the use of the
building and is in accordance
with Dan Murphys signage
requirements. The proposal is
considered to be compliant
with the performance criteria
given the context of the site
and context of signage within
the area, the existing building
size and previous signage and
the proposed use.
Not applicable. The subject site

is surrounded by properties
A sign must not result in zoned Urban Mixed Use.
the unreasonable loss of
amenity to adjoining
residential
properties,
having regard to:
P2
A sign must be a minimum distance

of 2m from the boundary of any lot
in the General Residential, Inner
Residential, Low Density Residential,
Rural Living, Environmental Living or
Village zones.
A3
(a) The topography of

the site and the
surrounding area;
(b) The
relative
location
of
buildings;
(c) Any
overshadowing;
and
(d) The nature and
type of the sign.
P3
P3 - The existing building was

formally used by Officeworks
which applied wall painting and
wall signs to the structure,
although since removed a
number of large signs were
contained within the subject
site.
Visual clutter must be

reduced where multiple
(a) A maximum of one of each signs of the same type are
sign type per building or proposed, having regard
tenancy, unless otherwise to:
stated in Table 1 of E18.6;
and
(a) The number of
(b) No more than 3 individual
signs;
The overall site and building
signs in total.
(b) Replacement of sizes are significant in terms of
existing signs with size. Each elevation has the
A building or tenancy must have:
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fewer,
more relevant
messages
and
effective
signs; information
necessary for
and
promotion and identification of
(c) Duplication
of the use of the building and is in
messages
or accordance with Dan Murphys
information
on signage requirements.
The
the
same proposal is considered to be
frontage.
compliant
with
the
performance criteria given the
context of the site and context
of signage within the area, the
existing building size and
previous signage and the
proposed use. Duplication of
messages and information
upon each elevation have been
minimised and the existing
pylon sign on the subject site is
to be rebranded only.
A4
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.
P4 The existing pylon sign is

illuminated.
The building
signage will have external
illumination
pelmut
only
adjacent to the applicable
signage. The signs are not
considered to impact on the
unreasonable loss of amendity
to neighbouring properties or
cause undue distraction to
drivers of motor vehicles.
The proposal is considered to
be
compliant
with
the
performance criteria and has
considered the hours of
operation of the signs (being
two additional hours after
trade), the visibility of the signs
fro the road, the intensity of the
lighting and the character of
the surrounding area.
E19.0 Development Plan Code Not applicable.
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4.3 State Policies

4.3.1
State Coastal Policy 1996
The State Coastal Policy was created under the State Policies and Projects Act 1993. This Policy
applies to the Coastal Zone, which is defined as the area within State waters and all areas within one
kilometre of the coast.
Proposal Response
The subject site is not located within one kilometre from the coast.
4.3.2
State Policy on Water Quality Management 1997
This Policy applies to all surface waters, including coastal waters, and ground waters, other than:
i.
ii.
Privately owned waters that are not accessible to the public and are not connected
to, or flow directly into, waters that are accessible to the public; or
Waters in any tank, pipe or cistern.
The purpose of the Policy is to achieve the sustainable management of Tasmania's surface water and
groundwater resources by protecting or enhancing their qualities while allowing for sustainable
development in accordance with the objectives of Tasmania's Resource Management and Planning
System (Schedule 1 of the State Policies and Projects Act 1993).
The objectives of this Policy are to:
1. Focus water quality management on the achievement of water quality objectives which will
maintain or enhance water quality and further the objectives of Tasmania's Resource
Management and Planning System;
2. Ensure that diffuse source and point source pollution does not prejudice the achievement of
water quality objectives and that pollutants discharged to waterways are reduced as far as is
reasonable and practical by the use of best practice environmental management;
3. Ensure that efficient and effective water quality monitoring programs are carried out and
that the responsibility for monitoring is shared by those who use and benefit from the
resource, including polluters, who should bear an appropriate share of the costs arising from
their activities, water resource managers and the community;
4. Facilitate and promote integrated catchment management through the achievement of
objectives (1) to (3) above; and
5. Apply the precautionary principle to Part 4 of this Policy.
Proposal Response
The proposal involves continuation of collection and discharge of stormwater via Councils
stormwater collection network. The objectives of this Policy will therefore be managed in this urban
environment.
The proposal is consistent with the policy.
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4.3.3
State Policy on Protection of Agricultural Land 2009
The subject site is within the urban/commercial area of Launceston and therefore is not considered
to have any agricultural value.
4.4 Land Use Planning and Approvals Act 1993

The Land Use Planning and Approvals Act 1993 provides objectives for all development considered
under this Act. The proposal has been considered against the objectives of this Act. The proposal has
been prepared to be consistent with the provisions of the Launceston Interim Planning Scheme
2015. The proposal is therefore considered to be consistent with the objectives of the Act.
4.5 National Environment Protection Measures
A series of National Environment Protection Measures (NEPMs) have been established by the
National Environment Protection Council. These measures are:
Ambient air quality;
National pollutant inventory;
Movement of controlled waste;
Use packaging materials;
Assessment of site contamination; and
Diesel vehicle emissions.
Proposal Response
It is considered that the NEPMs are not relevant to the proposed development.
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5. Conclusion
The proposal is for the change of use to Hotel Industry Liquor Store with ancillary carparking and
signage at 44-48 Bathurst Street, Launceston, with access and additional carparking on 36-42
Bathurst Street, Launceston, and is illustrated in plans, provided at Appendix C.
The proposal complies with the development standards prescribed by the Scheme, and can be
approved under the Launceston Interim Planning Scheme 2015. This application is therefore made
due to the development pursuant to Section 57 of the Land Use Planning and Approvals Act 1993.
The proposal is consistent with the relevant State and local policies, Planning Scheme objectives and
considerations and objectives of the Land Use Planning and Approvals Act 1993. It is therefore
recommended that the proposal be considered for planning approval.
Author
Rebecca Green
Version
1
Date
27 September 2015
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Appendix A: Certificates of Title
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RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
SEARCH OF TORRENS TITLE

VOLUME
FOLIO
134121
EDITION
DATE OF ISSUE
19-Jul-2000
SEARCH DATE : 25-Sep-2015

SEARCH TIME : 03.24 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 3 on Sealed Plan 134121
Derivation : For grantees see plan
Prior CTs 133765/1, 208674/1, 217931/1, 31284/1, 31284/2,
48955/1, 48955/2, 48955/3, 48956/1, 49006/1, 69508/1 and
208673/1
SCHEDULE 1
A111741, A174382, A365249, C243093 TRANSFER to LAUNCESTON
CITY COUNCIL Registered 19-Jul-2000 at noon
(MF:2593/1546)
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
SP 134121 EASEMENTS in Schedule of Easements
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment
www.thelist.tas.gov.au
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FOLIO PLAN
RECORDER OF TITLES
Search Date: 25 Sep 2015
Issued Pursuant to the Land Titles Act 1980
Search Time: 03:24 PM
Volume Number: 134121
Department of Primary Industries, Parks, Water and Environment
Revision Number: 01
Page 1 of 1
www.thelist.tas.gov.au
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Appendix B: Land Owners Consent

CT 134121/3 (under separate cover)
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Appendix C: Site Plan, Floor Plans and Elevations

Loop Architecture Pty Ltd (under separate cover)
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Appendix D: Traffic Assessment

Keith Midson
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Loop Architecture
Dan Murphys Bathurst Street

Traffic Impact Assessment
September 2015
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Contents
1.
2.
3.
4.
5.
6.
Introduction
1.1
Background
1.2
Traffic Impact Assessment (TIA)
1.3
Statement of Qualification and Experience
1.4
Project Scope
1.5
Subject Site
1.6
Reference Resources
Existing Conditions
2.1
Transport Network
2.2
Road Safety Performance
Proposed Development
11
3.1
11
Traffic Impacts
13
4.1
Traffic Generation
13
4.2
Trip Distribution
13
4.3
Access Impacts
13
4.4
Pedestrian and Cycling Impacts
15
4.5
Road Safety Impacts
15
Parking Assessment
16
5.1
Parking Provision
16
5.2
Planning Scheme Requirements
16
5.3
Bicycle Parking Requirements
18
5.4
Motorcycle Parking Requirements
19
5.5
Disabled Parking
19
5.6
Loading Bays
19
5.7
Car Parking Layout
21
5.8
On-Street Parking
21
Conclusions
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Figure Index
Figure 1
Subject Site & Surrounding Road Network
Figure 2
Existing Site
Figure 3
Bathurst Street at Access
Figure 4
York Street
Figure 5
12
Figure 6
Loading Bay Truck Swept Paths
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1.
Introduction
1.1
Background
Midson Traffic were engaged by Loop Architecture to prepare a traffic impact assessment for a proposed
Dan Murphys bottle shop in Bathurst Street, Launceston.
1.2
Traffic Impact Assessment (TIA)
A traffic impact assessment (TIA) is a process of compiling and analysing information on the impacts
that a specific development proposal is likely to have on the operation of roads and transport networks.
A TIA should not only include general impacts relating to traffic management, but should also consider
specific impacts on all road users, including on-road public transport, pedestrians, cyclists and heavy
vehicles.
This TIA has been prepared in accordance with the Department of State Growth (DSG) publication, A
Framework for Undertaking Traffic Impact Assessments, September 2007. This TIA has also been
prepared with reference to the Austroads publication, Guide to Traffic Management, Part 12: Traffic
Impacts of Developments, 2009.
Land use developments generate traffic movements as people move to, from and within a development.
Without a clear understanding of the type of traffic movements (including cars, pedestrians, trucks, etc),
the scale of their movements, timing, duration and location, there is a risk that this traffic movement
may contribute to safety issues, unforseen congestion or other problems where the development
connects to the road system or elsewhere on the road network. A TIA attempts to forecast these
movements and their impact on the surrounding transport network.
A TIA is not a promotional exercise undertaken on behalf of a developer; a TIA must provide an
impartial and objective description of the impacts and traffic effects of a proposed development. A full
and detailed assessment of how vehicle and person movements to and from a development site might
affect existing road and pedestrian networks is required. An objective consideration of the traffic impact
of a proposal is vital to enable planning decisions to be based upon the principles of sustainable
development.
The Road and Railway Assets Code of the Launceston Interim Planning Scheme, 2015, identifies that a
TIA is required due to the traffic generation of the proposed development.
1.3
Statement of Qualification and Experience
This TIA has been prepared by an experienced and qualified traffic engineer in accordance with the
requirements of Councils Planning Scheme and The Department of State Growths, A Framework for
Undertaking Traffic Impact Assessments, September 2007, as well as Councils requirements.
The TIA was prepared by Keith Midson. Keiths experience and qualifications are briefly outlined as
follows:
44-48 Bathurst Street - Traffic Impact Assessment
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19.5 years professional experience in traffic engineering and transport planning.
Master of Transport, Monash University, 2006
Master of Traffic, Monash University, 2004
Bachelor of Civil Engineering, University of Tasmania, 1995
Keith is a Director of the traffic engineering, transport planning and road safety company, Midson Traffic
Pty Ltd. He is also a Teaching Fellow at Monash University, where he teaches and coordinates the
subject Road Safety Engineering as part of Monashs postgraduate program in traffic and transport.
Keith is also an Honorary Research Associate with the University of Tasmania, where he lectures the
subject Transportation Engineering in the undergraduate civil engineering program as well as
supervising several honours projects each year.
1.4
Project Scope
The project scope of this TIA is outlined as follows:
Review of the existing road environment in the vicinity of the site and the traffic conditions on
the road network.
Provision of information on the proposed development with regards to traffic movements and
activity.
Identification of the traffic generation potential of the proposal with respect to the surrounding
road network in terms of road network capacity.
Review of the parking requirements of the proposed development. Assessment of this parking
supply with Planning Scheme requirements.
Traffic implications of the proposal with respect to the external road network in terms of traffic
efficiency and road safety.
1.5
Subject Site
The subject site is located at 44-48 Bathurst Street (corner of Bathurst Street and York Street) in
Launceston. The site was previously used as an Office Works store. The subject site and surrounding
road network is shown in Figure 1.
The site is located immediately adjacent to a large Council owned 233 space car park. The car park has
access from Bathurst Street, Brisbane Street and York Street. Access to the subject site is located
immediately west of the Bathurst Street access. Council have provided a letter of comfort or assurance
regarding Councils long term intention to maintain the car park. In the event that the car park were to
be sold or developed, it would be done so with a provision to ensure the number of Council car parking
spaces were maintained. A copy of this letter is provided in Appendix A.
The existing site viewed from the Bathurst Street access is shown in Figure 2.
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Figure 1
Subject Site & Surrounding Road Network
Source: LIST Map, DPIPWE
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Figure 2
1.6
Existing Site
Reference Resources
The following references were used in the preparation of this TIA:
Launceston Interim Planning Scheme, 2015 (Planning Scheme)
Austroads, Guide to Traffic Management, Part 12: Traffic Impacts of Developments, 2009
Austroads, Guide to Road Design, Part 4A: Unsignalised and Signalised Intersections, 2009
DSG, A Framework for Undertaking Traffic Impact Assessments, 2007
Roads and Maritime Services NSW, Guide to Traffic Generating Developments, 2002 (RTA Guide)
Roads and Maritime Services NSW, Updated Traffic Surveys, 2013 (Updated RTA Guide)
Australian Standards, AS2890.1, Off-Street Parking, 2004 (AS2890.1:2004)
Australian Standards, AS2890.6, Off-street parking for people with disabilities, 2009 (AS2890.6)
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2.
Existing Conditions
2.1
Transport Network
For the purpose of this report, the transport network consists of Bathurst Street and York Street. Other
roads such as Margaret Street, Brisbane Street and Wellington Street were considered in the context of
preparing the TIA, but not examined in detail.
Bathurst Street is a major arterial road that provides the northbound component of the Bathurst Street/
Wellington Street couplet through the CBD. It carries approximately 45,000 vehicles per day across
three lanes adjacent to the subject site. On-street parking is not permitted on the western side of
Bathurst Street (side of subject site), and limited sections of on-street parking is available opposite the
subject site.
Bathurst Street looking south from the access to the site is shown in Figure 3.
Figure 3
Bathurst Street at Access
York Street crosses Bathurst Street at a signalised intersection and provides one-way flow from the CBD
to the West Tamar Highway. York Street has two through lanes past the subject site. On-street parking
is available on both sides of the road.
York Street viewed looking east from the subject site is shown in Figure 4.
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Figure 4
2.2
York Street
Road Safety Performance
Crash data can provide valuable information on the road safety performance of a road network. Existing
road safety deficiencies can be highlighted through the examination of crash data, which can assist in
determining whether traffic generation from the proposed development may exacerbate any identified
issues.
Crash data was obtained from the Department of State Growth for a 5+ year period between 1st January
2010 and 30 August 2015 for the following roads:
Bathurst Street between York Street and Brisbane Street; and
York Street between Bathurst Street and Margaret Street.
The findings of the crash data is summarised as follows:
Bathurst Street:
A total of 50 crashes were reported in Bathurst Street during this time.
Of these crashes, a total of 21 crashes were reported at the Brisbane Street junction, 12 were
reported at the York Street junction, and 17 were reported mid-block (non-intersection).
9 crashes involved minor injury, 1 first-aid at the scene, and 40 property damage.
4 crashes involved pedestrians. 3 of these crashes were reported at the York Street junction
and 1 at the Brisbane Street junction.
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The dominant crash trends were: cross traffic (10 crashes), rear-end (8 crashes), lane change
left (7 crashes), lane change right (7 crashes), other same direction (4 crashes), other (14
crashes).
Of the cross traffic crashes, all occurred at the signalised intersections of Brisbane Street (6
crashes) and York Street (4 crashes). Of the rear end crashes, 5 occurred at the signalised
intersections of Brisbane Street (2 crashes) and York Street (3 crashes).
York Street:
A total of 20 crashes were reported in York Street during this time.
Of these crashes, a total of 14 crashes were reported at the Margaret Street junction, and 6
were reported mid-block (non-intersection).
3 crashes involved minor injury, 1 first-aid at the scene, 15 property damage, and 1 unknown.
No crashes involved pedestrians, 1 involved a bicycle and 3 involved a motorcycle. All of these
crashes occurred at the intersection of Margaret Street.
The dominant crash trends were: right-through (6 crashes), rear-end (5 crashes), cross-traffic (5
crashes), other (4 crashes).
Whilst the total number of crashes is relatively high in Bathurst Street, it is considered reasonably typical
of a major arterial road through a city environment. The severity of the crashes reported is relatively
low. Importantly, no crashes were reported that involved a vehicle emerging from the car park access
fronting onto Bathurst Street.
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3.
3.1
The proposed development involves the development of a Dan Murphys bottle shop utilising the existing
building structure that was previously used as an Office Works store.
The proposed development utilises the existing car parking layout of the previous Office Works site,
however proposes one-way flow (previously the car park provided two-way flow) from the car park entry
at Bathurst Street with a new exit-only on York Street near the southwestern corner of the car park.
The development proposes a total of 40 spaces on-site, as well as an additional 9 angle parking spaces
leased from the adjacent Council car park1. A loading dock is located near the northwest corner of the
building, with access from the adjacent Council car park.
The proposed development is shown in Figure 5.
Note that the developer is in the process of negotiating a long term lease on these parking spaces for the development.
Preliminary notes on this matter are provided in Appendix A.
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Figure 5
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4.
Traffic Impacts
4.1
Traffic Generation
There is little empirical research into the traffic generation of bottle shops in Australia. The Nationally
recognised reference source for traffic generation and parking requirements, The RTA Guide, does not
provide details for this type of development, but refers to the USA reference, Institute of Transportation
Engineers, Trip Generation Manual. The rates provided in the ITE Manual relate to liquor stores with
drive through facilities, which is not applicable to the proposed development.
Traffic generation surveys were therefore used from several bottle shops in the Greater Hobart region
to estimate the likely traffic generation of the development. These surveys indicate that typical evening
peak generation rates of approximately 14 vehicles per 100m2 of floor area would be applicable.
On this basis, the traffic generation is likely to be in the order of 224 vehicles per hour during peak
periods (evening weekday peak).
The previous use of the site was an Office Works store. This use is retail in nature, and typical peak
traffic generation rates for this use would have been in the order of 12.5 vehicles per 100m2 of floor
area. This equates to a peak generation of approximately 200 vehicles per hour.
The proposed development therefore represents an increase of 24 vehicles per hour compared to the
previous use of the site.
4.2
Trip Distribution
All traffic entering the site will access via the Council owned car park located adjacent to the site.
Typically this traffic will enter from Bathurst Street, however access is available via Brisbane Street and
York Street (through Councils car park).
All traffic exiting the site must utilise York Street via a right turn.
4.3
Access Impacts
Acceptable Solution A3 of E4.5.1 of the Road and Railway Assets Code states that The annual average
daily traffic (AADT) of vehicle movements, to and from a site, using an existing access or junction, in an
area subject to a speed limit of 60km/h or less, must not increase by more than 20% or 40 vehicle
movements per day, whichever is the greater.
In this case, the traffic generation of the proposed development is likely to increase by more than 40
vehicle movements per day when compared to the previous use. Therefore the proposed development
fails Acceptable Solution, A3 or E4.5.1.
The development was therefore assessed against the Performance Criteria, P3 of E4.5.1 states the
following:
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Any increase in vehicle traffic at an existing access or junction in an area subject to a speed limit
of 60km/h or less, must be safe and not unreasonably impact on the efficiency of the road, having
regard to:
(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.
Each of these points are investigated as follows:

a. The additional traffic generation on the surrounding road network was estimated to be 24
vehicles per hour during peak times. The peak hour volumes do not cause any significant
adverse impacts on the access junctions.
b. Traffic generated by the development is identical in nature to the existing traffic generated by
the site in terms of the road users, peak periods, etc. This traffic is compatible with the
surrounding transport network.
c.
The peak hour traffic generation of the development is estimated to be 224 vehicles per hour.
The accesses to the site (and the neighbouring Council car park accesses) will continue to
operate at a high level of efficiency.
d. Bathurst Street provides a collector road function for traffic travelling northbound through
Launceston. Accesses to commercial developments are frequent along its length near the
subject site. The continued use of the access from Bathurst Street is compatible with the nature
and category of Bathurst Street. York Street has a lower traffic carrying function in Launcestons
road hierarchy, although it provides a critical access to West Tamar Highway. The nature and
function of the road suits the access requirements for the site.
e. The speed limit of all frontage roads to the subject site is 60-km/h. The access and traffic
generated by the proposed development is consistent with the existing speed limit.
f.
Alternative entry access is available via Councils adjacent car park from York Street and
Brisbane Street.
g. The location of the junctions on Bathurst Street and York Street are deemed to be appropriate in
its position on the road, available sight distance and its design.
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h. This report documents a traffic impact assessment for the development.

i.
No written advice has been obtained by the road authority (Council), other than the advice that
a TIA is required for the development.
The proposed development therefore meets the requirements of Performance Criteria, P3, of E4.5.1 of
the Planning Scheme.
4.4
Pedestrian and Cycling Impacts
The proposed development is likely to generate a moderate amount of pedestrian activity to and from
the site.
It is not anticipated that cycling will provide a significant transport mode for customers. For reasons
discussed in Section 5.3, the typical purchases that occur at a bottle shop are not easily transported on a
bicycle.
The surrounding transport network provides a high level of service for pedestrian movements. This is in
the form of wide footpaths and pedestrian crossing provisions on the surrounding traffic signals.
4.5
Road Safety Impacts
No significant adverse road safety impacts are foreseen for the proposed development. This is based on
the following:
The predicted future peak traffic generation of 224 vehicle trips per hour is comparable to the
previous use traffic generation of the site. Observations of the existing access on Bathurst
Street indicate that there are no capacity issues associated with entry or exit movements.
Access to the site is via existing major access on Bathurst Street which has been in use for many
years. Trips into and out of the site will therefore not be considered unusual or unexpected for
passing motorists on Bathurst Street. The development also provides a new exit onto York
Street, which reduces the pressure of exiting manoeuvres on Bathurst Street to some extent.
The site is also located in a dominantly commercial area, where access into and out of
commercial properties is commonplace.
There are no identified road safety deficiencies in the surrounding road network that might be
exacerbated by traffic generated by the proposed development. Noting specifically that the
crash history of the immediate transport network does not include crash types corresponding to
access from adjacent property.
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5.
Parking Assessment
5.1
Parking Provision
The proposed development provides a total of 40 spaces on-site and an additional 9 spaces that are
located adjacent to the site within the Council car park (leased from the Council). The site is also
located immediately adjacent to a large Council car park that contains a total of 261 spaces (excluding
the 9 spaces leased to the site).
5.2
Planning Scheme Requirements
The Parking and Sustainable Transport Code sets out the Planning Scheme parking requirements for a
development. Schedule E6.5.1 states that the Acceptable Solution, A1, is as follows:
The number of car parking spaces must:

(a)
not be less than 90% of the requirements of Table E6.1 (except for dwellings in the
General Residential Zone); or
(b)
not be less than 100% of the requirements of Table E6.1 for dwellings in the General
Residential Zone; or
(c)
not exceed the requirements of Table E6.1 by more than 2 spaces or 5% whichever is
the greater, except for dwellings in the General Residential Zone; or
(d)
be in accordance with an acceptable solution contained within a parking precinct plan.
The Planning Scheme requires the following provision for Hotel Industry land use:
1 space per 20m2 of floor area available to the public + 1 space per bedroom + 6 spaces for drive
in bottle shop.
In this case, the development is a liquor retail outlet that does not have accommodation and does not
have a drive through facility. The parking requirements are therefore a total of 56 spaces are required
based on a floor area of 1,110m2 available to the public (only retail area, not including office and
amenities, etc).
Note that whilst the development is a bottle shop, it is essentially a retail development (ie. it is a large
retail store that sells alcohol products, not a bar that serves alcoholic beverages) and the General Retail
and Hire land use would be more appropriate. This has a requirement of 1 space per 30m 2 of gross
floor area which results in a parking requirement of 53 spaces (based on a gross floor area of 1,600m2).
The parking provision of 49 spaces (including the spaces leased from Council on the northern boundary
of the site) is therefore a shortfall of 7 spaces when assessed as a Hotel Industry land use and a
shortfall of 4 spaces when assessed as General Retail and Hire land use.
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The Acceptable Solution A1 of E6.5.1 of the Planning Scheme states that the number of car parking
spaces must: (a) not be less than 90% of the requirements of Table E6.1 . In this case the provision of
49 spaces represents 87.5% of the requirements of Table E6.1 when assessed as Hotel Industry and
92.5% of the requirements of Table E6.1 when assessed as General Retail and Hire.
The proposed development therefore complies with the Acceptable Solution A1 of E6.5.1 of the Planning
Scheme when assessed as General Retail and Hire, but falls short when assessed as Hotel Industry.
On this basis, the proposed development was assessed against the Performance Criteria, P1.1 of E6.5.1.
The Performance Criteria states the following:
The number of car parking spaces for other than residential uses, must be provided to meet the
reasonable needs of the use, having regard to:
(a)
the availability of off-road public car parking spaces within reasonable walking distance;
(b)
the ability of multiple users to share spaces because of:
(i)
variations in car parking demand over time; or
(ii)
efficiencies gained by consolidation of car parking spaces;
(c)
the availability and frequency of public transport within reasonable walking distance of
the site;
(d)
any site constraints such as existing buildings, slope, drainage, vegetation and
landscaping;
(e)
the availability, accessibility and safety of on-road parking, having regard to the nature
of the roads, traffic management and other uses in the vicinity;
(f)
an assessment of the actual car parking demand determined in light of the nature of the
use and development;
(g)
the effect on streetscape; and
(h)
the recommendations of any traffic impact assessment prepared for the proposal.
In this case, the following points are relevant:

a. There is a large public car park located immediately adjacent to the subject site. This car park is
controlled by voucher parking. The peak demand for the development will be during the
evening peak, during which time the occupancy of the adjacent car park will reduce, thus
making parking available for customers of the development.
b. There is little other development in the immediate area that is likely to have shared parking with
the proposed development. The points made in (a) above are relevant however, as the public
car park is likely to reduce in demand at times when the development demands will peak.
c.
The site is located on major public transport routes.

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d. The site re-uses the existing building structure and as such the site is constrained in its ability to
provide additional parking.
e. There is a large pool of nearby on-street parking within a reasonable walking distance. The
majority of on-street parking is controlled by time restrictions or parking meters.
f.
The proposed development is a retail outlet for alcoholic products and provides more than 90%
of the parking requirements for General Retail and Hire land use as outlined previously.
g. There is no impact on the streetscape as the development re-uses existing parking spaces.
h. This report documents the findings of a TIA.
Based on the above findings, the proposed development meets the requirements of Performance Criteria
P1.1 of E6.5.1 of the Planning Scheme.
5.3
Bicycle Parking Requirements
Acceptable Solution A1 of E6.5.2 of the Planning Scheme requires that the number of bicycle parking
spaces must be provided on either the site or within 50m of the site in accordance with the requirements
of Table E6.1. For Hotel Industry 1 bicycle space per 100m2 of area available to the public, and for
General Retail and Hire land use, 1 bicycle space per 100m2 of gross floor area.
This requires a total provision of 11 bicycle spaces when assessed as Hotel Industry and 16 spaces
when assessed as General Retail and Hire. No bicycle spaces are proposed and therefore the
Acceptable Solution A1 or E6.5.2 is not met.
The Performance Criteria, P1 or E6.5.2 requires that:
Bicycle parking spaces must be provided to meet the reasonable needs of the use, having regard
to:
(a)
the likely number and characteristics of users of the site and their opportunities and
likely need to travel by bicycle;
(b)
and
the location of the site and the likely distance a cyclist needs to travel to reach the site;
(c)
the availability and accessibility of existing and planned parking facilities for bicycles in
the vicinity.
In this case, the following is relevant:

a. Customers are unlikely to access the site via bicycle due to the bulky nature of the goods
sold at the development.
b. The existing road network is not ideal for the movement of bicycles to and from the site
(due to the major traffic carrying function of Bathurst Street).
This reduces the
attractiveness of the site as a destination for cyclists.
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c.
There is little known planned parking facilities in the nearby vicinity of the site.
Based on the above, the Performance Criteria, P1, or E6.5.2 is met.
5.4
Motorcycle Parking Requirements
Acceptable Solution A1 of E6.5.4 of the Planning Scheme requires:
Except for dwellings in the General Residential zone, uses that require greater than 20 car parking
spaces by Table E6.1 must provide one motorcycle parking space on site with one additional
motorcycle parking space on site for each additional 20 car parking spaces required.
The development requires a total of 2 motorcycle spaces. In this case, the site does not provide
motorcycle parking. The Performance Criteria, P1, was therefore assessed. The development is a liquor
retail outlet and therefore it is unlikely that motorcycles will access the site to purchase goods. It is
further noted that there is a large pool of nearby on and off-street parking that is available for
motorcycles as well as cars if necessary.
The proposed development is considered to comply with P1(a) of E6.5.4 (the nature of the proposed use
and development).
5.5
Disabled Parking
Acceptable Solution A2 of E6.5.1 requires that the number of accessible car parking spaces for use by
persons with a disability for uses that require 6 or more parking spaces must be in accordance with Part
D3 of the National Construction Code 2014. This is a requirements for 1 space (1 accessible parking
space for every 50 spaces for Class 6). This is provided in the car park, thus satisfying the requirements
of Acceptable Solution, A2 or E6.5.1.
This space is located immediately adjacent to the main pedestrian entrance to the site.
5.6
Loading Bays
Acceptable Solution A1 of E6.6.4 of the Planning Scheme requires:
The area and dimensions of loading bays and access way areas must be designed in accordance
with AS2890.2 2002, Parking Facilities, Part 2: Parking facilities - Off-street commercial vehicle
facilities, for the type of vehicles likely to use the site.
In this case, a loading bay area is located on the northern boundary of the site. The loading dock is an
open facility that requires service vehicles to park parallel to the building line. The dimensions of the
loading area are approximately 20m x 4.7m. The loading area was previously used for the Office Works
site.
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Truck swept paths are shown in Figure 6.

Figure 6
Loading Bay Truck Swept Paths
Australian Standards, AS2890.2:2002, requires that the service area is dependent on a combination of:
(a) The maximum size of vehicle likely to use the facility.
(b) The frequency with which vehicles of different classification use the facility; and
(c) Whether the public road from which the facility is accessed is a major or minor road.
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The following points are relevant for the site:
Swept paths of 8.8 metres and 12.5 metre trucks were tested through the site, accessing from
Bathurst Street.
The frequency of access to the site will be several times per day by vehicles of varying sizes.
Access into the site is via a major road. This access (which is in its exiting location for the
current site) has been assessed to be appropriate in following sections of AS2890.2
Australian Standards, AS2890.2:2002, also requires that the use of the service area for regular use of a
major road (Bathurst Street) must be as follows:
(a) A service area unobstructed by other vehicles or on-site activities shall be provided.
(b) All manoeuvring associated with parking, loading and unloading shall be able to be confined to
the service area.
(c) Both entry and exit at the property boundary shall be in the forward direction.
(d) Circulation roadways shall be provided to connect the access driveway with the service area.
(e) Wherever practicable, separate entry and exit access driveways should be provided.
In this case, the following is applicable:

(a) The service area and access driveway has been tested to enable the swept path of 8.8 metre
and 12.5 metre trucks.
(b) All manoeuvring associated with parking, loading and unloading are confined to the service area
of the site.
(c) Entry and exit from the site for service vehicles is in a forwards direction.
(d) The loading area includes a large space for manoeuvring.
(e) Separate entry and exit is available for this site.
The proposed access arrangements therefore comply with 3.2.3 of AS2890.2. Acceptable Solution A1 or
E6.6.4 is met.
5.7
Car Parking Layout
The car parking layout utilises the existing layout that was used for the sites previous use, with minor
modifications to accommodate a new exit onto York Street.
The car park will function with a one-way flow from the Bathurst Street access to York Street to improve
circulation.
5.8
On-Street Parking
The proposed exit onto York Street requires the removal of at least 2 on-street parking spaces adjacent
to the site.
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6.
Conclusions
This traffic impact assessment (TIA) investigated the traffic and parking impacts of a proposed Dan
Murphys bottle shop development at 44-48 Bathurst Street, Launceston.
The key findings of this TIA are as follows:
The traffic generated by the proposed development will not have any significant adverse impacts
on the surrounding road network in terms of traffic efficiency or road safety.
The development re-uses the existing building structure and car parking layout, with minor
modifications that include:
Converting the car park to one-way flow from the Bathurst Street access to York Street.
Installation of a new exit onto York Street. This requires the loss of at least two on-street
parking spaces at the exit location.
Access into the site is via the adjacent Council owned car park. The primary entry will be via
Bathurst Street, with other accesses located in Brisbane Street and York Street. The existing
accesses are all designed to accommodate high volumes associated with the car park itself as
well as the subject site (which was previously an Office Works store).
Based on the findings of this report and subject to the recommendations above, the proposed
development is supported on traffic grounds.
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Appendix A
Letter From Council re Bathurst St Car Park
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Midson Traffic Pty Ltd
ABN: 26 133 583 025
18 Earl Street
Sandy Bay TAS 7005
T: 0437 366 040
E: admin@midsontraffic.com.au W: www.midsontraffic.com.au
Midson Traffic Pty Ltd 2015
This document is and shall remain the property of Midson Traffic Pty Ltd. The document may only be
used for the purposes for which it was commissioned and in accordance with the Terms of Engagement
for the commission. Unauthorised use of this document in any form whatsoever is prohibited.
Document Status
Revision
Author
Review
Date
Keith Midson
Zara Kacic-Midson
26 September 2015
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Appendix E: Letter from Launceston City Council regarding Carparking
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Appendix F: Signage Schedule

redjelly
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SIGN A
SIGN B
SIGN C
SIGN D

PROPOSED ELEVATIONS
SIGNAGE SCHEDULE
SIGN
DESCRIPTION
Sign A
14m2
Sign B
DM Half Grey Olive 4mm ACM/IBond (8.7x1.4m)
12.2m2
Sign C

(4x2.2m)
8.8m2
Sign D
8.5m2
Sign E
DM Half Grey Olive & DM Gold & DM Dark Green 4mm

ACM/IBond (3.2x1.3m)
4.3m2
Sign F
11.4m2
Sign G

(5x6.2m)
31m2
Sign H
Internally Illuminated Above Door Sign (4.7x0.7m)
3.3m2
Sign I
22.3m2
Sign J
8.8m2
Sign K
8.8m2
Sign L

4mm ACM/IBond (2x0.8m)
1.6m2
Sign M

4mm ACM/IBond (1.1x1.1m)
1.2m2
Sign N

4mm ACM/IBond (1.8x1m)
1.8m2
Sign O
Click & Collect Sign (1.4x0.5m)
0.7m2
Sign P
Trolley Sign (1x0.7m)
0.7m2
NORTH ELEVATION
SIGN E
SIGN O
SIGN B
SIGN F
SIGN P
Welcome to Dan Murphys Launceston
SIGN I
EAST ELEVATION

SIGN G
ANNOTATION LEGEND
SIGN H
SIGN B
SIGN C
QTY AREA
TAG
SIGN D
LEGEND
RESENE DAN MURPHYS DARK GREEN (PMS 5743)
RESENE DAN MURPHYS LIGHT GREEN (PMS 5773)
RESENE DAN MURPHYS GOLD (PMS 871)
RESENE DAN MURPHYS HALF GREY OLIVE (Y74-021-087)
NOTE: ALL SOFFITS TO BE PAINTED RESENE DAN MURPHYS HALF GREY

OLIVE (Y74-021-087). ALL CAPPINGS TO BE PAINTED DAN MURPHYS DARK
GREEN.
SOUTH ELEVATION
SIGN J
SIGN K

PAGE NUMBER: 1
DATE/TIME MODIFIED: 15 September 2015 10:44 AM
SCALE: 1 : 200 @ A3 Page Size
ACCOUNT MANAGER: Greg Findlay
ART DIRECTOR: Andrew Knott
SIGN L
SIGN N
ENTRY
4590
5500 approx.
7300 approx.
SIGN M
1500
LEFT TURN ONLY
WEST ELEVATION


POTENTIAL WALL SIGN AT YORK ST ENTRY

EAST ELEVATION (FACING CARPARK)
2560
EXIT
ENTRY

LEFT TURN ONLY (FACING CARPARK)


Dan Murphy's Bathurst Street Application

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PLANNING EXHIBITED

EXISTING COUNCIL CARPARK

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

EXISTING COUNCIL CARPARK

SET BACK 17183

ORIENTATION OF ROOM ELEVATIONS

Offwork Laun Pty Ltd

422 Burnley Street Richmond 3121

This document is subject to copyright and is protected by law. In displaying this

PROPOSED DAN MURPHY'S

NEW ONE WAY

SECTION OF EXISTING CARPARK TO BE RE-GRADED XSHOWN HATCHED

EXISTING CAR PARKING LAYOUT TO BE RETAINED

DAN MURPHY'S CARPARK

NO EXIT SIGN FACING CARPARK

EXISTING ENTRY &

SET BACK 17183

NO LEFT TURN SIGN

PROPOSED TROLLEY BAY

PROPOSED 1.2m WIDE

EXISTING LIGHT POLE

NEW ONE WAY

ORIENTATION OF ROOM ELEVATIONS

Offwork Laun Pty Ltd

422 Burnley Street Richmond 3121

line of existing awning

demolish existing roof plant access stairs

demolish existing full height wall

PROPOSED NEW ROOF ACCESS

line of proposed awning

proposed awning above

ADMIN & MISC.

new entry canopy

new frameless glazed airlock

new frameless glazed auto

proposed entry canopy

EXISTING AMENITIES AND CASH OFFICE TO BE RETAINED

demolished existing entry

EXISTING FIRST FLOOR STAFF AREA 130sqm

line of proposed entry

proposed awning above

GROUND FLOOR PLAN

MEZZANINE FLOOR PLAN

ORIENTATION OF ROOM ELEVATIONS

Offwork Laun Pty Ltd

422 Burnley Street Richmond 3121

existing precast concrete wall with

existing awning with new paint

existing mechanical plant to

existing surface mounted wall

proposed steel framed entry

proposed steel framed awning

steel column supporting corner

existing precast concrete wall with

proposed steel framed awning clad with

proposed steel framed awning

REFER SIGNAGE DRAWING

existing precast concrete wall with

new frameless glass entry

existing windows to be retained

PROPOSED NEW ROOF ACCESS

existing precast concrete wall with

existing surface mounted wall