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PLANNING EXHIBITED

DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

CPD Planning
Application

Document Produced by: Chloe Lyne

Project: Polish Hall redevelopment - Bathurst


Street Dental Clinic

Client: Canning Dental Pty Ltd


PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Table of Contents
1 Introduction ..................................................................................................................................... 3
2 Site and Surrounds ........................................................................................................................ 3
2.1.1 Location ............................................................................................................................... 3
The Land ...................................................................................................................................... 4
Topography ................................................................................................................................ 4
Natural Values ........................................................................................................................... 4
Natural Hazards ........................................................................................................................ 4
Heritage ....................................................................................................................................... 4
Surrounding Area ..................................................................................................................... 4
Infrastructure Services ............................................................................................................ 5
2.8.1 Transport Network ........................................................................................................... 5
2.8.2 Reticulated Services ......................................................................................................... 5
3 Development Application ........................................................................................................... 5
Applicant ..................................................................................................................................... 5
Proposed Use and Development ....................................................................................... 5
3.2.1 Development...................................................................................................................... 5
3.2.2 Signage ................................................................................................................................ 6
3.2.3 Access and Car Parking .................................................................................................. 8
3.2.4 Operational Details .......................................................................................................... 8
4 Planning Assessment .................................................................................................................... 8
Zoning .......................................................................................................................................... 8
Use Categorisation .................................................................................................................. 9
4.2.1 ‘Business and Professional Services’ use class ....................................................... 9
4.2.2 Approval Status ................................................................................................................. 9
Commercial Zone Provisions ............................................................................................. 10
4.3.1 Zone Purpose ................................................................................................................... 10
4.3.2 Use Standards .................................................................................................................. 11
4.3.3 Development Standards .............................................................................................. 14
Codes.......................................................................................................................................... 19

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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

4.4.1 Bushfire Prone Areas Code E1.0 ................................................................................ 19


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

4.4.2 Potentially Contaminated Land E2.0 ....................................................................... 19


4.4.3 Landslip Code E3.0 ......................................................................................................... 19
4.4.4 Road and Railway Assets Code E4.0 ........................................................................ 20
4.4.5 Flood Prone Areas Code E5.0..................................................................................... 23
4.4.6 Car Parking and Sustainable Transport Code E6.0 ............................................. 24
4.4.7 Scenic Management Code E7.0................................................................................. 38
4.4.8 Biodiversity Code E8.0 .................................................................................................. 38
4.4.9 Water Quality Code E9.0 .............................................................................................. 38
4.4.10 Recreation and Open Space Code E10.0............................................................ 38
4.4.11 Environmental Impacts and Attenuation Code E11.0.................................... 38
4.4.12 Airports Impact Management Code E12.0 ........................................................ 38
4.4.13 Local Historic Heritage Code E13.0 ...................................................................... 38
4.4.14 Coastal Code E14.0 .................................................................................................... 38
4.4.15 Telecommunications Code E15.0 .......................................................................... 39
4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0 ................................ 39
4.4.17 Cataract Gorge Management Area Code E17.0 .............................................. 39
4.4.18 Signs Code E18.0 ........................................................................................................ 39
4.4.19 Development Plan Code E19.0 .............................................................................. 45
5 Conclusion ...................................................................................................................................... 46
6 Appendix A – Certificate of Title ............................................................................................. 47
7 Appendix B – Development Plans .......................................................................................... 48
8 Appendix C – Environmental Effects Statement ............................................................... 49
9 Appendix D Traffic Impact Assessment ............................................................................... 50

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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

1 Introduction
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

This report has been prepared in support of a Development Application being lodged
by Commercial Project Delivery on behalf of Canning Dental Pty Ltd for use and
development of a dental practice at 97 Bathurst Street, Launceston.

The report provides an assessment against the relevant provisions of the Launceston
Interim Planning Scheme 2015 (‘The Planning Scheme’).

2 Site and Surrounds


2.1.1 Location
The subject site is located at 97 Bathurst Street, Launceston and constitutes three
titles (see Figure 1).

Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.

Figure 1 - Location Plan

Page |3
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

The Land
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

The subject site is legally comprised of three titles as shown in Table 1 below:

Address Title Reference Owner Approx Land


Area
97 Bathurst Street 226732/1 Tasmanian 541m2
Investments Pty
Ltd
97 Bathurst Street 113046/2 Tasmanian 254m2
Investments Pty
Ltd
97 Bathurst Street 113046/1 Tasmanian 256m2
Investments Pty
Ltd

A copy of the titles is included as Appendix A.

The largest title contains a double storey building which was previously used as the
Polish Hall for Launceston. A single storey kitchen annex extends off the northern side
of the building.

The two smaller titles to the north are currently used for car parking with access from
Bathurst Street.

Topography
The land falls from the rear boundary towards Wellington Street.

Natural Values
The subject site is a fully developed urban lot. It therefore does not contain any
significant natural values. Most of the site is sealed with runoff managed by an on-site
stormwater system which discharges into the reticulated system.

Natural Hazards
The subject site is not shown on the Planning Scheme maps as being subject to a
potential flooding and landslip hazard. It is not located within or near bushfire prone
land.

Heritage
The subject site is not heritage listed either locally or at State level.

Surrounding Area
The subject site is in a commercial area along Bathurst Street. Land to the north, east
and south is zoned commercial and includes a range of businesses. The land directly

Page |4
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

to the north contains a car park associated with an energy business whilst the land
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

directly to the east comprises a car sales business.

Directly opposite the site is the Brickfields reserve which acts as a buffer to the
residential properties further to the west.

Infrastructure Services

2.8.1 Transport Network


The site is currently access via a single crossover onto Bathurst Street. There is a second
crossover located at the northern end of the site however this is currently not utilised.

2.8.2 Reticulated Services


The subject site is a fully serviced urban lot located in a commercial area.

3 Development Application
Applicant
The applicant is Commercial Project Delivery on behalf of Canning Dental Pty Ltd.
The appropriate contact is:

Chloe Lyne, Town Planner CPD

M: 0408397393

E: chloe@cpdelivery.com.au

Proposed Use and Development

3.2.1 Development
It is proposed to redevelop the former Polish Hall at 97 Bathurst Street for use as a
dental surgery with associated parking.

The redevelopment utilises the existing building structure with some minor internal
demolition proposed.

The ground floor will contain two entrances to the building being directly off Bathurst
Street and via a new access from the car park along the northern façade. This entry
point will be accessed via both a ramp and stairs.

The ground floor will comprise the reception and waiting area, offices, x-ray room,
sterilization room and 8 surgery rooms. The annex will be redeveloped into a staff
room with toilet and kitchen facilities.

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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

The hall within which the dental surgery is to be located will have a number of internal
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

roofs installed which will create single storey spaces over the surgeries, admin areas
and laboratory while the sterilization and reception/waiting areas will have double
height ceilings.

Level 1 will contain a training room and two new tenancies for which approval as an
office is sought. These spaces do not have a lessee as yet but given the most likely
outcome is that they will be used as office space, approval is sought on this basis and
if an alternate discretionary use is proposed, then separate approval will need to be
obtained.

In terms of changes to the external façade, for the most part existing windows and
openings will be retained and the building simply repainted. Changes to the façade
are as follows:

• Canning St – removal of existing stairs and entry.


• Bathurst St – New timber framed glass double doors at the entry and new plants
in the planer box.
• Car Park – erection of a new colorbond awning over the new entry point.

3.2.2 Signage
A number of new signs are proposed in order to identify the new dental surgery.
They are summarised in the table below.

Façade/Location Sign Type Dimensions


Canning St
Wall 4.5m (w) x 1.2m (h)

Mid wall
Building Fascia Street number and
name 400mm high

Upper wall
Wall (graphic) 3.1m (w) x 4.1m (h)

Page |6
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

Bathurst St (street
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

façade)
Building Fascia Street name and
number 400mm high
Upper wall
Banner Height from ground
level = 2.8m

Height of banner =
3.3m

Max projection from


façade = 1.9m
Illuminated 1.2m (w) x 1m (h)
Horizontal Projecting
Wall Sign
Illuminated wall sign 3.1m (w) x 1.25m (h) x
200mm deep

Mid wall
Wall sign (graphic) 3.8m (h) x 3.1m (w)

Northern Wall (facing


car park)

Wall 1.5m (h) x 2.4m (w)

Wall (graphic) 2.4m (h) x 1.7m (w)

Annex western facing


wall
Wall (graphic) 1.5m (h) x 2.5m (w)

Page |7
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

Wall 1.6m (h) 0.38m (w)


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

3.2.3 Access and Car Parking


Vehicular access is to be via a new crossover onto Bathurst Street into the car park
which has capacity for 15 car spaces including an accessible space. Car spaces 13 and
14 will be utilised for staff parking with the balance of 13 spaces available for patient
parking associated with the dental surgery. Staff employed at the dental surgery will
be required to park off-site. It is noted that the Bathurst St Council public car park
adjacent to Dan Murphy’s is 400 metres from the site which is a suitable off-site option
for staff at this site.

3.2.4 Operational Details


The architect has prepared a Statement of Environmental Effects (Appendix C) which
outlines the full operational details of the practice. Key aspects to note are:

• The facility will provide professional dental services including preventative


care, diagnosis, medical or surgical treatment or counselling to outpatients
only;
• Procedures involve initial consultation and examination followed by treatment
of patients where required;
• The length of average appointments varies from a minimum of 30 minutes for
a consultation and examination up to 1-2 hours maximum for treatment;
• Typically, in any given day each dentist will have 2-3, 30 minute appointments
with the balance of the appointments being longer in duration.
• Hours of operation:
• 8.00am-9.00pm Monday-Friday
• 8.00am – 4.00pm Saturday
• Closed Sundays
• Some emergency treatments may be required after hours on an as
needs basis.
• There will be a total of 12 staff on site including 7 dental practitioners, 3
clinical assistants and 2 reception/admin staff.

4 Planning Assessment
Zoning
The subject site is zoned Commercial under the Launceston Interim Planning Scheme
2015 as identified in Figure 2 below.

Page |8
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.

Figure 2 - Zoning Plan

Use Categorisation

4.2.1 ‘Business and Professional Services’ use class


The broad use classification for the proposed use is ‘Business and Professional Services’
which is defined as follows in Table 8.2 of the Planning Scheme.
‘use of land for administration, clerical, technical, professional or similar activities. Examples
include a bank, call centre, consulting room, funeral parlour, medical centre, office, post office,
real estate agency, travel agency and veterinary centre.’

In accordance with Clause 4.1, a medical centre is defined as follows:


‘means use of land to provide health services (including preventative care, diagnosis, medical and
surgical treatment, and counselling) to out-patients only’

It is submitted that the proposed use as a dental surgery best fits this definition.

The two vacant tenancies shall be classified as Business and Professional services being
an office for the purposes of this permit.

4.2.2 Approval Status


‘Business and Professional Services’ is identified in the Use Table at Clause 23.2 as
being a discretionary use class in the Commercial Zone. The application also requires
a permit as it does not comply with the acceptable solutions identified below. It relies
on an assessment against the associated performance criteria.

Page |9
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

Clause 23.3.2 Emissions impacting sensitive uses (P1)


website are intended for public perusal only and should not be reproduced


without the consent of the copyright owner.

• Clause 23.3.3 Retail impact (P1)


• Clause 23.4.1 Building height, setback and siting (21)
• Clause 23.4.2 Streetscape (P2)
• Clause 23.4.4 Site landscaping (P1)
• Clause E4.6.2 Existing Road Accesses and Junctions (P3)
• Clause E6.5.1 Car Parking Numbers (P1)
• Clause E6.6.2 Design and layout of parking areas (P1)
• Clause E18.5.2 Design and siting of signage (P1, P3, P4)

Commercial Zone Provisions

4.3.1 Zone Purpose


23.1 Zone Purpose

23.1.1 To provide for large floor area retailing and service industries.
23.1.2 To provide for other large area uses, such as car yards, bulky goods
sales, warehouse and showrooms in the areas of high traffic volumes
and high passing visibility.
23.1.3 To ensure uses support and do not threaten the established activity
centre hierarchy.
The Zone Purpose statements are relevant to the exercise of the general
discretion which applies to the ‘business and professional services’ use class in
accordance with Clause 8.10.2 of the Interim Planning Scheme. They are
considered individually below.
23.1.1 Whilst the proposal to redevelop the existing building to utilise it as a
dental surgery does not provide large floor area retailing and service
industries, it is submitted that the use of this site as a ‘medical centre’ is
appropriate and enables the proponent to have synergies between this
site and his other practice at 99 Canning St, some 50 metres from the
subject site. This unique ‘hall’ style building lends itself to conversion to
a medical practice rather than a large format retailer.
23.1.2 This unique ‘hall’ style building lends itself to conversion to a medical
practice or office rather than a large format retailer which would likely
require the demolition of the building.
23.1.3 Consistent. The use of the site for a Medical Centre and associated car
park will not threaten the established activity centre hierarchy. There is
no retailing proposed that will threaten the centres identified in the
established activity centre hierarchy.

P a g e | 10
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

4.3.2 Use Standards

23.3.1 External Storage of Goods


Objective
To ensure that external storage of goods, materials and waste does not detract
from the amenity of the area.
Acceptable Solution Performance Criteria
A1 Storage of goods and materials, P1 Storage of goods, materials, other
other than for retail sale, or waste than for retail sale, or waste must
must not be visible from any road located or screened to minimise
or public place adjoining the site. its impact on views into the site
from any road or public open
space adjoining the site, having
regard to:
(a) the nature of the use;
(b) the type of goods, materials
or waste proposed to be
stored;
(c) the topography of the site;
(d) the landscaping or the site;
and
(e) any screening proposed.
Complies with A1.
All goods, materials and waste will be stored within the building.

23.3.2 Emissions impacting sensitive uses


Objective
To ensure that emissions to air, land and water are not detrimental to the
amenity of sensitive uses.
Acceptable Solution Performance Criteria
A1 Uses must be set back from the P1 The use must not adversely
site of a sensitive use a distance impact on the amenity of nearby
of no less than 100m. sensitive uses, having regard to:;
(a) the nature of the proposed
use;

P a g e | 11
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

(b) the characteristics of the


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

emissions;
(c) the proximity and number of
sensitive uses in the area;
(d) the topography of the site;
(e) background levels;
(f) any mitigation measures
proposed; and
(g) the character of the
surrounding area.
Complies with P1.
Given the site is within 100m of residential properties located on the opposite
side of Canning Street, the proposal must be assessed against the PC. It is
submitted that the redevelopment of the existing building and car park for use
as a Dental Surgery operating between 8.00am – 9.00pm will not impact on the
residential amenity of the dwellings on Canning Street, which are located within
the Commercial Zone and are not afforded the same amenity as if they were
situated in a residential zone. It is likely most of the dentists will work within the
typical hours of 8.30am – 5.00pm with only a couple working later on any given
day if at all. The proposed times have been put forward to give the practice the
flexibility to service all patients.

There is no entry to the building from Canning St and all vehicular traffic will
enter the site via Bathurst Street with the building acting as a buffer to residential
uses. The surrounding area has a commercial character and it is submitted that
use of the site as a Dental Surgery is not a high impacting use.

23.3.3 Retail impact


Objective
To ensure that the impact of retail and business use and development is
appropriate.
Acceptable Solution Performance Criteria
A1 If for a no permit required or P1 Uses must have acceptable
permitted use class. impacts on the viability of the
activity centre hierarchy ,having
regard to:;
(a) the nature, scale and intensity
of the use;

P a g e | 12
PLANNING EXHIBITED
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Date
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Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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(b) the products and services


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

sold;
(c) the proximity to the Central
Business zone or the activity
centres of Mowbray and Kings
Meadows; and
(d) the proximity to a major road
and public transport system
that links activity centres.
Complies with P1.
Business and Professional Services – Medical Centre is a discretionary use in the
zone, therefore assessment against the PC is required. As discussed in the
assessment against the zone purpose statements, the proposed development of
a new Medical Centre (Dental Surgery) will not impact the viability of the activity
centre hierarchy. There is no large-scale retailing proposed that will threaten the
centres identified in the established activity centre hierarchy. The proponent has
chosen this site given the potential of the former Polish Hall for redevelopment
into a dental surgery with very few major structural modifications required and
the fact it is within 60m of his current practice at 99 Canning Street.

P a g e | 13
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

4.3.3 Development Standards


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

23.4.1 Building Design and Siting


Objective
To ensure that building bulk and form, and siting:
Is compatible with the streetscape and character of the surrounding area;
and
(f) Protects the amenity of the adjoining lots.
Acceptable Solution Performance Criteria
A1 Building height must be no P1 Building height must be
greater than: compatible with the streetscape
and character of the surrounding
area, having regard to:
a) 10m: or
a) the topography of the site;
b) 1m greater than the
average of the building b) the height of buildings on the
height on the site or site, adjoining lots and adjacent
adjoining lots; lots;
Whichever is higher. c) the bulk and form of existing
and proposed buildings;
d) the allowable building heights;
e) the apparent height when
viewed from roads and public
places; and
f) any overshadowing of adjoining
lots or public places.

Not appliable
The maximum height of the building will remain unchanged.

Acceptable Solution Performance Criteria


A2 Setback from a frontage must be: P2 Buildings must be sited to be
compatible with the streetscape
and character of the surrounding
a) no less than 5.5m; or
area, having regard to:
b) no less than the setback of an
a) the topography of the site;
adjoining building.
b) the setbacks or surrounding
buildings;

P a g e | 14
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
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c) the height, bulk and form of


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

existing and proposed buildings;


d) the appearance when viewed from
roads and public places;
e) the existing or proposed
landscaping; and
f) the safety of road users.

Not applicable
The frontage setaback of the existing building will not be altered.

Acceptable Solution Performance Criteria


A3 Buildings can be built up to the P3 No performance criteria.
side and rear boundaries.
Not applicable
The side and rear boundary setbacks of the building will not be altered.

Acceptable Solution Performance Criteria


A4 Where the subject site is located P4 Buildings must be designed and
on the boundary of the General sited so that there is no
Residential, Inner Residential and unreasonable loss of amenity to
Low Density Residential Zone, the occupiers of adjoining
new buildings or alterations to residential zones having regard
existing buildings must: to:
a) be set back a horizontal a) the topography of the site;
distance of no less than b) the height, bulk and form or
3.0m from the zone proposed buildings;
boundary; and c) the solar access of habitable
b) have solid fence no less than room windows and private
1.8, high on the zone open space of adjoining
boundary. dwellings;
c) the amenity of adjoining
dwellings;
d) size and proportions of the
lot;
e) any existing or proposed
vegetation or screening;

P a g e | 15
PLANNING EXHIBITED
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Date
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Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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f) the location of building


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

openings; and
g) any external lighting.
Not Applicable
The site of the proposed development, 99 Bathurst Street, does not immediately
abut any of the listed zones.

Acceptable Solution Performance Criteria


A5 The façade and entrance of the P5 Building orientation and access
primary building, must be clearly must have regard to:
visible and accessible from a a) the topography of the site;
road, for pedestrians and persons b) the nature and specific needs
with a disability. of the use;
c) safe access for pedestrians and
persons with a disability;
d) traffic access and parking
requirements;
e) the relationship with buildings
on the site or adjacent sites
and access between sites; and
f) the streetscape.

Complies with A5
The two entry points to the building are clearly identifiable from Bathurst Street.
The accessible access will be clearly identifiable both from Bathurst Street and
within the car park.

23.4.2 Streetscape
Objective
To ensure that development has an acceptable impact on the streetscape.
Acceptable Solution Performance Criteria
A1 Excepting walls built to the lot P1 New buildings or extensions to
boundary, new buildings or existing buildings must be
extensions to existing buildings compatible with the streetscape
must: having regard to:
a) the topography of the site;

P a g e | 16
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's

a) have external walls b) the nature of the proposed


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

constructed of a minimum of use;


50% brick, concrete, c) the visibility of the building
masonry or glass. from the road;
b) have external walls, unless d) the external treatment and
brick or glass, painted or finish of buildings; and
finished with a texture coat; e) the building materials used
and in the surrounding area.
c) have no less than 50%
glazing to the external walls
of the office components of
the buildings.

Not applicable
No changes to the façade with the exception of repainting and installation of new
doors is proposed.

Acceptable Solution Performance Criteria


A2 Car parking must not be located P2 Car parking must be located to
within 3m of the frontage. minimise visual impact having
regard to:
a) the topography of the site;
b) the nature of the proposed
use;
c) the number of car spaces;
d) the visibility of the car
parking from the road;
e) the use of measures to
mitigate impacts including
screening and landscaping;
f) the location of car parking
on adjoining sites; and
g) the character of the
streetscape
Complies with P2
Two car parking spaces will be within 3 metres of the Bathurst Street frontage.
However, it is noted that given this portion of the site is currently used as a car

P a g e | 17
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

park, this presentation to the streetscape will remain unchanged. A setback of


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

3m from the street frontage would result in the loss of two car parking spaces
when it is critical to the operation of the Dental Surgery that car parking on site
is maximised. There is still adequate space between the car parks and the
frontage for landscaping which will assist in screening the car park.
The property immediately adjacent to the north also has car park and hardstand
area that extends to the frontage so parking at the street frontage is not out of
context with the surrounding streetscape character.

23.4.3 Fencing
Objective
To provide for fences that are appropriate to the site and character of the area.
Acceptable Solution Performance Criteria
A1.1 Fences must be no higher than: P1 Boundary fences must not have
a) 1.8m on a frontage; or an unreasonable impact on the
amenity of adjoining sites and
b) 2.1m on a side or rear
the streetscape, having regard to:
boundary that abuts a
public reserve; or a) the topography of the site;
c) 3m on a side or rear b) the need for security;
boundary otherwise. c) the materials and finish of the
A1.2 Front fences must be 50% proposed fence;
transparent above a height of d) the need and opportunity for
1.2m passive surveillance,
A1.3 Front fences higher than 1.2m particularly where the fence
must be located no less than 1m adjoins a road or public
from the frontage, and the reserve;
setback landscaped between the e) overshadowing;
frontage and the fence. f) the character of the
streetscape; and
g) the character of the
surrounding area.
Not applicable - No new fencing is proposed

23.4.4 Site Landscaping


Objective
To ensure that new development improves the amenity of the site and the
streetscape.

P a g e | 18
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CPD Planning Application February 19
Date
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Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced

Acceptable Solution Performance Criteria


without the consent of the copyright owner.

A1 New buildings or extensions with P1 Landscaping must improve the


a gross floor area greater than amenity and appearance of the
100m2 or 50% of the existing site and the streetscape, having
gross floor area, whichever is less, regard to:
must: a) the topography of the site;
a) landscape an area within the b) the existing vegetation on the
front setback of not less than site;
the 50% of that area; and c) shade for users of the site and
b) provide a minimum of 1 tree car parking areas;
capable of growing to a height d) the location, type and growth
of no less than 10m planted of the proposed vegetation;
for every 1000m2 of site area.
e) the area set aside for
Trees must be located within a
landscaping. and its suitability;
minimum 3m diameter
landscaped area. f) any proposed screening; and
g) the character of the
streetscape and surrounding
area.
Not applicable
No new buildings or building extensions are proposed.

Codes

4.4.1 Bushfire Prone Areas Code E1.0


Not applicable because the subject site is not located within a bushfire prone area.

4.4.2 Potentially Contaminated Land E2.0


Whilst the site is adjacent to a property listed as potentially contaminated on Council’s
register, it is submitted that the Code does not apply on the basis that the
development will not involve the disturbance of 1m2 of land. The accessible ramp can
be constructed via pilings for the footings. The balance of the hardstand area will
simply be line marked and not excavated.

4.4.3 Landslip Code E3.0


Not applicable because the subject site is not mapped as or otherwise known to be
subject to a landslip hazard.

P a g e | 19
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

4.4.4 Road and Railway Assets Code E4.0


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

A Traffic Impact Assessment has been prepared by GHD Pty Ltd to assist with the
assessment against the standards in the Code (refer Appendix D)

Code Purpose

E4.1 a) protect the safety and efficiency of the road and railway networks;
and
b) reduce conflicts between sensitive uses and major roads and the
rail networks.
In accordance with Clause 8.10.2 of the Interim Planning Scheme, the Code
Purpose is relevant to the exercise of discretion in relation to traffic generation
(Clause E4.6. P3)
a) Consistent. The Traffic Impact Assessment has determined that the
additional traffic generated by the use and development is well within the
capacity of the road network and will not result in any detrimental safety
impacts.
b) Consistent. Given that traffic generation will be within the capacity of the
road network, it will not lead to amenity conflicts with other use or
development.

P a g e | 20
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

Use Standards
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

E4.6.2 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 Performance Criteria
A3 The annual average daily traffic P3 Any increase in vehicle traffic at
(AADT) of vehicle movements, to an existing access or junction in
and from a site, using existing an area subject to a speed limit
access or junction, in an area of 60km/h or less, must be safe
subject to a speed limit of and not unreasonably impact on
60km/h or less, must not increase the efficiency of the road, having
by more than 20% or 40 vehicle regard to:
movements per day, whichever is
the greater. a) the increase in traffic caused
by the use;
b) the nature of the traffic
generated by the use;
c) the nature and efficiency of
the access or the junction;
d) the nature and category of the
road;
e) the speed limit and traffic flow
of the road;
f) any alternative access to a
road;
g) the need for the use;
h) any traffic impact assessment;
and
i) any written advice received
from the road authority.
Complies with P3
Whilst technically a new access is proposed, it is simply replacing an existing
access to the site in a location 6m further to the north. As stated in the TIA, there
is potential to generate more than 40 vehicle trips per day and therefore must be
assessed against the Performance Criteria.
The proposed development is expected to generate up to a total of 311 vehicle
movements per day which is minimal in the overall traffic movements along

P a g e | 21
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's

Bathurst Street, representing less than 1% of existing volumes and will have
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

minimal impact on the network. The TIA has confirmed there will be no significant
detrimental road safety impacts of increased usage of the access point given both
the crash history in the immediate area and also the sight distance available.

Development Standards

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 Performance Criteria
A2 No more than one access P2 For roads in an area subject to a
providing both entry and exit, speed limit of 60km/h or less,
or two accesses providing accesses and junctions must be
separate entry and exit, to safe and not unreasonably impact
roads in an area subject to a on the efficiency of the road,
speed limit of 60km/h or less having regard to:

a) the nature and frequency of


the traffic generated by the
use;
b) the nature of the road;
c) the speed limit and traffic flow
of the road;
d) any alternative access to a
road;
e) the need for the access or
junction;
f) any traffic impact assessment;
and
g) any written advice received
from the road authority.
Complies with A2
There will be a single street access point to the new car park providing both
access and egress.

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


Objective

P a g e | 22
PLANNING EXHIBITED
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Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's

To ensure that accesses, junctions and level crossings provide sufficient sight
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

distance between vehicles and trains to enable safe movements of traffic.


Acceptable Solution Performance Criteria
A1 Sight distances at P1 The design, layout and location of
a) an access or junction must an access, junction or rail level
comply with the Safe crossing must provide adequate
Intersection Sight Distance sight distances to ensure the safe
shown in Table E4.6.4; and movement of vehicles, having
regard to:
b) rail level crossings must
comply with AS1742.7
Manual of uniform traffic a) the nature and frequency of
control devices - Railway the traffic generated by the
crossings, Standards use;
Association of Australia; or b) the frequency of use of the
road or rail network;
c) any alternative access;
d) the need for the access,
junction or level crossing;
e) any traffic impact assessment;
f) any measures to improve or
maintain sight distance; and
g) any written advice received
from the road or rail authority
Complies with A1
Table E4.6.4 requires a minimum sight distance of 105 metres. Bathurst Street is
straight and there are no major obstructions to sight distance, such that the
minimum sight distance required is available at the proposed access point.

4.4.5 Flood Prone Areas Code E5.0


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

P a g e | 23
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

4.4.6 Car Parking and Sustainable Transport Code E6.0


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

The Traffic Impact Assessment (Appendix D) has been prepared by GHD Pty
Ltd to assist in the assessment against the standards in the Code.

Code Purpose

E6.1.1 a) ensure that an appropriate level of car parking facilities are


provided to service use and development;
b) ensure that cycling, walking and public transport are supported as
a means of transport in urban areas;
c) ensure access for cars and cyclists and delivery of people and
goods is safe and adequate;
d) ensure that parking does not adversely impact on the amenity of
a locality;
e) ensure that parking spaces and accesses meet appropriate
standards; and
f) provide for the implementation of parking precinct plans.

In accordance with Clause 8.10.2 of the Interim Planning Scheme, the Code
Purpose is relevant to the exercise of discretion in relation car parking numbers
(Clause E6.5.1 P1), and, Design and layout of Parking Areas (E6.6.2).
The purpose statements are considered separately below. They comprise a list
of matters which Council is to have regard to in assessing consistency. Some of
the matters are not relevant, however all of them have been addressed. In an
overall sense, the Code seeks to provide an appropriate level of parking facilities,
which will be provided on-site for the proposed use as determined by an
empirical assessment of car parking demand in the Traffic Impact Assessment.
a) It is submitted that the number of car parks provided is appropriate to
enable the dental surgery to operate with a maximum of 7 practitioners on
site at any one time. There are two key factors in this assessment; being the
availability of on-street parking in the area and the average length of
appointment times being 30 minutes or longer in duration. The
appointment lengths means that unlike in a GP clinic, it is likely that each
dentist will only have a maximum of 2 patients on-site at any given time.
b) There are cycling, walking and public transport routes in the area.
c) The access to the existing car park will be relocated 6 metres further north
and as determined by the TIA assessment is satisfactory in terms of sight
distance.
d) The proposed parking will adversely not impact on the amenity of a locality
because its mixed use nature means that it is already characterised by high
levels of on-site parking and traffic movements.

P a g e | 24
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

e) The proposed car parking areas have been designed in accordance with the
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

design requirements in the Interim Planning Scheme and the relevant


Australian Standard.
f) There is no relevant parking precinct plan.

P a g e | 25
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

Use Standards
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

E6.5.1 Car Parking Numbers


Objective
To ensure that an appropriate level of car parking is provided to meet the needs
of the use.
Acceptable Solution Performance Criteria
A1 The number of car parking P1.1 The number of car parking
spaces must; spaces for other than residential
a) not be less than 90% of the uses, must be provided to meet
requirements of Table E6.1; the reasonable needs of the use,
(except for dwellings in the having regard to:
General Residential Zone) or
b) not be less than 100% of the
a) the availability of off-road
requirements of Table E6.1 public car parking spaces within
for dwellings in the General reasonable walking distance;
Residential Zone; or b) the ability of multiple users to
c) not exceed the requirements
share spaces because of:
of Table E6.1 by more than 2 (i) variations in car parking
spaces or 5% whichever is demand over time; or
the greater, except for (ii) efficiencies gained by
dwellings in the General consolidation of car parking
Residential Zone; or spaces;
d) be in accordance with an
c) the availability and frequency
acceptable solution of public transport within
contained within a parking reasonable walking distance of
precinct plan. the site;
d) any site constraints such as
existing buildings, slope,
drainage, vegetation and
landscaping;
e) the availability, accessibility
and safety of on-road parking,
having regard to the nature of
the roads, traffic management
and other uses in the vicinity;
f) an assessment of the actual
car parking demand
determined in light of the
nature of the use and
development;
g) the effect on streetscape; and

P a g e | 26
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

the recommendations of any


website are intended for public perusal only and should not be reproduced

h)
without the consent of the copyright owner.

traffic impact assessment


prepared for the proposal; or

P1.2

The number of car parking spaces for


residential uses must be provided to
meet the reasonable needs of the use,
having regard to:

a) the intensity of the use and car


parking required;
b) the size of the dwelling and the
number of bedrooms; and
c) the pattern of parking in the
locality; or

P1.3

The number of car parking spaces


complies with any relevant parking
precinct plan.

A2
The number of accessible car parking P2
spaces for use by persons with a
No performance criteria
disability for uses that require 6 or
more parking spaces must be in
accordance with Part D3 of the
National Construction Code 2014, as
amended from time to time.
Complies with P1
The Traffic Impact Assessment at Appendix D provides a detailed analysis of the
car parking requirement for this use and has concluded that the proposal meets
P1.1 and A2.
Assessment against each of the matters to be considered under P1 is provided
as follows:

P a g e | 27
PLANNING EXHIBITED
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Planning Administration
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a) The Bathurst Street Car park is situated 400 m to the north of the site and a
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

likely location for staff to park all day within. It is submitted that it is not
unreasonable or uncommon situation for businesses not to provide on-site
parking for staff.
b) The site doesn’t accommodate multiple uses that are likely to be visited by
individuals at the same time. Given the majority of car parking spaces on site
will be dedicated patient parking (as staff will be directed to park off-site), it
is considered that given appointment duration, that there will likely always be
availability on-site.
c) There is a Metro bus route along Bathurst Street with a stop located in
Canning St, 70m from the site and one on Bathurst St, 80m south of the site.
Anecdotal evidence from the proponents who also operate Canning St Dental
at 99 Canning St, around the corner from the site, indicates that patients do
travel to the practice by bus.
d) The site is constrained in terms of the available hardstand area.
e) As per section 5.1.2 of the TIA, a parking survey of the immediate surrounds
has been undertaken and determined that at the three time periods of the
survey 10am, 1pm and 4pm, and that on average at least 3 spaces were
available in each of the survey zones with the majority (11) available in Zone
5 which is in Bathurst St immediately outside of the subject site. The area
immediately in front of the site is 3hr parking which is more than sufficient
for average appointment times. On this basis it is considered there is ample
on-street parking to account for any shortfall in patient parking (although it
is noted that it is submitted that there is adequate patient parking provided
for on-site.
f) Section 5.1.3 provides a detailed supply and demand assessment. The
proposed dental practice will have a total of 7 dental practitioners with
appointments typically ranging from 30 minutes to 2 hours. The average
appointment time is expected to be around 45-60 minutes.
It is expected that each practitioner will be seeing one patient at a time, with
the potential for an additional patient in the waiting room ready for the next
appointment. Given scheduling of long appointment durations (i.e greater
than 30 minutes), significant overlap of waiting patients is unlikely compared
to other types of medical uses (e.g general practitioner).
On the basis of the above assumption, the expected parking demand is as
follows:
• Patients being seen 7 spaces
• Patients waiting 7 spaces
• Office visitors 2 spaces

P a g e | 28
PLANNING EXHIBITED
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Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's

TOTAL 16 spaces
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Two spaces on site will be allocated to staff, leaving the remaining 13 spaces
for patient use. The parking surveys indicate that on-street parking on Bathurst
Street along the site frontage is underutilised with a spare capacity of 10 or
more spaces, and there is also some spare capacity along Canning Street. There
is considered sufficient public parking in the immediate surrounds to
accommodate the expected overflow of around 3 patient vehicles.
g) Given the proposed car park is currently used as car park there will be no
impact on streetscape.
h) The TIA accompanying the proposal has determined there is sufficient car
parking to be provided on site and available in the surrounding streets to
cater for the proposed development and no recommendations around
providing additional parking have been made.

6.5.2 Bicycle Parking Numbers

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

Acceptable Solution Performance Criteria

A1 The number of bicycle parking P1 Bicycle parking spaces must be


spaces must be provided on provided to meet the reasonable
either the site or within 50m of needs of the use, having regard
the site in accordance with the to:
requirements of Table E6.1 a) likely number and
characteristics of users of the
site and their opportunities
and likely need to travel by
bicycle;
b) location of the site and the
likely distance a cyclist needs
to travel to reach the site;
and
c) availability and accessibility
of existing and planned
parking facilities for bicycles
in the vicinity.

Complies with A1

P a g e | 29
PLANNING EXHIBITED
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Date
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Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's

Table E6.1 does not require bicycle parking for a Medical Centre. Accordingly, no
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

spaces have been provided.


There is no room within the car park to provide a space for the future office,
however, it is considered there is sufficient space in the internal lobby and storage
areas to provide bicycle parking for staff.

P a g e | 30
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced

E6.6.3 Taxi Drop-off and Pickup


without the consent of the copyright owner.

Objective
To ensure that taxis can adequately access developments.

Acceptable Solution Performance Criteria

A1 Except for dwellings in the P1 Taxi parking spaces must be


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

Complies with A1.


A taxi space is not required.

E6.6.4 Motorbike Parking Provisions

Objective
To ensure that motorbikes are adequately provided for in parking considerations.

Acceptable Solution Performance Criteria

A1 Except for dwellings in the P1 Motorcycle parking spaces must


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

P a g e | 31
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's

parking spaces on the road or


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

in the vicinity; and


c) any site constraints such as
existing buildings, slope,
drainage, vegetation and
landscaping

Complies with A2
As only 15 car parking spaces are provided, dedicated motorcycle parking is not
required.

E6.6.5 Loading Bays

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

Acceptable Solution Performance Criteria

A1 A loading bay must be provided P1 Adequate space for loading and


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

a) the types of vehicles associated


with the use;
b) the nature of the use;
c) the frequency of loading and
unloading;
d) the location of the site;
e) the nature of traffic in the
surrounding area;
f) the area and dimensions of the
site; and
(g) any site constraints such as
existing buildings, slope, drainage,
vegetation and landscaping.

Not applicable

P a g e | 32
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
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content. The Council reserves all other rights. Documents displayed on the Council's

Development Standards
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

E6.6.1 Construction of Parking areas


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

Complies with A1
The proposed reconfigured car park is flat, sealed with asphalt, drained to a
public stormwater system and will be line marked as shown on the plans.

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.
Acceptable Solution Performance Criteria

P a g e | 33
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's

A1 Car parking, access ways,


website are intended for public perusal only and should not be reproduced

P1 Car parking, access ways,


without the consent of the copyright owner.

manoeuvring and circulation spaces manoeuvring and circulation


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

A1.2

All accessible spaces for use by


persons with a disability must be
located closest to the main entry point
to the building.

A1.3

Accessible spaces for people with


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

P a g e | 34
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Date
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A1.4
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Accessible car parking spaces for use


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

Complies with A1.1 (a, b and e), complies with P1 in relation to A1.1(c &
d). Complies with A1.2, A1.3 and A1.4
Provision is made for vehicles to enter and exit the site in a forward direction.
Table E6.2 requires the access width to be 4.5 m which is compliant, however the
TIA recommends this be widened to 6m. The proponent is comfortable if this is
made a condition of permit
The car parking bays are 2.5 metres wide x 5.4 metres deep and there is in excess
of 2.1 metres of vertical clearance. This width does not comply with the
requirements of Table E6.3 but does comply with AS2890.1 and is considered
acceptable. The proposed car park is constrained by the layout of the building
and access ramp. In order to maximise the number of spaces available for use by
patients, it is necessary to make concessions with regard to parking space width.
The design width of 2.5 metres is consistent with the design standards of User
Class 2 as defined in AS2890.1.
It is noted that the proposed development may be more appropriately classified
as a User Class 3 facility (i.e short term parking), however the only difference in
design standards between user classes 2 and 3 is a 0.1m increase in parking space
widths.
In this case, the reduced space widths are offset by a significant increase in the
aisle width to 6.9 metres (compared to the User Class 2 requirement of 5.8
metres). The wider parking aisle will improve two of the primary aspects of car
park design being:
• Manoeuvring into and out of parking spaces;
• Entering and existing vehicles – due to improved manoeuvring allowing
vehicles to park more centrally within parking spaces.
The parking spaces in the rear corner of the car park (designated spaces 13 and
14) are the most restricted with regard to manoeuvring. It is proposed that these
spaces will be allocated to staff parking and therefore will typically attract only
one entry movement in the morning and one exit in the evening. The remainder
of the car park will often be empty while these spaces are being accessed. Figures

P a g e | 35
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's

10-14 in the TIA demonstrate swept path assessments for access into these two
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

spaces.
Accessible parking spaces are located as close as possible to the main building
entry points on the ground and first floors. Accessible parking spaces are
designed complete with shared area as per the requirements of AS2890.6.
The accessible space is located immediately adjacent to the accessible ramp
meets the requirements of AS/NZ2890.6-2009.

E6.6.3 Pedestrian Access

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

Acceptable Solution Performance Criteria

A1 Uses that require 10 or more P1 Safe pedestrian access must be


parking spaces must: provided within car parks, having
regard to:

(a) have a 1m wide footpath that is


separated from the access ways or (a) the characteristics of the site;
parking aisles, except where (b) the nature of the use;
crossing access ways or parking
aisles, by: (c) the number of parking spaces;

(i) a horizontal distance of 2.5m (d) the frequency of vehicle


between the edge of the footpath movements;
and the access way or parking (e) the needs of persons with a
aisle; or disability;
(ii) protective devices such as (f) the location and number of
bollards, guard rails or planters footpath crossings;
between the footpath and the
(g) vehicle and pedestrian traffic
access way or parking aisle; and
safety;
(b) be signed and line marked at points
(h) the location of any access ways or
where pedestrians cross access ways or
parking aisles; and
parking aisles; and
(i) any protective devices proposed
for pedestrian safety.

A1.2
In parking areas containing
accessible car parking spaces for
use by persons with a disability, a
footpath having a minimum

P a g e | 36
PLANNING EXHIBITED
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Date
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content. The Council reserves all other rights. Documents displayed on the Council's

width of 1.5m and a gradient not


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

exceeding 1 in 14 is required from


those spaces to the main entry
point to the building.

Complies with A1.1 and A1.2


A 1.2 m wide footpath is provided connecting between the existing footpath and
the building entrance in compliance with the acceptable solution. It is
recommended that wheel stops be provided to prevent vehicles encroaching on
the path.
The accessible park is located directly adjacent to the accessible ramp.
Figure 4: Pedestrian access

E6.6.4 Loading Bays


Not applicable.

E 6.6.5 Bicycle Facilities


Not applicable.

E 6.6.6 Bicycle parking and storage facilities


Not applicable.

P a g e | 37
PLANNING EXHIBITED
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Date
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Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's

4.4.7 Scenic Management Code E7.0


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

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

4.4.8 Biodiversity Code E8.0


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

4.4.9 Water Quality Code E9.0


Not applicable because the existing development is connected to reticulated sewer
and stormwater.

4.4.10 Recreation and Open Space Code E10.0


Not applicable because the application does not involve a subdivision.

4.4.11 Environmental Impacts and Attenuation Code E11.0


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

4.4.12 Airports Impact Management Code E12.0


Not applicable because the subject site is not mapped as being within aircraft noise
exposure forecast contours and is not within prescribed airspace.

4.4.13 Local Historic Heritage Code E13.0


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

4.4.14 Coastal Code E14.0


Not applicable because the subject site is not located in a coastal environment.

P a g e | 38
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

4.4.15 Telecommunications Code E15.0


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Not applicable because the application does not involve telecommunications


facilities.

4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0


Not applicable because the subject site is not mapped as being within the
“Invermay/Inveresk Flood Inundation Area”.

4.4.17 Cataract Gorge Management Area Code E17.0


Not applicable because the subject site is not mapped as being within Management
Units MU1 – MU18.

4.4.18 Signs Code E18.0


Given signage forms part of this application, the Signs Code applies.

E18.5.1 Unacceptable Signage


Objective
To prevent unacceptable signage.
Acceptable Solution Performance Criteria
A1 P1
Signage must not be for the following No performance criteria
sign types:
(a) an above awning sign;
(b) bunting;
(c) flashing lights sign;
(d) a roof sign;
(e) a sky sign;
(f) a third party sign
Complies with A1
There are none of the unacceptable sign types proposed.

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.
Acceptable Solution Performance Criteria
A1 P1

P a g e | 39
PLANNING EXHIBITED
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Date
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Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's

A sign must: A sign must:


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

a. be located within the applicable a. be located within an applicable


zone for the relevant sign type set zone for the relevant sign type as set out
out in Table 1 of E18.6; and in Table 1 of E18.6; and
b. meet the requirements for the b. be appropriate to the natural and
relevant sign type set out in Table 1 built environment of the locality, having
of E18.6. regard to:
i.domination of the streetscape or
premises on which it is located;
ii.the size and dimensions of the sign;
iii.the amenity to surrounding
properties;
iv.the repetition of messages or
information;
v.the number and density of signs;
and
vi.the obstruction of movement of
vehicles and pedestrians.
Complies with P1
All proposed sign types i.e wall, building fascia, banner and horizontal
projecting wall are allowable sign types within the Commercial Zone and
therefore meet A1 (a).

The table provides an assessment of each sign against the requirements set
out in Table 1 of E18.6. The signs do not all meet the permitted standards
listed under Table E18.6 and therefore are assessed against the Performance
Criteria.

Façade/Location Sign Type Table 1 of E18.6 Proposed


Dimensions and
Compliance
Canning St
Wall Must not extend 4.5m (w) x 1.2m (h)
beyond the wall
or above the top Exceeds maximum
of the wall to area (5.6m2)
which it is proposed
Mid wall attached

Have a
maximum area
of 4.5m2; and

P a g e | 40
PLANNING EXHIBITED
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Date
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content. The Council reserves all other rights. Documents displayed on the Council's

Must not occupy


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

more than 35%


of the wall area.
Building Must not project Street number and
Fascia above or below name 400mm high
the fascia of the
Upper wall building; Complies

Must not exceed


two-thirds the
depth of the
fascia, and in any
case must not
exceed 950mm
in vertical
dimension

Must no project
more than
200mm from the
vertical face of
the fascia
Wall 3.1m (w) x 4.1m (h)
(graphic)
Exceeds maximum
area.

Bathurst St (street
façade)
Building Street name and
Fascia number 400mm
Upper wall high

Complies
Banner Must have a Height from ground
horizontal vertical level = 2.8m
dimension of 1m
Height of banner =
Have a 3.3m
maximum
horizontal Max projection
dimension of 4m from façade = 1.9m

P a g e | 41
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Have a Exceeds maximum


maximum vertical dimension
clearance above and does not meet
ground level of required clearance
5.5m; and above ground
level
Have a
maximum area
of 4m2 if
attached to the
front of the
building façade.
Illuminated Must have a 1.2m (w) x 1m (h)
Horizontal maximum
Projecting horizontal
Wall Sign dimension of Does not meet
2.5m minimum
clearance above
Must have a ground level (3.4m
maximum proposed)
vertical
dimension of
5000m

Have a
maximum width
of 30mm

Not project
beyond a point
within 450mm of
the vertical
projection of the
kerb alignment
of the road

Have a minimum
clearance above
ground level of
3.6m

P a g e | 42
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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Illuminated 3.1m (w) x 1.25m (h)


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

wall sign x 200mm deep

Mid wall Complies


Wall sign 3.8m (h) x 3.1m (w)
(graphic)
Exceeds maximum
area.

Northern Wall
(facing car park)

Wall 1.5m (h) x 2.4m (w)

Complies
Wall 2.4m (h) x 1.7m (w)
(graphic)
Complies

Annex western
facing wall
Wall 1.5m (h) x 2.5m (w)
(graphic)
Complies
Wall 1.6m (h) 0.38m (w)

Complies

Five of the above signs do not meet the permitted standard and must be
assessed against the Performance Criteria. In each instance the variation is
relatively minor and given the overall size of the building will not create
unnecessary visual clutter or result in domination of signage on the streetscape.
The ‘tree graphics’ whilst exceeding the permitted dimension for a wall sign, will
be subtle in their appearance and largely see through. The Canning Street wall
sign only slightly exceeds the maximum overall dimension and has been
designed to sit within the wall panel on which it is located which is a better
visual outcome.

The banner and horizontal projecting signs do not meet the required clearance
but still allow pedestrians to pass under them with no risk of injury. None of the

P a g e | 43
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signs will result in a risk to pedestrian or vehicular traffic. The number of signs
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

proposed are necessary to identify the site and business within it. Two of the
signs (the building fascia signs) simply provide the street name and number on
each street frontage. There is then a wall sign on each façade and signage that
denotes entry locations as well as the tree graphic which add visual interest and
aesthetic appeal to the building.

Acceptable Solution Performance Criteria


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

Acceptable Solution Performance Criteria


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

There are a total of 7 wall signs proposed of these, 3 are graphics which are
semi translucent. A total of two building fascia signs are proposed denoting the
site address and then there is one each of a banner and horizontal projecting.

It is submitted that the large size of the site with multiple street frontages and
justifies multiple signs. The signs have been designed to ensure pedestrians and
vehicular traffic can readily identify the site and given Bathurst Street is a one-
way street it is important that vehicular traffic can identify where the site is
before it passes the car park.

P a g e | 44
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Acceptable Solution Performance Criteria


website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

A4 P4
A sign must not be illuminated A sign must not result in unreasonable
loss of amenity to neighbouring
properties or cause undue distraction to
drivers of motor vehicles, having regard
to:
a. The location of the sign;
b. The intensity of the lighting;
c. The hours of operation of the
sign;
d. Whether the sign is visible from
the road; and
e. The character of the surrounding
area.
Complies with P4
The two illuminated signs are small in size and the illumination will alert
motorists to the them without being of distraction. It is proposed the signs
would be illuminated from 6am to 11pm. Their location is such that illumination
will not impact on any sensitive uses. Due to the commercial nature of the area
and the number of businesses within it, there are a range of signs of varying
size and styles and it is submitted that the illumination of two small wall signs
will not impact on the character of the area.

4.4.19 Development Plan Code E19.0


Not applicable because the application does not involve subdivision and is not
mapped within an area mapped as DPC.

P a g e | 45
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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5 Conclusion
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

The proposed use (Business and Professional Services – medical centre) being for the
purposes of a dental surgery is generally discretionary in the Commercial Zone, and
additional discretions arise from Planning Scheme standards which deal with the use,
setbacks, streetscape, increased level of traffic movements and car parking numbers
and signage,

It is submitted that the proposal to redevelop the existing building on site for use as
a dental surgery with two office tenancies is an excellent example of adaptive reuse of
buildings in Launceston. The existing façade will largely be retained and it is submitted
that the level of signage proposed will add visual interest to the building and is
commensurate with both the size of the site and the number of road frontages it has.

A combination of both appointment times and on-street parking availability means


that in this instance a parking ratio of 2 spaces per practitioner is acceptable. It is
expected that the majority of dental surgery staff will park off-site or walk or ride to
work. The site is also well served by public transport which offers further options for
patients and staff alike.

On the basis of this information contained in this report, the application is considered
to include sufficient information to enable Council to consider the proposed use and
development and make a determination in accordance with Clause 8.10 of the Interim
Planning Scheme.

P a g e | 46
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without the consent of the copyright owner.

6 Appendix A – Certificate of Title

P a g e | 47
RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

PLANNING EXHIBITED SEARCH OF TORRENS TITLE


DOCUMENTS
VOLUME FOLIO
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Date
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EDITION DATE OF ISSUE
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
5 04-Jun-2018

SEARCH DATE : 06-Feb-2019


SEARCH TIME : 12.55 PM

DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Plan 113046
Being the land described in Conveyance 47/2947
Derivation : Whole of location to C Pennett
Derived from A15025

SCHEDULE 1
M693159 TRANSFER to TASMANIAN INVESTMENTS PTY LTD
Registered 04-Jun-2018 at 12.01 PM

SCHEDULE 2
Reservations and conditions in the Crown Grant if any
E138512 MORTGAGE to Medfin Australia Pty Limited Registered
04-Jun-2018 at 12.02 PM

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
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Search Date: 06 Feb 2019 Search Time: 12:56 PM Volume Number: 113046 Revision Number: 02 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

PLANNING EXHIBITED SEARCH OF TORRENS TITLE


DOCUMENTS
VOLUME FOLIO
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019 113046 2
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
EDITION DATE OF ISSUE
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
5 04-Jun-2018

SEARCH DATE : 06-Feb-2019


SEARCH TIME : 12.56 PM

DESCRIPTION OF LAND
City of LAUNCESTON
Lot 2 on Plan 113046
Being the land described in Conveyance No. 47/2944
Derivation : Part of Location to C. Pennett
Derived from A15027

SCHEDULE 1
M693159 TRANSFER to TASMANIAN INVESTMENTS PTY LTD
Registered 04-Jun-2018 at 12.01 PM

SCHEDULE 2
Reservations and conditions in the Crown Grant if any
E138512 MORTGAGE to Medfin Australia Pty Limited Registered
04-Jun-2018 at 12.02 PM

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
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Search Date: 06 Feb 2019 Search Time: 12:58 PM Volume Number: 113046 Revision Number: 02 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

PLANNING EXHIBITED SEARCH OF TORRENS TITLE


DOCUMENTS
Ref. No: DA 0063/2019 VOLUME FOLIO
Date
advertised: 09/03/2019 226732 1
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
EDITION DATE OF ISSUE
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
5 04-Jun-2018

SEARCH DATE : 06-Feb-2019


SEARCH TIME : 12.58 PM

DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Plan 226732
Derivation : The allotment Sec. H.1. - Gtd. to I. Morris.
Prior CT 2935/65

SCHEDULE 1
M693159 TRANSFER to TASMANIAN INVESTMENTS PTY LTD
Registered 04-Jun-2018 at 12.01 PM

SCHEDULE 2
Reservations and conditions in the Crown Grant if any
E138512 MORTGAGE to Medfin Australia Pty Limited Registered
04-Jun-2018 at 12.02 PM

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
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Search Date: 06 Feb 2019 Search Time: 12:58 PM Volume Number: 226732 Revision Number: 01 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

7 Appendix B – Development Plans

P a g e | 48
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

CANNING STREET

AMENDMENT
Existing footpath & gutters

DATE
REV
OFFICE

3000
EXISTING
KITCHEN
SURGERY
SURGERY 2B EXISTING
3A
TOILETS

6016
3800 2162
3000 5336
LAB

1400
SURGERY 2A 1400
STAIRS EXISTING AREA

AMENDMENT
3800
DIRTY SURGERY 3B
STERILIZATION
CLEAN EQUIPMENT

3000
1100
SURGERY 1B ROOM
Hand

DATE
wash

TRAYS ABOVE

REV
4130
COMMON ENTRY
OFFICE AREA
SURGERY 4A FOYER

2400
STORE BULK

3000
STORE
ROOM

Existing footpath & gutters


1400
ACCESS X-RAY EXISTING

2015
TOILET ROOM STAIRS

ADMIN
SURGERY 4B
OFFICE

AMENDMENT
3000
SURGERY 1A

FHR
3800

DATE
STAIRS

REV
BATHURST STREET
EXISTING

OF THESE PRECAUTIONS SHALL BE ADMITTED 6. COPYRIGHT


WAITING

ANY DISCREPANCIES BETWEEN DRAWINGS, SCOPE AND/OR


TOILETS

CLARIFIED WITH THIS OFFICE PRIOR TO CONSTRUCTION 4.

SPECIFICATIONS TO BE CLARIFIED WITH THIS OFFICE PRIOR


TO CONSTRUCTION 5. NO CLAIM ARISING FROM NEGLECT
DIMENSIONS TO BE VERIFIED ON SITE AND DISCREPANCIES
1. FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO
AREA

SCALE 2. ALL DIMENSIONS ARE IN MILLIMETRES 3. ALL


RECEPTION EXISTING AREA

WAITING
AREA

REMAINS THE PROPERTY OF THIS OFFICE.


1200
NEW STAIR
STAFF LOCKERS

GENERAL NOTES:
STAFF
ROOM

1 2 3 4 5 6

5400
5148

E / ANTONY.POATE@BIGPOND.COM
LCD Screen

2046

ANTONY POATE DESIGN

BROOKVALE NSW 2100


STAFF

SUITE 3, 2 VICTOR RD
TOILETS
2500 2500 2500 2500 2500 2500

P / 0412 424 228


NEW
DRIVEWAY
2400

New carpark line markings to AND LAYBACK


EXISTING
New 1:14 incline access ramp BITUMEN meet AS:2890.1
CARPARK
and handrails to AS1428.1

5800 2500 2500 2500 2500 2500 2500


15
2400

5400
2500

14
(STAFF PARKING)
8 7
12 11 9

5400
5400

10
2500

13 NORTH

(STAFF PARKING)

P2 26-11-18
1:50
97 BATHURST STREET
SCALE @ A1
1 PROPOSED SITE PLAN

DATE
- Scale 1:100 @ A1

LAUNCESTON
AP
DRAWN BY

REV

A-001
DRAWING NO
PROJECT #
PROJECT
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's Existing power pole and
street lighting.
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

New banner fixed to face of NOTE:


building.
Existing facade to be
re-painted in selected

AMENDMENT
colours as indicated.
New street number and
New signage panel street name in 400mm high
3190mm wide x 1250mm cutout aluminium letters
New "Entry" sign in cutout brushed high applied to face of applied to face of building.

DATE
aluminium letters 380mm high building. Exact wording and
name to be determined.

REV
applied to wall.

Existing entry door removed and


infilled with brick work to match
existing.
New signage and logo.
Lettering 180mm high in New colourbond awning
cutout aluminium pin fixed over new entry.
to wall and LED backlit.

AMENDMENT
Logo in Sutout aluminium 3190
with coloured vinyl face film 380
and LED backlit, pin fixed to
existing brick wall. 2550

DATE
Existing metal fence to rear

3265
boundary of carpark

REV
1250
DENTAL
Existing trees

ENTRY
1500

BATHURST STREET

1600
DENTAL

AMENDMENT
3800
CANNING STREET

DATE
Existing
services

REV
box on
footpath.

OF THESE PRECAUTIONS SHALL BE ADMITTED 6. COPYRIGHT


ANY DISCREPANCIES BETWEEN DRAWINGS, SCOPE AND/OR
CLARIFIED WITH THIS OFFICE PRIOR TO CONSTRUCTION 4.

SPECIFICATIONS TO BE CLARIFIED WITH THIS OFFICE PRIOR


TO CONSTRUCTION 5. NO CLAIM ARISING FROM NEGLECT
DIMENSIONS TO BE VERIFIED ON SITE AND DISCREPANCIES
1. FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO
SCALE 2. ALL DIMENSIONS ARE IN MILLIMETRES 3. ALL
3150
Line markings, bollard and New wheelchair access
ramps with tactile

REMAINS THE PROPERTY OF THIS OFFICE.


wheel chair symbol on New double sided, backlit New tree graphic applied to New plants to existing New timber framed glass
ground to provide disabled indicators, wheel stops and wall sign 1000mm high x face of building in paint planterbox. double doors to replace New banner fixed to face of
access parking as per Stainless steel handrails to 200mm deep x 1200mm finish and to windows in existing entry doors. building.
AS:2890.6 1 BATHURST STREET - BUILDING ELEVATION meet AS:1428.1 wide fixed to face of semi translucent vinly film.
building.
- Scale 1:50 @ A1 New concrete steps stair

GENERAL NOTES:
nosings, tactile indicators
and stainless steel
handrails to meet
AS:1428.1

E / ANTONY.POATE@BIGPOND.COM
Existing power pole and
street lighting.

ANTONY POATE DESIGN


New street number and

BROOKVALE NSW 2100


New signage panel

SUITE 3, 2 VICTOR RD
street name in 400mm high
cutout aluminium letters 4574mm wide x 1250mm
applied to face of building. high applied to face of

P / 0412 424 228


building. Exact wording and
name to be determined.

1950

New banner fixed to face of


building.

1200
4574
New double sided, backlit
3300

wall sign 1000mm high x


200mm deep x 1200mm NORTH
wide fixed to face of
building.
1000

1250

New clear laminated "E


DENTAL DENTAL glass" window approx
2060mm wide x 760mm
high set in Natural anodised

P1 26-11-18
1:50
aluminium frames.

97 BATHURST STREET
SCALE @ A1
3150
4100

DATE
Existing stars and entry to
BATHURST STREET be removed and infilled.
2884

LAUNCESTON
AP
DRAWN BY

REV

A-002
NOTE:

DRAWING NO
1 CANNING STREET - BUILDING ELEVATION

PROJECT #
Existing facade to be

PROJECT
New tree graphic applied to
re-painted in selected
face of building in paint
colours as indicated.
finish and to windows in - Scale 1:50 @ A1
semi translucent vinly film.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

AMENDMENT
DATE
REV
AMENDMENT
DATE
REV
AMENDMENT
Existing trees on Canning

DATE
Street

REV

OF THESE PRECAUTIONS SHALL BE ADMITTED 6. COPYRIGHT


ANY DISCREPANCIES BETWEEN DRAWINGS, SCOPE AND/OR
CLARIFIED WITH THIS OFFICE PRIOR TO CONSTRUCTION 4.

SPECIFICATIONS TO BE CLARIFIED WITH THIS OFFICE PRIOR


TO CONSTRUCTION 5. NO CLAIM ARISING FROM NEGLECT
DIMENSIONS TO BE VERIFIED ON SITE AND DISCREPANCIES
1. FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO
SCALE 2. ALL DIMENSIONS ARE IN MILLIMETRES 3. ALL

REMAINS THE PROPERTY OF THIS OFFICE.


Existing recess and
windows of existing New street number and
building. street name in 400mm high
cutout aluminium letters

GENERAL NOTES:
Existing rear applied to face of building.
boundary of carpark

E / ANTONY.POATE@BIGPOND.COM
Artificial green wall applied
New colourbond to existing brick face of

ANTONY POATE DESIGN

BROOKVALE NSW 2100


awning over new building.

SUITE 3, 2 VICTOR RD
entry. Existing brickwork of
existing building. 1200

P / 0412 424 228


New signage panel
2400 2400mm wide x 1500mm
high in Coreten rusted steel
panel fixed to wall with logo
1100 3100 and wording in cutout
aluminium letters with vinyl
1760 colour face. Exact wording

1000
and name to be

1500
DENTAL
determined.

DENTAL
Existing brickwork to
2400

existing buildings.
New double sided, backlit
wall sign 1000mm high x
200mm deep x 1200mm
wide fixed to face of
building.

NORTH

BATHURST STREET

New tree graphic applied to new


Create new opening in existing wall

P1 26-11-18
1:50
New wheelchair access glazingin semi translucent vinly film.
and provide new aluminium framed ramps and stairs with tactile
glass entry door.

97 BATHURST STREET
indicators, wheel stops and

SCALE @ A1
Stainless steel handrails to Create new opening in existing wall
meet AS:1428.1 and provide new clear laminated "E

DATE
glass" windows 2400mmmm high set
in Natural anodised aluminium
frames.

LAUNCESTON
AP
1 BATHURST STREET - BUILDING ELEVATION

DRAWN BY

REV
- Scale 1:50 @ A1

A-003
DRAWING NO
PROJECT #
PROJECT
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Demolish existing stair


entry into building from
Canning Street.

EXISTING
KITCHEN

AMENDMENT
EXISTING
Demolish existing TOILETS EXISTING AREA
side wall and double entry
doors.

DATE
REV
Remove existing double
doors and create new
opening in wall for future lift
installation.

AMENDMENT
DATE
Demolish existing doors

REV
and cabinets.

EXISTING
ENTRY FOYER
EXISTING HALL

AMENDMENT
EXISTING
EXISTING CLOAK STAIR
ROOM

DATE
REV

OF THESE PRECAUTIONS SHALL BE ADMITTED 6. COPYRIGHT


ANY DISCREPANCIES BETWEEN DRAWINGS, SCOPE AND/OR
CLARIFIED WITH THIS OFFICE PRIOR TO CONSTRUCTION 4.

SPECIFICATIONS TO BE CLARIFIED WITH THIS OFFICE PRIOR


TO CONSTRUCTION 5. NO CLAIM ARISING FROM NEGLECT
DIMENSIONS TO BE VERIFIED ON SITE AND DISCREPANCIES
1. FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO
SCALE 2. ALL DIMENSIONS ARE IN MILLIMETRES 3. ALL
Demolish existing doors
and cabinets.

REMAINS THE PROPERTY OF THIS OFFICE.


FHR

GENERAL NOTES:
EXISTING AREA

BATHURST STREET

E / ANTONY.POATE@BIGPOND.COM
EXISTING
TOILETS Demolish existing internal
wall partitions.

ANTONY POATE DESIGN

BROOKVALE NSW 2100


SUITE 3, 2 VICTOR RD
Remove all existing A/C

P / 0412 424 228


ducts system.

Remove existing doors and Demolish existing


opening. permietre wall for new
entry doors and windows.
Delete
existing
layback

Demolish existing driveway


NORTH
and layback and make
good foothpath and gutter.

P1 26-11-18
1:50
Demolish existing
EXISTING BITUMEN

97 BATHURST STREET
permietre wall for new

SCALE @ A1
CARPARK AREA
5148

windows.

DATE
Demolish kitchen cabinets
1 GRD FLOOR - DEMOLITION PLAN

LAUNCESTON
AP
Demolish existing ramp to - Scale 1:50 @ A1

DRAWN BY
entry.

REV
Demolish existing garden
bed for new driveway

G-100
access. See site plan.

DRAWING NO
Demolish existing

PROJECT #
PROJECT
storeroom partition and
remove shelving
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Bin
Bin

Planmeca
OFFICE

3000
Planmeca
EXISTING
Planmeca KITCHEN
SURGERY

Bin
SURGERY 2B EXISTING
3A

AMENDMENT
TOILETS
6016

3800 2162
3000 5336

DATE
LAB

1400
New future lift with

REV
masonry shaft.
SURGERY 2A 1400
STAIRS EXISTING AREA

267W x 420Dx
Cerec

Ultrasonic

350H
Bath
3800
DIRTY SURGERY 3B
Bin Bin

STERILIZATION LIFT

Planmeca

AMENDMENT
CLEAN EQUIPMENT

3000
1100
SURGERY 1B ROOM
Hand
wash

DATE
Bin

REV
TRAYS ABOVE
4130

COMMON ENTRY
Planmeca
OFFICE AREA
SURGERY 4A FOYER
2400

Planmeca
STORE BULK

3000
STORE

AMENDMENT
Bin

ROOM

Bin
1400

DATE
ACCESS X-RAY EXISTING
2015

TOILET STAIRS

REV
ROOM

OF THESE PRECAUTIONS SHALL BE ADMITTED 6. COPYRIGHT


ANY DISCREPANCIES BETWEEN DRAWINGS, SCOPE AND/OR
CLARIFIED WITH THIS OFFICE PRIOR TO CONSTRUCTION 4.

SPECIFICATIONS TO BE CLARIFIED WITH THIS OFFICE PRIOR


TO CONSTRUCTION 5. NO CLAIM ARISING FROM NEGLECT
DIMENSIONS TO BE VERIFIED ON SITE AND DISCREPANCIES
1. FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO
ADMIN

SCALE 2. ALL DIMENSIONS ARE IN MILLIMETRES 3. ALL


SURGERY 4B
OFFICE

Planmeca
3000
SURGERY 1A

REMAINS THE PROPERTY OF THIS OFFICE.


Bin
FHR

GENERAL NOTES:
3800

Planmeca
STAIRS

EXISTING

E / ANTONY.POATE@BIGPOND.COM
WAITING
Bin

TOILETS
AREA

ANTONY POATE DESIGN

BROOKVALE NSW 2100


RECEPTION EXISTING AREA

SUITE 3, 2 VICTOR RD
WAITING

P / 0412 424 228


AREA

NEW STAIR
STAFF LOCKERS

AREA UPPER FLOOR DENTAL SURGERY 320 sqm


STAFF Including Reception, Waiting, staff room and all upper floor hall.
ROOM
AREA LOWER FLOOR 48 sqm
NORTH

Including Store Room, Plant room, Locker area.

P1 26-11-18
1:50
AREA SUB TENANCY 1 44 sqm

97 BATHURST STREET
5148

SCALE @ A1
AREA SUB TENANCY 2 52 sqm

DATE
AREA COMMON ENTRY AREA & STAIRS 25 sqm
Fridge

LAUNCESTON
AP
LCD Screen

DRAWN BY
AREA FEMALE TOILETS 14 sqm 1 PROPOSED GROUND FLOOR PLAN

REV
- Scale 1:50 @ A1
AREA MALE TOILETS

G-101
STAFF
TOILETS
10 sqm

DRAWING NO
PROJECT #
PROJECT
New 1:14 incline
access ramp and
handrails to AS1428.1

NEW
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

EXISTING TOILETS

AMENDMENT
HW

DATE
EXISTING AREA

REV
EXISTING KITCHEN

Create new opening in

AMENDMENT
existing floor slab for future
lift.

DATE
REV
Remove existing double
EXISTING DOUBLE entry doors.
HEIGHT SPACE
OVER LOWER LEVEL
HALL
EXISTING STAGE

BATHURST STREET

AMENDMENT
EXISTING ROOF
OVER

DATE
EXISTING

REV
STAIRS

OF THESE PRECAUTIONS SHALL BE ADMITTED 6. COPYRIGHT


ANY DISCREPANCIES BETWEEN DRAWINGS, SCOPE AND/OR
CLARIFIED WITH THIS OFFICE PRIOR TO CONSTRUCTION 4.

SPECIFICATIONS TO BE CLARIFIED WITH THIS OFFICE PRIOR


TO CONSTRUCTION 5. NO CLAIM ARISING FROM NEGLECT
DIMENSIONS TO BE VERIFIED ON SITE AND DISCREPANCIES
1. FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO
SCALE 2. ALL DIMENSIONS ARE IN MILLIMETRES 3. ALL

REMAINS THE PROPERTY OF THIS OFFICE.


FHR

GENERAL NOTES:
EXISTING AREA
EXISTING STORE

E / ANTONY.POATE@BIGPOND.COM
ANTONY POATE DESIGN

BROOKVALE NSW 2100


SUITE 3, 2 VICTOR RD

P / 0412 424 228


Demolish existing toilet
walls and pans.

NORTH

EXISTING ROOF &

P1 26-11-18
1:50
SKYLIGHTS OVER

97 BATHURST STREET
SCALE @ A1

DATE
LAUNCESTON
AP
1 LEVEL 1 - DEMOLITION PLAN

DRAWN BY
- Scale 1:50 @ A1

REV

L1-100
DRAWING NO
PROJECT #
PROJECT
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
Bin
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the

Bin
content. The Council reserves all other rights. Documents displayed on the Council's
Bin
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Planmeca
INTERNAL ROOF
PRACTITIONERS

3000
Planmeca
OVER SURGERIES
OFFICE

Planmeca
SURGERY 5

Bin
SURGERY 4

AMENDMENT
3000 HW SUB LET SPACE

DATE
LAB

1400

REV
SURGERY 3 1400

Cerec

3800
DIRTY SURGERY 6

Bin
Bin Bin

STERILIZATION

AMENDMENT
LIFT

Planmeca
CLEAN
SURGERY 2
Hand

DATE
wash

REV
TRAYS ABOVE

TRAINING FOYER
Planmeca ROOM
PPRINCIPALS
INTERNAL
SURGERY 7ROOF
EXTERNAL ROOF OFFICE
OVER LAB &
OVER SURGERIES

Bin
SURGERIES

Planmeca
INTERNAL ROOF STORE

AMENDMENT
Bin

OVER CENTRAL
OFFICE AND AMIN STAIR
AREAS

DATE
ACCESS OPG
1411

REV
TOILET

OF THESE PRECAUTIONS SHALL BE ADMITTED 6. COPYRIGHT


ANY DISCREPANCIES BETWEEN DRAWINGS, SCOPE AND/OR
Sirona XG3D
2155

CLARIFIED WITH THIS OFFICE PRIOR TO CONSTRUCTION 4.

SPECIFICATIONS TO BE CLARIFIED WITH THIS OFFICE PRIOR


TO CONSTRUCTION 5. NO CLAIM ARISING FROM NEGLECT
DIMENSIONS TO BE VERIFIED ON SITE AND DISCREPANCIES
1. FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO
SCALE 2. ALL DIMENSIONS ARE IN MILLIMETRES 3. ALL
ADMIN
SURGERY 8

Bin
OFFICE

Planmeca

REMAINS THE PROPERTY OF THIS OFFICE.


SURGERY 1

FHR

GENERAL NOTES:
Planmeca

STORE

E / ANTONY.POATE@BIGPOND.COM
WAITING
Bin

AREA
ACCESS SUB LET SPACE

ANTONY POATE DESIGN

BROOKVALE NSW 2100


RECEPTION TOILET

SUITE 3, 2 VICTOR RD
WAITING

P / 0412 424 228


AREA

NORTH

EXTERNAL ROOF

P1 26-11-18
1:50
STAFF ROOM

97 BATHURST STREET
SCALE @ A1

DATE
1 PROPOSED LEVEL 1 FLOOR PLAN

LAUNCESTON
AP
- Scale 1:50 @ A1

DRAWN BY

REV

L1-101
DRAWING NO
PROJECT #
PROJECT
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8 Appendix C – Environmental Effects Statement

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STATEMENT OF ENVIRONMENTAL EFFECTS,


CHARACTER STATEMENT
& WASTE PROCEDURES
FOR DEVELOPMENT APPLICATION:
Client: Dr Bingwei Lee
Project: Bathurst Street Dental
Property: 97 Bathurst Street, Launceston
Date: 11 February 2019

1.0 - GENERAL DESCRIPTION:

The application is for a change of use of an existing building at 97 Bathurst Street, Launceston.
The previous use of the building was a Polish Club. The proposed use is for dental consulting
rooms. (Medical Centre)

2.0 - PLANNING REPORTS:

2.1. Zoning:
The property falls within a zoning: Commercial

2.2. Land use definitions:


The Launceston interim planning scheme 2015 states that use “Medical Centre” is a permitted
use with application for consent.

The planning scheme “Medical Centre” as premises that are used for the purpose of providing
health services (including preventative care, diagnosis, medical or surgical treatment,
counselling or alternative therapies) to out-patients only, where such services are principally
provided by health care professionals. It may include the ancillary provision of other health
services.

3.0 - OPERATIONAL DETAILS:

3.1 Services provided:


The facility will provide professional dental health services including preventative care,
diagnosis, medical or surgical treatment or counseling to outpatients only.

3.2 Procedures:
Procedures involve initial consultation and examination followed by treatment of patients where
required.

The length of average appointments varies but is generally around 30 minutes.

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3.3 Hours of operation:


The facility will operate from:
8.00am – 9:00pm Monday to Friday
8.00am – 4.00pm Saturday
Closed Sundays
Some emergency treatments may be required after hours on an as needs basis.

3.4 Staff:
There will be 7 professional practitioners offering consultation, examination and treatment at any
one time.
There will be 3 dental nurse assisting the practitioners.
There will be 2 administration assistant / receptionist.

Summary:
Professional practitioners 7
Clinical assistants 3
Reception / admin staff 2

Total Staff 12

4.0 - SITE ANALYSIS:

4.1 Building Works:


There is some minor demolition works associated within the existing building as outlined in the
drawing.

4.2 Floor space ratio:


The existing footprint of the building will be retained.

4.3 Heritage & Conservation:


There is no heritage listing or heritage significance for the building.

5.0 – OFF STREET PARKING:

The existing parking allocated within the building will remain the same as the previous approved
use.

The requirements for off street parking for the proposed use as Medical Centre will be
significantly less than the previous approved use.

6.0 – ACCESS FOR THE DISABLED:

A new wheelchair access ramp and stairs will be constructed at the entry to the building to
replace the existing non complying ramp. All new ramps and stairs will comply with AS: 1428.1

A future lift is proposed to enable access to the upper floors.

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7.0 – PROCEDURES FOR WASTE MANAGEMENT:

7.1 Ordinary Waste:


There will be no copious amounts of ordinary waste produced by the dental clinic. Normal
weekly rubbish collections are all that will be required, for ordinary waste.

7.2 Water Waste:


Water waste from the dental surgeries is protected from metal contamination in 2 ways:

a. There is a catchment filter in the spittoon on the dental chair, which is cleaned out and
collects any metals present in the water. All collected metals are stored under water and
collected for recycling.

b. There is a filter basket in the suction waste, which collects any metals present. This is
cleaned out and the collected metals are stored under water and collected for recycling.

c. All X-ray development is digital and involves no chemical processing.

7.3 Contaminated Waste:


Used needles, scalpels and other sharps are placed in a special color coded container and
collected by a company specializing in the regulated disposal of contaminated waste.

Any absorbent waste holding blood, saliva and any body tissue, is collected in a specially
identified container, and collected by a company specializing in the regulated disposal of clinical
waste.

8.0 – HERITAGE CONSERVATION AREA - CHARACTER STATEMENT:

8.1 Architecture:
The proposed facility will not affect the architectural character of the area. All modifications to
the front of the building will be minimal and limited to maintenance and will be carried out to
match the existing character of the building and surrounding area.

8.2 Noise:
The proposed use will not generate any additional noise to the area. The type of services
provided within the facility does not generate noise.
Patients visiting the location will only occur during normal business hours. (Excepting occasional
emergency work)
Plant equipment including a compressor and suction pump will be located within a dedicated
enclosure within the tenancies. This enclosure will be acoustically treated to prevent noise and
will be ventilated.

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8.3 Security:
The proposal will not create any compromise to the security of the surrounding area. The
premises will be locked and alarmed when not in use.
No drugs other than local anesthetics will be stored on site.
No cash will be kept on site.

8.4 Desired use:
The proposed facility will provide a specialist health service to the local community for its
benefit.

In our view the development will:


- have no affect on existing vegetation in the area, or current site appearance.
- require no amplification of existing utility services to the building.
- not produce any adverse odours to the environment.
- not produce any adverse noise to the environment.
- not involve the use or production of toxic or noxious chemicals.
- not affect local air quality or water quality.
- not impact on privacy, natural light, drainage, or views of neighboring properties.
- have no adverse affect on the surrounding area.

9.0 – CONSTRUCTION:

The works associated with this project will be contained within the site and the public
will not be exposed to risk or inconvenience during the construction period. All
demolition materials will be recycled where practical or removed to the nearest landfill
site.

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9 Appendix D Traffic Impact Assessment

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Canning Dental Pty Ltd


97 Bathurst Street, Launceston
Transport Impact Assessment

February 2019
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Table of contents
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

1. Introduction .................................................................................................................................... 1
1.1 Background .......................................................................................................................... 1
1.2 Purpose of this report........................................................................................................... 1
1.3 Scope and limitations ........................................................................................................... 1
1.4 Assumptions ........................................................................................................................ 1
1.5 Subject Site .......................................................................................................................... 2
1.6 Referenced Materials ........................................................................................................... 2
2. Existing Conditions......................................................................................................................... 3
2.1 Transport Network ............................................................................................................... 3
2.2 Road Safety Performance ................................................................................................... 6
3. Proposal ......................................................................................................................................... 8
3.1 Proposed Development ....................................................................................................... 8
3.2 Traffic Generation ................................................................................................................ 8
4. Site Access .................................................................................................................................. 11
4.1 Access Arrangements ........................................................................................................ 11
4.2 Access Design ................................................................................................................... 12
4.3 Sight Distance Assessment ............................................................................................... 12
4.4 Pedestrian Access ............................................................................................................. 12
4.5 Service Vehicles and Deliveries ........................................................................................ 13
5. Parking Assessment .................................................................................................................... 14
5.1 Car Parking ........................................................................................................................ 14
5.2 Other Parking Requirements ............................................................................................. 17
5.3 Car Park Layout ................................................................................................................. 18
6. Transport Impacts ........................................................................................................................ 22
6.1 Traffic Efficiency................................................................................................................. 22
6.2 Road Safety ....................................................................................................................... 22
6.3 Pedestrians and Cyclists ................................................................................................... 22
7. Conclusions .................................................................................................................................. 24

Table index
Table 1 Crash History Summary ....................................................................................................... 7

Table 2 Summary of survey-based traffic generation rates (per 100 m2 GFA) ................................ 9
Table 3 First principles traffic generation estimates ......................................................................... 9
Table 4 Parking survey – number of spaces occupied ................................................................... 15
Table 5 Change in movement traffic volumes ................................................................................ 22

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Figure index
Figure 1 Subject Site .......................................................................................................................... 2
Figure 2 SCATS lane count data for Bathurst Street and Frederick Street ....................................... 4
Figure 3 SCATS lane count data for Bathurst Street and Canning Street ......................................... 4

Figure 4 SCATS lane count data for Wellington Street and Canning Street ..................................... 5
Figure 5 Crash Map ........................................................................................................................... 6
Figure 6 Site layout showing proposed access location .................................................................. 11

Figure 7 Site plan of carpark showing pedestrian access ............................................................... 13


Figure 8 On-street parking survey locations .................................................................................... 15
Figure 9 Parking supply overview .................................................................................................... 16

Figure 10 Staff Parking: Space 13 – Entry – B85 Vehicle ................................................................. 19


Figure 11 Staff Parking: Space 13 – Exit – B85 Vehicle .................................................................... 20
Figure 12 Staff Parking: Space 14 – Entry – B85 Vehicle ................................................................. 20

Figure 13 Staff Parking: Space 14 – Exit – B85 Vehicle .................................................................... 21


Figure 14 Accessible car park: Space 15 – Exit – B99 Vehicle ......................................................... 21

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1. Introduction
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without the consent of the copyright owner.

1.1 Background
GHD were engaged by Canning Dental Pty Ltd to prepare a Transport Impact Assessment
report for a proposed dental practice to be located at 97 Bathurst Street in Launceston.

1.2 Purpose of this report


The purpose of this report is to investigate the potential traffic and road safety impacts of the
proposal in the context of the existing road network and to recommend mitigation measures to
address any issues that may arise.

1.3 Scope and limitations


This report has been prepared by GHD for Canning Dental Pty Ltd and may only be used and
relied on by Canning Dental Pty Ltd for the purpose agreed between GHD and the Canning
Dental Pty Ltd as set out in Section 1.2 of this report.
GHD otherwise disclaims responsibility to any person other than Canning Dental Pty Ltd arising
in connection with this report. GHD also excludes implied warranties and conditions, to the
extent legally permissible.
The services undertaken by GHD in connection with preparing this report were limited to those
specifically detailed in the report and are subject to the scope limitations set out in the report.
The opinions, conclusions and any recommendations in this report are based on conditions
encountered and information reviewed at the date of preparation of the report. GHD has no
responsibility or obligation to update this report to account for events or changes occurring
subsequent to the date that the report was prepared.
The opinions, conclusions and any recommendations in this report are based on assumptions
made by GHD described in this report (refer Section 1.4 of this report). GHD disclaims liability
arising from any of the assumptions being incorrect.
GHD has prepared this report on the basis of information provided by Canning Dental Pty Ltd
and others who provided information to GHD (including Government authorities), which GHD
has not independently verified or checked beyond the agreed scope of work. GHD does not
accept liability in connection with such unverified information, including errors and omissions in
the report which were caused by errors or omissions in that information.

1.4 Assumptions
The analysis contained in this report is based on a range of assumptions made by GHD
including, but not limited to, the following:
 Traffic generation rates of the proposed land uses are as per the assumptions detailed
in Section 3.2 of this report
 The SCATS data provided by Department of State Growth from November 2018
provides an accurate depiction of current traffic levels

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1.5 Subject Site


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The subject site is located at 97 Bathurst Street, Launceston. It has frontage to Bathurst Street
and Canning Street. The site is situated just outside of the CBD area. The site is locally known
as the Polish House, as it was previously a community centre for Polish migrants before being
sold in April 2018.

The subject site and surrounds is presented in Figure 1.

Subject Site

Figure 1 Subject Site


Base imagery obtained from TheLIST © State of Tasmania

1.6 Referenced Materials


The following documents and information sources have been referred to in this report:
 Launceston Interim Planning Scheme 2015 (the Planning Scheme), July 2018
 Crash data and SCATS traffic data, Department of State Growth
 Australian/New Zealand Standard AS/NZS 2890.1:2004, Parking facilities – Part 1: Off
street car parking (AS2890.1)
 Australian/New Zealand Standard AS/NZS 2890.6:2009, Parking facilities – Part 6: Off
street parking for people with disabilities (AS2890.6)
 Guide to Traffic Generating Developments Version 2.2, Roads and Maritime Services
(RMS), October 2002 (the RMS Guide)
 Institute of Transportation Engineers, Trip Generation, 7th Edition (the ITE Guide)
 Trips and parking related to land use, November 2011, NZ Transport Agency research
report 453
 National Construction Code, Building Code of Australia 2019, Volume One, Australian
Building Codes Board (ABCB), February 2019

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2. Existing Conditions
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2.1 Transport Network


For the purpose of this assessment the transport network is considered to comprise of the
following roads within the Launceston CBD:
 Bathurst Street
 Wellington Street
 Canning Street
Each of the above roads are examined in detail in the following sections.

2.1.1 Bathurst Street

Bathurst Street is a Class 1 – Primary Arterial and part of the National Land Transport Network.
Bathurst Street connects from Midland Highway at its southern end to East Tamar Highway at
its northern end. Bathurst Street is a one-way, northbound road and forms a couplet with
Wellington Street travelling in the southbound direction. Together, Bathurst Street and
Wellington Street provide the main north-south transport corridor through Launceston catering
for heavy volumes of passenger traffic and freight.
Bathurst Street comprises of three lanes travelling in each direction, with additional turning
lanes at key intersections. Parallel on-street parking and footpaths are provided along Bathurst
Street. The majority of intersections are signal controlled.
The intersection of Bathurst Street and Canning Street is signalised, and forms part of the
Launceston SCATS network along with other closely spaced junctions to the north and south
including Frederick Street and Elizabeth Street.
SCATS daily traffic profile for Bathurst Street is included in Figure 2 and Figure 3 for the
Frederick Street and Canning Street junctions respectively. It can be seen that despite having
peaks from 7:30 am – 9:30 am and 4:00 pm – 6:00 pm, volumes are consistently high from 7:00
am through to 7:00 pm.
The key traffic statistics for Bathurst Street are estimated based on 2018 SCATS data as
follows:
 Average daily traffic 22,200 vpd
 AM peak (8:00 – 9:00 am) 1910 vph
 PM peak (4:00 – 5:00 pm) 1770 vph

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Figure 2 SCATS lane count data for Bathurst Street and Frederick Street
Data source: Department of State Growth, 2018

Figure 3 SCATS lane count data for Bathurst Street and Canning Street
Data source: Department of State Growth, 2018

2.1.2 Wellington Street

Wellington Street is also a Class 1 – Primary Arterial and part of the National Land Transport
Network. Wellington Street connects from East Tamar Highway at its northern end to Midland
Highway at its southern end and forms the southbound counterpart to Bathurst Street.

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Wellington Street comprises of three lanes travelling in each direction, with additional turning
without the consent of the copyright owner.

lanes at key intersections. Parallel on-street parking and footpaths are provided along Bathurst
Street. The majority of intersections are signal controlled.
SCATS daily traffic profile for Wellington Street is included in Figure 4 Canning Street junction. It
can be seen that despite having a peak from 4:30 pm – 6:30 pm, volumes are consistently high
from 7:00 am through to 7:00 pm with a steadily growing trend across this period.
Being the main southbound transport corridor through Launceston, Wellington Street is subject
to consistently high traffic volumes throughout the day. The key traffic statistics are estimated
based on 2018 SCATS data as follows:
 Average daily traffic 22,700vpd
 AM peak (8:00 – 9:00 am) 1960 vph
 PM peak (4:30 – 5:30 pm) 1810 vph

Figure 4 SCATS lane count data for Wellington Street and Canning Street
Data source: Department of State Growth, 2018

2.1.3 Canning Street

Canning Street is a local CBD street that runs east to west and intersects Bathurst Street and
Wellington Street. Canning Street has a single lane travelling in each direction with signalised
intersections that form part of the SCATS network at Bathurst Street and Wellington Street.
Either side of these junctions Canning Street intersects with other local streets at roundabouts.
SCATS traffic data for Canning Street is provided in Figure 3 and Figure 4 for Bathurst Street
and Wellington Street junctions respectively. The key traffic statistics for Canning Street
(between Wellington Street and Bathurst Street) are estimated based on 2018 SCATS data as
follows:
 Average daily traffic 3440 vpd (1880 eastbound, 1560 westbound)
 AM peak (8:00 – 9:00 am) 260 vph (170 eastbound, 90 westbound)
 PM peak (4:30 – 5:30 pm) 300 vph (160 eastbound, 140 westbound)

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2.2 Road Safety Performance


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Crash data was obtained from the Department of State Growth for the most recent 5-year time
period (January 2014 to December 2018) for the following key roads:
 Canning Street between Margaret Street and Charles Street,
 Wellington Street between Frederick Street and Balfour Street, and
 Bathurst Street between Frederick Street and Balfour Street.
The majority of crashes on Bathurst Street in the vicinity of the subject site were ‘same lane/rear
end’ crashes (Crash Type 130). Cross traffic (Crash Type 110) crashes were also prevalent at
signalised intersections along Bathurst Street.
A summary of incidents occurring in the area of interest over the past 5 years is provided in
Table 1 and the locations are presented in Figure 5.

Subject Site

Figure 5 Crash Map


Data source: Spatial Data Selector, Department of State Growth

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Table 1 Crash History Summary


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Location Number of Crashes Dominant Crash Types


Total Casualty
Midblock Locations
Bathurst Street 19 1 Rear end (10), Emerging (3)
Canning Street 5 2
Intersections
Bathurst Street / Canning 10 2 Cross Traffic (6)
Street
Bathurst Street / Frederick 10 9 Cross Traffic (4), Rear end
Street (3)
Wellington Street / Canning 13 3 Cross Traffic (10)
Street
Total 57 17

There were a total of 57 Crashes recorded on the key roads assessed in this report, with 17 of
those resulting in injury. The relatively high number of crashes is considered to be primarily a
result of the high volumes of traffic on Wellington Street and Bathurst Street and the couplet
providing major thoroughfare through Launceston, rather than being due to any specific road
safety deficiency.
The presence of ‘emerging’ type crashes on Bathurst Street highlights the need to ensure
adequate sight distance at the proposed site access point.

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3. Proposal
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3.1 Proposed Development


The proposal includes the redevelopment of the existing building at 97 Bathurst Street to a new
dental practice. The practice will include eight surgery rooms as well as a waiting area, toilet
facilities, storage, kitchen facilities and other staff facilities. Operating hours will be:
 Monday-Friday 8:00 am – 9:00 pm
 Saturday 8:00 am – 4:00 pm
The building will also include two rooms on level one available for sub-letting having areas of 44
m2 and 52 m2. It is assumed that these rooms will be leased as office space along with the level
one amenities.
The building will utilise the two existing entrance points, the street entry from Bathurst Street
and the current ramp entry from the car park which will be converted into a disabled access
ramp and entry stairs. The existing car parking area will be utilised for patient parking. Staff
parking will not be provided on-site.

3.2 Traffic Generation

3.2.1 Survey-based data sources

Indicative trip generation rates for medical centres based on Gross Floor Area (GFA) based on
surveys undertaken in 1991 and published in the RTA Guide (RMS, 2002) are as follows:
 Morning peak
– Range 4.4 to 19.0 veh/hr/100 m2 GFA
– Average 10.4 veh/hr/100 m2 GFA
 Evening peak
– Range 3.1 to 19.4 veh/hr/100 m2 GFA
– Average 8.8 veh/hr/100 m2 GFA
More recent surveys were undertaken in New Zealand in 2010, and published by the NZ
Transport Agency, based on more modern facilities offering a range of professional health care
services including dentists, general practitioners, physiotherapy and other services. Suggested
traffic generation rates are 3 to 6 trips per hour per health professional or 5 to 12 trips per 100
m2 GFA during the peak hours, which are generally around 10 am to midday and 3 pm to 4 pm.
The ITE Trip Generation Manual provides indicative traffic generation rates for a ‘medical-dental
office building’ defined as a facility that provides diagnoses and outpatient care on a routine
basis but unable to provide prolonged in-house medical and surgical care.
The rates are as follows:
 Daily
– Range 23.16 to 50.51 veh/day/1000 ft2 GRA
– Average 36.13 veh/day/1000 ft2 GFA
 Morning peak (peak of generator)
– Range 1.21 to 7.49 veh/hr/1000 ft2 GFA
– Average 3.62 veh/hr/1000 ft2 GFA

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 Evening peak (peak of generator)
without the consent of the copyright owner.

– Range 2.21 to 7.60 veh/hr/1000 ft2 GFA


– Average 4.45 veh/hr/1000 ft2 GFA
The above trip generation rates are summarised in Table 2. Note that rates are quoted on a ‘per
100 m2 GFA’ basis.
Table 2 Summary of survey-based traffic generation rates (per 100 m2 GFA)

Source Daily AM Peak PM Peak

RTA (2002) - 10.4 veh/hr 8.8 veh/hr

NZTA (2011) - 5 to 12 veh/hr 5 to 12 veh/hr

ITE (7th Edition) 38.9 veh/day 3.9 veh/hr 4.8 veh/hr

Adopted 75 veh/day 7.2 veh/hr 6.8 veh/hr

Adopted rates per 100 m2 GFA are provided in the final row of Table 2. These have been
estimated for the AM and PM peak periods by averaging the RTA (2002) and ITE (7th Edition)
rates and extrapolated to daily rates using a factor of 10.7x, reflecting 4 practitioners working for
9 hours (8 am – 5 pm), with 3 practitioners extending to the full 13 hours where the practice is
open (8 am - 9 pm).

Based on the discussion provided above, and given a total GFA of 417 m2 for the dental surgery
(listed on Development Plans), the proposal is expected to generate trips as follows:
 Daily 311 vehicle trips per day

 AM Peak 30 vehicle trips per hour (two-way)


 PM Peak 28 vehicle trips per hour (two-way)
This has been benchmarked against a ‘first principles’ assessment in the following section.

3.2.2 First principles assessment

The proposed dental practice will have a total of 7 dental practitioners. While there are 8 surgery
rooms it expected due to the number of practitioners that only 7 of these will be in use at any
one time.

Appointments will range from 30 minutes to 2 hours with the average appointment duration
expected to be in the range of 45-60 minutes, however as a conservative approach, a 30 minute
duration has been assumed. Therefore, the total traffic generated by the site can be estimated
from first principles based on the information presented in Table 3.
Table 3 First principles traffic generation estimates

Period Basis Appointment Trip rate Hourly trip


duration generation

Business hours 7 practitioners 30 minutes 2 trips per 30 28 trips per hour


(8 am – 5 pm) min

Extended hours 3 practitioners 30 minutes 2 trips per 30 12 trips per hour


(5 pm – 9 pm) min

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Based on the information in Table 3, the total traffic generated by the site based on first
principles will be around 28 vehicles per hour. Based on the operating hours of 8:00 am – 9:00
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pm, with all practitioners operating 8:00 am – 5:00 pm and three (3) practitioners operating in
the extended period to 9:00 pm, it is anticipated that the site could generate up to 300 vehicles
per day.

This is generally consistent with the survey-based assessment provided in Section 3.2.1 and
has been adopted for this report.

3.2.3 Office tenancies

For the two office tenancies (level one) the traffic generation rates provided in the RMS
technical direction TDT 2013/04, Guide to Traffic Generating Developments Updated traffic
surveys, 2013, have been adopted:
 Daily trips 11 veh/day/100 m2 GFA
 Morning peak hour 1.6 veh/hr/100m2 GFA
 Evening peak hour 1.2 veh/hr/100 m2 GFA
Based on the above, and given a floor area of 96 m2, the office component is likely to generate
11 vehicle trips per day, with 2 vehicle trips per hour in the morning peak and 1 vehicle trip per
hour in the evening peak.
This is in addition to the traffic generation of the dental practice detailed in the above sections.

3.2.4 Planning Scheme Assessment

Clause E4.5.1-A3 of the Planning Scheme states that: “The annual average daily traffic (AADT)
of vehicle movements, to and from a site, using an existing access of 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.”
Given the potential for the site to generate more than 40 vehicle trips per day, the development
will be assessed against the Performance Criteria P3 which states: “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…”
The performance criteria are addressed in Section 6 of this report.

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4. Site Access
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4.1 Access Arrangements


The proposal prescribes the construction of a new driveway and crossover from Bathurst Street
to the site carpark for entry and exit. The new access will be located approximately 6 m north of
the existing egress point to be removed and therefore located further downstream of the
Bathurst Street / Canning Street intersection.

Location of existing egress

Proposed two-way access

Figure 6 Site layout showing proposed access location

Clause E4.6.2-A2 of the Planning Scheme states: “No more than one access providing both
entry and exit, or two access providing separate entry and exit, to roads in an area subject to a
speed of 60km/h or less.” The proposal meets the Acceptable Solution of the Planning Scheme.

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4.2 Access Design


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Clause E6.6.2-A1.1(b) of the Planning Scheme states that: “Car parking, access ways,
manoeuvring and circulation spaces must … have a width of vehicular access no less than the
requirements in Table E6.2, and no more than 10% greater than the requirements in Table
E6.2.”
Based on the site plan including 15 car parking spaces, with reference to Table E6.2 of the
Planning Scheme the internal access way width requirements are as follows:
“ (a) A minimum width of 4.5m for the first 7m from the road carriageway and 3m thereafter”
The site plans provided indicate a crossover width of 4.5 m. However, given the location of the
access point on a major road (Bathurst Street) it is recommended that a full 6 m wide crossover
and driveway be provided to allow vehicle passing. There are no apparent constraints on the
site that should prevent this change.

4.3 Sight Distance Assessment


Clause E4.6.4-A1 of the Planning Scheme states that: “Sight distances at … an access or
junction must comply with the Safe Intersection Sight Distance shown in Table E4.6.4.” From
Table E4.6.4, the minimum sight distance for a frontage road speed of 60 km/h is 105 metres.

Bathurst Street is straight and there are no major obstructions to sight distance, such that the
minimum sight distance required by the Planning Scheme is available at the proposed access
point. The proposal is considered to comply with the acceptable solution.

It was noted on a visit to the site that parked vehicles on Bathurst Street may have the ability to
inhibit sight distance from the access. It is recommended that parking restrictions (NO
STOPPING signage or similar) be provided for a short distance on the south side of the
driveway to ensure sight distance is uninhibited.

4.4 Pedestrian Access


Clause E6.6.3-A1.1 of the Planning Scheme states that: “Uses that require 10 or more parking
spaces must … have a 1m wide footpath that is separated from the access ways or parking
aisles, except where crossing access ways or parking aisles … be signed and line marked at
points where pedestrians cross access ways or parking aisles.”
A 1.2 m wide footpath is provided connecting between the existing footpath and the building
entrance in compliance with the acceptable solution. It is recommend that wheel stops be
provided to prevent vehicles encroaching on the path (see Figure 7).

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Figure 7 Site plan of carpark showing pedestrian access

4.5 Service Vehicles and Deliveries


Clause E6.5.5 1-A1 of the Planning Scheme states that: “A loading bay must be provided for
uses with a gross floor area greater than 1000 m2 in a single occupancy.”
The GFA of the proposal is does not exceed 1000 m2 therefore a loading bay is not required to
be provided under the Planning Scheme.

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5. Parking Assessment
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5.1 Car Parking

5.1.1 Planning Scheme Assessment

Clause E6.5.1-A1 of the Planning Scheme states that: “The number of car parking spaces must:
… not be less than 90% of the requirements of Table E6.1.”
A dental practice would fall under the “Doctors’ surgery, clinic, consulting room, veterinary
surgery” use category which dictates 4 car parking spaces per registered practitioner. With 7
practitioners Table E6.1 requires 28 parking spaces.
The two proposed tenancies have a combined area of 96 m2 and would fall under the “office”
use category which requires 1 space per employee + 1 space per 50 m2 of gross floor area.
Assuming 2 employees, the requirement is for an additional 4 parking spaces bringing the total
requirement calculated in accordance with Table E6.1 up to 32 spaces.
Therefore, the acceptable solution would require a minimum of 29 parking spaces to be
provided on the site. The proposal includes the provision of 15 car parking spaces (including
two spaces allocated to staff) which represents a shortfall of 14 spaces. The proposal therefore
relies on performance criteria (E6.5.1-P1) which are as follows:

“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.”
The performance criteria are addressed in Section 5.1.3 of this report.

5.1.2 Parking Surveys

A parking survey was undertaken by GHD of the immediate surrounds to the subject site. The
locations surveyed are depicted in Figure 8. The site was surveyed at 10:00 am, 1:00 pm and
4:00 pm. These times were selected to broadly represent the activity periods for the proposed
development.

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5
Subject Site
1

Figure 8 On-street parking survey locations


Base image source: LISTMap, DPIPWE

The results of the survey are provided in Table 4.

Table 4 Parking survey – number of spaces occupied

Time Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Total


SUPPLY 7 8 10 12 13 50
10am 4 6 6 9 2 27
1pm 6 6 5 9 0 26
4pm 5 7 8 7 1 28

An overview of the available parking is provided in Figure 9. As show in Table 4 the parking
supply in Zone 5 (i.e. immediately adjacent to the site frontage) is not currently well utilised and
would generally be available for users of the proposed development.

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Legend

Unrestricted

¼ hour

½ hour

1 hour

3 hour

Bus zone

Figure 9 Parking supply overview


Base image source: LISTMap, DPIPWE

5.1.3 Demand and Supply Assessment

Parking Demand
The proposed dental practice will have a total of 7 dental practitioners with appointments
typically ranging from 30 minutes to 2 hours. The average appointment time is expected to be
around 45-60 minutes.

It is expected that each practitioner will be seeing one patient at a time, with the potential for an
additional patient in the waiting room ready for the next appointment. Given scheduling of long
appointment durations (i.e. greater than 30 minutes), significant overlap of waiting patients is
unlikely compared to other medical type uses (e.g. a general practitioner).
On the basis of the above assumptions, the expected parking demand is as follows:
 Patients being seen 7 spaces
 Patients waiting 7 spaces
 Office visitors 2 spaces
 TOTAL 16 spaces
Two spaces on the site will be allocated to staff, leaving the remaining 13 spaces for patient
use. The parking surveys described in Section 5.1.2 indicate that on-street parking on Bathurst
Street along the site frontage is underutilised, with a spare capacity of 10 or more parking
spaces, and there is also some spare capacity on Canning Street. There is considered sufficient

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public parking in the immediate surrounds to accommodate the expected overflow of around 3
without the consent of the copyright owner.

patient vehicles.

Note that with the exception of two staff parking spaces to be provided on the site, staff will be
required to make alternative arrangements including walking, cycling or parking off-site and
walking the last few hundred metres. It is not an uncommon situation for businesses not to
provide on-site parking for staff.

5.2 Other Parking Requirements

5.2.1 Accessible Car Parking

Clause E6.5.1-A2 of the Planning Scheme states that: “The number of accessible car parking
spaces for use b 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, as amended from time
to time.”
The current document is the National Construction Code 2019. Based on the Code, the
proposed development will fall into Class 9a (health care centre). The minimum requirements
are as follows:
 Class 9a 1 space for every 50 carparking spaces or part thereof.
The proposal has 15 car parking spaces with 1 space designated to disabled parking. The
proposed development therefore complies with the acceptable solution.

Clause E6.6.2 of the Planning Scheme states that: “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.”
The supplied accessible car park is provided immediately adjacent to an access ramp to be
designed to AS1428.1. It is recommended that the accessible space with be signed as
accessible in order to comply with A1.3. The dimensions detailed on the site plan of the parking
meet the required dimensions of AS2890.6, it is assumed that the car park and adjacent area
included bollard will be designed to meet these standards. The accessible parking complies with
the acceptable solution.

5.2.2 Bicycle Parking

Clause E6.5.2-A1 of the Planning Scheme states 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.”
A dental practice would fall under the “Doctors’ surgery, clinic, consulting room, veterinary
surgery” use category for which Table E6.1 dictates no bicycle parking required. The proposed
development therefore complies with the acceptable solution.
The office tenancies would require 1 bicycle parking space per 500 m2 gross floor area,
generating a requirement for 1 bicycle parking space. It will be difficult to provide secure bicycle
parking for employees within the car park given the limited space available. It is recommended
that an area for bicycle storage for employees be provided within the building.

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5.2.3 Taxi Parking


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Clause E6.5.3-A1 of the Planning Scheme states that: “Except for dwellings 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.”
The proposed development does not require greater than 50 car spaces and therefore does not
require taxi parking.

5.2.4 Motorcycle Parking

Clause E6.5.4-A1 of the Planning Scheme states that: “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.”
Table E6.1 of the Planning Scheme requires 32 parking spaces which generates a requirement
for one motorcycle parking space to be provided. The parking demand assessment provided in
Section 5.1.3 indicates that the actual parking demand would be 16 spaces typically which is
less than 20 spaces and would generally not require motorcycle parking.

Provision of a motorcycle parking space would necessitate the removal of a car parking space
and would be a net negative outcome for the development. Furthermore, motorcycles can utilise
car parking spaces if required when no motorcycle parking is provided.

On the above basis, the proposal should not be required to provide dedicated motorcycle
parking.

5.3 Car Park Layout


Clause E6.6.2-A1.1 of the Planning Scheme states that: “Car parking, access ways,
manoeuvring and circulation spaces must: (a) provide for vehicles to enter and exit the site in a
forward direction where providing for more than 4 parking spaces; … (c) have parking space
dimensions in accordance with the requirements in Table E6.3; (d) have a combined access
and manoeuvring width adjacent to parking spaces not less than the requirements in Table E6.3
where there are 3 or more car parking spaces.”
Table E6.3 requires the following:
 Combined access and manoeuvring width 6.4 m
 Car park width 2.6 m
 Car park length 5.4 m
The proposed car park has space widths of 2.5 metres and aisle widths ranging from 5.8 metres
to 6.9 metres. The proposal relies on performance criteria which are as follows:

Car parking, access ways, manoeuvring and circulation spaces must be convenient, safe
and efficient to use, having regard to:
(a) the characteristics of the site;

(b) the proposed slope, dimensions and layout;


(c) vehicle and pedestrian traffic safety
(d) the nature and use of the development

(e) the expected number and type of vehicles


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

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(g) the provisions of Australian Standards AS 2890.1 and AS 2890.2
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The proposed car park site is constrained by the layout of the building and access ramp. In
order to maximise the number of spaces available for use by patients, it is necessary to make
concessions with regard to parking space width. The design width of 2.5 metres is consistent
with the design standards of User Class 2 as defined in AS 2890.1.

It is noted that the proposed development may be more appropriately classified as a User Class
3 facility (i.e. short term parking), however the only difference in design standards between user
classes 2 and 3 is a 0.1 m increase in parking space widths.
In this case, the reduced space widths are offset by a significant increase in the aisle width to
6.9 metres (compared to the User Class 2 requirement of 5.8 metres. The wider parking aisle
will improve two of the primary aspects of car park design being:
 Manoeuvring into and out of parking spaces
 Entering and exiting vehicles – due to improved manoeuvring allowing vehicles to park
more centrally within parking spaces.
The parking spaces in the rear corner of the car park (designated Spaces 13 and 14) are the
most restricted with regard to manoeuvring. It is proposed that these spaces will be allocated to
staff parking and therefore will typically attract only one entry movement in the morning and one
exit movement in the evening. The remainder of the car park will often be empty while these
spaces are being used.
Manoeuvring into and out of the staff parking spaces is demonstrated in the following figures.

Figure 10 Staff Parking: Space 13 – Entry – B85 Vehicle

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Figure 11 Staff Parking: Space 13 – Exit – B85 Vehicle

Figure 12 Staff Parking: Space 14 – Entry – B85 Vehicle

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Figure 13 Staff Parking: Space 14 – Exit – B85 Vehicle

Manoeuvring out of the accessible car parking spaces is demonstrated in .

Figure 14 Accessible car park: Space 15 – Exit – B99 Vehicle

Based on the assessment provided in this report, the proposed car park is considered to comply
with performance criteria of Clause E6.6.2 of the Planning Scheme.

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6. Transport Impacts
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6.1 Traffic Efficiency


The proposed development is expected to generate up to a total of 30 vehicle movements per
hour and 311 vehicle movements per day (see Section 3.2). The increase in existing traffic
volumes on key roads is examined in Table 5.
Table 5 Change in movement traffic volumes

Road Existing Assumed Additional Proposed Change


Proportion
Bathurst 22200 100% +311 22511 ~ 1%
Street
Canning 3440 50% +156 3596 ~ 5%
Street
Wellington 22700 50% +156 22856 < 1%
Street

Note that the existing use of the site (Polish Hall) has not been discounted from the traffic
generation and therefore, the above estimates are considered conservative. The proportional
change in traffic flow on Bathurst Street and Wellington Street is very small, representing
around 1% of existing traffic volumes, and will have minimal impact on the existing network.
Furthermore, it is likely that any traffic generated by the proposed development will simply be
redirected from other facilities in the surrounding area and the traffic is likely already using these
arterial roads.
The most notable impact is on Canning Street. The proportion applied is conservative and at
most likely to apply to Canning Street between Bathurst Street and Wellington Street. An
additional 15 vehicles per hour in Canning Street is approximately an extra 1 vehicle every 2
cycles and will therefore have minimal impact on the capacity of junctions and queuing.

6.2 Road Safety


No significant detrimental road safety impacts are foreseen for the project. This is based on the
following:
 The existing crash history does not indicate any specific road safety deficiencies in the
external road network that might be exacerbated by the additional traffic generated by the
proposal. The commonly occurring crash type includes same lane / rear end incidents
which should not be caused as a result of the development
 There is sufficient sight distance at the access point to comply with Planning Scheme
requirements
It is acknowledged that the traffic generated by the proposed development will increase traffic
volumes in the busy couplet of Bathurst Street and Wellington Street however the percentage
increase in volume is very low and can readily be absorbed by the network.

6.3 Pedestrians and Cyclists


The existing pedestrian infrastructure and direct street entrance to the proposed development
off Bathurst Street provide safe access for pedestrians to the development. It is not anticipated
that the development would generate a substantial amount of foot traffic and there is sufficient
infrastructure within the existing road network to support any additional generated demand.

GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 22
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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website are intended for public perusal only and should not be reproduced
There are no existing formal cycling facilities in the immediate area of the proposed
without the consent of the copyright owner.

development. On-road bike lanes are provided on Charles Street and Frederick Street, cyclists
are observed to use the vehicle lanes where bike lanes are not available and are also able to
ride on the footpath in the area of the development. It is not anticipated that the development
will generate significant bicycle traffic (see Section 5.2.2), therefore no infrastructure to improve
cyclist safety is necessary for the development.

GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 23
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
Date
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Planning Administration
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7. Conclusions
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

This Transport Impact Assessment report has investigated the potential traffic and transport
related impacts associated with the proposed dental practice at 97 Bathurst Street in
Launceston.
The key findings are as follows:
 The proposed development is anticipated to generate up to a total of 311 vehicle
movements per day, with around 30 movements per hour. Note that this does not include a
discount due to discontinuation of the existing use and is therefore considered a
conservative estimate.
 The proposed access arrangements are considered to be sufficient to service the proposed
development subject to the following recommendation:
– It is recommended that a full 6 m wide crossover and driveway be provided to allow
vehicle passing
 Adequate sight distance is provided from the access to the proposed development. Note
that it may be appropriate to provide “NO STOPPING” signage immediately upstream of the
access on Bathurst Street to ensure sight distances are uninhibited.
 The proposed car parking supply is considered sufficient to cater for the expected demand
with on-street car parking available along the site frontage if required.

 The expected traffic generation is not expected to have a significant detrimental impact on
the existing road network.
 There are no specific safety concerns with the proposed development. There is a high
historical record of crashes in the area due to the high volume of vehicles however the
development is not expected to exacerbate this.
Based on the findings of this report, and subject to the recommendations outlined above, the
proposed development is supported on traffic and transport grounds.

GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 24
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

GHD
Level 18 180 Lonsdale Street
Melbourne VIC 3000
T: 61 3 8687 8000 F: 61 3 8687 8522 E: melmail@ghd.com

© GHD 2019
This document is and shall remain the property of GHD. The document may only be used for the
purpose 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.
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19140-REP_97_Bathurst_TIA.docx
Document Status
Revision Author Reviewer Approved for Issue
Name Signature Name Signature Date
0 S.Chapman T.Bickerstaff On file T.Bickerstaff On file 14/02/2019

1 M.Petrusma T.Bickerstaff On file T. Bickerstaff On file 28/02/2019


PLANNING EXHIBITED
DOCUMENTS
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Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

www.ghd.com
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Commercial Project Delivery ABN 51 921 459 008


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

Document Status

Author: Chloe Lyne


Reviewer: Kate Tucker
Version: 2
Date: 28/02/2019

P a g e | 51