Tamar Valley Steiner School Plans

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Ref. No: DA 0582/2018
Date
advertised: 08/12/2018
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Tamar Valley Steiner School

Development Application – St Leonard’s Road
Planning Report
October 2018
Document Set ID: 3907287

Version: 1, Version Date: 15/10/2018
Executive summary
The Tamar Valley Steiner School has purchased the properties at 368 and 376-378 St
Leonards Road with the intention of developing a primary school at the site. The school will
ultimately cater for up to 102 students growing from its first year in 2019 which will have a
maximum of 80 students.
Present development on the property comprises a 4-bedroom residence and an old outbuilding
set among vegetation plantings on a lot of 1.302 ha.
Site development will include:
 Redevelopment of the existing residential dwelling located at 368 St Leonards Road to

incorporate on the ground floor, 3 classrooms, meeting room, office, administration kitchen
and reception facilities;
 Introduction of a mezzanine level which has been designed to provide a classroom, craft
room, office/store, toilet facility and lobby.
 An external bridge and pathway will enable external access to the mezzanine level.
 In addition, 2 classrooms linked by a deck will be introduced onto the site positioned
approximately 12 metres south west of the main building.
 A new main vehicle entrance to the school will be constructed from 376-378 St Leonards
Road and lead onto the site proper where a turning circle will provide for bus set down and
associated parking.
 Pedestrian access to the school will likewise extend from the main access adjacent the St
Leonards Road frontage providing direct connection to the school grounds and buildings.
 Future parking spaces for up to 18 vehicles will be developed on the northern side of the
new entry point with associated landscaping.
 The existing site entry at 368 St Leonards Road will be retained.

The development in terms of its scale and bulk is not such as could be described as being out of
character with neighbouring residential development, particularly given the spatial arrangements
for the new structures and associated works on the site. The spatial relationships between the
functional areas on the site provide significant physical separation from the site’s boundaries
with adjoining properties thereby reducing both its visual impact and potential for use conflict
and negative impact upon amenity.
The proposed development meets the zone objectives and development and use standards for
the planning scheme.
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GHD | Report for Tamar Valley Steiner School - TVSS Planning, 3218880 | i
Table of contents
1. Introduction..................................................................................................................................... 1
1.1 Purpose of this report........................................................................................................... 1
1.2 Report structure ................................................................................................................... 1
1.3 Scope and limitations ........................................................................................................... 1
2. Site and surrounds ......................................................................................................................... 2

2.1 Subject site .......................................................................................................................... 2
2.2 Surrounding area ................................................................................................................. 3
3. Proposal Description ...................................................................................................................... 5
4. Planning Assessment..................................................................................................................... 9

4.1 Use class ............................................................................................................................. 9
4.2 Zoning .................................................................................................................................. 9
4.3 Codes ................................................................................................................................. 23
5. Conclusion.................................................................................................................................... 45
Figure index
Figure 1 - Access to existing development 368 St Leonards Road ......................................................... 2
Figure 2 - Proposed new/ main access to the school site ........................................................................ 2
Figure 3 - Aerial image TVSS development site ...................................................................................... 3
Figure 4 - Site boundaries, zones, easements, and minor tributary ........................................................ 4
Figure 5 - Subject site and surrounding zones and land uses ................................................................. 4
Figure 6 - Site development layout .......................................................................................................... 7
Figure 7 - View south east of rear curtilage ............................................................................................. 7
Figure 8 - View looking north to nearby residence ................................................................................... 7
Figure 9 - View to proposed access St Leonards Road ........................................................................... 8
Appendices
Appendix A – Certificates of Title PLANNING EXHIBITED
Appendix B – Site Plans and Elevations DOCUMENTS
Appendix C – Traffic Impact Statement Ref. No: DA 0582/2018
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GHD | Report for Tamar Valley Steiner School - TVSS Planning, 3218880 | ii
1. Introduction
1.1 Purpose of this report
This report has been prepared for the Tamar Valley Steiner School in support of the proposal to
redevelop the site at 368 St Leonards Road as a school.
The report provides an assessment of the proposed development against the requirements of
the Launceston Interim Planning Scheme 2013 (the Scheme).
1.2 Report structure

This report provides a description of the site and surrounds in section 2, a description of the
proposed development in section 3, assessment of the proposal against relevant provisions of
the Scheme in section 4, and a conclusion in section 5.
1.3 Scope and limitations

This report has been prepared by GHD for Tamar Valley Steiner School and may only be used
and relied on by Tamar Valley Steiner School for the purpose agreed between GHD and the
Tamar Valley Steiner School as set out in section 1.1 of this report.
GHD otherwise disclaims responsibility to any person other than Tamar Valley Steiner School
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. GHD disclaims liability arising from any of the
assumptions being incorrect.
GHD has prepared this report on the basis of information provided by Tamar Valley Steiner
School 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.
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Document Set ID: 3907287 GHD | Report for Tamar Valley Steiner School - TVSS Planning, 3218880 | 1
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2. Site and surrounds Date
2.1 Subject site This document is subject to copyright and is protected by law. In displaying this
The subject site incorporates two parcels of land in St Leonards. without the consent of the copyright owner.
The first, at 368 St Leonards Road, containing the existing dwelling is legally comprised in
Certificate of Title Volume 152338 Folio 4 (CT 152338/4). This title is also subject to a right of
way access for the land at 366 St Leonards Road.
The adjacent property at 376-378 St Leonards Road is comprised in Certificate of Title Volume
174941 Folio 4 (CT 174941/4) and has been purchased by the Tamar Valley Steiner School to
provide the main access, parking and related site turning areas. This title was created as part of
a recent subdivision.
Figure 1 - Access to existing development 368 St Leonards Road
Figure 2 - Proposed new/ main access to the school site
The land falls to the south-west with an average gradient of 1:12 or 8.33%. A drainage
easement transects the south-western portion of CT 152338/4, which correlates with an
ephemeral water course which continues south-west draining to the North Esk River.
CT 152338/4 has an area of approximately 1.302ha and comprises the single detached dwelling
which has a floor area of approximately 580m2.
CT 174941/4 has an area of approximately 6,400m2 and comprises an outbuilding of

approximately 14m2 located in the south-western portion of the site.
Copies of the title information is included at Appendix A.
Figure 3 - Aerial image TVSS development site
2.2 Surrounding area

The site is located within an area zoned General Residential characterised by residential
allotments with direct frontage to St Leonards Road from Kings Lane to the south-east, to
Station Road in the north-west, connecting with the central area of the St Leonards suburb.
The residential property adjacent the south-western boundary of the site is within a Rural
Resource Zone, which covers the majority of land to the north-east, south –east and south-west
of the subject site.
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Figure 4 - Site boundaries, zones, easements, and minor tributary
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Figure 5 - Subject site and surrounding zones and land uses
3. Proposal Description
The Tamar Valley Steiner School has purchased the properties at 368 and 376-378 St
Leonards Road with the intention of developing a primary school at the site. The school will
ultimately cater for up to 102 students growing from its first year in 2019, which will have a
maximum of 80 students
Present development on the property comprises a 4-bedroom residence and an old outbuilding
set among vegetation plantings on a lot of 1.302 ha.
In the first year of its operation maximum student numbers will be 80, with numbers increasing
ultimately to 102 students. PLANNING EXHIBITED
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The change in use will necessitate the following in terms of site development:
 Redevelopment of the existing residential dwelling located at 368 St Leonards Road to

incorporate on the ground floor, 3 classrooms, meeting room, office, administration kitchen
and reception facilities;
 Introduction of a mezzanine level will has been designed to provide a classroom, craft
room, office/store, toilet facility and lobby.
 An external bridge and pathway will enable external access to the mezzanine level.
 In addition, 2 classrooms linked by a deck will be introduced onto the site positioned
approximately 12 metres south west of the main building.
 A new main vehicle entrance to the school will be constructed from 376-378 St Leonards
Road and lead onto the site proper where a turning circle will provide for bus set down and
associated parking.
 Pedestrian access to the school will likewise extend from the main access adjacent the St
Leonards Road frontage providing direct connection to the school grounds and buildings.
 Future parking spaces for up to 18 vehicles will be developed on the northern side of the
new entry point with associated landscaping.
 The existing site entry at 368 St Leonards Road will be retained.
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Figure 6 - Site development layout
Figure 7 - View south east of rear curtilage
Figure 8 - View looking north to nearby residence
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Figure 9 - View to proposed access St Leonards Road
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4. Planning Assessment
4.1 Use class
The proposed development is for educational and occasional care being for a primary school.
As per Table 8.2 of the Scheme educational and occasional care is defined as:
the use of land for educational or short-term care purposes. Examples include a childcare
centre, day respite facility, employment training centre, kindergarten, primary school,
secondary school and tertiary institution.
The use class is discretionary in the General Residential Zone.
4.2 Zoning
10.0 General Residential Zone
10.1 Zone Purpose
10.1.1 Zone Purpose Statements
10.1.1.1 To provide for residential use or development that accommodates a range of

dwelling types at suburban densities, where full infrastructure services are available or can
be provided.
10.1.1.2 To provide for compatible non-residential uses that primarily serve the local
community.
10.1.1.3 Non-residential uses are not to adversely affect residential amenity, through noise,
activity outside of business hours, traffic generation and movement, or other off site impacts.
10.1.1.4 To encourage residential development that respects the existing and desired
neighbourhood character.
10.1.1.5 To encourage residential use and development that facilitates solar access,
integrated urban landscapes, and utilisation of public transport, walking and cycling networks.
Consistent
The location of a school within the residential zone is common place, and the development of
the Tamar Valley Steiner School represents a compatible non-residential use which will serve
the local population. The introduction of the school at this location will provide added
educational services for the present and future population within the wider context. The
ultimate development of classes for up to 102 students (grades 1-6) does not compromise
the zone purpose statements given the likely future demand and compatibility of the use
within the zone.
10.1.2 Local Area Objectives
There are no local area objectives.

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10.1.3 Desired Future Character Statements
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There are no desired future character statements. advertised: 08/12/2018
10.2 Use Table
The proposed development is for educational and occasional care, which is a discretionary
use within the Zone.
10.3 Use Standards
The proposed development is identified in Table 10.3 'application of use standards to use
classes'. Clauses 10.3.1 to 10.3.5 apply to the proposed development.
10.3.1 Hours of operation
Objective:
To ensure that non-residential uses do not cause unreasonable loss of amenity to nearby
sensitive uses.
Consistent
Acceptable Solutions Performance Criteria
A1 P1
Commercial vehicles must only operate Commercial vehicles must not unreasonably
between 7.00am and 7.00pm Monday to impact on the amenity of nearby sensitive
Friday and 8.00am to 6.00pm Saturday and uses, having regard to:
Sunday.
(a) the extent and timing of traffic generation;
(b) the hours of delivery and dispatch of

goods and materials; and
(c) the existing levels of amenity.
Complies with A1
Class hours of the school will be 8:30 am to 3:30 pm Monday to Friday and commercial
related deliveries will occur within that time of the day.
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10.3.2 Mechanical plant and equipment
Objective:
To ensure that the use of mechanical plant and equipment does not cause an unreasonable
loss of amenity to sensitive uses.
Consistent
A1 P1
Air conditioning, air extraction, heating or Noise, odours, fumes or vibration generated
refrigeration systems or compressors must must not cause unreasonable loss of amenity
be designed, located, baffled or insulated to to adjoining or immediately opposite sensitive
prevent noise, odours, fumes or vibration uses, having regard to:
from being received by adjoining or
(a) the characteristics and frequency of any
immediately opposite sensitive uses.
emissions generated;
(b) the nature of the proposed use;
(c) the topography of the site;
(d) the landscaping of the site; and
(e) any mitigation measures proposed.
Complies with A1
Heat pumps and related mechanical equipment will be designed to ensure that there is no
interference annoyance or disturbance to nearby sensitive uses. The operation of the facility
will generate little impact in terms of emissions similar to those residential properties, which
are adjacent.
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10.3.3 Light spill and illumination
Objective:
To ensure that light spill and levels of illumination from external lighting does not cause
unreasonable loss of amenity to sensitive uses.
Consistent
A1 P1
The use must: Floodlighting or other external lighting used
on the site must not cause an unreasonable
(a) not include permanent, fixed floodlighting
loss of amenity to nearby sensitive uses,
where the zone adjoins the boundary of the
having regard to:
Inner Residential, Low Density Residential,
Urban Mixed Use and Village zones; and (a) the number of light sources and their
intensity;
(b) contain direct light from external light
sources within the boundaries of the site. (b) the proximity of the proposed light
sources to nearby sensitive uses;
(d) the landscaping of the site;
(e) the degree of screening between the light

source and the sensitive uses; and
(f) existing light sources nearby.
Complies with A1
(a) The development site is within the General Residential zone and the
property does not adjoin the boundary of an Inner Residential, Low
Density, Urban Mixed or Village zone.
(b) External light sources are not proposed as a part of the development.
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10.3.4 External storage of goods
Objective:
To ensure that external storage of goods, materials and waste does not detract from the
amenity of the area.
Consistent
A1 P1
Storage of goods and materials, other than Storage of goods and materials, other than
for retail sale, or waste must not be visible for retail sale, or waste must be located or
from any road or public open space adjoining screened to minimise its impact on views into
the site. the site from any roads 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;
(d) the landscaping of the site; and
(e) any screening proposed.
Complies with A1
Goods and materials will not be stored such that they are visible from any road or public open
space adjoining the site. The development will be located on a battle axe shaped allotment
with only the access apparent from St Leonard’s road. The site and buildings are generally
occluded from the road by existing residential dwellings located in front of the proposed site,
which is at a level substantially lower than that of the road.
There is no public open space adjoining the site.
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10.3.5 Commercial vehicle parking
Objective:
To ensure that parking of commercial vehicles does not detract from the amenity of the area.
Consistent
A1 P1
Commercial vehicles must be parked within Parking of commercial vehicles must not
the boundary of the site. detract from the amenity of the area, having
regard to:
(a) the number and type of vehicles;

(b) the frequency and length of stay;
(c) the location of offsite parking; and

(d) the availability of offsite parking in the
area.
Complies with A1
All car parking for the development will be contained within the boundaries of the site.
10.4 Development Standards
As per Table 10.4 'application of development standards to use classes' Clauses 10.4.1 to
10.4.10, and 10.4.15 to 10.4.24 do not apply to the proposed development.
This report provides assessment against Clauses 10.4.11 to 10.4.14.
10.4.11 Outbuildings, swimming pools and fences
Objective:
To ensure that:
(a) outbuildings, swimming pools and fences:
(i) do not detract from the character of the surrounding area; and
(ii) are appropriate to the site and respect the amenity of neighbouring lots;
(b) dwellings remain the dominant built form.
Consistent
The proposed development is consistent with the objective:
PLANNING EXHIBITED (a) (i) There are no new outbuildings or a swimming pool proposed as part
DOCUMENTS of the proposal. Development on the site will not detract from the
character of the surrounding area, which is a mix of residential and semi-
Ref. No: DA 0582/2018 rural development on larger lots. The appearance of the development
Date
advertised: 08/12/2018 will be residential in layout and scale. The existing landscaping within the
PLANNING EXHIBITED site and at its boundaries will partially occlude the site from neighbouring
DOCUMENTS properties.
Ref. No: DA 0582/2018 (ii) Due to the location of the site, and the residential scale of the
Date development, including introduced structures, the size of the allotment
and the setbacks to existing development in the immediate area are
This document is subject to copyright and is protected by law. In displaying this appropriate for the proposed development.
eproduce the document in their web browser for the sole purpose of viewing the
(b) Dwellings will remain the dominant built form.
A1.1 P1
The combined gross floor area of Outbuildings must not detract from the
outbuildings must be no greater than 45m²; character of the surrounding area or the
and amenity of adjoining lots, having regard to:
A1.2 (a) the visual impact on the streetscape;

Outbuildings (other than for single or multiple (b) any overshadowing of adjoining lots;
dwellings) must meet the setback and
(c) the size and location of outbuildings on
building envelope acceptable solutions of
adjoining lots;
Clause 10.4.2, as if the development were for
a dwelling. (d) existing buildings on the site; and
(e) the topography of the site.
Complies with A1.1 and A1.2
A1.1 There are no new outbuildings proposed for the site. The existing building located
toward the site’s rear boundary is no greater than 45m2.
A2 P2
A swimming pool must be located: A swimming pool must be designed and

located having regard to:
(a) no closer to the primary frontage than the
main building; or (a) the topography of the site;
(b) in the rear yard. (b) the streetscape;
(c) any overlooking or overshadowing of

adjoining sensitive uses;
(d) any existing or proposed screening; and
(e) the character of the surrounding area.
Complies
A swimming pool is not proposed as part of the development.
A3 P3
Fences must be no higher than 2.1m on a Side and rear boundary fences do not cause
side or rear boundary adjoining a public an unreasonable loss of amenity to adjoining
reserve. public reserves having regard to:
(a) the purpose and use of the reserve;
(b) the need for security;
(c) the need and opportunity for passive

surveillance;
(d) the materials and finish of the proposed
fence;
(e) the topography of the site;

(f) any overshadowing; and
(g) the character of the surrounding area.
Complies
The site does not adjoin a public reserve.
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10.4.12 Earthworks and retaining walls
Objective:
To ensure that earthworks and retaining walls are appropriate to the site and respect the
amenity of adjoining lots.
A1 P1
Earthworks and retaining walls requiring cut Earthworks and retaining walls must be
or fill more than 600mm below or above designed and located so as not to have an
existing ground level must: unreasonable impact on the amenity of
adjoining lots, having regard to:
(a) be located no less than 900mm from each
lot boundary; (a) the topography of the site;
(b) be no higher than 1m (including the (b) the appearance, scale and extent of the
height of any batters) above existing ground works;
level;
(c) overlooking and overshadowing of
(c) not require cut or fill more than 1m below adjoining lots;
or above existing ground level;
(d) the type of construction of the works;
(d) not concentrate the flow of surface water
(e) the need for the works;
onto an adjoining lot; and
(f) any impact on adjoining structures;
(e) be located no less than 1m from any
registered easement, sewer main or water (g) the management of groundwater and
main or stormwater drain. stormwater; and
(h) the potential for loss of topsoil or soil

erosion.
Complies with A1
The development will not require earthworks or retaining walls requiring cut or fill more than
600 mm below or above existing ground level. Earthworks.
(a) Associated with the new structures - classrooms 5 and 6 will be located no closer
than 34 metres from the closest side and rear boundaries;
(b) Will be no higher than 1 metre above existing ground level;

(c) Will not require a cut or fill more than 1 metre below or above existing ground level;
(d) Will not concentrate the flow of surface water onto an adjoining lot; and
(e) Will be located no less than 1 metre from the existing drainage easement which
extends northwest to south east on the site.
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10.4.13 Location of car parking
Objective: PLANNING EXHIBITED

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To:
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(a) provide convenient car parking for residents and visitors; Date
(b) protect residents from vehicular noise within sites; and
(c) minimise visual impact on the streetscape. document on its website the Council grants website users a non-exclusive licence to
Consistent
Car parking for the development is proposed in 2 stages on the site. Initially, parking and
laydown areas will be provided on the site proper adjacent the main building and associated
classrooms. The vehicle manoeuvring area is designed and located between 30 and 50
metres from existing residential dwellings adjacent the site and will thus provide convenient
parking for staff and visitors, reduce potential noise from vehicle movements and minimise
the impact on the streetscape.
A1 P1
Shared driveways or car parks of residential Shared driveways or car parking spaces
buildings (other than for single dwellings) (other than for single dwellings) must be
must be located no less than 1.5m from the located to not unreasonably impact on the
windows of habitable rooms. amenity of the adjoining habitable rooms,
having regard to:
(a) the width of the driveway;
(b) the location of the existing dwellings and

habitable rooms;
(c) the location of car parking spaces;
(d) the number of car spaces served by the

driveway; and
(e) any noise mitigation measures including

screening or landscaping.
Complies with A1.
The main driveway entrance at 376 St Leonards Road is located more than 1.5 metres from
the habitable rooms of the adjoining residential property at 380 St Leonards Road. Likewise
the existing entry at 368 St Leonards Road is well in excess of 1.5 metres from the habitable
rooms of adjacent dwellings. Refer to the Traffic Impact Statement at Appendix C
10.4.13 Location of car parking
A2.1 P2
Car parking must not be located in the The location of car parking and turning areas
primary front setback, unless it is a tandem must be safe, convenient and minimise the
car parking space in a driveway located visual impact on the streetscape having
within the setback from the frontage. regard to:
A2.2 (a) the visual impact of the car parking

location viewed from the road;
Turning areas for vehicles must not be
located within the primary front setback. (b) access for users of the site;
(c) pedestrian and vehicular traffic safety;

(d) the nature and characteristics of the
street;
(e) the need for the location;

(f) any landscaping of the car parking or
turning area location; and
(g) construction methods and pavement

types.
Complies
A2.1 There is no car parking proposed within the primary frontage setback; and
A2.2 Vehicle turning areas are located on the site proper 60 metres from the site frontage.
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10.4.14 Development for discretionary uses
Objective:
To ensure that development for discretionary uses is compatible with the form and scale of
residential development and does not unreasonably impact on the amenity of nearby
sensitive uses.
Consistent
The development of a school within the residential zone is not an uncommon occurrence.
Given the proposal is to convert the existing dwelling for educational use without significant
alteration to the buildings external dimensions, the scale and bulk of the development and
use of the site is not anticipated to impact the amenity of nearby uses in any significant
sense.
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A1 P1
No acceptable solution Development must be compatible with the form

and scale of residential development and not
unreasonably impact on the amenity of nearby
sensitive uses, having regard to:
(a) the setback of the building to a frontage;

(b) the streetscape;

PLANNING EXHIBITED
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Ref. No: DA 0582/2018 (e) the height, bulk and form of adjacent
Date buildings and buildings in the surrounding area;
Planning Administration (f) the setbacks to side and rear boundaries;
(g) solar access and privacy of habitable room
windows and private open spaces of adjoining
dwellings;
(h) the degree of overshadowing and

overlooking of adjoining lots;
(i) mutual passive surveillance between the road

and the building;
(j) any existing and proposed landscaping;
(k) the visual impact of the building when viewed

from adjoining or immediately opposite lots;
(l) the location and impacts of traffic circulation

and parking; and
(m) the character of the surrounding area.
Complies with P1:
The development proposed will be compatible with both the form and scale of residential
development in the immediate locality, and is unlikely to negatively impact the amenity of
nearby residential uses.
(a) The setback of all buildings proposed for the site is well in excess of that of the
existing and established building frontage of existing allotments in the immediate
area. As the development site is located behind the existing allotments along the St
Leonards frontage, no building structures will be closer than 60 metres to the front
boundary.
(b) The streetscape will be unaffected by the development given the access proposed to
the site. Whilst the main entry will be the equivalent of a residential block width, it is
not expected that this will impact the amenity of nearby or adjoining residential uses,
PLANNING EXHIBITED in fact this additional width enables adequate separation to existing residential use
DOCUMENTS and the introduction of landscape screening.
Ref. No: DA 0582/2018
Date (c) The topography of the site which falls away from St Leonard’s road, minimises the
impact of the development on surrounding residential uses and enables its virtual
occlusion from the main road.
(d) In terms of the existing residential structure and the proposed buildings to house
classrooms 5 and 6, all are of a residential scale and appearance. The existing
dwelling whilst being adapted for educational use will be no higher than 5.5 metres,
well within the development standards for the zone. Likewise the additional
classroom structures, which at their highest point will be 3.9 metres. All structures will
be consistent with the height and bulk of structures in the surrounding area.
Importantly, the physical separation of the structures on the site further reduces the
scale of the development, which together with the size of the allotment and
landscaping existing and proposed, will maintain a residential feel and pattern.
(e) The height, bulk and form is consistent with that of existing buildings in the
surrounding area;
(f) The setback to the side and rear boundaries is 38 and 34 metres respectively which
together with the landscaped setting will both buffer and blend the development in
terms of the neighbourhood’s residential appearance. Given the significant setbacks,
it is even less likely that the development will negatively impact the amenity of nearby
residential uses. The proposed walkway to the mezzanine level is setback at least 6
metres from the rear boundary of the property at 374 St Leonards Road.
(g) Given the setbacks proposed and orientation/ position of the new structures and that
of the existing building, the development will have no impact upon solar access and
privacy of habitable rooms of adjoining dwellings.
(h) There will be no shadowing of adjoining buildings or lots as a result of the proposed
development.
(i) Mutual passive surveillance of the site will be maintained from existing buildings and
lots adjacent the proposed site.
(j) Existing and proposed landscaping will both screen development and contribute to
the residential ambience of the immediate area. The location is characterised by
larger lots at the rear of the existing dwellings with direct frontage to St Leonards
Road, and the development proposed will maintain this established spatial
separation.
(k) The buildings when viewed from adjoining or lots which are immediately opposite will
not change noticeably. The impact will be insignificant as the scale, orientation and
position on the site relative to nearby properties will not present in contrast to the
neighbourhood.
(l) The location and circulation of traffic is not expected to significantly impact the
amenity of the neighbourhood and immediate area. Whilst there will be an increase in
traffic movements to and from the site, this will generally occur at the peak periods of
the day, at school commencement and at the end of the day. The Traffic Impact
Statement (Appendix C) discusses likely traffic movements and impacts, making
recommendations as to design actions and site management to ensure traffic safety.
It is noted that the property at 380 St Leonards Road has a right of way over the
development site’s proposed main access. Access to that adjoining site will not be
constrained by the proposed development.
(m) The character of the surrounding area is typical of a neighbourhood in transition from
a semi-rural environment to one of greater residential density adjacent the main road.
Historically residential subdivision has occurred immediately adjacent St Leonards
road, whilst land north and south of the main road beyond this strip has been only
partially developed with housing presenting as a rural residential type landscape. As
we know a master plan for the future development of St Leonards is in process, and
the character of the area is expected to change significantly over time to meet the
demands of an expanding growth area.
4.3 Codes
4.3.1 E4.0 Road and Railway Assets Code
E4.1 Purpose of the Road and Railway Assets Code
E4.1.1 The purpose of this provision is to:
(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 network.
Consistent
The Traffic Impact Statement (Appendix C) addresses safety aspects of the existing road
network.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
E4.2 Application of this Code
E4.2.1 This Code applies to use or development of land: reproduce the document in their web browser for the sole purpose of viewing the
(a) that will require a new vehicle crossing, junction or level crossing; or
(b) that intensifies the use of an existing access; or

(c) that involves a sensitive use, a building, works or subdivision within 50m metres of a
Utilities zone that is part of:
(i) a rail network;

(ii) a category 1 - Trunk Road or a category 2 - Regional Freight Road, that is subject to a
speed limit of more than 60 kilometres per hour.
Consistent
The development will require a new site access from St Leonards Road which is a Category
5 Road, owned and maintained by the Department of State Growth.
E4.5 Use Standards
E4.5.1 Existing road accesses and junctions
Objective:
To ensure that the safety and efficiency of roads is not reduced by increased use of existing
accesses and junctions.
Consistent
A1 P1
The annual average daily traffic Any increase in vehicle traffic to a category 1 or category
(AADT) of vehicle movements, 2 road in an area subject to a speed limit of more than
to and from a site, onto a 60km/h must be safe and minimise any adverse impact
category 1 or category 2 road, in on the efficiency of the road, having regard to:
an area subject to a speed limit
(a) the increase in traffic caused by the use;
of more than 60km/h, must not
increase by more than 10% or (b) the nature of the traffic generated by the use;
10 vehicle movements per day, (c) the nature of the road;
whichever is the greater.
(d) the speed limit and traffic flow of the road;
(e) any alternative access to a road;
(f) the need for the use;
(g) any traffic impact assessment; and
(h) any written advice received from the road authority.
Not Applicable
Refer to the Traffic Impact Statement, section 3 in particular which addresses the provisions
of the planning scheme and Code. St Leonards Road is a Category 5 Road.
E4.5 Use Standards
E4.5.1 Existing road accesses and junctions
A2 P2
The annual average daily traffic Any increase in vehicle traffic at an existing access or
(AADT) of vehicle movements, junction in an area subject to a speed limit of more than
to and from a site, using an 60km/h must be safe and not unreasonably impact on the
existing access or junction, in an efficiency of the road, having regard to:
area subject to a speed limit of
more than 60km/h, must not
10 vehicle movements per day, (c) the nature and efficiency of the access or the junction;
(d) the nature and category of the road;
PLANNING EXHIBITED (e) the speed limit and traffic flow of the road;
DOCUMENTS
Ref. No: DA 0582/2018 (f) any alternative access to a road;
Date
advertised: 08/12/2018 (g) the need for the use;
(h) any traffic impact assessment; and
(i) any written advice received from the road authority.
Not Applicable
Refer to section 3 of the Traffic Impact Statement. St Leonards Road has a posted speed
limit of 60km/h.
A3 P3
The annual average daily traffic Any increase in vehicle traffic at an existing access or
(AADT) of vehicle movements, junction in an area subject to a speed limit of 60km/h or
to and from a site, using an less, must be safe and not unreasonably impact on the
existing access or junction, in an efficiency of the road, having regard to:
area subject to a speed limit of
60km/h or less, must not
40 vehicle movements per day, (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
Refer to Traffic Impact Statement (Appendix C) relative to road and site safety.
E4.5.2 Exiting level crossings
Not applicable
E4.6 Development Standards
E4.6.1 Development adjacent to roads and railways
Not applicable
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.
A1 P1
No new access or junction For roads in an area subject to a speed limit of more than
to roads in an area 60km/h, accesses and junctions must be safe and not
subject to a speed limit of unreasonably impact on the efficiency of the road, having regard
more than 60km/h. 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;
(e) the need for the access or junction;
(f) any traffic impact assessment; and
(g) any written advice received from the road authority.
Not applicable, the posted speed limit is 60 km/h.
A2 P2
No more than one access For roads in an area subject to a speed limit of 60km/h or less,
providing both entry and accesses and junctions must be safe and not unreasonably
exit, or two accesses impact on the efficiency of the road, having regard to:
providing separate entry
(a) the nature and frequency of the traffic generated by the use;
and exit, to roads in an
area subject to a speed (b) the nature of the road;
limit of 60km/h or less. (c) the speed limit and traffic flow of the road;
PLANNING EXHIBITED (d) any alternative access to a road;
DOCUMENTS (e) the need for the access or junction;
Ref. No: DA 0582/2018
Date (f) any traffic impact assessment; and
(g) any written advice received from the road authority.
E4.6.2 Road accesses and junctions
Complies with P2
Refer to the Traffic Impact Statement section 3, which notes that sight distance in either
direction is 150 metres, which complies with the scheme requirement. The main access will
be provided at 376-378 St Leonards Road.
E4.6.3 New level crossings
Not applicable
E4.6.4 Sight distance at accesses, junctions and level crossings
Objective:
To ensure that accesses, junctions and level crossings provide sufficient sight distance
between vehicles and between vehicles and trains to enable safe movement of traffic.
A1 P1
Sight distances at: The design, layout and location of an access,

junction or rail level crossing must provide
(a) an access or junction must comply with
adequate sight distances to ensure the safe
the Safe Intersection Sight Distance shown in
movement of vehicles, having regard to:
Table E4.6.4; and
(a) the nature and frequency of the traffic
(b) rail level crossings must comply with
generated by the use;
AS1742.7 Manual of uniform traffic control
devices - Railway crossings, Standards (b) the frequency of use of the road or rail
Association of Australia. network;
PLANNING EXHIBITED (c) any alternative access;

DOCUMENTS (d) the need for the access, junction or level
Ref. No: DA 0582/2018 crossing;
Date
advertised: 08/12/2018 (e) any traffic impact assessment;
(f) any measures to improve or maintain sight
reproduce the document in their web browser for the sole purpose of viewing the distance; and
(g) any written advice received from the road
or rail authority.
Complies with A1
Refer to Traffic Impact Statement, section 3.2.
PLANNING EXHIBITED
DOCUMENTS
DA 0582/2018
4.3.1 E6.0 Parking and Sustainable Transport Code
Ref. No:
Date
E6.1 Purpose of the Parking and Sustainable Transport Code Planning Administration
E6.1.1 reproduce the document in their web browser for the sole purpose of viewing the
The purpose of this provision is to:
(a) ensure that an appropriate level of 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.
Consistent
Refer to Traffic Impact Statement section 3.3.2 – 3.4
E6.2.1 Subject to clause E 6.2.2, this Code applies to all use and development.
E6.2.2 An application for a use not included in Table E6.1 must be determined as a
discretionary use or development.
E6.2.3 Application of specific standards
E6.2.3.1 Bicycle Parking Numbers

(a) Standard E6.5.2 does not apply to single dwellings, multiple dwellings, residential aged
care facilities and retirement villages.
E6.2.3.2 Accessible spaces for people with a disability

(a) The standards in E6.5.1 relating to the provision of accessible car parking spaces for use
by persons with a disability only applies to use and development listed in table D3.5 of
Volume 1 of the National Construction Code 2014, as amended from time to time, as
requiring dedicated disabled parking spaces.
E6.2.3.3 Taxi Spaces
(a) Standard E6.5.3 applies only to use and development in the following use classes:
Business and professional services; Community meeting and entertainment; Custodial
facility; Crematoria and cemeteries; Educational and occasional care; Food services; General
retail and hire; Hospital services; Hotel industry; Pleasure boat facility; Sports and recreation;
Tourist operation.
E6.2.3.4 Motorcycle Parking
Business and professional services; Community meeting and entertainment; Custodial
facilities; Crematoria and cemeteries; Educational and occasional care; Food services;
General retail and hire; Hospital services; Hotel industry; Pleasure boat facility; Sport and
recreation; and Tourist operation use classes; and
(b) Standard E6.5.4 applies only to following uses in the Residential use class:
Communal residence; Multiple dwellings; and Hostel.
E6.2.3.5 Loading Bays
Bulky goods sales, General retail and hire, and Manufacturing and processing and Storage.
Complies PLANNING EXHIBITED

Refer to Traffic Impact Statement section 3.3-3.4 DOCUMENTS
Ref. No: DA 0582/2018
Date
E6.4 Use or Development exempt from this Code advertised: 08/12/2018
E6.4.1 There are no exemptions to this Code. This document is subject to copyright and is protected by law. In displaying this
E6.5 Use Standards
E6.5.1 Car parking numbers
Objective:
To ensure that an appropriate level of car parking is provided to meet the needs of the use.
Consistent
A1 P1.1
The number of car parking spaces The number of car parking spaces for other than
must: residential uses, must be provided to meet the
reasonable needs of the use, having regard to:
(a) not be less than 90% of the
requirements of Table E6.1 (except (a) the availability of off-road public car parking
for dwellings in the General spaces within reasonable walking distance;
Residential Zone); or
(b) the ability of multiple users to share spaces
(b) not be less than 100% of the because of:
requirements of Table E6.1 for
(i) variations in car parking demand over time; or
dwellings in the General Residential
Zone; or (ii) efficiencies gained by consolidation of car parking
spaces;
(c) not exceed the requirements of
Table E6.1 by more than 2 spaces or (c) the availability and frequency of public transport
5% whichever is the greater, except within reasonable walking distance of the site;
for dwellings in the General (d) any site constraints such as existing buildings,
Residential Zone; or slope, drainage, vegetation and landscaping;
(d) be in accordance with an (e) the availability, accessibility and safety of on-road
acceptable solution contained within parking, having regard to the nature of the roads,
a parking precinct plan. traffic management and other uses in the vicinity;
E6.5 Use Standards
E6.5.1 Car parking numbers
(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
PLANNING EXHIBITED assessment prepared for the proposal; or
DOCUMENTS
P1.2
Ref. No: DA 0582/2018
Date The number of car parking spaces for residential
advertised: 08/12/2018 uses must be provided to meet the reasonable needs
Planning Administration 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.
Complies
Refer to Traffic Impact Statement section 3.3.2.
A2 P2
The number of accessible car No performance criteria.

parking spaces for use by persons
with a disability for uses that require
6 or more parking spaces must be in
accordance with Part D3 of the
National Construction Code 2014, as
amended from time to time.
Complies
Refer to the Traffic Impact Statement section 3.3.2.
E6.5.2 Bicycle parking numbers
Objective:
To ensure that an appropriate level of bicycle parking spaces are provided to meet the needs
of the use.
Consistent
A1 P1
The number of bicycle parking spaces must Bicycle parking spaces must be provided to
be provided on either the site or within 50m meet the reasonable needs of the use,
of the site in accordance with the having regard to:
requirements of Table E6.1.
(a) the likely number and characteristics of
users of the site and their opportunities and
likely need to travel by bicycle;
(b) the location of the site and the likely
distance a cyclist needs to travel to reach the
site; and
(c) the availability and accessibility of existing

and planned parking facilities for bicycles in
the vicinity.
Complies with A1
Bicycle spaces can be provided on site to meet the standard.
E6.5.3 Taxi spaces
Not applicable
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
E6.5.4 Motorcycle parking
Objective:
To ensure that motorcycle parking is provided to meet the needs of the use.
Not applicable
A1 P1
Except for dwellings in the General Motorcycle parking spaces must be provided
Residential zone, uses that require greater to meet the reasonable needs of the use,
than 20 car parking spaces by Table E6.1 having regard to:
must provide one motorcycle parking space
(a) the nature of the proposed use and
on site with one additional motorcycle
development;
parking space on site for each additional 20
car parking spaces required. (b) the availability and accessibility of
motorcycle parking spaces on the road or in
the vicinity; and
(c) any site constraints such as existing

buildings, slope, drainage, vegetation and
landscaping.
Not Applicable
E6.5.5 Loading bays
Objective:
To ensure adequate access for goods delivery and collection, and to prevent loss of amenity
and adverse impacts on traffic flows.
Not applicable
A1 P1
A loading bay must be Adequate space for loading and unloading must be provided,
provided for uses with having regard to:
a gross floor area (a) the types of vehicles associated with the use;
greater than 1,000m²
(b) the nature of the use;
in a single occupancy.
(c) the frequency of loading and unloading;
PLANNING EXHIBITED (d) the location of the site;
DOCUMENTS
(e) the nature of traffic in the surrounding area;
Ref. No: DA 0582/2018
Date
advertised: 08/12/2018 (f) the area and dimensions of the site; and
This document is subject to copyright and is protected by law. In displaying this (g) any site constraints such as existing buildings, slope, drainage,
vegetation and landscaping.
Not applicable
E6.6.1 Construction of parking areas
Objective:
To ensure that parking areas are constructed to an appropriate standard.
Consistent
Refer to the Traffic Impact Statement.
A1 P1
All parking, access ways, manoeuvring and All parking, access ways, manoeuvring and
circulation spaces must: circulation spaces must be readily identifiable
and constructed to ensure that they are
(a) have a gradient of 10% or less;
useable in all weather conditions, having
(b) be formed and paved; regard to:
(c) be drained to the public stormwater (a) the nature of the use;
system, or contain stormwater on the site;
(b) the topography of the land;
(d) except for a single dwelling, and all uses
(c) the drainage system available;
in the Rural Resource, Environmental
Management and Open Space zones, be (d) the likelihood of transporting sediment or
provided with an impervious all weather seal; debris from the site onto a road or public
and place;
(e) except for a single dwelling, be line (e) the likelihood of generating dust; and
marked or provided with other clear physical
(f) the nature of the proposed surfacing and
means to delineate parking spaces.
line marking.
Complies with A1.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
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.
Consistent
Refer to Traffic Impact Statement.
A1.1 P1
Car parking, access ways, manoeuvring and Car parking, access ways,
circulation spaces must: manoeuvring and circulation spaces
must be convenient, safe and efficient
(a) provide for vehicles to enter and exit the site in a
to use, having regard to:
forward direction where providing for more than 4
parking spaces; (a) the characteristics of the site;
(b) have a width of vehicular access no less than (b) the proposed slope, dimensions
the requirements in Table E6.2, and no more than and layout;
10% greater than the requirements in Table E6.2;
(c) vehicle and pedestrian traffic
(c) have parking space dimensions in accordance safety;
with the requirements in Table E6.3;
(d) the nature and use of the
(d) have a combined access and manoeuvring development;
width adjacent to parking spaces not less than the
(e) the expected number and type of
requirements in Table E6.3 where there are 3 or
vehicles;
more car parking spaces; and
(f) the nature of traffic in the
(e) have a vertical clearance of not less than 2.1
surrounding area; and
metres above the parking surface level.
(g) the provisions of Australian
A1.2
Standards AS 2890.1 - Parking
All accessible spaces for use by persons with a Facilities, Part 1: Off Road Car Parking
disability must be located closest to the main entry and AS2890.2 Parking Facilities, Part
point to the building. 2: Parking facilities - Off-street
commercial vehicle facilities.
A1.3
Accessible spaces for people with disability must be

designated and signed as accessible spaces where
there are 6 spaces or more.
PLANNING EXHIBITED
A1.4 DOCUMENTS
Accessible car parking spaces for use by persons Ref. No: DA 0582/2018
with disabilities must be designed and constructed Date
in accordance with AS/NZ2890.6 – 2009 Parking
facilities - Off-street parking for people with This document is subject to copyright and is protected by law. In displaying this
disabilities. reproduce the document in their web browser for the sole purpose of viewing the
Complies with A1.1 to A1.4
Refer to the Traffic Impact Assessment.
E6.6.3 Pedestrian access
Objective:
To ensure pedestrian access is provided in a safe and convenient manner.
Consistent
A1.1 P1
Uses that require 10 or more parking spaces Safe pedestrian access must be provided
must: within car parks, having regard to:
(a) have a 1m wide footpath that is separated (a) the characteristics of the site;
from the access ways or parking aisles,
(b) the nature of the use;
except where crossing access ways or
parking aisles, by: (c) the number of parking spaces;
(i) a horizontal distance of 2.5m between the (d) the frequency of vehicle movements;
edge of the footpath and the access way or (e) the needs of persons with a disability;
parking aisle; or
(f) the location and number of footpath
(ii) protective devices such as bollards, guard crossings;
rails or planters between the footpath and the
access way or parking aisle; and (g) vehicle and pedestrian traffic 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
A1.2 pedestrian safety.
In parking areas containing accessible car

parking spaces for use by persons with a
disability, a footpath having a minimum width
of 1.5m and a gradient not exceeding 1 in 14
is required from those spaces to the main
entry point to the building.
Complies with A1.1 and A1.2
Refer to the Traffic Impact Assessment.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
E6.6.4 Loading bays
Objective:
To ensure adequate access for goods delivery and collection and to prevent loss of amenity
and adverse impacts on traffic flows.
Not applicable
A1 P1
The area and dimensions of loading bays Loading bays must have area and
and access way areas must be designed in dimensions suitable for the use, having
accordance with AS2890.2 – 2002, Parking regard to:
Facilities, Part 2: Parking facilities - Off-street
(a) the types of vehicles likely to use the site;
commercial vehicle facilities, for the type of
vehicles likely to use the site. (b) the nature of the use;
(c) the frequency of loading and unloading;

(d) the area and dimensions of the site; and
(e) the location of the site and nature of

traffic.
Not applicable
A2 P2
It must be demonstrated that the type of Access for vehicles commercial vehicles to
vehicles likely to use the site can enter, park and from the site must be safe, having regard
and exit the site in a forward direction, to:
without impact or conflicting with areas set
(a) the types of vehicles associated with the
aside for parking or landscaping, in
use;
accordance with AS2890.2 – 2002, Parking
Facilities, Part 2: Parking facilities - Off-street (b) the nature of the use;
commercial vehicle facilities. (c) the frequency of loading and unloading;
(d) the area and dimensions of the site;
(e) the location of the site and nature of

traffic;
(f) the effectiveness or efficiency of the

surrounding road network; and
(g) site constraints such as existing buildings,
slope, drainage, vegetation, parking and
landscaping.
Not applicable
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
E6.6.5 Bicycle facilities
Objective:
To ensure that cyclists are provided with adequate facilities.
Consistent
A1 P1
Uses that require 5 or more bicycle spaces Shower and change room facilities must be
by Table E6.1 must provide 1 shower and provided at adequate level to cater for the
change room facility on site, with one reasonable needs of cyclists, having regard
additional shower and change room on site to:
for each 10 additional bicycles spaces
(a) the location of the proposed use;
required.
(b) the existing network of cycle paths and
bicycle lanes and other means of access to
the site for cyclists;
(c) the nature of the proposed use;
(d) the number of employees;
(e) the users of the site and the likelihood of

travel by bicycle;
(f) whether there are facilities on the site for

other reasons that could be used by cyclists;
and
(g) the opportunity for sharing bicycle

facilities on nearby sites.
Complies
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
E6.6.6 Bicycle parking and storage facilities
Objective:
To ensure that parking and storage facilities for bicycles are safe, secure and convenient.
Consistent
Adequate parking and storage will be provided on site.
A1 P1
Bicycle parking and storage facilities for Bicycle parking and storage facilities must be
uses that require 5 or more bicycle provided in a safe, secure and convenient
spaces by Table E6.1 must: location, having regard to:
(a) be accessible from a road, cycle (a) the accessibility to the site;
path, bicycle lane, shared path or (b) the characteristics of the site;
access way;
(c) the nature of the proposed use;
(b) be located within 50m from the main
entrance; (d) the number of employees;
(c) be visible from the main entrance or (e) the users of the site and the likelihood of travel
otherwise signed; and by bicycle;
(d) be available and adequately lit (f) the location and visibility of proposed parking
during the times they will be used, in storage facilities for bicycles;
accordance with Table 2.3 of AS/NZS (g) the nature of the bicycle parking and storage
1158.3.1: 2005 Lighting for roads and facilities;
public spaces - Pedestrian area
(h) whether there are other parking and storage
(Category P) lighting - Performance and
facilities on the site; and
design requirements.
(i) the opportunity for sharing bicycle parking and
storage facilities on nearby sites.
Complies with A1
A2 P2
Bicycle parking spaces must: Bicycle parking spaces and access
(a) have minimum dimensions of: must be convenient, safe and
efficient to use, having regard to:
(i) 1.7m in length; and
(a) the characteristics of the site;
(ii) 1.2m in height; and
(b) the space available;
(iii) 0.7m in width at the handlebars;
(c) the safety of cyclists;
(b) have unobstructed access with a width of at least
(d) the proposed measures to secure
2m and a gradient of no more 5% from a road, cycle
bicycles; and
path, bicycle lane, shared path or access way; and
(e) the provisions of AS 2890.3 1993
(c) include a rail or hoop to lock a bicycle to that
Parking facilities - Bicycle parking
meets AS 2890.3 1993 Parking facilities - Bicycle
facilities.
parking facilities. PLANNING EXHIBITED
Complies with A2
DOCUMENTS
Ref. No: DA 0582/2018
Parking spaces will be provided In accordance with the standard. Date

Table E6.1 Parking space requirements
Educational and occasional care uses require 1 vehicle parking space per employee (and
one space per 6 tertiary education students), and 1 bicycle parking space per 5 employees
(and tertiary education students).
Complies
Table E6.2 Internal Access way widths for vehicles
For 6-20 parking spaces internal access widths are to be:

(a) A minimum width of 4.5m for the first 7m from the road carriageway and 3m thereafter,
and
(b) at changes of direction or intersections have:
(i) an internal radius of at least 4m, or

(ii) a width of greater than 4.2m, and
Passing bay dimensions for 2-way traffic in addition to the access way width are to be 2m
wide by 5m long, plus entry and exit tapers, every 30m
Complies
E6.7 Parking Precinct Plans
Not applicable
4.3.2 E9.0 Water Quality Code
E9.1 Purpose of the Water Quality Code
E9.1.1 The purpose of this provision is to:

(a) manage adverse impacts on wetlands and watercourses.
Consistent
All development is sited and designed to avoid impacts upon the natural watercourse which
runs through the site.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
E9.2.1 This Code applies to use or development of land:
(a) within a wetland or watercourse; or
(b) located within 30m of a wetland or watercourse; or

(c) which discharges stormwater or wastewater to land within 30m of a watercourse or
wetland.
Consistent
The development will be located within 30 metres of the existing watercourse traversing the
site.
E9.5 Use Standards
E9.5.1 Not used in this code.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
E9.6.1 Development in the vicinity of a watercourses and wetlands
Objective:
To protect watercourses and wetlands from the effects of development and minimise the
potential for water quality degradation.
Consistent
Stormwater from the newly developed areas will be directed to the existing watercourse via
swale drainage, more particularly from the car park and vehicle turning area. The swale will
allow for the gentle movement of drainage from the sealed areas into the watercourse to
avoid erosion damage.
A1 P1
No acceptable Development must not unreasonably impact the water quality of
solutions. watercourses or wetlands, having regard to:
(a) the topography of the site;
(b) the potential for erosion;
(c) the potential for siltation and sedimentation;
PLANNING EXHIBITED (d) the risk of flood;
DOCUMENTS (e) the impact of the removal of vegetation on hydrology;
Ref. No: DA 0582/2018 (f) the natural values of the vegetation and the land;
Date
advertised: 08/12/2018 (g) the scale of the development;
Planning Administration (h) the method of works, including vegetation removal, and the
machinery used;
without the consent of the copyright owner. (i) any measures to mitigate impacts;
(j) any remediation measures proposed;
(k) any soil and water management plan; and
(l) the requirements of the Department of Primary Industries, Parks,
Water and Environment Wetlands and Waterways Works Manual.
Complies with P1
It is not expected that stormwater drainage from the development will negatively impact the
existing watercourse in terms of flow or water quality. The use of swale drainage as part of
sensitive water management will enable use of the site’s topography to both drain and slow
water flows to reduce erosion, avoid siltation and sedimentation and reduce the impact of
flooding.
The site and water course do not contain natural values of any significance, as the rear
curtilages of the site are grassed and devoid of significant plantings. The scale of
development is limited and is not expected to generate significant flows beyond the natural
flows impacting the site.
The detailed design of all hard stand areas and drainage from new structures will seek to
minimise water flows and achieve water balance across the site.
E9.6.2 Development of watercourses and wetlands
Objective:
To protect watercourses and wetlands from the effects of development and minimise water
quality degradation.
Consistent
A1 P1
A wetland must not be altered, modified, No performance criteria.
filled, drained, piped or channelled.
Not applicable
A2 P2
A pipe or culvert crossing of a Development within a watercourse must not
watercourse for access purposes. unreasonably impact the water quality or
ecological values of the watercourse, having
regard to:
(a) the topography of the site;
(b) the potential for erosion;
(c) the potential for siltation and sedimentation;

PLANNING EXHIBITED
DOCUMENTS (d) the potential for dust generation;
Ref. No: DA 0582/2018 (e) the impact on hydrology;
Date
advertised: 08/12/2018 (f) the risk of flood;
(g) the natural values of the watercourse;
(h) the scale of the development;
(i) the method of development, including any

vegetation removal, and the machinery used;
(j) the need for the development;
(k) any measures to mitigate impacts;

(l) any remediation measures proposed;
(m) any soil and water management plan; and

(n) the requirements of the Department of Primary
Industries, Parks, Water and Environment
Wetlands and Waterways Works Manual.
Not applicable
It is not proposed to pipe the watercourse for the purposes of access.
E9.6.3 Discharges to watercourses and wetlands
Objective:
To manage discharges to watercourses and wetlands so as not unreasonably impact the

water quality.
Consistent
A1 P1
All stormwater discharge must Stormwater discharges must not unreasonably impact on
be: the water quality of watercourses or wetlands, having
regard to:
(a) connected to the public
stormwater system; or (a) the characteristics, volume and flow rates of the
discharge;
(b) diverted to an on-site
system that contains (b) the characteristics of the receiving waters;
stormwater within the site. (c) the potential for erosion;
(d) the potential for siltation and sedimentation;
(e) the impact on hydrology;
(f) any measures to mitigate impacts; and
(g) any soil and water management plan.
Complies with P1
It is proposed that stormwater management be achieved through the introduction of swale

drainage from hard stand areas to the existing watercourse which ultimately drains to the
North Esk River. The purpose of the swale drains will be to capture runoff from the new
structures and hardstand areas, reducing flow rates to avoid erosion and improve water
management on the site. Design will be undertaken as part of detailed design of these areas,
particularly the vehicle stand and circulation paths.
A2.1 P2
No new point source pollution New and existing point source pollution discharges must
discharging directly into a not unreasonably impact on the water quality of
watercourse or wetland. watercourses or wetlands, having regard to:
A2.2 (a) the characteristics, volume and flow rates of the
discharge;
For existing point source
pollution discharges into a (b) the characteristics of the receiving waters;
watercourse or wetland, there (c) the impact on hydrology;
is no more than a 10%
(d) the opportunities to recycle or reuse the discharge;
increase in the volume or
characteristics of the (e) any measures to mitigate impacts;
discharge that existed at the (f) best practice environmental management; and
effective date.
PLANNING EXHIBITED (g) any emission limit guidelines or protected environmental
DOCUMENTS values or water quality objectives issued by the Board of
Environment Protection Authority in accordance with the
Ref. No: DA 0582/2018 State Policy for Water Quality Management 1997.
Date
E9.6.3 Discharges to watercourses and wetlands
Complies with P2
The principles of water sensitive urban design will be investigated and where practical
applied to the balance of water runoff from the development to manage flows and rates of
discharge as part of vegetated swale design in the collection distribution and management of
point source flows. Natural flows through the site will be managed to ensure that flooding and
erosion are mitigated. The extent of site hardstand is not significant and runoff can be
managed with careful design for flow paths and natural water distribution will allow infiltration
and displacement, benefiting landscaped and vegetated areas of the site.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
5. Conclusion
The supporting planning submission demonstrates that the proposed development can meet the
zone objectives and standards of the planning scheme, and whilst a discretionary use within the
zone, is capable of integration within the residential zone in a way which is compatible with
nearby sensitive use.
The development in terms of its scale and bulk is not such as could be described as being out of
character with neighbouring residential development, particularly given the spatial arrangements
for the new structures and associated works on the site. The spatial relationships between the
functional areas on the site provide significant physical separation from the site’s boundaries
with adjoining properties thereby reducing both its visual impact and potential for use conflict
and negative impact upon amenity.
The Traffic Impact Assessment demonstrates that the site and the proposed development meet
the relevant code standards, and that again the use can be established without significant
impacts upon the safety of the existing road network, whilst providing adequately on site for
parking and vehicle circulation.
More generally, the introduction of educational uses within the residential context is common
place, examples of which are many, absent resultant disruption to residential amenity. The
Tamar Valley Steiner School teaching facility will add value and a needed educational
opportunity for the locality recognised as a significant growth node into the future. Its impact
upon the amenity of residential properties is considered minimal, allowing its approval subject to
appropriate conditions.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
Appendices
GHD | Report for Tamar Valley Steiner School - TVSS Planning, 3218880
Appendix A – Certificates of Title
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date

FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
Search Date: 28 Aug 2018 Search Time: 01:01 PM Volume Number: 152338 Revision Number: 01 Page 1 of 1
Department
Document SetofID:
Primary Industries, Parks, Water and Environment
3907287 www.thelist.tas.gov.au
RESULT OF SEARCH
RECORDER OF TITLES
SEARCH OF TORRENS TITLE

PLANNING EXHIBITED
DOCUMENTS VOLUME FOLIO
152338 4
Ref. No: DA 0582/2018
Date EDITION DATE OF ISSUE
2 13-Sep-2007
SEARCH DATE : 28-Aug-2018 This document is subject to copyright and is protected by law. In displaying this
SEARCH TIME : 01.00 PM content. The Council reserves all other rights. Documents displayed on the Council's
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 4 on Sealed Plan 152338
Derivation : Part of 100 acres Gtd to Matthew Curling Friend &
John Redman Bateman
Prior CT 53559/3
SCHEDULE 1
M145500 TRANSFER to CHRISTOPHER BYRNE of one undivided 1/100
share and AMANDA JANE BYRNE of ninety-nine undivided
1/100 shares as tenants in common Registered
13-Sep-2007 at 12.01 PM
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
SP152338 EASEMENTS in Schedule of Easements
SP152338 COVENANTS in Schedule of Easements
SP152338 FENCING COVENANT in Schedule of Easements
SP53559 COVENANTS in Schedule of Easements
SP53559 FENCING COVENANT in Schedule of Easements
C815280 MORTGAGE to Australia and New Zealand Banking Group
Limited Registered 13-Sep-2007 at 12.02 PM
UNREGISTERED DEALINGS AND NOTATIONS

M713510 PRIORITY NOTICE reserving priority for 60 days
D/MORTGAGE AUSTRALIA AND NEW ZEALAND BANKING GROUP
LIMITED to CHRISTOPHER BYRNE and AMANDA JANE BYRNE
TRANSFER CHRISTOPHER BYRNE and AMANDA JANE BYRNE to
NORTHERN TASMANIA STEINER ASSOCIATION INC
MORTGAGE NORTHERN TASMANIA STEINER ASSOCIATION INC to
SFT ADMIN PTY LTD AS TRUSTEE FOR THE ST LEONARDS
FINANCE TRUST Lodged by RAE & PARTNERS(L) on
09-Aug-2018 BP: M713510
E45386 DISCHARGE OF MORTGAGE C815280 Lodged by DOUGLAS &
COLLINS on 22-Aug-2018 BP: E45386
M702904 TRANSFER to NORTHERN TASMANIA STEINER ASSOCIATION INC
Page 1 of 2
Department
Document SetofID:
RESULT OF SEARCH
RECORDER OF TITLES
Lodged by DOUGLAS & COLLINS on 22-Aug-2018 BP: E45386
M710198 MORTGAGE to SFT Admin Pty Ltd as Trustee for the St
Leonards Finance Trust Lodged by DOUGLAS & COLLINS
on 22-Aug-2018 BP: E45386
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
Page 2 of 2
Department
Document SetofID:
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date

File Listing
1808 180926 TITLES TO GHD Page 1
Name Kind Size Date Modified
368 St Leonards Rd St Leonards LISTy.pdf Portable Document Format (PDF) 476 KB 9/08/2018 at 2:42:32 PM
FolioPlan-152338-4 Portable Document Format (PDF) 207 KB 28/08/2018 at 1:04:48 PM
FolioText-152338-4 Portable Document Format (PDF) 81 KB 28/08/2018 at 1:04:05 PM
lot4 tittle.pdf Portable Document Format (PDF) 743 KB 9/08/2018 at 2:42:24 PM
Transmittal.pdf Portable Document Format (PDF) 0 bytes 26/09/2018 at 3:00:42 PM
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date
/Volumes/MB Architects/1808 TAMAR VALLEY STEINER/1808 B ISSUED/B.1 GENERAL/1808 180926

Wednesday,
TITLES
26TO
September
GHD 2018 at 3:00:42 PM
Appendix B – Site Plans and Elevations
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0582/2018
Date

GENERAL NOTES
GENERAL
© REPRODUCTION OF THIS DRAWING IS PROHIBITED WITHOUT THE CONSENT ON
MORRISON AND BREYTENBACH ARCHITECTS P/L
DO NOT SCALE FROM THIS DRAWING
PLANNING EXHIBITED THE CONTRACTOR SHALL CONFIRM ON SITE EXISTING CONDITIONS, LEVELS AND
DIMENSIONS PRIOR TO COMMENCEMENT OF WORKS
DOCUMENTS
ALL DISCREPANCIES TO BE REPORTED TO THE ARCHITECT FOR INSTRUCTION
Ref. No: DA 0582/2018
Date ALL LEVELS INDICATED PERTAIN TO FINISHED LEVELS AND NOT STRUCTURAL LEVELS
advertised: 08/12/2018 UNLESS OTHERWISE INDICATED
MATERIALS AND WORK PRACTICES SHALL COMPLY WITH THE NATIONAL
CONSTRUCTION CODE (NCC) AND OTHER RELEVANT CODES REFERRED TO IN THE NCC
THIS DRAWING IS TO BE READ IN CONJUNCTION WITH ALL OTHER CONTRACT
DOCUMENTS, SPECIFICATIONS AND DRAWINGS
WORKPLACE HEALTH AND SAFETY

ALL DRAWINGS ARE TO BE READ IN CONJUNCTION WITH THE PROJECT SAFE DESIGN
REPORT
ALL CONTRACTORS MUST CARRY OUT WORKS IN ACCORDANCE WITH CURRENT

HEALTH AND SAFETY LEGISLATION AND BEST PRACTICE INCLUDING PREPARATION OF
A CONSTRUCTION SAFETY MANAGEMENT PLAN
DRAWING REGISTER LAND TITLE REFERENCE
A000 DRAWING INDEX & LOCATION PLAN VOLUME(PLAN): 152338
FOLIO (LOT): 4
A101 SITE PLAN n/a
A102 DEMOLITION PLAN DESIGN WIND SPEED
WIND LOADING TO AS 4055: n/a
A103 FLOOR PLAN LOWER
SOIL CLASSIFICATION
A104 FLOOR PLAN UPPER
SOIL CLASSIFICATION TO AS 2870: n/a
A201 01 HOUSE ELEVATIONS & SECTIONS
CLIMATE ZONE FOR THERMAL DESIGN
A202 CLASS ROOM PLANS ELEVATIONS & SECTIONS
CLIMATE ZONE TO BCA FIGURE 1.1.4: 7
BUSHFIRE PRONE AREA BAL RATING

BUSHFIRE ATTACK LEVEL (BAL) TO AS 3959: n/a
CORROSION ENVIRONMENT
CORROSION ENVIRONMENT TO AS/NZS 2312: n/a
KNOWN SITE HAZARDS

N/A
TAMAR VALLEY STEINER SCHOOL STAGE 01

SCHEDULE OF AREAS
EXISTING FLOOR AREA: 382.60 m2
PROPOSED FLOOR AREA: 200 m2
TOTAL FLOOR AREA: 582.60 m2
SITE AREA: 19 427.77 m2
PROPOSED SITE COVERAGE: 2.99 %
U RT
CO
IS
OV
CL
ST
LE
ON
AR
DS
RO
AD
LOCATION OF
PROPOSED
WORKS
FOR
APPRO VAL
ONLY
NOT FOR CONSTRUCTION
PAGE SCALE 1:2000 @ FULL SIZE A1

0 20m 100m
REV DESCRIPTION DATE
TAMAR VALLEY STEINER SCHOOL 9/ 10/ 2018 DA

morrison & breytenbach architects STAGE 01
82 Warwick Street Hobart | GPO Box 725 Hobart 7001 Australia
T 03 6231 9093 | F 03 62319094 | E jmyb@jmybarchitects.com.au 1808 A000 -
368 St Leonards Road, St Leonards, Tas 7250
Document /Volumes/MB
Set ID: 3907287
Architects/1808 TAMAR VALLEY STEINER/1808 ARCHICAD/1808 180904 DESIGN DEVELOPMENT .pln
© Morrison & Breytenbach Architects P/L Building Practitioner Accreditation: James Morrison CC1005 Tamar Valley Steiner School DRAWING INDEX & LOCATION PLAN
PLANNING EXHIBITED
DOCUMENTS
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Set ID: 3907287
© Morrison & Breytenbach Architects P/L Building Practitioner Accreditation: James Morrison CC1005 Tamar Valley Steiner School SITE PLAN
GENERAL NOTES
GENERA L
© REPRODUCTION OF THIS DRAWING IS PROHIBITED WITHOUT
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ALL LEVELS INDICATED PERTAIN TO FINISHED LEVELS AND NOT
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WITH CURRENT HEALTH AND SAFETY LEGISLATION AND BEST
PRACTICE INCLUDING PREPARATION OF A CONSTRUCTION
SAFETY MA NA GEMENT PLAN
LEGEND
EXISTING ELEMENTS TO BE DEMOLISHED
& REMOVED
EXISTING FLOOR FINISH AND REDUNDANT WALL

AND CEILING FIXTURES AND FITTINGS TO BE
DEMOLISHED & REMOVED
EXISTING ELEMENT TO BE RETAINED
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© Morrison & Breytenbach Architects P/L Building Practitioner Accreditation: James Morrison CC1005 Tamar Valley Steiner School DEMOLITION PLAN
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A201
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44 CONTRACT DOCUMENTS, SPECIFICATIONS AND DRAWINGS
44
44 ASSEMBLED, INSTALLED OR FIXED IN CONFORMANCE WITH THE
44 WORKPLACE HEALTH AND SAFETY

44 44 ALL DRAWINGS ARE TO BE READ IN CONJUNCTION WITH THE
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43 SAFETY MA NA GEMENT PLAN
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© Morrison & Breytenbach Architects P/L Building Practitioner Accreditation: James Morrison CC1005 Tamar Valley Steiner School FLOOR PLAN LOWER
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44 CONTRACT DOCUMENTS, SPECIFICATIONS AND DRAWINGS
44
44 ASSEMBLED, INSTALLED OR FIXED IN CONFORMANCE WITH THE
44 WORKPLACE HEALTH AND SAFETY

44 44 ALL DRAWINGS ARE TO BE READ IN CONJUNCTION WITH THE
44
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43 43 PRACTICE INCLUDING PREPARATION OF A CONSTRUCTION
43 SAFETY MA NA GEMENT PLAN
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Set ID: 3907287
© Morrison & Breytenbach Architects P/L Building Practitioner Accreditation: James Morrison CC1005 Tamar Valley Steiner School FLOOR PLAN UPPER
LEGEND
F1 SCHEDULED FLOOR
C1 SCHEDULED CEILING
R1 SCHEDULED ROOFING
PLANNING EXHIBITED
DOCUMENTS E1 SCHEDULED WALL
EXISTING DOOR TO BE REMOVED
Ref. No: DA 0582/2018 PROPOSED PATH & BRIDGE FOR J1 SCHEDULED JOINERY
Date ACCESSIBLE ACCESS TO UPPER
advertised: 08/12/2018 LEVEL
document on its website the Council grants website users a non-exclusive licence to EX
EX
EX
n.g.l
958
PROPOSED
NEW DOOR
S
Elevation
1:100
NEW ROOF OVER
PROPOSED PATH & BRIDGE FOR

ACCESSIBLE ACCESS TO UPPER PROPOSED PATH & BRIDGE FOR
LEVEL ACCESSIBLE ACCESS TO UPPER
LEVEL
EX
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EXISTING GARAGE DOOR EXISTING GARAGE DOOR EXISTING DOOR TO BE REMOVED &
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EX
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FOR
APPRO VAL
n.g.l ONLY
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PROPOSED NEW DOORS & W INDOW S NOT FOR CONSTRUCTION
SW
Elevation
1:100 0 1m 5m
01 Section dimensions 26/09/2018
T 03 6231 9093 | F 03 62319094 | E jmyb@jmybarchitects.com.au 1808 A201 - 01
Set ID: 3907287
© Morrison & Breytenbach Architects P/L Building Practitioner Accreditation: James Morrison CC1005 Tamar Valley Steiner School HOUSE ELEVATIONS & SECTIONS
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EXISTING WINDOW TO BE REMOVED
Date
advertised: 08/12/2018 EX EX
This document is subject to copyright and is protected by law. In displaying this EX EX
41
41 CODES REFERRED TO IN THE NCC
3,185
3,667
THIS DRAWING IS TO BE READ IN CONJUNCTION WITH ALL OTHER
CONTRACT DOCUMENTS, SPECIFICATIONS AND DRAWINGS
FFL 41.110
n.g.l on face of deck PROPRIETARY ITEMS, SYSTEMS AND ASSEMBLIES ARE TO BE
prop osed ground line ASSEMBLED, INSTALLED OR FIXED IN CONFORMANCE WITH THE
14,099
NEW ENTRY DOOR, DECK & ROOF WORKPLACE HEALTH AND SAFETY
ALL DRAWINGS ARE TO BE READ IN CONJUNCTION WITH THE
41 S
Elevation ALL CONTRACTORS MUST CARRY OUT WORKS IN ACCORDANCE
1:100 WITH CURRENT HEALTH AND SAFETY LEGISLATION AND BEST
PRACTICE INCLUDING PREPARATION OF A CONSTRUCTION
SAFETY MA NA GEMENT PLAN
#DrgID
#LayID
LEGEND
EXISTING ELEMENTS TO BE DEMOLISHED
A202
N & REMOVED
EXISTING FLOOR FINISH AND REDUNDANT WALL

AND CEILING FIXTURES AND FITTINGS TO BE
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DEMOLISHED & REMOVED
EXISTING ELEMENT TO BE RETAINED

6,636
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n.g.l on face of buildin g
proposed ground line
4,190
40
NEW PATIO AREA
E
Elevation
1:100
40
2.
Ground Floor Transportables EXISTING DOOR TO BE REMOVED EXISTING DOOR TO BE REMOVED
SUN SHADE & REPLACED WITH WINDOW & REPLACED WITH WINDOW SUN SHADE
1:100
EX EX
3,269
4,035
n.g.l on face of patio
FFL 41.110
pro pos ed ground line
FOR
3,960 911 7,373 4,884
NEW PATIO AREA PROPOSED
NEW W INDOW
NEW DECK & ROOF PROPOSED
NEW W INDOW & PATIO AREA
APPRO VAL
Elevation ONLY
N
1:100 NOT FOR CONSTRUCTION

0 1m 5m

Set ID: 3907287
© Morrison & Breytenbach Architects P/L Building Practitioner Accreditation: James Morrison CC1005 Tamar Valley Steiner School CLASS ROOM PLANS ELEVATIONS & SECTIONS
Appendix C – Traffic Impact Statement
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Ref. No: DA 0582/2018
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368, 376-378 St Leonards Road, St Leonards
Traffic Impact Statement
October 2018

Table of contents
1. Introduction..................................................................................................................................... 1
1.1 Background .......................................................................................................................... 1
1.2 Purpose of This Report ........................................................................................................ 1
1.3 Scope and Limitations.......................................................................................................... 1
1.4 Referenced Materials ........................................................................................................... 1
2. Proposed Development.................................................................................................................. 2

2.1 The Site ................................................................................................................................ 2
2.2 Road Network ...................................................................................................................... 2
2.3 Proposal ............................................................................................................................... 2
2.4 Traffic Generation ................................................................................................................ 4
3. Traffic Impact Statement ................................................................................................................ 5

3.1 Safety ................................................................................................................................... 5
3.2 Sight Distance Assessment ................................................................................................. 5
3.3 Parking and Access Arrangements ..................................................................................... 5
3.4 Bus Access and Parking ...................................................................................................... 7
4. Conclusions .................................................................................................................................... 8
Table index
Table 1 Traffic Generation Estimates ............................................................................................... 4
Figure index
Figure 1 Site Location ........................................................................................................................ 2
Figure 2 Site Layout ........................................................................................................................... 3
Figure 3 Bus Access .......................................................................................................................... 7
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GHD | Report for Tamar Valley Steiner School - 368, 376-378 St Leonards Road, St Leonards, 3218880 | i
1. Introduction
1.1 Background
GHD were engaged by the Tamar Valley Steiner School to prepare a Traffic Impact Statement
for the proposed development at 368 and 376-378 St Leonards Road, St Leonards.
1.2 Purpose of This Report

The purpose of this report is to address the relevant provisions of the Planning Scheme as they
relate to traffic access and parking.
1.3 Scope and Limitations

This report has been prepared by GHD for Tamar Valley Steiner School and may only be used
and relied on by Tamar Valley Steiner School for the purpose agreed between GHD and the
Tamar Valley Steiner School as set out in this report.
GHD otherwise disclaims responsibility to any person other than Tamar Valley Steiner School
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. GHD disclaims liability arising from any of the
assumptions being incorrect.
GHD has prepared this report on the basis of information provided by Tamar Valley Steiner
School 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 Referenced Materials

The following documents and resources were referred to during the preparation of this report:
 Launceston Interim Planning Scheme 2015 (the Planning Scheme)
 Morrison & Breytenbach Architects, Tamar Valley Steiner School Stage 01 drawings
 Guide to Traffic Management – Part 6: Intersections, Interchanges and Crossings,
Austroads 2017
PLANNING EXHIBITED
 Traffic data, Department of State Growth
DOCUMENTS
Ref. No: DA 0582/2018
Date
Document Set ID: 3907287 GHD | Report for Tamar Valley Steiner School - 368, 376-378 St Leonards Road, St Leonards, 3218880 | 1
2. Proposed Development
2.1 The Site
The development site comprises 368 St Leonards Road and 376-378 St Leonards Road, at the
southern end of St Leonards. It is located approximately 400 metres south of the Station Road
intersection. The site location is provided in Figure 1.
Station Road
St Leonards Road
Development site
Figure 1 Site Location

Base imagery obtained from https://maps.thelist.tas.gov.au © State of Tasmania
2.2 Road Network

St Leonards Road is a Category 5 State Road owned and maintained by the Department of
State Growth. Near the development site, St Leonards Road has one lane travelling in each
direction and a posted speed limit of 60 km/h. Footpaths and on-street car parking are provided
along both sides of the road. St Leonards Road is marked with centre and edge lines.
Traffic data obtained from the Department of State Growth indicates an Average Annual Daily
Traffic (AADT) of approximately 1,510 vehicles per day in 2016 with 9.3% heavy vehicles
(defined as Austroads class 3 trucks and above). Peak volumes are in the range of 145 to 165
vehicles per hour.
2.3 Proposal
The proposed development is for a new primary school. The site layout is presented in Figure
2.
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Figure 2 Site Layout
Source: Morrison & Breytenbach Architects, dwg no. 1808 2 – Site Plan, 09/10/2018
The school will have the following features:
 Staff 12
 Students 102
 Typical operating hours 8:30 am to 4:00 pm school days
Parking for staff, visitors and drop-off/pick-up is intended to be catered for within the site
boundaries. In addition, there is on-street parking available along the site frontage on St
Leonards Road.
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2.4 Traffic Generation
The potential traffic generation of the proposed school development has been estimated based
on the following assumptions:
 All staff drive and park at the site in the morning peak and leave in the evening after the
school pick-up period has ended
– Morning Peak 12 entry movements

– Afternoon Peak 0 movements
– Evening Peak 12 exit movements
Note that all staff parking is intended to be catered for at the northern end of the site,
accessed via the existing driveway at 368 St Leonards Road. All other movements will be
via the main access driveway at the southern end of the site.
 The first stage of the development (covered by this TIS) will not have a school bus service.
 Given the nature of the development as a primary school, all students are assumed
dropped off and picked up. Average of 1.5 students per car. Approximately 10% activity
on-street on St Leonards Road and the remaining 90% within the site.
– Morning Peak 61 entry and exit movements plus 7 trips on-street

– Afternoon Peak 61 entry and exit movements plus 7 trips on-street
– Evening Peak 0 movements
 Outside of the peak periods (morning, afternoon and evening) there would be infrequent
movements by visitors, couriers and staff. An additional 20 movements per day (10 entries
and 10 exits) on average has been included to account for this.
 In addition, there will be occasional bus trips to and from the site (average of 4 bus
movements per day). These will occur outside of the peak times.
Based on the above assumptions, the overall traffic generation is summarised in Table 1.
Table 1 Traffic Generation Estimates
Period Entry Exit On-street
Morning Peak 73 61 7
Afternoon Peak 61 61 7
Evening Peak 0 12 0
Daily 146 146 14
Based on Table 1, the site is estimated to generate a total of 306 vehicle movements per day
onto the surrounding road network. Traffic activity will be most intense during the morning peak
period, with a total of 141 additional trips per hour coinciding with the morning commuter peak.
2.4.1 Planning Scheme Assessment
The estimated traffic generation of 306 vehicle movements per day exceeds the 40 vehicle
movements per day specified in Clause E4.5.1-A3. Performance criteria are addressed broadly
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in Section 3 of this report.
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Date

3. Traffic Impact Statement
3.1 Safety
The majority of drop-off and pick-up activity associated with the school is intended to be
accommodated on-site within dedicated parking areas (see Section 3.3). The west side of St
Leonards Road may also be utilised for drop-off and pick-up. Given the level of parking
provided, it is considered unlikely that the opposite side of St Leonards Road will be used
extensively and therefore a school crossing and 40 km/h school speed zone should not be
required to support this development.
Note that as the school expands through future stages of development, the provision of
infrastructure on St Leonards Road including footpath enhancements, bus stops, school
crossings and school speed zones may need to be provided to maintain safety for students.
However, it is considered that these provisions are not considered necessary in the immediate
term given a total of 102 students and under the assumption that all students are dropped off or
picked up from the site.
A footpath will be provided to connect all parking areas to the building entrances as well as
existing footpaths on St Leonards Road.
3.2 Sight Distance Assessment

Clause E4.6.4 of the Planning Scheme requires a minimum SISD of 105 metres for a vehicle
speed of 60 km/h in an area with a speed limit of 60 km/h or less. The available sight distance
exceeds 150 metres in all directions and therefore complies with this requirement.
3.3 Parking and Access Arrangements
3.3.1 Access
The majority of traffic activity would be at the proposed main access on St Leonards Road at the
southern end of the site. This access would be sealed with a width of 6.2 metres. 90 degree
angle parking will be provided along the northern side of the driveway. It is recommended that
the driveway be constructed with a concrete crossover so as to be clearly recognised by drivers
as a driveway property access, rather than an intersection with vehicular priority.
Given an entry rate of up to 61 vehicle movements per hour and an opposing flow rate on St
Leonards Road of around 150 vehicles per hour, the warrants for specific turn treatments (e.g.
channelised turn lanes) as defined by Austroads (2017) are not met and therefore no specific
treatment on St Leonards Road is required.
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3.3.2 Parking Supply
Table E6.1 of the Planning Scheme requires 1 space per employee plus 1 space per 6 tertiary
education students for educational and occasional care land use. Given a total of 12 staff, the
parking requirement is for 12 spaces. It is noted that Table E6.1 does not account for drop-off
and pick-up activity associated with school students and this is detailed below.
On-site parking is anticipated to attract around 61 vehicles for drop-off and pick-up in the
morning and afternoon peak periods. This will typically occur over a 30-minute period (e.g. 8:30
to 9:00 am and 2:50 to 3:20 pm). Given the nature of the development as a primary school, it is
recommended that parking be provided for:
 15-minute drop-off/pick-up for parents that walk their children to the school building
 2-minute drop-off/pick-up along the turning circle
The current site layouts show a total of 30 spaces for 15-minute parking and 7-8 kerbside
parking spaces for drop-off and pick-up only. The total parking capacity is therefore around 155
vehicles over a half hour period which is considered sufficient to cater for the expected use. It is
noted that the near side of St Leonards Road is also available for drop-off and pick-up.
3.3.3 Car Park Layout
The key recommendations for the design of the car park are listed as follows:
 Kerb-side parking within the turning circle should be restricted for buses only during the
school day (e.g. between 9:30 am and 2:30 pm).
 Angle parking spaces should be designed to comply with Table E6.3 of the Planning
Scheme for 90 degrees as follows:
– Access and Manoeuvring width 5.8 to 6.2 metres
– Car Park Widths 2.8 metres
– Car Park Length 5.4 metres
 The pedestrian crossing provided within the turning circle should be accompanied by kerb
outstand on the school side and may need to be staffed during school drop-off and pick-up
periods depending on demand.
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3.4 Bus Access and Parking
The turning circle and parking areas should be designed to accommodate the turning path of
the 12.5 metre design bus (Austroads) without encroachment into parking areas. This is shown
indicatively in Figure 3.
Figure 3 Bus Access

Source: Morrison & Breytenbach Architects, dwg no. 1808 2 – Site Plan, 09/10/2018
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4. Conclusions
This report has considered the traffic and safety impacts of a proposed primary school to be
developed at 368 and 376-378 St Leonards Road, St Leonards. The key recommendations of
this report are as follows:
 Infrastructure on St Leonards Road (including footpath enhancements, but stops, school
crossing and school speed zone) should not be required for this current development,
however the situation should be monitored as the school expands over future development
stages and safety treatments implemented as required.
 The proposed access driveway should be constructed with a concrete crossover so as to

be clearly recognised by drivers as a driveway property access, rather than an intersection
with vehicular priority.
 On-site parking should be a mix of 15-minute drop-off/pick-up for parents that walk their
children to the school building and 2-minute drop-off/pick-up along the turning circle.
 Dedicated bus parking should be provided along the turning circle between 9:30 am and
2:30 pm.
 Angle parking spaces should be designed comply with Table E6.3 of the Planning Scheme.
 The turning circle and parking areas should be designed to accommodate the turning path
of the 12.5 metre design bus.
Subject to the recommendations outlined above, the proposal is supported on traffic and safety
grounds.
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DOCUMENTS
Ref. No: DA 0582/2018
Date
24 October 2018
Richard Jamieson – Manager City Planning Our ref: 32/18880

23048
City of Launceston Your ref: DA0582/2018
PO Box 396
Launceston TAS 7250
Dear Richard,
DA0582/2018 Tamar Valley Steiner School

Response to Further Information Request
I refer to your request for further information dated 22/10/2018. Please find a response to each element
of your request below.
Question 1. Clause 10.4.13 Location of car parking
Car parking, as well as turning areas, are located within the front primary setback and as such the
proposal is unable to meet Acceptable Solutions A2.1 or A2.2. Provide justification against Performance
Criteria P2 demonstrating how the parking and turning is safe, convenient, and minimises visual impact
on the streetscape.
Response:
A2.1 The primary frontage setback for the Zone is 4.5m, specified in Clause 10.4.2 of the Scheme.
Proposed parking will have a setback from the primary frontage of 10.6m (see Figure 1). There is no car
parking proposed within the primary frontage setback; and
A2.2 Vehicle turning areas are not located within the frontage setback.
However, in the event that Council is not satisfied that the proposed development is not within the
frontage setback the following response to P2 is provided:
P2 The proposed car parking and turning areas are designed to be safe and convenient providing
separation of pedestrian access and sealed vehicular access and parking areas. Visual impact on the
streetscape will be minimised with landscaping, noting also that the land slopes away from the St
Leonards Road frontage.
(a) View to the proposed car parking will be screened from road by proposed landscaping;
(b) Access to the site will be supported by the inclusion of the proposed car parking spaces, which will
not interfere with pedestrian access to the site via the proposed footpath adjacent the car parking area;
(c) Proposed parking spaces are designed in accordance with Australian Standards, providing sufficient
area for pedestrian and vehicular traffic safety. Further, pedestrian access is accommodated with a
proposed, separate foot path.
(d) The Traffic Impact Statement lodged with the development application provides an assessment of the
proposed development with respect to St Leonards Road.
(e) The location of the proposed parking spaces utilises space within the subject site that is convenient to
access from St Leonards Road and does not limit space within the site that is suitable for use as a
playground for the School’s students.
(f) Landscaping is proposed between the parking area and St Leonards Road, and between the
neighbouring properties at 376-378 St Leonards Road, and 382 St Leonards Road. Landscaping is also
proposed between the internal turning circle and neighbouring properties.
(g) The proposed car parking area will be paved and sealed.
Figure 1: Vehicle parking will be set back approximately 10.6m from the primary frontage.
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Question 2. Clause E9.6.2 Development of watercourse and wetlands
The submitted site plan illustrates a new path that is proposed to be constructed directly over the existing
open drain/drainage easement. Please see below:
Provide further information on what is being proposed to be constructed over this open drain in order to
comply with Acceptable Solution A2, or alternatively Performance Criteria P2.
Response:
The section of the path shown to cross over the open drainage easement will not proceed as depicted.
Rather, the path will only be constructed to the north-eastern boundary of the easement, indicated with a
blue line in Figure 2.
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Figure 2: Extent of proposed pathway.
Question 3. Food & Kitchen

Will the proposed kitchen be used for the preparation, storage, handling of meals/food for students of the
school? If so registration under the Food Act 2003 will be required.
Response:
The proposed kitchen will be used by and for students of the school, and it is intended that the kitchen
will be registered under the Food Act 2003.
Question 4. Clause 10.3.2 Mechanical plant and equipment

In order to comply with Acceptable Solution A1, please advise as to the location, type and predicted
noise emissions of any proposed heat pumps, mechanical plant and equipment on the buildings. The
location of these are to be shown on plans.
Response:
A site plan identifying the proposed locations of heat pumps is provided in Figure 3. Two existing heat
pumps will be replaced with new and more efficient heat pumps, while four new heat pumps will be
added in different locations. One existing heat pump, adjacent the main entrance of the building, is
approximately 30m from any sensitive use on an adjacent property. All other heat pumps will be adjacent
a wall facing away from dwellings on adjacent properties. The heat pumps are not expected to generate
a statutory nuisance in terms of noise emission.
All heat pumps will be screened from view from adjacent properties by existing vegetation, which
surrounds the building. It should also be noted that the existing building is situated at a lower elevation
than adjacent properties, which further limits visibility to the heat pumps.
32/18880/23048 4
Figure 3: Locations of new heat pumps.
I trust that the information provided is satisfactory, but please contact us in the event that further
clarification is required.
Sincerely,
GHD Pty Ltd
John Ayers
Technical Director Planning
61 3 6332 5508
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Ref. No: DA 0582/2018
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12 November 2018 content. The Council reserves all other rights. Documents displayed on the Council's
Iain More Our ref: 3218880-26309

Your ref: DA0582/2018
Town Planner
City of Launceston
18-28 St John Street
Launceston TAS 7250
Dear Iain,
Tamar Valley Steiner School Planning Application

Response to Request for Further Information
Thank you for your request for further information dated Thursday 8th of November 2018. Please find a
response to each of the queries.
Query 1:
 The following statement is provided under Section 3.3.1 of the document;

– Given an entry rate of up to 61 vehicle movements per hour and an opposing flow rate on St
Leonards Road of around 150 vehicles per hour, the warrants for specific turn treatments (e.g.
channelised turn lanes) as defined by Austroads (2017) are not met and therefore no specific
treatment on St Leonards Road is required.
 The traffic volumes indicated are well into the Austroads warrant for a BAR/BAL treatment. However
the report does not mention any mitigation against the potential for rear-end type crashes or give a
risk based reasoning as to why a BAR/BAL treatment should not be provided.
 As a minimum it would be expected that some parking restrictions will need to be imposed in
accordance with the Departments standard drawing SD-84.003. Due to the specific traffic peaks
normally associated with schools it would likely be acceptable to have timed No Stopping restrictions
covering the nominal 8-9am and 2.30-3.30pm periods.
 City of Launceston have delegation for parking controls on State Roads where the speed limit is
below 70km/h so it is suggested the applicant discuss with Council’s engineering team as they will
likely need evidence that the effected property owners (between No’s 355 to 379 St Leonards Road)
have been consulted on any proposed restrictions.
Response to Query 1:
We agree that the majority of traffic movements into the site are likely to be right turns; that a BAR
treatment is warranted; and that No Stopping restrictions during peak times for school traffic, consistent
with SD-84.003, would be appropriate.
We believe these options could form conditions to the planning permit and are happy to consult further
with Council and State Growth on the matter.
Query 2:
 Widening of the southernmost driveway crossover to 6m is noted, however it is not clear what it
proposed for the adjacent crossover. This would necessarily need to be removed and reinstated with
kerb and channel. All works within the State Road reserve will ultimately require a works permit.
Any driveway crossovers not shown as being retained on the plans should be removed and reinstated
with kerb and channel.
Query 3:
 It is unclear how the existing access via ROW to title 174941/3 is being maintained.
Recognising the access rights accruing to the adjacent lot 3 (Certificate of Title Volume 174941 Folio 3),
the development by the school of access at this point will not prejudice the provision of future access to
the adjoining lot when it is required.
Query 4:
 The report mentions that it is “unlikely that the opposite side of St Leonards Road will be used
extensively and therefore a school crossing and 40 km/h school speed zone should not be required
to support this development.” However if there is any potential for pedestrians to access the school
via walking along the western side of St Leonards Road, the current situation where the footpath is
discontinued between the northernmost site access and the access to 362-364 St Leonards Road
will need to be addressed to remove any safety risk of users needing to walk on the road pavement.
The TIA accompanying the Development Application was prepared under the assumption that all
students would be driven to the school in the short term, with a limit on the total number of students
during Stage 1. Future stages and a subsequent increase in student numbers would require upgrades to
pedestrian infrastructure in the external network, including addressing the existing footpath severance
and the provision of a school crossing. School expansion will be contingent upon further planning
approvals, at which time the question of pedestrian access needs can be revisited.
Sincerely
GHD
PLANNING EXHIBITED
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John Ayers
Principal Planner Ref. No: DA 0582/2018
Date
+61 3 6332 5508 advertised: 08/12/2018
3218880/DA0582-2018 Response to Request for Further Information 2

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DOCUMENTS
Ref. No: DA 0582/2018
Date
05 December 2018
Iain More Our ref: 3218880-82880

Your ref: DA0582/2018
Town Planner
City of Launceston
18-28 St John Street
Launceston TAS 7250
Dear Iain,
Tamar Valley Steiner School Planning Application

Response to Request for Further Information
Thank you for your request for further information dated Friday 30th of November 2018. In response to
your query a new plan has been produced (attached with this letter), which demonstrates a BAR
treatment along the eastern side of St Leonards Road.
The plan details the timing and extent of the proposed No Stopping restriction. It is recommended that
the No Stopping restriction apply between the hours of 8am and 9:30am, and between 2pm and 4pm on
school days. The restriction will apply to a section of St Leonards Road to which properties numbered
369 to 381 have frontage and access.
The plan also demonstrates the removal of a redundant crossover on the western side of St Leonards
Road adjacent the proposed main point of access to the subject site.
Sincerely
GHD
John Ayers
Principal Planner
+61 3 6332 5508
N
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Ref. No: DA 0582/2018
Date
Planning Administration 8 9 30
AM
2 4 PM
8 9 30
AM
This document is subject to copyright and is protected by law. In displaying this SCHOOL
document on its website the Council grants website users a non-exclusive licence to DAYS 2 4 PM
reproduce the document in their web browser for the sole purpose of viewing the SCHOOL
content. The Council reserves all other rights. Documents displayed on the Council's DAYS
8 9 30
AM
2 4 PM
SCHOOL
DAYS
30m 30m 15m 30m
6.00m
ST. LEONARDS ROAD
18.60
0 5 10 15m
SCALE 1:500 AT ORIGINAL SIZE
REMOVE EXISTING CROSSOVER
& REINSTATE WITH NEW KERB &
CHANNEL (TYPE KC) AS PER
LGAT STANDARDS 36.45 PRELIMINARY
A INITIAL ISSUE MP 05.12.18
rev description app'd date

57.44
VEHICLE ENTRANCE
New School - Stage 01

St Leonards Road Entry Junction
General Arrangement Plan
EASEMENT 9.00 WIDE
STAGE 1A 23 Paterson St, Launceston TAS 7250 Australia

PO Box 1269 Launceston TAS 7250
T 61 3 6332 5500 F 61 3 6332 5555
E lstmail@ghd.com W www.ghd.com
27.96
Conditions of Use: This document may only be used by GHD's client (and any other
10
person who GHD has agreed can use this document) for the purpose for which it was
.92
prepared and must not be used by any other person or for any other purpose.
2.87
13.76
scale 1:500 for A3 job no. 32-18880
20.15
OF WAY & SERVICES
date DEC 2018 rev no. A

PROPOSED SCHOOL SITE
GHD STANDARD A3 SHEET CAD File No.: GHD_G_1022 Updated: 08-07-03 Version: 1.1
approved (PD) SK001
Plot Date: 5 December 2018 - 1:23 PM Plotted by: Greg Scolyer Cad File No: N:\AU\Launceston\Projects\32\18880\CADD\Drawings\32-18880-SK001.dwg
Department of State Growth
Salamanca Building Parliament Square
4 Salamanca Place, Hobart TAS
GPO Box 536, Hobart TAS 7001 Australia
Email permits@stategrowth.tas.gov.au Web www.stategrowth.tas.gov.au
Ref: D18/244402
PLANNING EXHIBITED
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Ref. No: DA 0582/2018
Date
Mr Ryan Robinson
PlanningGHD Pty Ltd
Administration
document on23 Paterson Street

its website the Council grants website users a non-exclusive licence to
LAUNCESTON TAS 7250
Dear Mr Robinson
Crown Landowner Consent Granted – 368, 376-378 St Leonards Road (Blessington Main Road)
I refer to your recent request for Crown landowner consent relating to the development application at 368,
376-378 St Leonards Road (Blessington Main Road) for conversion of dwelling into a school.
I, Andrew Hargrave, Manager Asset Management, State Roads, the Department of State Growth, having been
duly delegated by the Minister under Section 52 (1F) of the Land Use Planning and Approvals Act 1993 (the Act),
and in accordance with the provisions of Section 52 (1B) (b) of the Act, hereby give my consent to the making
of the application, insofar as it affects the State road network and any Crown land under the jurisdiction of this
Department.
The consent given by this letter is for the making of the application only insofar as that it impacts
Department of State Growth administered Crown land and is with reference to your application dated 30
October 2018.
In giving consent to lodge the subject development application, the Department notes that the proposed access
to the State road network will require the following additional consent:
The consent of the Minister under Section 16 of the Roads and Jetties Act 1935 to undertake works
within the State road reservation.
For further information please visit http://www.transport.tas.gov.au/road/permits or contact

permits@stategrowth.tas.gov.au.
On sealed State roads all new accesses must be sealed from the road to the property boundary as a
minimum.
Pursuant to Section 16AA of the Roads and Jetties Act 1935, where a vehicle access has been
constructed from land to a State highway or subsidiary road, the owner of that land is responsible
for the maintenance and repair of the whole of the vehicular access.
The Department reserves the right to make a representation to the relevant Council in relation to any aspect
of the proposed development relating to its road network and/or property.
4 Salamanca Place Hobart - GPO Box 536 HOBART TAS 7001

-2-
Please contact the officer indicated at the top of this letter if you have any further queries.
Yours sincerely EXHIBITED

PLANNING
DOCUMENTS
Ref. No: DA 0582/2018
Andrew Hargrave
Date
08/12/2018
advertised:
MANAGER ASSET MANAGEMENT
Delegate of
Minister for Infrastructure

Jeremy Rockliff MP
20 November 2018
cc: General Manager, Launceston City Council
4 Salamanca Place Hobart - GPO Box 536 HOBART TAS 7001

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Tamar Valley Steiner School

Document Set ID: 3907287

 Redevelopment of the existing residential dwelling located at 368 St Leonards Road to

 The existing site entry at 368 St Leonards Road will be retained.

2. Site and surrounds ......................................................................................................................... 2

4. Planning Assessment..................................................................................................................... 9

5. Conclusion.................................................................................................................................... 45

Figure 2 - Proposed new/ main access to the school site ........................................................................ 2

Figure 3 - Aerial image TVSS development site ...................................................................................... 3

Figure 4 - Site boundaries, zones, easements, and minor tributary ........................................................ 4

Figure 6 - Site development layout .......................................................................................................... 7

Figure 7 - View south east of rear curtilage ............................................................................................. 7

Figure 8 - View looking north to nearby residence ................................................................................... 7

Figure 9 - View to proposed access St Leonards Road ........................................................................... 8

1.2 Report structure

1.3 Scope and limitations

Figure 1 - Access to existing development 368 St Leonards Road

Figure 2 - Proposed new/ main access to the school site

CT 174941/4 has an area of approximately 6,400m2 and comprises an outbuilding of

Copies of the title information is included at Appendix A.

Figure 3 - Aerial image TVSS development site

2.2 Surrounding area

Figure 5 - Subject site and surrounding zones and land uses

 Redevelopment of the existing residential dwelling located at 368 St Leonards Road to

 The existing site entry at 368 St Leonards Road will be retained.

Figure 7 - View south east of rear curtilage

Figure 8 - View looking north to nearby residence

The use class is discretionary in the General Residential Zone.

10.0 General Residential Zone

10.1 Zone Purpose

10.1.1 Zone Purpose Statements

10.1.1.1 To provide for residential use or development that accommodates a range of

10.1.2 Local Area Objectives

There are no local area objectives.

10.3 Use Standards

10.3.1 Hours of operation

Acceptable Solutions Performance Criteria

(b) the hours of delivery and dispatch of

(c) the existing levels of amenity.

Acceptable Solutions Performance Criteria

(c) the topography of the site;

(d) the landscaping of the site; and

(e) any mitigation measures proposed.

Acceptable Solutions Performance Criteria

(c) the topography of the site;

(d) the landscaping of the site;

(e) the degree of screening between the light

(f) existing light sources nearby.

Acceptable Solutions Performance Criteria

(a) the nature of the use;

(c) the topography of the site;

(d) the landscaping of the site; and

(e) any screening proposed.

There is no public open space adjoining the site.

Acceptable Solutions Performance Criteria

(a) the number and type of vehicles;

(c) the location of offsite parking; and

10.4 Development Standards

This report provides assessment against Clauses 10.4.11 to 10.4.14.

10.4.11 Outbuildings, swimming pools and fences

(a) outbuildings, swimming pools and fences:

(b) dwellings remain the dominant built form.