Dowling Street

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
advertised: 06/06/2018
Planning Administration
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Multi Residential Development at 13 Dowling Street, Launceston

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for Monkira Properties Pty Ltd

A000 COVER PAGE WEB
A001 SITE PLAN unifydesign.com.au

PHONE
A002 SITE PLAN WITH VEHICULAR SWEEP PATHS 0434 529 379
A003 SITE DIAGRAMS
A004 SITE DIAGRAMS
A005 SHADOW PLAN
Monkira Properties Pty Ltd

A006 EXTERNAL MATERIAL PALETTE PRECEDENT
A100 TERRACE 1-6 GROUND FLOOR PLAN ANNOTATED
A101 TERRACE 1-6 FIRST FLOOR PLAN ANNOTATED
A102 TERRACE 7 GROUND FLOOR PLAN ANNOTATED
U17-044
A103 TERRACE 7 FIRST FLOOR PLAN ANNOTATED
PROJECT NO.
A104 RESIDENCE GROUND FLOOR PLAN ANNOTATED
A200 TERRACE 1-6 ELEVATIONS
CLIENT
A201 TERRACE 7 ELEVATIONS
A203 RESIDENCE ELEVATIONS
Multi Residential
Development
13 Dowling Street,
Launceston
PROJECT ADDRESS
PROJECT NAME
AREA SCHEDULE
SITE AREA: 2720m2
TOTAL SITE COVERAGE:

628.47m2 REV DATE DESCRIPTION
DA1 30.4.18 TERRACE FLOOR
23.10% PLAN AMENDMENT
DA2 11.5.18 FIR AMENDMENTS
PERVIOUS AREAS TO RAINFALL:

1023.2m2
37.62%
INDIVIDUAL TERRACE DRAWN

GROUND FLOOR AREA: 63.73m2* T.T
FIRST FLOOR AREA: 63.73m2* CHECKED
TOTAL FLOOR AREA: 127.46m2* C.O
DESIGN ACCREDITATION
R.S CC6669
RESIDENCE PAPER SIZE
DOCUMENT DATE
GROUND FLOOR AREA: 182.36m2 11.05.2018 A3
TOTAL FLOOR AREA: 182.36m2
DRAWING TITLE
* Not including firewall Cover Page
SITE INFORMATION
LAND TITLE REFERENCE: 160782/4 DOCUMENT PHASE

WIND CLASSIFICATION: TBC Development Application
SOIL CLASSFICATION: TBC
CLIMATE ZONE: 7
BAL LEVEL: N/A
ALPINE OR SUB-ALPINE AREA: N/A
CORROSION ENVIRONMENT: N/A
COPYRIGHT
A000
THESE PLANS, DESIGNS AND INTELLECTUAL CONTENT ALWAYS SHALL
REMAIN THE PROPERTY OF UNIFY DESIGN AND MUST NOT BE GIVEN,
OTHER HAZARDS: N/A LENT, RESOLD, HIRED OUT OR OTHERWISE COPIED WITHOUT THE
PERMISSION IN WRITING FROM THE DIRECTOR
PLANNING EXHIBITED
DOCUMENTS
LEGEND DA 0207/2018
ET
Ref. No:
Date
RE
BIN STORAGE
MEASUREMENT DENOTES WIDTH OF CROSSOVER
ST
00
& DRIVEWAY FOR A MINIMUM DISTANCE OF 7.5m
NG
45
SECURE STORAGE
LI
W
DO
MAIL BOXES
MAIL BOXES
EASEMENTS WEB
APPROXIMATE DESIGNATED RUBBISH BIN COLLECTION

unifydesign.com.au
NEIGHBOURING RESIDENCE DISTANCE PHONE
79
AREA FOR PRIVATE RUBBISH COLLECTION
00
0434 529 379
55
BETWEEN
20
NEIGHBOURING SHED TERRACE1/2 & TERRACE
NEIGHBOURING 40 1
RESIDENCE 00 FFL: 3.70 MEASUREMENT DENOTES WIDTH OF DRIVEWAY INCLUDING

ASPHALT & PAVING (FOR VEHICULAR ACCESS INCLUDING
TERRACE SHARED PEDESTRIAN)
00
2
40
RETAINING WALL MEASUREMENT DENOTES DISTANCE BETWEEN
TERRACE & NORTH EASTERN BOUNDARY
86
INCLUDING RIGHT OF WAY
40
63
U17-044
2.5 00 TERRACE
0 0.5m CONTOURS 3
PROJECT NO.
40
00 FFL: 3.70
CLIENT
TERRACE
4
40 DRAINAGE EASEMENT
00 TERRACE & RIGHT OF WAY
40 5
Multi Residential
00 FFL: 3.90
TERRACE
6
Development
13 Dowling Street,
4
06
35 TERRACE
14
82
7
Launceston
35 1400mm HIGH RETAINING WALL
FFL: 4.10
82
PROJECT ADDRESS
3.
PROJECT NAME
00
DRAINAGE EASEMENT
& RIGHT OF WAY DEDICATED TURNING BAY
60
00 3.50
4.0
0
00
160782/4
35
SITE PLAN LEGEND & NOTES: 4.50 REV DATE DESCRIPTION
DRAINAGE EASEMENT 5.00 PLAN AMENDMENT
GENERAL NOTES: DA2 11.5.18 FIR AMENDMENTS
DURING CONSTRUCTION SOIL AND WATER IS
TO BE APPROPRIATELY MANAGED. THIS 5.50
INCLUDES THE PROVISION OF SILT FENCING,
66
FILTER SCREENS OR DEDICATED SILT TRAPS 00
TO PREVENT DISCHARDGE OF GRAVEL, SOIL
36
OR OTHER DEBRIS TO ANY EXISTING WATER PROPOSED DRAINAGE 6.00
31
00
COURSE OR ADJOINING PROPERTY DURING EASEMENT & RIGHT OF DRAWN
40
THE CONSTRUCTION PROCESS. WAY 6.50 T.T
40 CHECKED
EXCAVATION: 00 90
0 C.O
ALLOW FOR BULK EXCAVATION WHERE 7.00
REQUIRED AND ALL EXCAVATION, FILLING, RESIDENCE
B A C K F I L L I N G A N D C O N S O L I D AT I O N 7.50 R.S CC6669
PAPER SIZE
REQUIRED FOR THE FOOTINGS AND SLAB, FFL: 7.50 DOCUMENT DATE
11.05.2018 A3
R E TA I N A L L A C C E S S A N D S E R V I C E S
8.
00
INDICATED. MAKE GOOD.
10 8.5 DRAWING TITLE
SETTING OUT: .0 0
THE CLIENT IS RESPONSIBLE FOR
0 Site Plan
0
90
VERIFYING THE BOUNDARY PEGS ARE IN
THE CORRECT LOCATION, MARKED AND
CLEARLY VISIBLE FOR THE BUILDER.
THE BUILDER SHALL ACCURATELY SET-OUT 10
THE WORKS AND VERIFY ALL DIMENSIONS .5
0 DOCUMENT PHASE
9.0
600mm HIGH
AND LEVELS BEFORE COMMENCING ANY Development Application
0
WORKS. AND SHALL MAKE GOOD AT HIS OWN RETAINING WALL
EXPENSE ANY ERRORS ARISING FROM
11.0
INACCURACIES OF THE SETOUT. north

A001
0
Site Plan
11.5
0
Scale: 1 : 500 COPYRIGHT
9.5
0
LENT, RESOLD, HIRED OUT OR OTHERWISE COPIED WITHOUT THE
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
WEB
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PHONE
0434 529 379

U17-044
PROJECT NO.
CLIENT
Multi Residential
Development
13 Dowling Street,
Launceston
PROJECT ADDRESS
PROJECT NAME
REV DATE DESCRIPTION
PLAN AMENDMENT
DRAWN
T.T
CHECKED
C.O
R.S CC6669
DOCUMENT DATE PAPER SIZE
11.05.2018 A3
DRAWING TITLE
Site Plan with
Vehicular Sweep
DOCUMENT PHASE
Development Application
north
Site Plan with Vehicular Sweep Paths
A002
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Date
WEB
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PHONE
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U17-044
PROJECT NO.
CLIENT
Multi Residential
Development
13 Dowling Street,
Launceston
PROJECT ADDRESS
PROJECT NAME
PLAN AMENDMENT
COMMON GARDEN SPACE PRIVATE GARDEN SPACE

DRAWN
BRICK PAVERS
(TO ENCOURAGE SAFE PEDESTRIAN MOVEMENT - WHILST STILL T.T
ALLOWING VEHICLES TO MOVE & TURN OVER SURFACE)
CHECKED
C.O
COMMON (PUBLIC) GARDEN SPACE PRIVATE GARDEN SPACE R.S CC6669
(636.04m2 - 23.38%) (387.16m2 - 14.23%) DOCUMENT DATE PAPER SIZE
11.05.2018 A3
DRAWING TITLE
Site Diagrams
DOCUMENT PHASE
north
Site Diagrams
A003
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
WEB
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PHONE
0434 529 379

U17-044
PROJECT NO.
CLIENT
COLORBOND FENCE IN MONUMENT
Multi Residential
Development
13 Dowling Street,
Launceston
PROJECT ADDRESS
PROJECT NAME
BRICK FENCE WITH TIMBER SCREEN PLAN AMENDMENT
DRAWN
T.T
CHECKED
C.O
R.S CC6669
11.05.2018 A3
DRAWING TITLE
TIMBER FENCE
COLORBOND FENCE TO 1.8m HIGH Site Diagrams
BRICK FENCE TO 1.2m WITH TIMBER SCREEN TO 1.8m
TIMBER FENCE TO 1.8m HIGH
EXISTING FENCE
BRICK FENCE TO 1.2m HIGH DOCUMENT PHASE
FENCE DIAGRAM
north
Site Diagrams
A004
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
A
WEB
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PHONE
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U17-044
PROJECT NO.
CLIENT
SHADOW DIAGRAM JUNE 21, 9AM SHADOW DIAGRAM JUNE 21, 12PM SHADOW DIAGRAM JUNE 21, 3PM
Multi Residential
Development
13 Dowling Street,
A
Launceston
PROJECT ADDRESS
PROJECT NAME
PLAN AMENDMENT
DRAWN
T.T
SHADOW DIAGRAM DECEMBER 21, 9AM SHADOW DIAGRAM DECEMBER 21, 12PM SHADOW DIAGRAM DECEMBER 21, 3PM
CHECKED
C.O
R.S CC6669
11.05.2018 A3
DRAWING TITLE
Shadow Diagram
SHADOW ON NEIGHBOURING SHADOW ON NEIGHBOURING SHADOW ON NEIGHBOURING SHADOW ON NEIGHBOURING SHADOW ON NEIGHBOURING SHADOW ON NEIGHBOURING DOCUMENT PHASE
RESIDENCE WINDOW, JUNE 21, 9AM RESIDENCE WINDOW, JUNE 21, 10AM RESIDENCE WINDOW, JUNE 21, 11AM RESIDENCE WINDOW, JUNE 21, 12PM RESIDENCE WINDOW, JUNE 21, 1PM RESIDENCE WINDOW, JUNE 21, 2PM Development Application
A005
A PERSPECTIVE PART SECTION
Scale: NOT TO SCALE
north
Shadow Diagram
A005
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Date
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PHONE
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DOUBLE HUNG WINDOWS
U17-044
ARTICULATED WINDOW SILLS
PROJECT NO.
CLIENT
PAINTED BRICKWORK
Multi Residential
Development
13 Dowling Street,
Launceston
PROJECT ADDRESS
PROJECT NAME
PLAN AMENDMENT
DRAWN
T.T
CHECKED
C.O
R.S CC6669
11.05.2018 A3
DRAWING TITLE
External Material
Palette Precedent
DOCUMENT PHASE
External Material Palette Precedent

COPYRIGHT
A006
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
1
A200
WEB
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PHONE
13800
0434 529 379
3905 2845 300 2845 3905
250 3405 90 3005 3005 90 3405 250

1000 2005 2005 1000
U17-044
PROJECT NO.
CLIENT
250 760
250 760
410
410
GARAGE GARAGE
250
250
Multi Residential
1830
1830
ENTRY ENTRY
4110
Development
4710
4710
13 Dowling Street,
90
1440 90
4360
4360
2440
Launceston
2 3
1000
10000
10000
A200 LINEN LINEN A200
PROJECT ADDRESS
600
9590
9590
PROJECT NAME
90 1200 90
90 1200 90
WC WC
1800
1800
LAUNDRY WM WM LAUNDRY
F F
P P LIVING/
90
90
4290
4290
DINING REV DATE DESCRIPTION
KITCHEN DA1 30.4.18 TERRACE FLOOR
3000
3000
PAVED AL PAVED AL PLAN AMENDMENT
2400
2400
FRESCO KITCHEN FRESCO DA2 11.5.18 FIR AMENDMENTS
LIVING/
DINING
250
250
DRAWN
T.T
CHECKED
C.O
R.S CC6669
11.05.2018 A3
3405 901000 100090 3405
DRAWING TITLE
250 4495 90 1915 1915 90 4495 250
Terrace 1-6 Ground
6750 6750 Floor Plan Annotated
13800
DOCUMENT PHASE
4
A200
no
rth
Terrace 1-6 Ground Floor Plan Annotated
A100
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
1
A200
WEB
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PHONE
13800 0434 529 379
3905 2845 300 2845 3905
250 3405 90 3005 3005 90 3405 250

1000 2005 2005 1000
U17-044
PROJECT NO.
CLIENT
250 760
250 760
410
410
BALCONY BALCONY
250
250
BEDROOM BEDROOM
Multi Residential
ONE ONE
STUDY/ STUDY/
1830
1830
LOUNGE LOUNGE
Development
13 Dowling Street,
4110
4710
4710
90
1440 90
4360
4360
Launceston
2 3
2440
A200 A200
PROJECT ADDRESS
PROJECT NAME
1000
10000
10000
600
9590
9590
ROBE ROBE ROBE ROBE
90 1200 90
90 1200 90
ENSUITE ENSUITE
1800
1800
WIR WIR
BEDROOM BEDROOM REV DATE DESCRIPTION

90
90
TWO TWO
4290
4290
PLAN AMENDMENT
3000
3000
ENSUITE ENSUITE
2400
2400
250
250
DRAWN
T.T
CHECKED
C.O
R.S CC6669
11.05.2018 A3
3405 901000 100090 3405

DRAWING TITLE
250 4495 90 1915 1915 90 4495 250 Terrace 1-6 First
6750 6750 Floor Plan Annotated
13800
DOCUMENT PHASE
4
A200 no
rth
Terrace 1-6 First Floor Plan Annotated
A102
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
1
A201
WEB
unifydesign.com.au
PHONE
3905 2845 250
0434 529 379
250 3405 90 3005
1915 901000

U17-044
PROJECT NO.
CLIENT
410
1200 250 350 410

GARAGE
760
250
Multi Residential
ENTRY
4315
5300
Development
13 Dowling Street,
6000
3160
Launceston
4 LINEN 2
9590
A201 A201
9240
PROJECT ADDRESS
700 90 1200 90
PROJECT NAME
WC
700
LAUNDRY WM
90
F
P
3000
3000
PAVED AL
2300
FRESCO KITCHEN PLAN AMENDMENT
LIVING/ DA2 11.5.18 FIR AMENDMENTS
DINING
250
250
DRAWN
T.T
CHECKED
C.O
3495 1295 90 1620
4100 2400 R.S CC6669
250 6500 250 11.05.2018 A3
7000
DRAWING TITLE
Terrace 7 Ground
Floor Plan Annotated
DOCUMENT PHASE
3
A201 no
rth
Terrace 7 Ground Floor Plan Annotated
A103
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
1
A201
WEB
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PHONE
7000
0434 529 379
3905 2845 250
250 3405 250 3095

1203 1000 1203 90 3005
1000 915 1090
U17-044
PROJECT NO.
CLIENT
410
BALCONY
760
250
250 350
BEDROOM
Multi Residential
ONE
1830
STUDY/
LOUNGE
Development
4110
13 Dowling Street,
4710
90
4360
2440
Launceston
4 2
A201 A201
PROJECT ADDRESS
10000
10000
600
PROJECT NAME
9590
ROBE ROBE
9240
90 1200 90
90
ENSUITE
1800
WIR
BEDROOM
90
TWO
4290
PLAN AMENDMENT
3000
2400
ENSUITE
250
250
DRAWN
T.T
CHECKED
C.O
R.S CC6669
11.05.2018 A3
250 4495 90 1915 250
7000
DRAWING TITLE
Terrace 7 First Floor
Plan Annotated
DOCUMENT PHASE
3
A201 no
rth
Terrace 7 First Floor Plan Annotated
A104
PLANNING EXHIBITED
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Ref. No: DA 0207/2018
Date
3
A202
13760 460 6730

10760 3000
600 250 6230 250 WEB
250 6500 90 3495 90 3495 90 6690

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PHONE
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250
U17-044
PROJECT NO.
2590
ENTRY
CLIENT
LIVING
7400
Multi Residential
4000
UNDERCOVER
Development
13 Dowling Street,
PAVED AL FRESCO
Launceston
4 2
DINING
250
13990
A202 A202
PROJECT ADDRESS
BEDROOM KITCHEN
PROJECT NAME
TWO
90 700
F/F P
3600
2700
LINEN
ROBE
BEDROOM
THREE
6200
3110
7400
6900
ROBE PLAN AMENDMENT

90
90 1200 90
MASTER
HALLWAY BEDROOM
90
LOUNGE/
3210
STUDY BATH ENSUITE

GARAGE ROOM
2100
WIR
1920
WC DRAWN
250 700
L’DRY WM
T.T
LINEN
CHECKED
250
C.O
R.S CC6669
11.05.2018 A3
DRAWING TITLE
7770 1600 600 90 3800 Residence Ground

Floor Plan Annotated
250 3205 90 3205 90 4990 90 1200 90 3600 90 1350 90 2360 250
20950
DOCUMENT PHASE
1
A202 no
rth
Residence Ground Floor Plan Annotated
A105
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Date
WEB
FROSTED GLASS
FOR BATHROOM unifydesign.com.au
WINDOW PHONE
0434 529 379

U17-044
2400
PROJECT NO.
CLIENT SELECTED
CLIENT
BALUSTRADE
315
2400
Multi Residential
Development
13 Dowling Street,
TIMBER FENCING BOUNDARY
1 North East Elevation

2 North West Elevation
Launceston
Scale: 1 : 100
Scale: 1 : 100
PROJECT ADDRESS
FROSTED GLASS
PROJECT NAME
FOR BATHROOM
WINDOW
CUSTOM ORB ROOF CLADDING PAINTED BRICKWORK

RENDERED BLOCKWORK DA1 30.4.18 TERRACE FLOOR
PARTY WALL PLAN AMENDMENT
2400
7192
DRAWN
T.T
315
CHECKED
C.O
2400
R.S CC6669
11.05.2018 A3
DRAWING TITLE
Terrace 1-6
TIMBER FENCING Elevations
BOUNDARY
3 South East Elevation
4 South West Elevation DOCUMENT PHASE
Scale: 1 : 100
Scale: 1 : 100 Development Application
COPYRIGHT
A200
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DOCUMENTS
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Date
WEB
CUSTOM ORB ROOFING

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FROSTED GLASS PHONE
FOR BATHROOM
WINDOW
0434 529 379

U17-044
2400
PROJECT NO.
EXISTING R.O.W. TIMBER FENCE
CLIENT
315
2400
Multi Residential
Development
13 Dowling Street,
RETAINING WALL MAX. HEIGHT 1.4m
BOUNDARY
1 North East Elevation
2 South East Elevation
Launceston
Scale: 1 : 100
Scale: 1 : 100
PROJECT ADDRESS
PROJECT NAME
PAINTED BRICKWORK
FROSTED GLASS DA1 30.4.18 TERRACE FLOOR
FOR BATHROOM PLAN AMENDMENT
WINDOW DA2 11.5.18 FIR AMENDMENTS
BALUSTRADE
2400
6687
TIMBER
FENCING DRAWN
T.T
315
CHECKED
C.O
EXISTING R.O.W.
RAISED GARDEN BED
2400
R.S CC6669
/RETAINING WALL
11.05.2018 A3
DRAWING TITLE
Terrace 7 Elevations
RETAINING WALL MAX. HEIGHT 1.4m
EXISTING SURFACE
3 South West Elevation

4 North West Elevation DOCUMENT PHASE
Scale: 1 : 100
Scale: 1 : 100 Development Application
A201
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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
CUSTOM ORB ROOF CLADDING
WEB
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2400

600
BRICKWORK
U17-044
PROJECT NO.
CLIENT
Scale: 1 : 100
Multi Residential
EXISTING GROUND LEVEL
Development
13 Dowling Street,
Launceston
600
PROJECT ADDRESS
PROJECT NAME
Scale: 1 : 100
GARAGE PANEL LIFT DOOR

RETAINING WALL DA1 30.4.18 TERRACE FLOOR
MAX HEIGHT 600mm PLAN AMENDMENT
4013
2400
DRAWN
T.T
CHECKED
C.O
3 North East Elevation DESIGN ACCREDITATION
Scale: 1 : 100 R.S CC6669
11.05.2018 A3
DRAWING TITLE
Residence Elevations
DOCUMENT PHASE
600 A202
4 North West Elevation COPYRIGHT
Scale: 1 : 100 REMAIN THE PROPERTY OF UNIFY DESIGN AND MUST NOT BE GIVEN,
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
Planning Submission
Construction and Use of 8 New Dwellings

and boundary adjustment
13 Dowling Street, Launceston and 4 Croydon Avenue,
Newstead
Andrew Tilt
1
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
Contents
1. Executive Summary 3
1.1 Proposal Overview 3
2. Subject Land and Locality 3
2.1 Subject Land Description 3
2.2 Locality Description 4
2.3 Access and Movement 4
2.4 Services 4
2.5 Heritage 4
2.6 Flora and Fauna 4
3. Proposal 5
3.1 Development Proposal 5
4. Planning Assessment 5
4.1 Launceston Interim Planning Scheme 2015 5
4.2 Other Planning Considerations 27
4.3 State Policies 39
4.3.1 State Coastal Policy 1996 39
4.3.2 State Policy on Water Quality Management 1997 39
4.3.3 State Policy on Protection of Agricultural Land 2009 40
4.4 Land Use Planning and Approvals Act 1993 40
4.5 National Environment Protection Measures 41
5. Conclusion 41
Figure Index
Figure 1: Location Map
Figure 2: Zoning Map
Appendices
Appendix A: Certificates of Title
Appendix B: Site Plans, Floor Plans and Elevations – Unify Design
Appendix C: Subdivision Plan – Cohen & Associates P/L
Appendix D: Traffic Impact Assessment – Midson Traffic Pty Ltd
Appendix E: TasWater Infrastructure Plan
Appendix F: Tree Inspection and Report – Australian Tree Care – TAS
Appendix G: Letter to adjacent property owner
2
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
1. Executive Summary
1.1 Proposal Overview
This submission is prepared in support of a proposal for 8 dwelling units and boundary adjustment at
13 Dowling Street, Launceston and 4 Croydon Avenue, Newstead. The location of the proposal is
identified at CT 160782/4 and CT 91658/1.
The owner of the subject lands is Andrew John Tilt. This application is made with the consent of the
owner.
This application is made under Section 57 of the Land Use Planning and Approvals Act 1993, which
provides for the submission of an application for a discretionary planning permit. The proposal has
been prepared in accordance with the provisions of the Launceston Interim Planning Scheme 2015
and the objectives of the Land Use Planning and Approvals Act 1993.
The proposal is summarised as:
• Use and Development of 8 new dwellings over two titles, and is illustrated in plans, provided
at Appendix B.
• Boundary Adjustment of CT 160782/4 with CT 91658/1, and is illustrated in Plan of
Subdivision, provided at Appendix C.
2. Subject Land and Locality

2.1 Subject Land Description
The subject site is comprised in Certificate of Title Volume 160782 Folio 4, and Certificate of Title
Volume 91658 Folio 1. The registered owner of both sites is Andrew John Tilt. A copy of the titles is
contained in Appendix A.
13 Dowling Street is a vacant parcel of land, comprising an area of approximately 2245m2 with a 18m
wide frontage to Dowling Street. The land had received planning approval previously for 12 units.
The approved development is no longer envisaged for this site.
4 Croydon Avenue contains a circa 1912 weatherboard dwelling, and carport and garden shed and
comprised an area of approximately 1602m2. Access to 4 Croydon Avenue is via a benefiting
easement to Cypress Street.
A private right of way burdens the subject land 6.0m in width in favour of 10 Croydon Avenue. The
right of way will remain, and the proposal will not impede that in any way. Several drainage
easements burdening the subject land will also remain.
3
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Ref. No: DA 0207/2018
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2.2 Locality Description
CT 160782/4
CT 91658/1
Figure 1: Locality Map
2.3 Access and Movement
An existing site access to Dowling Street will be utilised as part of the proposal. The default speed
limit of 50km/hr applies to Dowling Street.
2.4 Services
The subject site is located within the urban area of Launceston; it can be provided with reticulated
water, sewerage, stormwater, power and communications supplies.
2.5 Heritage
The subject site is not identified to be of heritage significance.
2.6 Flora and Fauna
The site is located within the urban area of Launceston and does not support any remnant native
vegetation and hence, any habitat of threatened species. A search of the Natural Values Atlas has
revealed no recorded species on the subject site.
4
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Ref. No: DA 0207/2018
Date
3. Proposal
3.1 Development Proposal
The proposal is for the use and construction of 8 new dwellings in a landscaped setting, consisting of
seven terraces and a residence. Terraces 1-6 will be co-joined with Terrace 7 separated and will
each be two-storey in height. The ground floor of each terrace will accommodate living/dining and
kitchen and toilet with single garage comprising laundry facilities. The first floor level will
accommodate two bedrooms, each with ensuite and robe, as well as a study/lounge area. Terraces
1-7 will have wall cladding of painted brickwork with custom orb roof sheeting.
The proposed residence to the rear of the site will be single-storey in height. The residence will
accommodate living, dining and kitchen, bathroom and separate toilet, three bedrooms, main with
ensuite and walk-in-robe, lounge/study and a double garage with laundry facilities. The residence
will have wall cladding of brickwork with custom orb roof sheeting.
A boundary adjustment is proposed between 13 Dowling Street and 4 Croydon Avenue, where an
area of approximately 470m2 will be added to 13 Dowling Street to facilitate the proposed
development.
The proposal will maximise the retention of established vegetation with the title boundaries,
especially large mature trees. Some of the trees to be retained will need some remedial works
carried out to improve visual appearance and health generally. The proposal will require removals
of some relatively small, lower value tree specimens (with one exception), and detailed within
4. Planning Assessment
4.1 Launceston Interim Planning Scheme 2015
The subject sites are both zoned Inner Residential within the Launceston Interim Planning Scheme
2015. There are no overlays that burden the subject sites.
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Subject
sites
Figure 2: Zoning Map
(Brown = Inner Residential zone, Pink = Light Industrial zone)
11.0 Inner Residential Zone
11.1 Zone Purpose
11.1.1.1 To provide for a variety of residential uses and dwelling types close to services
and facilities in inner urban and historically established areas, which uses and types
respect the existing variation and pattern in lot size, set back and height.
11.1.1.2 To provide for compatible non-residential uses that primarily serve the local
community.
11.1.1.3 To allow increased residential densities where it does not significantly affect the
existing residential amenity, ensure appropriate location of parking, and maintain vehicle
and pedestrian traffic safety.
11.1.1.4 To maintain and develop residential uses and ensure that non-residential uses do
not displace or dominate residential uses.
11.1.1.5 To provide for development that provides a high standard of amenity and
contributes to the streetscape.
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Proposal Response
The proposal furthers the purpose of the zone. The proposal respects the character of the area by
proposing dwellings that provide for a range of dwelling types at suburban densities. The design of
the dwellings provides an appropriate response to the streetscape character and contributes to high
levels of residential amenity, particularly within the development itself.
11.2 Use Table
The proposed use fits the use class of Residential of which is a Discretionary use within the Inner
Residential Zone, as the proposal is for multiple dwellings.
Residential as defined by the Scheme means:
“use of land for self-contained or shared living accommodation. Examples include an

ancillary dwelling, boarding house, communal residence, home-based business, hostel,
residential aged care home, residential college, respite centre, retirement village and single
or multiple dwellings.”
11.3 Use Standards – Not applicable.
11.4 Development Standards
11.4.1 – 11.4.6 – Not applicable.
11.4.7 Site Coverage
Objective:
To:
(a) Ensure that the site coverage of residential development and ancillary buildings respects
the character of the surrounding area;
(b) Reduce the impact of increased stormwater runoff on the drainage system; and
(c) Provide for landscaping and private open space.
Acceptable Solutions Performance Criteria Proposal Response
A1.1 P1 A1
Site coverage must be no The area of the site covered by Site coverage is 23.1% with
greater than 60%; and buildings or development must 37.62% of the area of the
A1.2 have regard to: site pervious to rainfall.
No less than 25% of the site (a) The existing site coverage The proposal complies with
must be pervious to rainfall. and any constraints the acceptable solution.
imposed by existing
development of the
features of the site;
(b) The site coverage of
adjacent sites;
(c) The effect of the bulk and
form of the building and
whether it respects the
streetscape.
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11.4.8 Building Height
Objective:
To ensure that the building height respects the character of the surrounding area.
A1 P1 A1
Building height must be no Building height must be appropriate The maximum height of all
greater than 9m. to the site and the streetscape proposed terraces is
having regard to: 7.192m. The maximum
(a) The effect of the slope of height of the residence is
the site on the building 4.013m. The proposal is
height; for single and two storey
(b) The relationship between development only. The
the proposed building proposal complies with the
height and the building acceptable solution.
height on the site, adjoining
lots and adjacent lots;
(c) The visual impact of the
building when viewed from
the road and from adjoining
properties; and
(d) The degree of
overshadowing and
overlooking of adjoining
properties.
A2 P2 Not applicable. The
For internal lots, building height The siting and scale of buildings on subject sites are not
must be no greater than 6m. internal lots must not cause considered as internal lots.
unreasonable loss of amenity to
adjoining lots, having regard to:
(a) The topography of the site;
(b) The size and layout of lots;
(c) The form and style of
development; and
(d) The proximity and density
of adjoining development.
11.4.9 Frontage setbacks
Objective:
To ensure that the setbacks from a frontage respect the character of the surrounding area.
A1.1 P1 A1
The primary frontage setback Buildings must be sited to be Terrace 1 is to be located
must be no less than: compatible with the streetscape 4.0 metres from the
(a) 4m; or and character of the surrounding frontage to Dowling
(b) For infill lots, within the area, having regard to: Street. The proposal
range of the frontage (a) The topography of the site; complies with the
setbacks of buildings on (b) The setbacks of acceptable solution.
adjoining lots, indicated surrounding buildings;
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by the hatched section in (c) The height, bulk and form

the Figure 11.4.9 below; of existing and proposed
and buildings;
(d) The appearance when
viewed from roads and
public places;
(e) The retention of
vegetation;
(f) The existing or proposed
landscaping; and
(g) The safety of road users.
A1.2
Setback from a frontage other
than a primary frontage must be
no less than 3m; and
A1.3
Porches, pergolas, verandas, that
are less than 3.6m high and eaves
may encroach no greater than
1.5m into the setbacks of this
standard.
11.4.10 Rear and side setbacks
Objective:
To ensure that the setbacks are compatible with the character of the surrounding area and
minimise the impacts on the amenity and solar access of adjoining dwellings.
A1 P1 P1
Buildings must be set back from Building setback to the rear The proposed residence is
the rear boundary no less than boundary must be appropriate to to be sited 900mm from
2.5m. the location, having regard to: the rear boundary.
(a) The ability to provide
adequate private open The dwelling adjacent at
space; no. 2 Croydon Avenue is
(b) The character of the located to the southwest of
surrounding area and the site and therefore the
location of buildings on setback of the single storey
adjoining lots; residence will have no
(c) The impact on the amenity, impact on the amenity,
solar access and privacy of solar access and privacy of
habitable rooms, windows, habitable rooms, windows,
and private open space of and private open space of
nearby of adjoining nearby adjoining buildings.
buildings; and
(d) The size, shape and It is further considered that
orientation of the lot. as the proposed rear
boundary is presently a
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side boundary where walls

can abut a boundary, the
separation between
adjoining dwellings is
compatible.
Private open space is

available and provided to
the Residence – see A003
of Appendix B. The
proposal is considered to
be compliant with the
performance criteria.
A2 P2 P2
Buildings must be set back from Building setback to the rear Terraces 1-7 are to be
side boundaries no less than: boundary must be appropriate to located 2.0 metres to the
(a) For lots 1,000m2 or less, the location, having regard to: southwestern (side)
1m, plus 0.3m for every (a) The ability to provide boundary and the
metre of building height adequate private open residence is to be located
over 3.6m up to 6.9m, space; 900mm to the
plus 1m for every metre (b) The character of the southwestern (side)
of height over 6.9m; or surrounding area and boundary.
(b) For lots greater than location of buildings on Plan A001, dated
1,000m2, 2.0m, plus adjoining lots; 11.05.2018 provided at
0.3m for every metre of (c) The impact on the amenity, Appendix B to this
building height over solar access and privacy of submission details the
3.6m up to 6.9m, plus habitable rooms, windows, location of buildings
1m for every metre of and private open space of (habitable versus non-
height over 6.9m. nearby of adjoining habitable) on adjoining
buildings; and lots. The setback of the
(d) The size, shape and proposed dwellings to
orientation of the lot. adjacent dwelling is
compatible with the
setback of existing
dwellings of the
surrounding area. The
setback of Terrace 1 and
Terrace 2 to the adjoining
dwelling at 11 Dowling
Street is compatible with
the setback provided
between 11 and 9 Dowling
Street, 9 and 7 Dowling
Street and so on. The
setback is also compatible
with the setback between
dwellings at 8 and 6
Croydon Avenue. Terrace 1
and Terrace 2 are located
approximately 5.579m
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from the closest dwelling.

Provision of private open
space and common open
space throughout the site
is provided and sufficient
for the users of the site.
Adjacent dwellings at 11
Dowling Street, 10 Croydon
Street and 4 Croydon
Street are afforded their
privacy due to minimal
windows on the first-floor
level of the Terraces 1-7
and the residence will be
single storey and cut into
the site by 600mm. The
window sill height of the
windows provided in
Terraces 1-6, bedroom 2 is
minimum 1600mm above
finished floor level,
preventing ease of
overlooking to adjacent
private open spaces and
habitable room windows.
Shadow diagrams provided
at A005, Appendix B
demonstrate that the
singular habitable room of
theadjacent dwelling at 11
Dowling Street will
received a minimum of 3
hours of sunlight on June
21 between 9am and 3pm.
The window receives full
sunlight from 11.40am.
The proposal actually
provides additional benefit
in terms of day light to the
adjacent dwelling at 11
Dowling Street as the
white painted nature of the
development will provide
increased reflectivity. The
roof form and height, as
well as physical separation
from adjacent dwellings
allow solar access and
privacy of habitable rooms,
windows, and private open
space of nearby of
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adjoining buildings. The

proposal is considered to
be compliant with the
11.4.11 Walls on boundaries
Objective:
To ensure that the location, length and height of a wall on a boundary:
(a) Is compatible with the character of the area; and
(b) Minimises the impact on the amenity of adjoining sensitive uses.
A1.1 P1 A1.1/A1.2
The length of walls constructed Walls constructed on or within Not applicable.
on or within 150mm of a side or 150mm of a side or rear boundary
rear boundary must: must not unreasonably impact on
(a) Abut the boundary for a the amenity of adjoining sensitive
length no greater than uses having regard to:
10m; or (a) Any walls on boundaries in
(b) Where there are the surrounding area;
existing or (b) The visual impact when
simultaneously viewed from adjoining lots;
constructed walls or (c) Existing walls on the
carports abutting the boundary of adjoining lots;
boundary on or (d) The orientation of the
adjoining lot, not boundary that the wall is
exceed the length of being built on;
those walls or carports; (e) The size and dimensions of
whichever is the greater. the lot;
A1.2 (f) The topography of the site;
The height of walls constructed and
on or within 150mm of a side or (g) The need to increase the
rear boundary or a carport wall height to screen a box
constructed on or within 1m of gutter.
a side or rear boundary must
have:
(a) An average height no
greater than 3m; and
(b) A height of no greater
than 3.6m unless the
wall abuts an existing or
simultaneously
constructed wall with a
greater height.
11.4.12 Location of car parking
Objective:
To:
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(a) Provide convenient car parking for residents and visitors;

(b) Protect residents from vehicular noise within sites; and
(c) Minimise visual impact on the streetscape.
A1 P1 A1
Shared driveways or car parks Shared driveways or car parking The shared driveway is
of residential buildings must be spaces must be located to not located approximately
located no less than 1.5m from unreasonably impact on the 1.0m from the proposed
the windows of habitable amenity of the adjoining habitable terraces 1-7. However, on
rooms. rooms, having regard to: the ground floor level, no
(a) The width of the driveway; habitable rooms are
(b) The location of the existing provided adjacent to the
dwellings and habitable driveway, an entry and
rooms; stairway only as well as the
(c) The location of car spaces; garage to each terrace
(d) The number of car spaces building.
served by the driveway; and
(e) Any noise mitigation
measures including
screening or landscaping.
A2.1 P2 A2.1
Car parking must not be located The location of car parking and Car parking is not located
in the primary front setback, turning areas must be safe, in the primary front
unless it is a tandem car parking convenient and minimise the visual setback.
in a driveway located within the impact on the streetscape having A2.2
setback from the frontage. regard to: Turning areas for vehicles
A2.2 (a) The visual impact of the car is not located within the
Turning areas for vehicles must parking location viewed primary front setback.
not be located within the from the road;
primary front setback. (b) The streetscape;
(c) Access for users of the site;
(d) Safety for pedestrians and
vehicular traffic;
(e) The nature and
characteristics of the road;
(f) The need for the location;
(g) Any landscaping of the car
parking or turning area
location; and
(h) The construction methods
and pavement types.
A3 P3 A3
A garage or carport must be: A garage or carport facility must be The garages are within
(a) Within 10m of the safe, convenient and minimise the 10m of the dwelling they
dwelling it serves; and visual impact on the streetscape each serve and the garage
(b) Located no less than having regard to: to Terrace 1 is at least
5.5m from a frontage; (a) The visual impact of the car 5.5m from the frontage to
or parking location viewed Dowling Street.
(c) With a setback equal to from the road;
or greater than the (b) The streetscape;
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setback of the dwelling (c) Access for residents of the

to the frontage; or site;
(d) In line with or behind (d) Safety for pedestrians and
the front building line of vehicular traffic;
the dwelling, if the (e) The need for the location;
dwelling is facing an (f) The topography of the site;
internal driveway. (g) Any landscaping; and
(h) The construction methods
and materials.
A4 P4 A4
(a) The total width of the The impact of the garage doors on Not applicable.
door or doors on a the streetscape must be minimised
garage facing a frontage having regard to:
must be no wider than (a) The proposed width of the
6m; or doors;
(b) The garage must be (b) The proposed location of
located within the rear the garage;
half of the lot when (c) The topography of the site;
measured from the (d) The visual impact when
frontage. viewed from the road;
(e) The existing streetscape;
(f) The design and location of
garages in the area; and
(g) The location of existing
buildings on the site.
11.4.13 Overlooking
Objective:
To minimise:
(a) Overlooking into private open space and habitable room windows; and
(b) The impact on the amenity of the adjoining and the subject site.
A1.1 P1 P1
A habitable room window, Buildings must be designed to The separation of Terrace 2
balcony, terrace, deck or patio minimise the potential for loss of and Terrace 3 is 8.0
with a direct view into a amenity caused by overlooking of metres, the separation of
habitable room window of adjacent dwellings having regard to: Terrace 4 and Terrace 5 is
private open space of dwellings (a) The setback of the existing 8.0m and the separation of
within a horizontal distance of and proposed building; Terrace 6 and 7 is 7.164m.
9m (measured at ground level) (b) The location of windows On the ground floor level,
of the window, balcony, terrace, and private open spaces the living/dining room
deck or patio must: areas within the windows will be separated
(a) Be offset no less than development and the by a visual barrier of a solid
1.5m from the edge of adjoining sites; fence of 1.8 metres in
one window to the edge (c) The level and effectiveness height.
of the other; or of physical screening by On the first floor level
(b) Have sill heights no less fences or vegetation; Bedroom 1 windows and
than 1.7m above floor (d) The topography of the site; Bedroom 2 windows will
level; or and provide suitable separation
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(c) Have fixed, obscure (e) The characteristics and to minimise the potential
glazing in any part of design of houses in the for loss of amenity caused
the window less than immediate area. by overlooking. No
1.7m above floor level; windows (except a small
or frosted bathroom window)
(d) Have permanently fixed are to be provided on the
external screens to no southeastern elevations of
less than 1.7m above the first floor level to
floor level; or Terraces 2, 4 and 6 to
(e) Have obscure glazing prevent any overlooking.
and screens must be no The proposal is considered
greater than 25% to be compliant with the
transparent; or performance criteria.
A1.2
New habitable room windows,
balconies, terraces, decks or
patio’s that face a property
boundary at ground level must
have a visual barrier no less
than 1.8m high.
11.4.14 North-facing windows
Objective:
To allow adequate solar access to existing north-facing habitable room windows.
A1 P1 A1
If a north-facing habitable room window of an New buildings must be Not applicable. No
existing dwelling is within 3.0m of a boundary designed to protect the existing adjacent
on an abutting lot, a building must be set back reasonable solar access of dwelling is located to
from the boundary no less than 1m, plus 0.6m existing north facing the south of the
for every metre of height over 3.6m up to windows having regard to:- subject lands and
6.9m, plus 1m for every metre of height over (a) The setbacks of within 3.0m of the
6.9m for a distance of 3m from the edge of existing and boundary.
each side of the window as indicated in Figure proposed buildings;
11.4.14. (b) The height of
proposed buildings
and structures; and
(c) The size, shape and
orientation of the
lot.
11.4.15 Daylight to windows
Objective:
To allow adequate daylight into habitable room windows.
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A1 P1 A1
Where the minimum distance Buildings must provide for Not applicable.
between adequate levels of daylight to
(a) A new window in a habitable rooms and existing
habitable room and an windows within adjoining buildings,
existing building; or having regard to:
(b) A new building (a) The level of daylight
constructed directly available to the habitable
opposite an existing rooms;
habitable room (b) Any existing vegetation;
window, and
Is less than 3.0m, a light court (c) The topography of the site.
with an area of no less than 3m2
and dimension of no less than
1m clear to the sky must be
provided.
11.4.16 Density control for multiple dwellings
Objective:
To ensure that multiple dwellings and other forms of residential development are interspersed
with single dwellings in a manner that ensures that single dwellings remain the primary form of
dwellings in a road and the surrounding area.
A1 P1 P1
Multiple dwellings must have a Multiple dwellings must not detract The proposal complies with
site area per dwelling of no less from the character of the the acceptable solution.
than 350m2. surrounding area, having regard to: The site has an area of
(a) The character of the 2720m2, resulting in a
streetscape; density of 1:340m2.
(b) The density of dwellings in The character of the area is
the surrounding area; predominantly single and
(c) The proximity of multiple double storey dwellings
dwellings on nearby sites; interspersed with multiple
and dwelling development. The
(d) The proximity to public area is characterised by
transport routes and dwellings on very small
services; and lots, ranging from single to
Must have a site area per dwelling two storeys in height. The
of not less than 250m2. closest multiple dwelling
development to the subject
site is located at 61 Elphin
Road. The area is
characterised by higher
density living given the
proximity to the CBD of
Launceston. Public
transport routes and
services are available in
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Elphin Road and

surrounding streets. The
topography of the area is
flat land which is walkable
distance to a number of
nearby services and
facilities, including the
Kmart Complex and
surrounding services.
The proposal is considered
to be compliant with the
A2 P2 A2
Dwellings must have a density Multiple dwellings must be The proposal complies with
no greater than 40% by the lot interspersed with single dwellings, the acceptable solution.
number, of the number of lots having regard to: There are no known other
on land zoned Inner Residential (a) The number of single multiple dwelling
along the road to which the site dwellings on the road; developments fronting
has frontage. (b) The proximity of multiple Dowling Street, except for
dwellings on nearby sites; 61 Elphin Road, the
and proposal will be no greater
(c) The density of dwellings in than 40% by the lot
the surrounding area. number.
11.4.17 Private open space for multiple dwellings
Objective:
To provide adequate and useable private open space for the needs of residents.
A1.1 P1 A1.1
Each multiple dwelling must Multiple dwellings must be Each of the proposed
have private open space: provided with sufficient private terraces are provided with
(a) With a continuous area open space to meet the reasonable sufficient private open
of 24m2 and a needs of the residents having space to meet the
horizontal dimension of regard to: reasonable needs of the
no less than 4m; (a) The size and usability of the residents.
(b) Directly accessible from, private open space; Terraces 1, 3, 5, and
and adjacent to, a (b) The accessibility of the Residence are provided
habitable room other private open space; with private open space to
than a bedroom; (c) The availability of common the north of the
(c) With a gradient no open space; living/dining room and
steeper than 1:16; (d) The availability of and dwelling, and compliant
(d) Located on the side or access to public open with the acceptable
rear of the dwelling; space; solution
and (e) The orientation of the lot to P1
(e) That is not provided the road; and Terrace 7 is provided with
within the setback from (f) The ability of the private private open space to the
a frontage. open space to receive north and located from the
A1.2 adequate solar access. living/dining but having a
Where all bedrooms and living horizontal dimension of
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areas in a multiple dwelling are 3.582m, whilst Terraces 2,

above ground floor, each 4 and 6 are provided with
multiple dwelling must have private open space to the
private open space, with direct southeast of the living
access from a habitable room room/dining room, with
other than a bedroom, of direct access, and also
(a) A balcony of 8m2 with a linkage to a 2.0m wide
minimum dimension of area to the southwest.
2m; or The dedicated private open
(b) A roof-top area of 10m2 space to each terrace is
with a minimum width oriented to receive
of 2m. adequate solar access. The
site is within walking
distance to public open
space “City Park”, which is
less than 1km from the
subject site, as well as
sporting fields within
400m. The proposal is
considered to be compliant
with the performance
criteria.
A2 P2 A2
The southern boundary of Private open space must receive The proposal complies with
private open space must be set adequate solar access, having the acceptable solution.
back from any wall 2m high or regard to: Proposed fencing is less
greater on the north of the (a) The topography of the site; than 2m in height.
space, no less than(2m + 0.9h) (b) Site constraints, including
metres, where ‘h’ is the height orientation and shape of
of the wall as indicated in Figure the lot;
11.4.17. (c) The location and size of
buildings on adjoining lots
and the subject site, and
(d) The height of walls on the
northern side of the private
open space.
11.4.18 Site facilities for multiple dwellings
Objective:
To provide adequate site and storage facilities for multiple dwellings.
A1 P1 A1
Each multiple dwelling must Each multiple dwelling must The proposal complies with
have access to 6 cubic metres of provide storage suitable to the the acceptable solution.
secure storage space not reasonable needs of residents, Each terrace and residence
located between the primary having regard to: are provided with at least 6
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frontage and the façade of a (a) The location, type, and size cubic metres of secure
dwelling. of storage provided; storage space (garden
(b) The proximity to the shed).
dwelling and whether it is
convenient and safe to
access;
(c) The impacts on the amenity
of adjacent sensitive uses;
and
(d) The existing streetscape.
A2 P2 A2
Mailboxes must be provided at Mailboxes must be provided for The proposal complies with
the frontage. each dwelling, having regard to: the acceptable solution.
(a) The convenience and safety
of the location; and
(b) The siting and access needs
for mail delivery.
A3 P3 A3
No less than 2m2 per dwelling Sufficient space should be provided The proposal complies with
must be provided for bin and for bin and recycling enclosures, the acceptable solution.
recycling enclosures and be having regard to:
located behind a screening (a) The location, type, and size
fence of no less than 1.2m. of the enclosure, including
co-location;
(b) The proximity to dwellings;
(c) The convenience and safety
of access;
(d) The impacts on the amenity
of adjacent sensitive uses;
and
(e) The existing streetscape
and screening.
11.4.19 Common property for multiple dwellings
Objective:
To ensure that common areas are easily identified.
A1 P1 A1
Site drawings must clearly No performance criteria. The proposal complies with
delineate private and common the acceptable solution.
areas, including: The proposal clearly shows
(a) Driveways; the area dedicated to
(b) Parking, including common open space.
visitor parking;
(c) Landscaping and
gardens;
(d) Mailboxes; and
(e) Storage for waste and
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recycling bins.
11.4.20 Streetscape integration and appearance
Objective:
To:
(a) Integrate the layout and form of residential development with the road; and
(b) Promote passive surveillance; and
(c) Enhance streetscapes.
A1 P1 A1
Dwellings, other than Dwellings, other than outbuildings, The proposal complies with
outbuildings, must: must respect the streetscape and the acceptable solution in
(a) Have a front door and a enable passive surveillance, having terms of doorway as these
window to a habitable regard to: face the internal driveway.
room in the wall that (a) The character of the All terraces have a window
faces a road; or streetscape; to a habitable room
(b) If not immediately (b) Observation of roads, (study/lounge) on the first-
adjacent to a road, face internal driveways and floor level which face onto
an internal driveway or communal open space; and the internal driveway.
common open space (c) Providing an identifiable
area. and visible entrance.
A2 P2 A2
Dwellings, other than Buildings, other than outbuildings, The proposal complies with
outbuildings, must provide a must be designed having regard to: the acceptable solution.
porch, shelter, awning, recess, (a) Identification of the
or similar architectural feature entrance;
that identifies and provide (b) Access to pedestrians;
shade and weather protection (c) Any measures to provide
to the front door. shade or weather
protection; and
(d) The amenity of the
residents.
A3 P3 A3
The height of fences on and Fences on and within 4.5m of a The proposed fencing
within 4.5m of a frontage must frontage must be designed to: along Dowling Street and
be no higher than: (a) Provide for security and within 4.5m of a frontage
(a) 1.2m if solid; or privacy of residents while is to be 1800mm high with
(b) 1.8m, provided that the allowing for mutual passive part of the fence above
part of the fence above surveillance of the road; 1200mm having timber
1.2m has openings (b) Take account of the slat inserts which provides
which provide no less prevailing height, design no less than 50%
than 50% transparency. and character of transparency. The
neighbouring fences; proposal complies with the
(c) Attenuate noise from high acceptable solution.
volume traffic;
(d) Take account of steep slope
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or other topographical
constraints; and
(e) Have regard to the
streetscape.
11.4.21 Outbuildings and swimming pools – not applicable, no outbuilding or swimming pool
proposed.
11.4.22 Earthworks and retaining walls – not applicable, no earthworks or retaining walls requiring
cut or fill more than 600mm below or above existing ground level proposed.
11.4.23 Development for discretionary uses
Objective:
To ensure that development for discretionary uses is sympathetic to the form and scale of
residential development and does not adversely impact on the amenity of nearby sensitive uses.
A1 P1 P1
No acceptable solution. Development must be compatible The proposed development
with the form and scale of is considered to be
residential development and not compatible with the form
unreasonably impact on the and scale of residential
amenity of nearby sensitive uses, development as it is for
having regard to: residential development,
(a) The setback of the building but as it is multiple
to a frontage; dwellings, discretionary in
(b) The streetscape; the zone. The proposal
(c) The topography of the site; does not unreasonably
(d) The building height, which impact on the amenity of
must not be greater than nearby sensitive uses, and
8.0m. has had regard to setback
(e) The bulk and form of the of the buildings to a
building; frontage, the streetscape,
(f) The height, bulk and form the flat topography of the
of buildings on the site, site, the building height is
adjoining lots and adjacent less than 8.0m and the
lots; form and bulk is well
(g) Setbacks to side and rear articulated. The setback to
boundaries; boundaries is considered
(h) Solar access and privacy of reasonable in terms of the
habitable room windows solar access and privacy to
and private open spaces of the development itself and
adjoining dwellings; adjoining dwellings.
(i) The degree of
overshadowing and
overlooking of adjoining
lots;
(j) Mutual passive surveillance
between the road and the
building;
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(k) Any existing and proposed

landscaping;
(l) The visual impact of the
building when viewed from
adjoining or immediately
opposite lots;
(m) The location and impacts of
traffic circulation and
parking; and
(n) The character of the
surrounding area.
11.4.24 Lot size and dimensions
Objective:
To ensure the area and dimensions of lots are appropriate for intended use of the lots.
A1.1 P1 A1.1
Each lot, or a lot proposed in a Each lot, or a lot proposed in a plan The proposal complies with
plan of subdivision, must of subdivision, must have sufficient the acceptable solution.
(a) Have a minimum area useable area and dimensions Lot 1 will have a new area
of no less than: suitable for its intended use having of 1132m2 with Lot 2
2
(i) 300m ; or regard to: having an area of 2720m2.
2
(ii) 500m where the (a) The relevant acceptable The new lots have ample
average slope of the lot solutions for development area to accommodate a
is 15% or greater; and of buildings on the lots; rectangle measuring 10m
(b) Be able to contain (b) The likely location of by 15m.
(i) for lots of between buildings on the lots; A1.2
300 to 500m2, a (c) The likely provision of on- Not applicable.
rectangle measuring site parking and
10m by 12m; or manoeuvrability for
(ii) for lots larger than vehicles;
500m2, a rectangle (d) The topography of the site;
measuring 10m by 15m; (e) The presence of any natural
or hazards;
A1.2 (f) Adequate provision of
Each lot, or a lot proposed in a private open space; and
plan of subdivision, must: (g) The existing pattern of
(a) Be required for public development in the area.
use by the Crown, an
agency, or a
corporation all the
shares of which are held
by Councils or a
municipality; or
(b) Be required for the
provision of public
utilities; or
(c) Be for the consolidation
of a lot with another
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lot, provided each lot is

within the same zone;
and
A1.3
Each lot, or a lot proposed in a
plan of subdivision, must have
new boundaries aligned from
buildings that satisfy the
relevant acceptable solutions
for setbacks.
11.4.25 Frontage and access
Objective:
To ensure that lots:
(a) Provide appropriate frontage to a road;
(b) Provide safe and appropriate access suitable for the intended use.
A1 P1 A1
Each lot, or a lot proposed in a Each lot, or a lot proposed in a plan Lot 2 will have frontage to
plan of subdivision, must have a of subdivision, must be provided a road maintained by a
frontage to a road maintained with a frontage, or legal connection road authority of no less
by a road authority of no less to a road by a right-of-carriageway, than 3.6m (Dowling Street
than 3.6m of no less than 3.6m width, having – 18m).
regard to: P1
(a) The width of frontage Lot 1 will maintain its
proposed, if any: existing frontage to
(b) Whether any other land has Croydon Avenue, a
a right-of-carriageway as its benefiting easement for
sole or principal means of the Lot with access to
access over the frontage; Cypress Street.
(c) The number of immediately
adjacent right-of-
carriageway;
(d) The topography of the site;
(e) The proposed use of the
lot;
(f) The construction and
maintenance of the road;
(g) The existing pattern of
development in the
surrounding area; and
(h) The advice of the road
authority.
A2 P2 P2
No acceptable solution. Each lot, or a lot proposed in a plan The proposed consolidated
of subdivision, must be capable of lot is capable of being
being provided with reasonable provided with reasonable
vehicular access to a boundary of a vehicular access to a
lot or building area on the lot, if boundary of the lot.
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any, having regard to:

(a) The topography of the site;
(b) The distance between the
lot or building and the
carriageway;
(c) The nature of the road and
the traffic;
(d) The character of the area;
and
(e) The advice of the road
authority.
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11.4.26 Discharge of stormwater
Objective:
To ensure that the subdivision layout, including roads, provides that stormwater is satisfactorily
drained and discharged.
A1 P1 A1
Each lot, or a lot proposed in a All stormwater runoff is to be The proposal complies with
plan of subdivision, including collected and discharged from the the acceptable solution.
roads, must be capable of subdivision in a manner that will The site is capable of
connecting to a public not cause adverse impacts, having connecting to a public
stormwater system. regard to: stormwater system. No
(a) The location of the additional lots are
discharge point (if any); proposed.
(b) Stormwater flow paths
both internal and external
to the site;
(c) The location of building
areas within the site;
(d) The topography of the site;
(e) The characteristics of the
site, including rainfall;
(f) The development of the
site and adjoining land;
(g) The additional runoff from
the subdivision
development and likely
future development of the
land; and
(h) Any on-site storage devices,
detention basins or other
water sensitive urban
design techniques within
the subdivision.
A2 P2 A2
The Council’s General Manager Stormwater discharge flows from The proposal complies with
has provided written advice the subdivision are mitigated to a the acceptable solution.
that the public stormwater level that the public stormwater The proposal is to adjust
system has the capacity to system can accommodate, having the boundary between two
accommodate the stormwater regard to: lots. The subdivision of the
discharge from the subdivision. (a) The location of the titles does not increase the
discharge point (if any); load on the stormwater
(b) Stormwater flow paths system. The number of
both internal and external titles is remaining.
to the site;
(c) The topography of the site;
(d) The characteristics of the
site, including rainfall;
(e) The development of the
site;
(f) The additional runoff from
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the subdivision
development and likely
future development of the
land; and
Any on-site storage devices,
detention basins or other water
sensitive urban design techniques
within the subdivision.
11.4.27 Water and sewerage services
Objective:
To ensure each lot provides for appropriate water supply and wastewater disposal.
A1 P1 A1
Each lot, or a lot proposed in a No performance criteria. The proposal complies with
plan of subdivision, must be the acceptable solution.
connected to a reticulated The site is capable of
water supply. connecting to the
reticulated water supply.
The proposal adjusts a
boundary between two
existing lots with no
additional lots created.
A2 P2 A2
Each lot, or a lot proposed in a No performance criteria. The proposal complies with
plan of subdivision, must be the acceptable solution.
connected to a reticulated The site is capable of
sewerage system. connecting to the
reticulated sewerage
system. The proposal
adjusts a boundary
between two existing lots
with no additional lots
created.
11.4.28 Lot diversity
Objective:
To provide a range and mix of lot sizes to suit a variety of dwelling and household types.
A1 P1 A1
Subdivision is for 5 lots or less. Subdivision provides for a range The proposal complies with
and mix of lot sizes suitable for the the acceptable solution.
development of a variety of
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dwelling and household types,

having regard to:
(a) Lot sizes suitable for single
dwellings, multiple
dwellings and other forms
of residential use;
(b) The topography of the site;
(c) The demand for a variety of
housing types;
(d) The proximity of activity
centres;
(e) The proximity and access to
public open space;
(f) The proximity, availability
and accessibility of
pedestrian, cycling, and bus
stops and public transport
routes; and
(g) The character of the
surrounding area.
11.4.29 Solar orientation of lots
Objective:
To provide for solar orientation of lots and solar access for future dwellings.
A1 P1 A1
Any lot for residential use Subdivision must provide solar The proposal complies with
within an area of less than orientation of lots adequate to the acceptable solution.
500m2, in a subdivision of 5 lots provide solar access for future The proposal is for a
or more, must have the long dwellings, having regard to: boundary adjustment.
access between 30 degrees (a) The size, shape and
west of north and 30 east of orientation of the lots;
north. (b) The topography of the site;
(c) The extent of
overshadowing from
adjoining land;
(d) Any development on the
site;
(e) The location of roads and
access to lots; and
(f) The existing pattern of
subdivision in the area.
4.2 Other Planning Considerations
E1.0 Bushfire Prone Areas Code – Not applicable, the site is not considered bushfire-prone.
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E2.0 Potentially Contaminated Land Code – Not applicable.
E3.0 Landslip Code – Not applicable.
E4.0 Road and Railway Assets Code – Applicable.
E4.5.1 Existing Road Accesses and Junctions
Objective
To ensure that development adjacent to category 1 or category 2 roads or the rail network:
(a) Ensures the safe and efficient operation of roads and the rail network;
(b) Allows for future road and rail widening, realignment and upgrading; and
(c) Is located to minimise adverse effects of noise, vibration, light and air emissions from roads
and the rail network.
Acceptable Solution Performance Criteria Proposal Response
A1 P1 A1
The annual average daily Any increase in vehicle traffic to Not applicable as Dowling Street
traffic (AADT) of vehicle a category 1 or category 2 road is not a Category 1 or 2 road.
movements, to and from a in an area subject to a speed
site, onto a category 1 or limit of more than 60km/h must
category 2 road, in an area be safe and minimise any
subject to a speed limit of adverse impact on the efficiency
more than 60km/h, must not of the road, having regard to:
increase by more than 10% (a) The increase in traffic
or 10 vehicle movements per caused by the use;
day, whichever is the greater. (b) The nature of the traffic
generated by the use;
(c) The nature of the road;
(d) The speed limit and
traffic flow of the road;
(e) Any alternative access to
a road;
(f) The need for the use;
(g) Any traffic impact
assessment; and
(h) Any written advice
received from the road
authority.
A2 P2 A2
The annual average daily Any increase in vehicle traffic at Not applicable, Dowling Street
traffic (AADT) of vehicle an existing access or junction in has a default speed limit of
movements, to and from a an area subject to a speed limit 50km/h.
site, using an existing access of more than 60km/h must be
or junction, in an area subject safe and not unreasonably
to a speed limit of more than impact on the efficiency of the
60km/h, must not increase road, having regard to:
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by more than 10% or 10 (a) The increase in traffic

vehicle movements per day, caused by the use;
whichever is the greater. (b) The nature of the traffic
(c) The nature and
efficiency of the access
or junction;
(d) The nature and category
of the road;
(e) The speed limit and
(f) Any alternative access to
a road;
(g) The need for the use;
(h) Any traffic impact
assessment; and
(i) Any written advice
authority.
A3 P3 P3
The annual average daily Any increase in vehicle traffic at (a) The increase in traffic
traffic (AADT) of vehicle an existing access or junction in generated by the
movements, to and from a an area subject to a speed limit development is expected
site, using an existing access of 60km/h or less, must be safe to be up to 42 vehicle
or junction, in an area subject and not unreasonably impact on movements per day. The
to a speed limit of 60km/h or the efficiency of the road, having peak volume is expected
less, must not increase by regard to: to be 5 vehicle
more than 20% of 40 vehicle (a) The increase in traffic movements per hour.
movements per day, caused by the use; This peak traffic
whichever is the greater. (b) The nature of the traffic generation will not have
generated by the use; any detrimental impacts
(c) The nature and on traffic efficiency or
efficiency of the access safety of the existing
or junction; access onto Dowling
(d) The nature and category Street.
of the road; (b) Traffic generate by the
(e) The speed limit and development is
traffic flow of the road; residential in nature. This
(f) Any alternative access to traffic is compatible with
a road; existing traffic in the
(g) The need for the use; surrounding road
(h) Any traffic impact network.
assessment; and (c) The existing access is a
(i) Any written advice driveway that currently
received from the road services a vacant lot. The
authority. traffic generated by the
proposed development
during peak periods will
not have any significant
adverse impacts on
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traffic efficiency of the

access and its junction
with Dowling Street.
(d) Dowling Street is a low
volume road and has
relatively low vehicle
speeds.
(e) The speed limit of
Dowling Street is 50km/h.
This provides a relatively
safe operating speed
environment for traffic
entering and leaving the
site.
(f) No alterative access is
possible.
(g) The site is zoned inner
residential, the use is
residential.
(h) A Traffic Impact
Assessment contained at
Appendix D to this
submission supports the
proposal.
(i) Council (as the road
authority) have
requested that a traffic
impact assessment be
prepared to investigate
the impacts associated
with traffic generation
from the proposal.
E4.6.1 Development Adjacent to Roads and Railways
Objective
To ensure that development adjacent to category 1 or category 2 roads or the rail network:
(d) Ensures the safe and efficient operation of roads and the rail network;
(e) Allows for future road and rail widening, realignment and upgrading; and
(f) Is located to minimise adverse effects of noise, vibration, light and air emissions from roads
and the rail network.
A1.1 P1 A1.1/A1.2
Except as provided in A1.2, The location of development, Not applicable as the proposed
the following development from the rail network, or a use is not on or within 50 metres
must be located at least 50m category 1 road or category 2
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from the rail network, or a road in an area subject to a of a Category 1 or 2 road.

category 1 road or category 2 speed limit of more than
road, in an area subject to a 60km/h, must be safe and not
speed limit of more than unreasonably impact on the
60km/h: efficiency of the road or amenity
of sensitive uses, having regard
(a) New buildings; to:
(b) Other road or earth
works; and (a) The proposed setback;
(c) Building envelopes (b) The existing setback of
on new lots. buildings on the site;
(c) The frequency of use of
the rail network;
A1.2 (d) The speed limit and
traffic volume of the
Buildings must be:
road;
(a) Located within a row (e) Any noise, vibration,
of existing buildings light and air emissions
and setback no closer from the rail network or
than the immediately road;
adjacent building; or (f) The nature of the road;
(b) An extension which (g) The nature of the
extends no closer development;
than: (h) The need for the
(i) the existing development;
building; or (i) Any traffic impact
assessment;
(ii) an immediately (j) Any recommendations
adjacent building. from a suitably qualified
person for mitigation of
noise, if for a habitable
building for a sensitive
use; and
(k) Any written advice
received from the rail or
road authority.
E4.6.2 Road Accesses and Junctions
Objective
To ensure that the safety and efficiency of roads is not reduced by the creation of new accesses and
junctions.
A1 P1 A1
No new access or junction to For roads in an area subject to a Not applicable, the existing
roads in an area subject to a speed limit of more than access is to be utilised to serve
speed limit of more than 60km/h, accesses and junctions
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60km/h. must be safe and not the development.

unreasonably impact on the
efficiency of the road, having
regard to:
(a) The nature and

frequency of the traffic
(b) The nature of the road;
(c) The speed limit and
(d) Any alternative access;
(e) The need for the access
or junction;
(f) Any traffic impact
assessment; and
(g) Any written advice
authority.
A2 P2 A2
No more than one access For roads in an area subject to a In this case, one access is
providing both entry and exit, speed limit of 60km/h or less, proposed, providing for both
or two accesses providing accesses and junctions must be entry and exit.
separate entry and exit, to safe and not unreasonable
roads in an area subject to a impact on the efficiency of the
speed limit of 60km/h or less. road, having regard to:
(a) The nature and

frequency of the traffic
(b) The nature of the road;
(c) The speed limit and
(d) Any alternative access;
(e) The need for the access
or junction;
(f) Any traffic impact
assessment; and
authority.
E4.6.3 New Level Crossings – Not applicable.
E4.6.4 Sight Distance at Accesses, Junctions and Level Crossings
Objective
To ensure that accesses, junctions and level crossings provide sufficient sight distance between
vehicles and between vehicles and trains to enable safe movement of traffic.
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A1 P1 A1
Sight distances at: The design, layout and location The proposal complies with A1.
(a) An access or junction of an access, junction or rail The new access points comply
must comply with the level crossing must provide with the Safe Intersection Sight
Safe Intersection Sight adequate sight distances to Distance shown in Table E4.6.4
Distance shown in Table ensure the safe movement of with appropriate conditions on
E4.6.4; and vehicles, having regard to: an approval.
(b) Rail level crossings must (a) The nature and
comply with AS1742.7 frequency of the traffic
Manual of uniform generated by the use;
traffic control devices – (b) The frequency of use to
Railway crossings, the road or rail network;
Standards Association of (c) Any alternative access;
Australia. (d) The need for the access,
junction or level
crossing;
(e) Any traffic impact
assessment;
(f) Any measures to
improve or maintain
sight distance; and
or rail authority.
E5.0 Flood Prone Areas Code – Not applicable.
E6.0 Car Parking and Sustainable Transport Code
Table E6.1: Parking Space Requirements
Use Parking Requirement
Vehicle Required
Residential (2 or 2 spaces per dwelling + 1 visitor space per 4 2 spaces per

more bedroom dwellings (rounded up to the nearest whole dwelling (16 + 2
dwelling) number) visitor)
Proposal Response
The proposal provides for two spaces per dwelling (one of which is within a garage for the seven
terraces and two of which are within a garage for the residence. The proposal provides for a total of
20 spaces within the subject site.
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E6.5 Use Standards
E6.6.1 Car Parking Numbers
Objective
To ensure that an appropriate level of car parking is provided to service use.
A1 P1.1 A1
The number of car parking spaces The number of car parking The proposal complies with
must: spaces for other than the acceptable solution. The
residential uses, must be proposal provides a total 20
a) Not be less than 90% of provided to meet the spaces.
the requirements of Table reasonable needs of the use,
E6.1 (except for dwellings having regard to:
in the General Residential
Zone); or (a) The availability of off-
b) Not be less than 100% of road public car
the requirements of Table parking spaces within
E6.1 for dwellings in the reasonable walking
General Residential Zone; distance;
or (b) The ability of multiple
c) Not exceed the users to share spaces
requirements of Table E6.1 because of:
by more than 2 spaces or (i) variations in car
5% whichever is the parking demand over
greater, except for time; or
dwellings in the General (ii) efficiencies gained
Residential Zone; or by consolidation of car
d) Be in accordance with an parking spaces;
acceptable solution (c) The availability and
contained within a parking frequency of public
precinct plan. transport within
reasonable walking
distance of the site;
(d) Any site constraints
such as existing
buildings, slope,
drainage, vegetation
and landscaping;
(e) The availability,
accessibility and
safety of on-road
parking, having regard
to the nature of the
roads, traffic
management and
other uses in the
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vicinity;
(f) An assessment of the
actual car parking
demand determined
in light of the nature
of the use and
development;
(g) The effect on
streetscape; and
(h) Any recommendations
of any traffic impact
assessment prepared
for the proposal; or
P1.2
The number of car parking

spaces for residential uses
must be provided to meet the
reasonable needs of the use,
having regard to:
(a) The intensity of the

use and car parking
required;
(b) The size of the
dwelling and the
number of bedrooms;
and
(c) The pattern of parking
in the locality; or
P1.2
The number of car parking

spaces complies with any
relevant parking precinct plan.
A2 P2 A2
The number of accessible car No performance criteria. Not applicable, the proposal
parking spaces for use by persons is a residential development
with a disability must be: not requiring accessible car
parking spaces.
(a) For uses that require 5 or
less parking spaces – 1
space; or
(b) For uses that require 6 or
more parking spaces – in
accordance with Part D3 of
Volume 1 of the National
Construction Code 2014.
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E6.5.2 – E6.5.3 – Not applicable. Development is for Residential use class.
E6.5.4– Not applicable. The use does not require greater than 20 car parking spaces by Table E6.1.
E6.5.5 – Not applicable. Development is for Residential use class.
6.6 Development Standards
E6.6.1 Construction of Parking Areas
Objective
To ensure that parking areas are constructed to an appropriate standard.
A1 P1 A1
All parking, access ways, All parking, access ways, With appropriate conditions
manoeuvring and circulation spaces manoeuvring and circulation contained in an approval, the
must: spaces must be readily proposal is considered to
identifiable and constructed comply with the Acceptable
(a) Have a gradient of 10% or to ensure that they are Solution.
less; useable in all weather
(b) Be formed and paved; conditions, having regard to:
(c) Be drained to the public
stormwater system, or (a) The nature of the
contain stormwater on the site;
site; (b) The topography of
(d) Except for a single dwelling, the land;
and all uses in the Rural (c) The drainage system
Resource, Environmental available;
Management and Open (d) The likelihood of
Space zones, be provided transporting
with an impervious all sediment or debris
weather seal; and from the site onto a
(e) Except for a single dwelling, road or public place;
be line marked or provided (e) The likelihood of
with other clear physical generating dust; and
means to delineate parking (f) The nature of the
spaces. proposed surfacing
and line marking.
E6.6.2 Design and Layout of Parking Areas
Objective
To ensure that parking areas are designed and laid out to provide convenient, safe and efficient
parking.
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A1.1 P1 P1
Car parking, access ways, Car parking, access ways, The terrace parking spaces do
manoeuvring and circulation spaces manoeuvring and circulation not comply with the specific
must: spaces must be convenient, requirements of Table E6.2 of
safe and efficient to use, the Planning Scheme.
(a) Provide for vehicles to enter having regard to:
and exit the site in a forward The parking spaces have
direction where providing (a) The characteristics wider aisle width than
for more than 4 parking of the site; Planning Scheme
spaces; (b) The proposed slope, requirements (5.5m
(b) Have a width of vehicular dimensions and compared to 5.2m) and
access no less than the layout; longer space length than
requirements in Table E6.2, (c) Vehicle and required (5.5m compared to
and no more than 10% pedestrian traffic 5.4m). This compensates for
greater than the safety; the space width, which is
requirements in Table E6.2; (d) The nature and use 2.6m (less than minimum
(c) Have parking spaces of the development; required 3.0m). The
dimensions in accordance (e) The expected additional 0.4m combined
with the requirements in number and type of space length and aisle width
Table E6.3; vehicles; provides sufficient
(d) Have a combined access and (f) The nature of traffic manoeuvring space for
manoeuvring width adjacent in the surrounding parking and unparking
to parking spaces not less area; and manoeuvres.
than the requirements in (g) The provisions of
Table E6.3 where there are Australian Standards The minimum swept path
3 or more car parking AS 2890.1 – Parking width of a AS2890.1 B85 is
spaces; and Facilities, Part 1: Off 9.9 metres. The available
(e) Have a vertical clearance of Road Car Parking space for manoeuvring is 11.0
not less than 2.1 metres and AS2890.2 metres. Vehicles can
above the parking surface Parking Facilities, therefore access the spaces
level. Part 2: Parking with relative ease, as
Facilities – Off-Street demonstrated in A002,
A1.2 commercial vehicle Appendix B.
facilities.
All accessible spaces for use by
persons with a disability must be
located closest to the main entry
point to the building.
A1.3
Accessible spaces for people with

disability must be designated and
signed as accessible spaces where
there are 6 spaces or more.
A1.4
Accessible car parking spaces for use

by persons with disabilities must be
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designed and constructed in

accordance with AS/NZ2890.6-2009
Parking facilities – Off-street parking
for people with disabilities.
E6.6.3 Pedestrian Access
Objective
To ensure pedestrian access is provided in a safe and convenient manner.
A1 P1 P1
Uses that require 10 or more Safe pedestrian access must Safe pedestrian access is
parking spaces must: be provided within car parks, provided between car space
having regard to: and terraces and residence.
(a) Have a 1m wide footpath The proposal is residential in
that is separated from the (a) The characteristics nature where vehicle
access ways or parking of the site; numbers on a daily basis is
aisles, except where (b) The nature of the not detrimental or of a high
crossing access ways or use; speed within the subject site.
parking aisles, by: (c) The number of
(i) a horizontal distance of parking spaces;
2.5m between the edge of (d) The frequency of
the footpath and the access vehicle movements;
way or parking aisle; or (e) The needs of
(ii) protective devices such persons with a
as bollards, guard rails or disability;
planters between the (f) The location and
footpath and the access number of footpath
ways or parking aisle; and crossings;
(b) Be signed and line marked (g) Vehicle and
at points where pedestrians pedestrian traffic
cross access ways or parking safety;
aisles; and (h) The location of any
access ways or
A1.2 parking aisles; and
(i) Any protective
In parking areas containing
devices proposed for
accessible car parking spaces for use
pedestrian safety.
by persons with disability, a
footpath having a minimum width of
1.5m and a gradient not exceeding 1
in 14 is required from those spaces
to the main entry point to the
building.
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E6.6.4 – 6.6.6 – Not applicable as no loading bays proposed and the use does not require bicycle
parking provisions in accordance with E6.2.3.1.
E7.0 Scenic Management Code – not applicable.
E8.0 Biodiversity Code – Not applicable. No vegetation except grass is to be removed as part of the
development of the site.
E9.0 Water Quality Code – Applicable. The development is exempt under E9.4.1 as the use and
development is to be connected to reticulated stormwater.
E10.0 Open Space Code – Not applicable, the proposal is for a consolidation of two title to form one.
No additional lot is to be created.
E11.0 Environmental Impacts and Attenuation Code – Not applicable. The proposed sensitive use is
not known to be within a buffer area of any use listed in Table E11.1 or E11.2.
E12.0 Airports Impact Management Code – Not applicable.
E13.0 Local Historic Heritage Code – Not applicable.
E14.0 Coastal Code – Not applicable.
E15.0 Telecommunications Code – Not applicable.
E16.0 Invermay/Inveresk Flood Inundation Area Code – Not applicable.
E17.0 Cataract Gorge Management Area Code – Not applicable.
E18.0 Signs Code – Not applicable.
E19.0 Development Plan Code – Not applicable.
4.3 State Policies
4.3.1 State Coastal Policy 1996
The State Coastal Policy was created under the State Policies and Projects Act 1993. This Policy
applies to the Coastal Zone, which is defined as the area within State waters and all areas within one
kilometre of the coast.
Proposal Response
The subject site is not located within one kilometre from the coast.
4.3.2 State Policy on Water Quality Management 1997
This Policy applies to all surface waters, including coastal waters, and ground waters, other than:
i. Privately owned waters that are not accessible to the public and are not connected
to, or flow directly into, waters that are accessible to the public; or
ii. Waters in any tank, pipe or cistern.
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The purpose of the Policy is to achieve the sustainable management of Tasmania's surface water and
groundwater resources by protecting or enhancing their qualities while allowing for sustainable
development in accordance with the objectives of Tasmania's Resource Management and Planning
System (Schedule 1 of the State Policies and Projects Act 1993).
The objectives of this Policy are to:
1. Focus water quality management on the achievement of water quality objectives which will
maintain or enhance water quality and further the objectives of Tasmania's Resource
Management and Planning System;
2. Ensure that diffuse source and point source pollution does not prejudice the achievement of
water quality objectives and that pollutants discharged to waterways are reduced as far as is
reasonable and practical by the use of best practice environmental management;
3. Ensure that efficient and effective water quality monitoring programs are carried out and
that the responsibility for monitoring is shared by those who use and benefit from the
resource, including polluters, who should bear an appropriate share of the costs arising from
their activities, water resource managers and the community;
4. Facilitate and promote integrated catchment management through the achievement of
objectives (1) to (3) above; and
5. Apply the precautionary principle to Part 4 of this Policy.
Proposal Response
The proposal involves continual collection and discharge of stormwater via Council’s stormwater
collection network. The objectives of this Policy will therefore be managed in this urban
environment.
The proposal is consistent with the policy.
4.3.3 State Policy on Protection of Agricultural Land 2009
The subject site is within the urban area of Launceston and therefore is not considered to have any
agricultural value.
4.4 Land Use Planning and Approvals Act 1993
The Land Use Planning and Approvals Act 1993 provides objectives for all development considered
under this Act. The proposal has been considered against the objectives of this Act. The proposal has
been prepared to be consistent with the provisions of the Launceston Interim Planning Scheme
2015. The proposal is therefore considered to be consistent with the objectives of the Act.
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4.5 National Environment Protection Measures
A series of National Environment Protection Measures (NEPMs) have been established by the
National Environment Protection Council. These measures are:
• Ambient air quality;
• National pollutant inventory;
• Movement of controlled waste;
• Use packaging materials;
• Assessment of site contamination; and
• Diesel vehicle emissions.
Proposal Response
It is considered that the NEPMs are not relevant to the proposed development.
5. Conclusion
The proposal is for use and development of 8 dwelling units and boundary adjustment at 13 Dowling
Street, Launceston and 4 Croydon Avenue, Newstead, and is illustrated in plans, provided at
Appendix B.
The proposal complies with the development standards prescribed by the Scheme, and can be
approved under the Launceston Interim Planning Scheme 2015. This application is therefore made
due to the use and development pursuant to Section 57 of the Land Use Planning and Approvals Act
1993.
The proposal is consistent with the relevant State and local policies, Planning Scheme objectives and
considerations and objectives of the Land Use Planning and Approvals Act 1993. It is therefore
recommended that the proposal be considered for planning approval.
Author Version Date

Rebecca Green 2 15 May 2018
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Appendix A: Certificates of Title
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Appendix B: Site Plan, Floor Plans and Elevations
Unify Design
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Appendix C: Subdivision Plan
Cohen & Associates P/L
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Appendix D: Traffic Impact Assessment
Midson Traffic Pty Ltd
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Appendix E: TasWater Infrastructure Plan
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Appendix F: Tree Inspection and Report
Australian Tree Care - TAS
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Appendix C: Subdivision Plan
Cohen & Associates P/L
Document Set ID: 3781986 42

Version: 1, Version Date: 18/04/2018
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Appendix D: Traffic Impact Assessment
Midson Traffic Pty Ltd

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Monkira Properties
13 Dowling Street, Launceston
Traffic Impact Assessment
March 2018

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Contents
1. Introduction 4
1.1 Background 4
1.2 Traffic Impact Assessment (TIA) 4
1.3 Statement of Qualification and Experience 4
1.4 Project Scope 5
1.5 Subject Site 5
1.6 Reference Resources 7
2. Existing Conditions 9
2.1 Transport Network 9
2.2 Road Safety Performance 10
3. Proposed Development 12
3.1 Development Proposal 12
4. Traffic Impacts 14
4.1 Traffic Generation 14
4.2 Trip Distribution 15
4.3 Access Impacts 16
4.4 Pedestrian Impacts 17
4.5 Traffic Efficiency 17
4.6 Road Safety Impacts 18
5. Parking Assessment 19
5.1 Parking Provision 19
5.2 Planning Scheme Requirements 19
5.3 Car Parking Layout 19
5.4 Car Parking Layout and Access Assessment 22
6. Conclusions 25

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Figure Index
Figure 1 Subject Site & Surrounding Road Network 6
Figure 2 Dowling Street 9
Figure 3 Crash Locations 11
Figure 4 Proposed Development Plans 13
Figure 5 Terrace Garage Spaces 20
Figure 6 Residence Garage Space 21
Table Index
Table 1 Peak Hour Access Turning Movements 16
Table 3 Planning Scheme Sight Distance Requirements 17
Table 5 Planning Scheme Parking Dimension Requirements 22
Table 6 Off-Street Car Parking Dimensions 23

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1. Introduction
1.1 Background
Midson Traffic were engaged by Monkira Properties to prepare a traffic impact assessment for a proposed
multiple dwelling development at 13 Dowling Street, Launceston.
1.2 Traffic Impact Assessment (TIA)

A traffic impact assessment (TIA) is a process of compiling and analysing information on the impacts that
a specific development proposal is likely to have on the operation of roads and transport networks. A TIA
should not only include general impacts relating to traffic management, but should also consider specific
impacts on all road users, including on-road public transport, pedestrians, cyclists and heavy vehicles.
This TIA has been prepared in accordance with the Department of State Growth (DSG) publication, A
Framework for Undertaking Traffic Impact Assessments, September 2007. This TIA has also been
prepared with reference to the Austroads publication, Guide to Traffic Management, Part 12: Traffic
Impacts of Developments, 2009.
Land use developments generate traffic movements as people move to, from and within a development.
Without a clear understanding of the type of traffic movements (including cars, pedestrians, trucks, etc),
the scale of their movements, timing, duration and location, there is a risk that this traffic movement may
contribute to safety issues, unforeseen congestion or other problems where the development connects to
the road system or elsewhere on the road network. A TIA attempts to forecast these movements and
their impact on the surrounding transport network.
A TIA is not a promotional exercise undertaken on behalf of a developer; a TIA must provide an impartial
and objective description of the impacts and traffic effects of a proposed development. A full and detailed
assessment of how vehicle and person movements to and from a development site might affect existing
road and pedestrian networks is required. An objective consideration of the traffic impact of a proposal is
vital to enable planning decisions to be based upon the principles of sustainable development.
This TIA also addresses E4.0, Road and Railway Assets Code, and E6.0, Parking and Sustainable Transport
Code, of the Launceston Interim Planning Scheme 2015. The Road and Railway Assets Code of the
Planning Scheme identifies that a TIA is required due to the traffic generation of the proposed
development.
1.3 Statement of Qualification and Experience

This TIA has been prepared by an experienced and qualified traffic engineer in accordance with the
requirements of Council’s Planning Scheme and The Department of State Growth’s, A Framework for
Undertaking Traffic Impact Assessments, September 2007, as well as Council’s requirements.
The TIA was prepared by Keith Midson. Keith’s experience and qualifications are briefly outlined as follows:
 22 years professional experience in traffic engineering and transport planning.
13 Dowling Street multiple dwelling development - Traffic Impact Assessment

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 Master of Transport, Monash University, 2006

 Master of Traffic, Monash University, 2004
 Bachelor of Civil Engineering, University of Tasmania, 1995
 Engineers Australia: Fellow (FIEAust); Chartered Professional Engineer (CPEng); Engineering
Executive (EngExec); National Engineers Register (NER)
1.4 Project Scope

The project scope of this TIA is outlined as follows:
 Review of the existing road environment in the vicinity of the site and the traffic conditions on the
road network.
 Provision of information on the proposed development with regards to traffic movements and
activity.
 Identification of the traffic generation potential of the proposal with respect to the surrounding
road network in terms of road network capacity.
 Review of the parking requirements of the proposed development. Assessment of this parking
supply with Planning Scheme requirements.
 Traffic implications of the proposal with respect to the external road network in terms of traffic
efficiency and road safety.
1.5 Subject Site

The subject site is located at 13 Dowling Street, Launceston. The site is zoned ‘Inner Residential’ under
the Planning Scheme.
The subject site and surrounding road network is shown in Figure 1. The existing site access is shown in
Figure 2, and the vehicular cross-over is shown in Figure 3.

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Figure 1 Subject Site & Surrounding Road Network
Image Source: LIST Map, DPIPWE

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Figure 2 Existing Site Access
Figure 3 Vehicle Cross-Over

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1.6 Reference Resources

The following references were used in the preparation of this TIA:
 Launceston Interim Planning Scheme, 2015 (Planning Scheme)
 Austroads, Guide to Traffic Management, Part 12: Traffic Impacts of Developments, 2009
 Austroads, Guide to Road Design, Part 4A: Unsignalised and Signalised Intersections, 2009
 DSG, A Framework for Undertaking Traffic Impact Assessments, 2007
 Roads & Maritime Services NSW, Guide to Traffic Generating Developments, 2002 (RMS Guide)
 Roads & Maritime Services NSW, Updated Traffic Surveys, 2013 (Updated RMS Guide)
 Australian Standards, AS2890.1, Off-Street Parking, 2004 (AS2890.1:2004)

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2. Existing Conditions
2.1 Transport Network

For the purpose of this report, the transport network consists of Dowling Street, Racecourse Crescent,
Boland Street and Elphin Road.
2.1.1 Dowling Street

Dowling Street connects between Boland Street and Elphin Road. It provides access to commercial
properties at its northern end, and residential properties at the southern end. The default urban speed
limit of 50-km/h applies to Dowling Street. It is approximately 11 metres wide, with pedestrian footpaths
on both sides of the road.
Figure 4 Dowling Street
2.1.2 Racecourse Crescent

Racecourse Crescent is split into two single lane one-way sections from just east of Cimitiere Street to
Innes Street by a central median. On-street parking is permitted on both road sections. The road forms
T-junctions with Cimitiere Street and Innes Street. Racecourse Crescent provides an indirect connection
to Elphin Road and suburbs to the south east. Cimitiere Street provides a route to and from the city
centre, East Tamar Highway and Tamar Street / Invermay Road.
Entry from the east to the site at the eastern access is via a right turn lane through the median. Vehicles
can also enter from the Innes Street direction. All vehicles exiting must turn left. A right turn exit to the
south from the site at the western access is via a lane through the median which directs traffic to the
Innes Street holding line. Vehicles can also exit to the left. Entry can only be a left turn in (ie a right turn
in from Racecourse Crescent is not possible at this access).

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2.1.3 Boland Street

Boland Street is a two-lane two-way road with no specific traffic management at the site access except for
a centre line. The junction of Boland Street and Innes Street is a 3-leg roundabout. Boland Street provides
a link to Ravenswood and Waverly. Boland Street becomes Henry Street east of the Dowling Street
intersection.
2.2 Road Safety Performance

Crash data can provide valuable information on the road safety performance of a road network. Existing
road safety deficiencies can be highlighted through the examination of crash data, which can assist in
determining whether traffic generation from the proposed development may exacerbate any identified
issues.
Crash data was obtained from the Department of State Growth for a five-year period between 1st January
2013 and 31st December 2017 for Dowling Street (including the intersections of Elphin Road and Boland
Street at each end).
The findings of the crash data are summarised as follows:

 A total of 15 crashes were reported during this time.
 Severity: Of these crashes, 4 resulted in minor injury. The remaining 11 crashes resulted in
property damage only.
 Day of week: The majority of crashes were reported on weekdays, with 5 crashes reported on
Mondays, 4 on Wednesdays, 3 on Tuesdays, 2 on Thursdays and 1 on a Sunday.
 Time of day: All crashes occurred between 6:30am and 6:30pm.
 Crash types: The most common crash types were – ‘rear-end’ (4 crashes); ‘right-through’ (3
crashes); ‘two-right-turning’ (2 crashes).
 Location: 8 crashes occurred at the Elphin Road intersection; 2 at the Henry Street intersection;
and 5 at mid-block locations. The spatial location of crashes is shown in Figure 5.
The crash data highlights that there are no pre-existing road safety deficiencies in the surrounding
transport network that might be exacerbated by traffic generated by the proposed development. The
crash history is considered relatively typical of a residential/ commercial area.

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Figure 5 Crash Locations
Image Source: Department of State Growth

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3. Proposed Development
3.1 Development Proposal

The proposed development consists of 1 house and 7 townhouse apartments. Parking is provided for 20
on-site car spaces.
The proposed development plans are shown in Figure 6.

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Figure 6 Proposed Development Plans

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4. Traffic Impacts
4.1 Traffic Generation

Traffic generation rates were sourced from the Updated RMS Guide. The RMS Guide states the traffic
generation rates for ‘medium density residential flat buildings’ is 4-5 per dwelling per day, with a peak of
0.4 to 0.5 vehicles per dwelling per hour.
Single residential dwellings generate 7.4 vehicles per dwelling per day, with a peak of 0.78 vehicles per
hour.
This equates to the following traffic generation:

 Town houses (7) 35 vehicles per day 4 vehicles per hour
 Dwelling (1) 7 vehicles per day 1 vehicle per hour
 Total 42 vehicles per day 5 vehicles per hour
4.1.1 Planning Scheme Requirements

The Acceptable Solution A3 of Clause E4.5.1 of the Planning Scheme states that “The annual average daily
traffic (AADT) of vehicle movements, to and from a site, using an existing access or junction, in an area
subject to a speed limit of 60km/h or less, must not increase by more than 20% or 40 vehicle movements
per day, whichever is the greater”.
In this case, the development generates 42 vehicle movements per day, and this represents more than
20% increase on the existing driveway access connecting to Dowling Street. The Acceptable Solution is
therefore not met.
The Performance Criteria P3 of Clause E5.5.1 of the Planning Scheme states:

“Any increase in vehicle traffic at an existing access or junction in an area subject to a speed limit
of 60km/h or less, must be safe and not unreasonably impact on the efficiency of the road, having
regard to:
(a) the increase in traffic caused by the use;
(b) the nature of the traffic generated by the use;
(c) the nature and efficiency of the access or the junction;
(d) the nature and category of the road;
(e) the speed limit and traffic flow of the road;
(f) any alternative access to a road;
(g) the need for the use;
(h) any traffic impact assessment; and

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(i) any written advice received from the road authority”.
The following is relevant with respect to the proposed development:

a. The increase in traffic generated by the development is expected to be up to 42 vehicle movements
per day. The peak volume is expected to be 5 vehicle movements per hour. This peak traffic
generation will not have any detrimental impacts on traffic efficiency or safety of the existing
access onto Dowling Street.
b. Traffic generated by the development is residential in nature. This traffic is compatible with
existing traffic in the surrounding road network.
c. The existing access is a driveway that currently services a vacant lot. The traffic generated by the
proposed development during peak periods will not have any significant adverse impacts on traffic
efficiency of the access and its junction with Dowling Street.
d. Dowling Street is a low volume road and has relatively low vehicle speeds.
e. The speed limit of Dowling Street is 50-km/h. This provides a relatively safe operating speed
environment for traffic entering and leaving the subject site.
f. No alternative access is possible.
g. Not assessed.
h. This report documents the findings of a traffic impact assessment for the development.
i. Council (as the road authority) have requested that a traffic impact assessment be prepared to
investigate the impacts associated with traffic generation from the proposed development.
Based on the above assessment, the proposed development meets the requirements of Performance
Criteria P3 of Clause E4.5.1 of the Planning Scheme.
4.2 Trip Distribution

The assumed trip distribution is as follows:
Inward/ Outward movements

 AM Peak 70% outward trips/ 30% inward trips
 PM Peak 40% outward trips/ 60% inward trips
Directional Split
 Inward movements 40% from Boland Street 60% from Elphin Road
 Outward movements 40% towards Boland Street 60% towards Elphin Road
The resulting peak hour turning movements are summarised in Table 1.

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Table 1 Peak Hour Access Turning Movements
Movement Combined Car Park Accesses
AM Left In 1 vph
AM Right In 1 vph
AM Left Out 2 vph
AM Right Out 2 vph
PM Left In 1 vph
PM Right In 2 vph
PM Left Out 1 vph
PM Right Out 1 vph
4.3 Access Impacts

The development is accessed via a 4.5 metre wide driveway that connects to Dowling Street. At its
connection with Dowling Street, the driveway narrows to approximately 3 metres. The width is constrained
by retaining walls adjacent to the nature strip and a utility pole. There is sufficient width within the site
for vehicles travelling in opposing directions to pass. There is sufficient vision for vehicles entering and
exiting the site to enable another vehicle to clear the driveway at the junction with Dowling Street if
necessary.
The driveway is straight and widens to 5.5 metres throughout the majority of its length.
4.3.1 Number of Accesses

Acceptable Solution A2 of Clause E4.6.2 of the Planning Scheme states “No more than one access providing
both entry and exit, or two accesses providing separate entry and exit, to roads in an area subject to a
speed limit of 60km/h or less”.
In this case only one access is proposed, therefore the Acceptable Solution A1 of Clause E4.6.2 is met.
4.3.2 Sight Distance

Clause E4.6.4 of the Planning Scheme provides the requirements for new accesses. Acceptable Solution
A1 of Clause E4.6.4 states “Sight distances at an access or junction must comply with the Safe Intersection
Sight Distance shown in Table E4.6.4”.
The requirements of Table E4.6.4 are reproduced in Table 2.

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Table 2 Planning Scheme Sight Distance Requirements
The ‘vehicle speed’ is the actual or recorded speed of traffic passing along the road and is the speed at or
below which 85% of passing vehicles travel. Site observations indicate that the 85th percentile speed of
vehicles is in the order of 40-km/h to 50-km/h due to the urban nature of the road width and the presence
of on-street car parking.
The Planning Scheme SISD requirements for 50-km/h is 80 metres. This sight distance is available in both
directions along Dowling Street at the proposed access location (refer to Figure 4). The Acceptable
Solution A1 of Clause E4.6.4 is therefore met.
4.4 Pedestrian Impacts

The proposed development will generate a moderate amount of pedestrian activity. Much of this traffic
generation is likely to be between the subject site and Launceston CBD, K-Mart, etc.
The existing footpath infrastructure is considered to be of a high standard in the existing road network to
cater for these pedestrian movements.
4.5 Traffic Efficiency

The forecast traffic generation of up to 5 vehicles per hour during peak periods will have a negligible
impact on the traffic efficiency in the surrounding road network.

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4.6 Road Safety Impacts

There are no significant detrimental road safety impacts foreseen for the proposed development. This is
based on the following:
 The surrounding road network can adequately absorb the relatively low amount of traffic
generated by the proposed development. Noting particularly that the peak hour flow increase in
Dowling Street and connecting roads is likely to be in the order of 8 to 12 vehicles per hour during
peak periods.
 The existing road safety performance of the road network does not indicate that there are any
current road safety deficiencies that might be exacerbated by the proposed development.
 Adequate sight distance is available at the proposed site access at Dowling Street at the
development’s accesses in relation to the prevailing vehicle speeds.

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5. Parking Assessment
5.1 Parking Provision

The proposal provides a total of 20 on-site car parking spaces as shown in Figure 6. This consists of 9
undercover garage spaces and 11 off-street spaces.
5.2 Planning Scheme Requirements

Acceptable Solution A1 of Clause E6.5.1 of the Planning Scheme states that the number of on-site car
parking spaces must be as follows:
“The number of car parking spaces must:

(a) not be less than 90% of the requirements of Table E6.1 (except for dwellings in the
General Residential Zone); or
(b) not be less than 100% of the requirements of Table E6.1 for dwellings in the General
Residential Zone; or
(c) not exceed the requirements of Table E6.1 by more than 2 spaces or 5% whichever is the
greater, except for dwellings in the General Residential Zone; or
(d) be in accordance with an acceptable solution contained within a parking precinct plan”.
For a ‘multiple dwelling’ development, Table E6.1 of the Planning Scheme requires 1 space per bedroom
or 2 spaces per 3 bedrooms plus 1 visitor space for every 5 dwellings (rounded up to the nearest whole
number). This equates to a requirement for 18 parking spaces.
The total parking provision of 20 spaces, therefore meeting the Acceptable Solution A1 of Clause E6.5.1
of the Planning Scheme (noting that it is not more than 2 spaces greater than the requirements).
5.3 Car Parking Layout

The car parking layout consists of 90-degree spaces as shown in Figure 6. The layout of the garage spaces
is shown in Figure 7 and Figure 8 for the terraces and residence respectively.

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Figure 7 Terrace Garage Spaces

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Figure 8 Residence Garage Space

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5.4 Car Parking Layout and Access Assessment

Acceptable Solution A1 of Clause E6.6.2 of the Planning Scheme states:
“Car parking, access ways, manoeuvring and circulation spaces must:
(a) provide for vehicles to enter and exit the site in a forward direction where providing for
more than 4 parking spaces;
(b) have a width of vehicular access no less than the requirements in Table E6.2, and no more
than 10% greater than the requirements in Table E6.2;
(c) have parking space dimensions in accordance with the requirements in Table E6.3;
(d) have a combined access and manoeuvring width adjacent to parking spaces not less than
the requirements in Table E6.3 where there are 3 or more car parking spaces; and
(e) have a vertical clearance of not less than 2.1 metres above the parking surface level”.
The parking requirements of Table E6.2 of the Planning Scheme are reproduced in Table 3.
Table 3 Planning Scheme Parking Dimension Requirements
The parking dimensions of the proposed development are set out in
Table 4.

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Table 4 Off-Street Car Parking Dimensions
Dimension Open Spaces Terrace Garage Residence Garage

Spaces Spaces
Space length 5.5m 5.7m 6.2m
Space width 2.6m 3.4m 3.2m
Aisle width 5.5m 5.5m 7.4m
It can be seen that the terrace open spaces do not comply with the specific requirements of Table E6.2 of
the Planning Scheme.
The proposed development therefore does not comply with Acceptable Solution A1 of Clause E6.6.2 of the
Planning Scheme.
The Performance Criteria P1 of Clause E6.6.2 of the Planning Scheme states:

“Car parking, access ways, manoeuvring and circulation spaces must be convenient, safe and
efficient to use, having regard to:
(a) the characteristics of the site;
(b) the proposed slope, dimensions and layout;
(c) vehicle and pedestrian traffic safety;
(d) the nature and use of the development;
(e) the expected number and type of vehicles;
(f) the nature of traffic in the surrounding area; and
(g) the provisions of Australian Standards AS 2890.1 - Parking Facilities, Part 1: Off Road Car
Parking and AS2890.2 Parking Facilities, Part 2: Parking facilities - Off-street commercial vehicle
facilities”.
With respect to the proposal, the following is noted:
 The open spaces have wider aisle width than Planning Scheme requirements (5.5m compared to
5.2m) and longer space length than required (5.5m compared to 5.4m). This compensates for
the space width, which is 2.6m (less than the minimum required 3.0m). The additional 0.4m
combined space length and aisle width provides sufficient manoeuvring space for parking and
unparking manoeuvres.
 The minimum swept path width of a AS2890.1 B85 vehicle is 9.9 metres. The available space for
manoeuvring is 11.0 metres. Vehicles can therefore access the spaces with relative ease.

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On this basis, the parking spaces comply with the Performance Criteria P1 of Clause E6.6.2 of the Planning
Scheme.

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6. Conclusions
This traffic impact assessment (TIA) investigated the traffic and parking impacts of a proposed multipe
dwelling development at 13 Dowling Street, Launceston.
The key findings of the TIA are summarised as follows:

 The development consists of 7 residential townhouses and 1 residential dwelling.
 A total of 20 car parking spaces are proposed, consisting of 9 undercover garage spaces and 11
off-street spaces.
 The parking layout meets the requirements of Performance Criteria P1 of Clause E6.6.2 of the
Planning Scheme.
Based on the findings of this report and subject to the recommendations above, the proposed development
is supported on traffic grounds.

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Midson Traffic Pty Ltd ABN: 26 133 583 025

18 Earl Street
Sandy Bay TAS 7005
T: 0437 366 040 E: admin@midsontraffic.com.au W: www.midsontraffic.com.au
© Midson Traffic Pty Ltd 2018
This document is and shall remain the property of Midson Traffic Pty Ltd. The document may only be
used for the purposes for which it was commissioned and in accordance with the Terms of Engagement
for the commission. Unauthorised use of this document in any form whatsoever is prohibited.
Document Status
Revision Author Review Date
0 Keith Midson Zara Kacic-Midson 1 March 2018

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Appendix F: Tree Inspection and Report
Australian Tree Care - TAS

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Australian Tree Care – TAS

ABN 70 952 434 390
Frank Rosol (Cert. Horticulture/Arboriculture)

54 Thistle St
South Launceston 7250
Phone/Fax 6343 1111
Mobile 0411 246 098
Email frankrosol@yahoo.com.au
01/01/18
Andrew Tilt
Director
PO Box 205
Montville, QLD, 4560
monkira.properties@gmail.com
TREE INSPECTION AND REPORT
PROPOSED RESIDENTIAL DEVELOPMENT, 13 DOWLING ST, NEWSTEAD,

TASMANIA
*Approximate
boundaries
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Brief: Inspect the property located at 13 Dowling St, Newstead, and list / record all
the tree specimens currently on site.
The proposed medium density residential development will require removals of some
relatively small, lower value tree specimens (with one exception), while retaining
others of significant aesthetic value to the vicinity. Those trees to be removed and
those to be retained for the landscape will be clearly outlined in this report.
Some of the trees to be retained will need some remedial works carried out to
improve visual appearance and health generally, while also addressing some
relatively minor potential risk issues, also outlined in this report.
Abstract: Of the significant number of trees identified in this report, almost all the
important landscape specimens are to be retained for their inherent aesthetic values.
Those specimens to be removed to accommodate the scope of the proposed

development are mostly considered to be environmental weeds. The tallest
specimen on the site (Lombardy Poplar) is displaying evidence of structural
weakness and should be removed due to its potential danger to nearby structures
(current and proposed).
One of the more significant specimens on the site (Peppercorn Tree), located near
the centre of the property, will be impacted by the proximity of a proposed access
road and proper procedures for caring for this tree will be recommended in some
detail.
The standard criteria for individual assessment will be applied in this report (statistics
and images), together with an accepted industry risk matrix to ascertain degrees of
risk for each appropriate specimen. This report shall only mention those trees in
need of remedial work in detail. (Smaller and less important trees may be noted but
will not require a complete statistical and data analysis)
Species Listing: No species ear-marked for removal are listed as endangered.

(Threatened Species List, DPIPWE, TAS)
Launceston City Skyline Areas: The proposed development site is not located
within a marked skyline area.
Heritage Register: Not applicable to this site
Methodology and Report Structure

The trees were visually assessed from the ground. The table below presents the
type of data collected.

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Table 1
Data
Collected
SPECIES Botanical name of the tree
AGE Age Categories: Young, Semi-mature, Mature, Senescent
DBH Diameter of trunk at breast height (1.3m above ground surface),

estimated in millimetres. On multi-trunk trees, DBH is a derived
number based on the diameter of individual trunks.
HEIGHT Estimated height of tree in metres
SPREAD Estimated width or spread of lateral branches tips, forming the ‘drip-
line’ of the tree
HEALTH Health categories: Poor, Fair, Good
STRUCTURE Structure categories: Poor, Fair, Good
RISK The evaluation of risk uses a recognised and published method. In

this case the ‘Bartlett Method’ (Smiley, E.T., Fraedrich, B.R.,
Hendrickson, N. [2002] Tree Risk Management, Charlotte NC,
Bartlett Tree Research Laboratories)
The ‘Bartlett Method’
In this methodology the arborist makes an estimate of tree failure

potential and the consequence of failure including the frequency of
occupation of a site based on experience.
Each specimen receives a score out of 15 derived from the

assessment site and tree factors.
Total risk score is the sum of 2 criteria:
Failure Potential / Defect Severity (F) Score

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Critical risk – failure imminent 10
High risk – failure likely, especially in storms 7
Moderate risk – failure possible, especially in severe 4

storms
Low risk – failure unlikely 1
Consequence of Failure (C)
Considers potential for injury / damage should a failure occur based

on such factors as size of defective part, target value and frequency
of use:
Severe consequence – death, injury, damage may occur 5
Moderate consequence – less likelihood of above 3
Low consequence – area of impact less used 1
Total Risk Rating (=F+C)
13 -15 Critical risk: Failure imminent, injury, damage

inevitable
10 – 12 High risk: Failure likely especially in storms
7-9 Moderate risk: Failure unlikely, and/or high risk of

failure but low risk to property and personnel or vice versa
<7 Low risk: Failure unlikely and low risk to property and
personnel
WORKS Recommend works listed. These works are required to mitigate

hazard or improve the landscape or life expectancy of the tree.
PRIORITY Priority categories: Low, Medium, High, or Urgent. This criterion

determines the optimal time frame for any remedial works identified

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Details
The Visual Tree Assessment (VTA) was carried out on 20/12/17 in good weather
conditions. No aerial inspections were deemed necessary at this stage.
1. Prunus sp, Located along Dowling St fence line
The ‘garden bed’ pictured above features Comprosma repens (Mirror Bush) and Ivy.
Because of the high values of the proposed development, these unattractive plants
should be removed, and potentially replaced with more appropriate and attractive
shrubs.
Comprosma and Ivy are classed as environmental weeds in Tasmania and are
inappropriate species for this development site.
Two specimen Prunus trees (being the taller red and yellowing leaf), may be
potentially worth retaining with some remedial work to improve proportions and
overall appearance.
Works: Weeds to be removed, Prunus trees to be trimmed and shaped.

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2. Eastern Fence Line (Pictured below)
This border is for the most part composed of the weeds Comprosma and Blackberry
(Rubus fruticosus). Blue Periwinkle (Vinca major) is also present along this border
(also an environmental weed)
Blackberry is a Weed of National Significance (WoNS) and should be removed

where ever it is encountered.
This vegetation screen of weeds is approximately 4-6 meters wide and 4–6 meters in
height. Much ground can be re-claimed by the weeds removal, with the border being
replaced with suitably attractive fencing and appropriate screening species
potentially.
NOTE: In the southern section of this lengthy eastern bed I did locate a Loquat Tree
(Eriobotrya japonica) and two Walnut trees (Juglans regia). All three specimens are
approximately six meters in height. It may be worth retaining these specimens as
border trees once the weeds are removed and a more informed decision can be
made.
The northern end of the eastern border

contains a medium size Blackwood
Wattle Acacia melanoxylon of
approximately 8-10 meters height,
followed to the south by a row of Plum
trees Prunus sp. These trees have the
potential to be retained as a screen
after aesthetic pruning has been
carried out.

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Works: Weeds to be removed. Potential to keep and shape Loquat tree and 2
Walnut trees if space and position allow. Intention is to keep the Blackwood tree near
the middle of the border and retain the row of Plum trees on the southern end as a
screen although some aesthetic pruning will be required.
3. Lombardy Poplar Populus nigra “Italica”

Native to the Mediterranean region
Pictured below
DBH – 1.2 meters

Height – 30 m
Canopy Spread – 4-5 metres
Health – good
Structure – fair, it is apparent that this specimen exhibits a divided canopy created
by two main co dominant trunks with a significant bark inclusion (area of compressed
bark within the union which reduces structural strength) and as such may become
increasing predisposed to failure in the future.
Age – mature
Risk – 7 – 10 increasing in strong weather conditions

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Works: to be removed as a priority, as soon as possible.
Priority: within 6 months
NOTE: The Paperbark Melaleuca linariifolia in the foreground (with rounded canopy
and creamy / white flowers) and located on the neighboring property (West) has a
trunk with a significant bias towards and over the proposed building site. I
recommend that the portion of the tree over the fence be removed at the same time
as the Poplar to address the potential for failure in the future.
4. Four Border Trees (Western fence line – middle of land parcel)
From front to rear (or from north to south)
A. Decorative Plum Prunus nigra

B. Pair species Pyrus sp
C. Pair species Pyrus sp
D. Apple species Malus sp

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All the above four specimens are approximately 8 meters in height, with a DBH of
between 150mm to 200mm. The trees are mature, healthy and with a canopy spread
of around 2-3 meters.
They are located 1.2 meters distance from the fence to the immediate west.
Works: To be removed to accommodate housing
5. Peppercorn Tree Schinus molle, (native to Peru)
Peppercorn is in foreground. These trees form a ‘green space’ for the development.
DBH – 1.2 m
Height – 14-16 m
Canopy spread – 8 m radius
Health – good, vibrant foliage, only small amounts of dead wood
Structure – good, some slightly weighted branches extending to the north
Age – mature, 60-80 years approximately
Risk – 2, low
Works: Tree to be retained as ‘Green space’ specimen, reduce some weight from
northern extended branches and shape into canopy line.
Priority – to be carried out in 2018

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Special Note: Protection of Trees on Development Sites (AS 4970, 2009), will
need to be applied to this Peppercorn tree in view of the proposed access driveway
to the immediate south of the tree trunk and root plate.
The images below show the existing fence line. The proposed driveway is to extend
downhill from the grey fence and over the root plate of the Peppermint.
Proposed
drive way surface
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BEST PRACTICE: Details of Protection of Trees on Development Sites to be

Considered in Relation to the Proposed Sealed Driveway Next to Peppercorn.
Note: The Peppercorn is known to be a hardy and resilient tree being drought
tolerant and relatively disease free. Previous intrusions very close to the base of the
tree (as seen in images) have not adversely impacted the tree. In my opinion the
proposed driveway does present a substantial intrusion on the root plate, but if the
following steps are taken the impacts and stresses on the tree can be reduced to
protect the specimen.
Established trees of appropriate species and sound structure can significantly

enhance any new development site by providing any of the following;
 Aesthetic qualities, including social and psychological values.

 Shade and heat reduction qualities.
 Wildlife habitat and biodiversity
 Carbon dioxide absorption.
 Particulate pollution capture.
 Soil and water retention.
 Wind protection.
A living tree is a dynamic organism that needs specific environmental conditions to

continue healthy, stable growth.
Damage needs to be avoided during all stages of development and construction.

Procedures must be in place to protect trees at every stage of the development
process.
Roots
The main functions of roots include uptake of water and nutrients, anchorage,
storage of sugar reserves and production of some plant hormones.
The root system of trees consists of several ‘types’ of roots found in different parts of
the soil, and is generally much more extensive than commonly thought.
The importance of roots is easily overlooked because they are subterranean and
therefore not visible.
Damage to the root system is the most common cause of tree decline and death and
is the most common form of damage associated with development sites.
Most roots of most trees are located within the top150mm – 200mm of soil. These
are mainly fibrous, non-woody roots which seek out water and nutrients and need
oxygen and moisture to perform at optimum levels. In general roots extend outwards
from the trunk and occupy irregularly shaped areas 4 to 7 times larger than the
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projected crown area with an average diameter two or more times the height of the
tree. It is a fallacy that roots only extend to the edge of the crown or ‘drip line’.
Roots can be damaged in the following ways;
 Removed during grading, excavating, foundation works.

 Mechanically wounded, crushed or torn.
 Compaction by machinery, working personnel, storage of materials, and
installation of work sheds.
 Soil build – up.
 Laying of pavements.
 Chemical contamination of the soil by solvents, fuel, oil, diesel, herbicides,
cement waste, etc.
 Changes in air levels and available water.
Compaction
Compaction of the soil close to the proximity of the tree/trees is a common cause of
tree injury. Compaction is defined as the loss of larger pore spaces in the soil which
restricts roots in their interaction with air and moisture. Vehicle and pedestrian
access is therefore to be restricted around the trees to the appropriate standards.
TREE PROTECTION ZONE (TPZ)
The Tree Protection Zone is that area which is deemed important to maintain the
health and integrity of the tree. It can be calculated as an equation by finding the
trunk diameter at breast height (DBH, or normally 1.4 meters from ground level) x 12.
Thus, the TPZ of the Peppercorn tree is 1.2 meters (DBH) x 12 = 14.4 meters
radius, measuring from the centre of the trunk to normally just past the canopy line or
drip zone.
STRUCTURAL PROTECTION ZONE (SPZ)
The Structural Protection Zone (SPZ) relates to the structurally important woody root
systems which help to support and anchor the trees. Damage to these roots can
undermine the integrity of the entire tree and can potentially lead to catastrophic
failure.
The SPZ for this specimen is 4 meters radius calculated from the centre of the trunk
at ground level.
NOTE: whereas the TPZ may be encroached by up to 10% (allowing for

compensatory procedures), the SPZ may not be compromised under any
circumstances.
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ACTIVITIES RESTRICTED WITHIN THE TPZ
1. Machine excavation, including trenching.

2. Cultivation.
3. Storage.
4. Preparation of chemicals, including cement products.
5. Parking of vehicles and plant.
6. Refuelling.
7. Dumping of waste.
8. Wash down and cleaning of equipment.
9. Placement of fill.
10. Lighting of fires.
11. Soil level changes.
12. Installation of utilities or permanent signs
13. Physical damage to the tree.
PROTECTIVE FENCING
Fencing should be erected before any materials or machinery are brought onto the
site and before the commencement of any works including demolition. Once erected,
protective fencing must not be removed or altered without approval from the
consulting arborist. The TPZ should be secured to restrict access.
Shade cloth or boarding (such as ply) or similar should be attached to reduce the
transport of dust, other particulate matter, and liquids into the protected area.
Fence posts and support should have a diameter greater than 20 mm, and should be
located clear of roots.
Fence height should be no less than 1.8 meters.
Signs
Signs identifying the TPZ should be placed at suitable points around the TPZ and be
visible from within the development site. The lettering on the signs should comply
with AS 1319
NOTE: Any approved and necessary tree pruning should be carried out before the
installation of tree protection measures. In this case the Peppercorn will need some
weight reduction pruning to some northern branches (as mentioned above).
Maintaining the TPZ
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Since the existing area within the TPZ will require machine and personnel access to
lay road base and final seal, those areas within the TPZ not directly impacted will
need to be mulched to a depth of approximately 150mm to protect roots from
compaction and absorb traffic during the construction phase.
Soil moisture should be regularly monitored, and in the case of dry conditions the
tree should be watered.
ENCROACHMENT UPON TPZ
According to the development plan, significant encroachment into the TPZ seems
necessary.
According to my understanding of the information presented this encroachment is to

be approximately 50% of the TPZ. No excavation is to take place; however, the
ground is to be built up to lay hardstand and seal for the driveway. To compensate
for this intrusion, the following matters should be addressed: -
A. Where the construction or paving encroaches upon the TPZ, the perimeter of
the TPZ is to be extended in a compensatory manner. In other words, the
area lost within the TPZ is to be made up by extending the other boundaries
accordingly. The fencing around the TPZ is to continue to restrict access at
all times.
B. Where machinery and foot traffic are expected, the work area is to be
protected as much as possible.
A topping of mulch to a depth of 150mm over the TPZ not directly impacted
should be applied. Planking of a suitable nature (boards or plywood) is then to
be placed over the mulch close to the driveway construction to absorb
impacts and protect the ground from compaction. This procedure will allow
contractors to access needed areas and protect the root system.
C. In relation to the build-up and laying of proposed hardstand and seal within the
TPZ, the engineer may be able to use softer compaction methods and lay
permeable drainage systems at suitable intervals (say 1 to 2 meter spacing)
beneath the road base to allow air and moisture to interact with the trees root
system.
TREE PROTECTION PLAN – GENERAL
The approved tree protection plan must be available on–site prior to the
commencement of and during works.
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A pre – construction meeting should be attended by the site manager, the project
arborist, and contractors to introduce the tree protection plan and its requirements.
Any approved pruning required to allow for works should be done at this stage. AS
4373 Pruning of Amenity Trees, specifies requirements in relation to pruning.
6. Pin Oak Tree, Quercus palustris
DBH – 900mm
Height – 14 – 16 m
Canopy spread – 11 m to east
Health – good / fair, dead wood present in canopy, Ivy present on trunk
Structure – good / fair, elongated laterals extend to the east
Age – mature, 40 - 60 years approx
Risk: 2 - 5, Moderate in strong weather conditions
Works: Retain for Green Space area. Remove dead wood, reduce elongated
laterals and shape into canopy, remove Ivy
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Priority: 2018, along with other remedial works on the site.
7. Decorative Plum, Prunus nigra.
DBH – 330mm
Height – 6 m
Canopy spread – 3-4 metres radius average
Health – good
Structure – good / fair, some bark inclusions present, low branches screen fence
Age – mature, 30 years approx’
Risk: 2, low risk
Works: Retain for Green Space area, potential pruning off fence
Priority: 2018 if needed
SUGGESTED ADDITION TO GREEN SPACE AREA (to be placed where photo

was taken above)
Black Tupelo, Nyssa sylvatica. Deciduous feature tree with conical shape and
stunning red autumnal colouring. Grows to 15 meters.
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8. Hedge / screen Comprosma repens (western end of property)
Works: to be retained as screen for the Green Space area, remove Blackberry,
potential to retain Wisteria growing at southern end of hedge.
9. Southern border trees, dotted line shows proposed access drive position.
From left of photo above to right:
Prunus nigra, Ornamental Plum, 7 m in height, healthy specimen
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Cydonia oblonga, Quince Tree, 4 m in height, healthy specimen

Pyrus sp Pear Tree, 8 m in height, healthy specimen
Works: remove Quince to make way for driveway to proposed sub-division

extension into the yard of 4 Croydon avenue.
10. Proposed Extension of Development into Yard of 4 Croydon Ave
Image shows current trees and garden beds to be impacted by proposed sub
Division. Below; left image is looking north, right image looks south.
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Image is taken looking east, most trees pictured are to be removed.
List of trees to be removed from rear yard of 4 Croydon: from left to right: -
Acacia melanoxylon, Blackwood Wattles (x3), 8 m in height, semi-mature in age

Prunus sp, Apricot Tree, 3 m in height, semi-mature
Acacia melanoxylon, Blackwood Wattle, 8 m height, semi-mature
Schinus mole, Peppercorn Trees (x3), 9 m height, 8 m height, semi-mature
Eucalypt sp, Gum Tree, DBH: 10 – 12 m, mature
Acacia melanoxylon, Blackwood, 10 m, mature (borer infection in trunk undermining
strength)
Grevillea robusta, Silky Oak, 10 m (base covered with Ivy), semi mature
Cydonia oblonga, Quince Tree, 3 m, over-mature
Betula pendula, Birch Trees (x2), 7 m, semi mature (located uphill from line of lower
trees)
NOTE: A total of 3 Apple trees in this area have the potential to be transplanted
nearer the residence of 4 Croydon Ave in order to retain the ‘cottage garden’ theme
of this yard.
It would appear that these ‘fence line’ plantings noted above were to act as a type of
screen to the east. However, these specimens are potentially large trees and are
now competing for light and growing space. As such most of these trees are
inappropriate for the limited area and would normally need thinning (selected
removals).
In view of the proposed development, no specimen is worth keeping in my opinion,

with most trees being degraded somewhat by close and inappropriate planting.
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Disclaimer: The data in this report was collected on a visual basis with no root
probes or sonic testing of trunk integrity conducted. As such the arborist cannot
guarantee the safety of any specimen contained in this report or in the ‘Green
Space’, nor can the arborist pre-determine weather events and impacts on trees in
the grounds.
The works mentioned above are recommended in order to manage and reduce
identified risks for all potential pedestrians using the site as a standard duty of care
to all.
It is recommended that all potential visitors and contractors to the site take the
precaution of avoiding close proximity to the larger trees (over 10m) in strong
weather conditions to prevent risk of potential strike from failing branches and/or
limbs.
If you have any questions regarding this report, please do not hesitate to be in
contact.
Yours truly,
Frank Rosol
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eSW
eS
/ / / /
P
/
/ / / / / / / / / / / / / / / / / / / / / / / / / /
eW / / / / / / / / / / / / / / / / / / / / / / /
eP
/ / / /
eMH-S C
0 VeS
eS
eCOM
CL: 5.78 5
DN150 GP-SW DN100 GP-SW DN100 GP-SW DN100 GP-SW DN100 GP-SW N4
eD 0 eS
IL: 2.85 eMH-S E10
00 P
SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW SW
eSW
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eW
eDN
GD-SW
eS eS eS eS eS eS eS eS eS eS eS eS eS eS eS eS eS eS eS eS eS eS
eDN22 CL: 6.63 eS
IL: 3.63
eS eS eS eS eS eS eS eS eS eS eS eS eS
eS
eW
SW
eS 5 VC IL: 4.53
eSEP-SW eS
eCOM
eS
CL: 3.75
IL: 2.76
eS
IL: 2.84 DN50 DN50 DN50 DN32

eSW
eS
eW
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W
DN100
eW
SW
S
eDN225 S S eS
SW 0
DN100
10
RC eMH-S
DN
eS
CL: 4.08
DN150
VC eS
eW
50
S
IL: 2.25 eS
N4
SW
eTREE
eCOM
eSD
eSW
eS
eW
e
DN100
TERRACE 1 TERRACE 2 TERRACE 3 TERRACE 4 TERRACE 5 TERRACE 6 TERRACE 7

ICL
eS
SW
eDN150 CI eW
S
eDN150 C
DN100
eS
SW
C RESIDENCE
00 V eS
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eSW
eW
3
eDN
/
SEP-SW
SW
eS
DN150
S
CL: 3.96 SW SW
DN100 DN100 eS
/
IL: 2.96 S S S S S S S S S S S S S S S S S S S S S S S S
eW
eSW
/
/
/
eCOM
SW SW SW SW SW SW SW SW / SW SW SW SW SW SW SW SW SW SW SW SW SW SW
/ /
DN150/ DN100
/ / / / / eS
/ / / / / / / / / / / / / / / / / / / / SW SW SW SW SW
/ / / / / / / / / / / / / / SW
/ / / / /
DN100
eW / / / / / / / / / /
eS
/
CK
eS
/
eSW
eMH-S NEW COMBINED CONNECTION.

eDN750 BRI
/
eW
eW
eS
/
CL: 6.38 GAS SEALED INSPECTION OPENINGS
/
CONSTRUCT NEW SEALED SIDE ENTRY PIT IL: 4.48 eS
/
/ / / / / / /
CONNECT INTO EXISTING STORMWATER LINE VC

300 eS .48
eSW
eTREE DN
e IL: 5
3.0m WORK EXCLUSION ZONE AROUND

eSW
EXISTING TREES IN ROAD RESERVE, TYPICAL.
CONCEPT SITE SERVICES PLAN

SCALE 1:200
LEGEND
eSW eSW MH-S

SW SW SW MH-SW
eS eS eS GP
S S S GD
eW eW eW eFP EXISTING FIRE PLUG
W W W M
WATER METER
DN40 MASTER METER
DN20 SUB-METERS
STATUS: DESIGN BY: RJ CLIENT: MONKIRA PROPERTIES PTY LTD TITLE: CONCEPT SITE SERVICES PLAN
PRELIMINARY / INFORMATION DESIGN CHK: -
PROJECT: MULTI RESIDENTIAL DEVELOPMENT
DO NOT SCALE - IF IN DOUBT, ASK DRAWN BY: PVD
THIS DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR WHICH IT SCALE: 1:200 SHEET SIZE: A1 DWGs IN SET: -
B REV. DEVELOPMENT APPROVAL - RFI RESPONSE PVD 29-05-18 WAS PREPARED. © RARE INNOVATION PTY LTD. ABN 51 619 598 257 DRAFT CHK: -
A DEVELOPMENT APPROVAL PVD 09-03-18 ADDRESS: 13 DOWLING STREET
REV: DESCRIPTION: BY: DATE: APPROVED: R. JESSON ACRED. No: CC5848I DATE: 00-00-00 LAUNCESTON PROJECT No: 18.434 DWG No: DA01 REV: B
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
Mr Brian White
Planning Department
City of Launceston
PO Box 396
LAUNCESTON TAS 7250
15 May 2018
Dear Brian,
RE: Additional Information Require for Planning Application DA0207/2018
In response to your letter dated 27 April 2018 requesting additional information, we

provide the following information.
1. Clause 11.4.10 – P2 – Rear and Side Setbacks
Response
Please see attached amended plans, dated 11.05.2018 (amended Appendix B to the
original submission) further detailing location of buildings on adjoining lots, provision
of shadow diagrams, and updated elevations of Terraces 1-6 in terms of further
articulation of the south western elevation, window placement in terms of sill height
to minimise overlooking. The written submission has also been further updated in
response to P2 of Clause 11.4.10, refer to Version 2, dated 15 May 2018.
2. Clause 11.4.13 - Overlooking
Response
Please see attached version 2 of written submission with additional details

addressing P1 of Clause 11.4.13 together with amended plans removing the south
eastern bedroom windows from Terraces 2, 4 and 6.
3. Clause E6.6.1 – Construction of parking area & Clause E6.6.2 – Design and
Layout of Parking Areas
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
Response
Amended plans now clearly detail dimensions of driveway and car parking is shown
at scale in A002 to be accordance with Table E6.2 and Table E6.3. Scaled swept path
diagrams are provided in updated Appendix B, to demonstrate the functionality of
the parking spaces as well as amended written response to this clause.
4. Works in the Road Reserve
Response
Please see attached Concept Site Services Plan by rare. detailing the existing
infrastructure and works required within the Dowling Street road reserve between
the property boundary and the kerbing.
5. Collection of Bins
Response
The developer will be ‘opting out’ of the Council provided service. Discussion have
taken place with a private contractor in relation to the location of collection areas
just inside the property boundary.
I trust that this additional information satisfies your request and the application can
continue with the due process.
Kind Regards,
Rebecca Green
Senior Planning Consultant & Accredited Bushfire Hazard Assessor

Rebecca Green & Associates
m. 0409 284422
P.O. Box 2108, Launceston, 7250
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0207/2018
Date
From: Rebecca Green <admin@rgassociates.com.au>

Sent: Tuesday, 29 May 2018 4:06 PM
To: Brian White
Subject: RE: DA0207/2018 - Additional Further Information Request - Rebecca

Green & Associates
Attachments: 18434-DA - Rev B 18-05-29.pdf
Good afternoon Brian
Please see attached details in response to additional further information request emailed 22 May
2018. We hope that this additional information will now satisfy Council’s requirements and that the
proposal will now be able to proceed to advertising.
We also note that Council is in receipt of a development application for No. 10 Croydon Avenue. As
the 2 additional multiple dwellings are not approved nor existing at No. 10, there is no requirement
for our proposal to address the structures, however we do note that the setbacks of the units are
similar to that of 11 Dowling Street to the proposal at 13 Dowling Street and our previous response
to the overlooking and overshadowing of habitable rooms windows to 11 Dowling Street in relation
to our proposal would also apply in regard to consideration of 10 Croydon Avenue, although a large
portion of the development proposed for No. 10 Croydon Avenue (unit 4) is adjacent to the private
open space of Terraces 4 and 5 and Unit 3 is adjacent to the private open space of Terraces 6 and 7
and will receive further additional morning sunlight.
Kind regards
Rebecca Green
Senior Planning Consultant & Accredited Bushfire Hazard Assessor
Rebecca Green & Associates
m. 0409 284422
P.O. Box 2108, Launceston, 7250

Dowling Street

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PLANNING EXHIBITED

Multi Residential Development at 13 Dowling Street, Launceston

for Monkira Properties Pty Ltd

A001 SITE PLAN unifydesign.com.au

Monkira Properties Pty Ltd

SITE AREA: 2720m2

TOTAL SITE COVERAGE:

PERVIOUS AREAS TO RAINFALL:

INDIVIDUAL TERRACE DRAWN

LAND TITLE REFERENCE: 160782/4 DOCUMENT PHASE

APPROXIMATE DESIGNATED RUBBISH BIN COLLECTION

Monkira Properties Pty Ltd

INACCURACIES OF THE SETOUT. north

Scale: 1 : 500 COPYRIGHT

Monkira Properties Pty Ltd

Monkira Properties Pty Ltd

COMMON GARDEN SPACE PRIVATE GARDEN SPACE

Monkira Properties Pty Ltd

TIMBER FENCE TO 1.8m HIGH

Monkira Properties Pty Ltd

Monkira Properties Pty Ltd

External Material Palette Precedent

250 3405 90 3005 3005 90 3405 250

Monkira Properties Pty Ltd

250 3405 90 3005 3005 90 3405 250

Monkira Properties Pty Ltd

BEDROOM BEDROOM REV DATE DESCRIPTION

3405 901000 100090 3405

Monkira Properties Pty Ltd

1200 250 350 410

250 3405 250 3095

Monkira Properties Pty Ltd

DA2 11.5.18 FIR AMENDMENTS

13760 460 6730

600 250 6230 250 WEB

250 6500 90 3495 90 3495 90 6690

Monkira Properties Pty Ltd

REV DATE DESCRIPTION

ROBE PLAN AMENDMENT

STUDY BATH ENSUITE

7770 1600 600 90 3800 Residence Ground

Monkira Properties Pty Ltd

1 North East Elevation

REV DATE DESCRIPTION

CUSTOM ORB ROOFING

Monkira Properties Pty Ltd

3 South West Elevation

CUSTOM ORB ROOF CLADDING

Monkira Properties Pty Ltd

REV DATE DESCRIPTION

Construction and Use of 8 New Dwellings

Figure 1: Location Map

Figure 2: Zoning Map

Appendix A: Certificates of Title

Appendix B: Site Plans, Floor Plans and Elevations – Unify Design

Appendix C: Subdivision Plan – Cohen & Associates P/L

Appendix D: Traffic Impact Assessment – Midson Traffic Pty Ltd

Appendix E: TasWater Infrastructure Plan

Appendix F: Tree Inspection and Report – Australian Tree Care – TAS

Appendix G: Letter to adjacent property owner

The proposal is summarised as:

2. Subject Land and Locality

2.2 Locality Description

Figure 1: Locality Map