Professional Documents
Culture Documents
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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CPD Planning
Application
Table of Contents
1 Introduction ..................................................................................................................................... 3
2 Site and Surrounds ........................................................................................................................ 3
2.1.1 Location ............................................................................................................................... 3
The Land ...................................................................................................................................... 4
Topography ................................................................................................................................ 4
Natural Values ........................................................................................................................... 4
Natural Hazards ........................................................................................................................ 4
Heritage ....................................................................................................................................... 4
Surrounding Area ..................................................................................................................... 4
Infrastructure Services ............................................................................................................ 5
2.8.1 Transport Network ........................................................................................................... 5
2.8.2 Reticulated Services ......................................................................................................... 5
3 Development Application ........................................................................................................... 5
Applicant ..................................................................................................................................... 5
Proposed Use and Development ....................................................................................... 5
3.2.1 Development...................................................................................................................... 5
3.2.2 Signage ................................................................................................................................ 6
3.2.3 Access and Car Parking .................................................................................................. 8
3.2.4 Operational Details .......................................................................................................... 8
4 Planning Assessment .................................................................................................................... 8
Zoning .......................................................................................................................................... 8
Use Categorisation .................................................................................................................. 9
4.2.1 ‘Business and Professional Services’ use class ....................................................... 9
4.2.2 Approval Status ................................................................................................................. 9
Commercial Zone Provisions ............................................................................................. 10
4.3.1 Zone Purpose ................................................................................................................... 10
4.3.2 Use Standards .................................................................................................................. 11
4.3.3 Development Standards .............................................................................................. 14
Codes.......................................................................................................................................... 19
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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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1 Introduction
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
This report has been prepared in support of a Development Application being lodged
by Commercial Project Delivery on behalf of Canning Dental Pty Ltd for use and
development of a dental practice at 97 Bathurst Street, Launceston.
The report provides an assessment against the relevant provisions of the Launceston
Interim Planning Scheme 2015 (‘The Planning Scheme’).
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Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
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The Land
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
The subject site is legally comprised of three titles as shown in Table 1 below:
The largest title contains a double storey building which was previously used as the
Polish Hall for Launceston. A single storey kitchen annex extends off the northern side
of the building.
The two smaller titles to the north are currently used for car parking with access from
Bathurst Street.
Topography
The land falls from the rear boundary towards Wellington Street.
Natural Values
The subject site is a fully developed urban lot. It therefore does not contain any
significant natural values. Most of the site is sealed with runoff managed by an on-site
stormwater system which discharges into the reticulated system.
Natural Hazards
The subject site is not shown on the Planning Scheme maps as being subject to a
potential flooding and landslip hazard. It is not located within or near bushfire prone
land.
Heritage
The subject site is not heritage listed either locally or at State level.
Surrounding Area
The subject site is in a commercial area along Bathurst Street. Land to the north, east
and south is zoned commercial and includes a range of businesses. The land directly
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Ref. No: DA 0063/2019
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Date
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to the north contains a car park associated with an energy business whilst the land
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Directly opposite the site is the Brickfields reserve which acts as a buffer to the
residential properties further to the west.
Infrastructure Services
3 Development Application
Applicant
The applicant is Commercial Project Delivery on behalf of Canning Dental Pty Ltd.
The appropriate contact is:
M: 0408397393
E: chloe@cpdelivery.com.au
3.2.1 Development
It is proposed to redevelop the former Polish Hall at 97 Bathurst Street for use as a
dental surgery with associated parking.
The redevelopment utilises the existing building structure with some minor internal
demolition proposed.
The ground floor will contain two entrances to the building being directly off Bathurst
Street and via a new access from the car park along the northern façade. This entry
point will be accessed via both a ramp and stairs.
The ground floor will comprise the reception and waiting area, offices, x-ray room,
sterilization room and 8 surgery rooms. The annex will be redeveloped into a staff
room with toilet and kitchen facilities.
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Ref. No: DA 0063/2019
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The hall within which the dental surgery is to be located will have a number of internal
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
roofs installed which will create single storey spaces over the surgeries, admin areas
and laboratory while the sterilization and reception/waiting areas will have double
height ceilings.
Level 1 will contain a training room and two new tenancies for which approval as an
office is sought. These spaces do not have a lessee as yet but given the most likely
outcome is that they will be used as office space, approval is sought on this basis and
if an alternate discretionary use is proposed, then separate approval will need to be
obtained.
In terms of changes to the external façade, for the most part existing windows and
openings will be retained and the building simply repainted. Changes to the façade
are as follows:
3.2.2 Signage
A number of new signs are proposed in order to identify the new dental surgery.
They are summarised in the table below.
Mid wall
Building Fascia Street number and
name 400mm high
Upper wall
Wall (graphic) 3.1m (w) x 4.1m (h)
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Ref. No: DA 0063/2019
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Bathurst St (street
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
façade)
Building Fascia Street name and
number 400mm high
Upper wall
Banner Height from ground
level = 2.8m
Height of banner =
3.3m
Mid wall
Wall sign (graphic) 3.8m (h) x 3.1m (w)
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Ref. No: DA 0063/2019
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Date
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4 Planning Assessment
Zoning
The subject site is zoned Commercial under the Launceston Interim Planning Scheme
2015 as identified in Figure 2 below.
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Use Categorisation
It is submitted that the proposed use as a dental surgery best fits this definition.
The two vacant tenancies shall be classified as Business and Professional services being
an office for the purposes of this permit.
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•
without the consent of the copyright owner.
23.1.1 To provide for large floor area retailing and service industries.
23.1.2 To provide for other large area uses, such as car yards, bulky goods
sales, warehouse and showrooms in the areas of high traffic volumes
and high passing visibility.
23.1.3 To ensure uses support and do not threaten the established activity
centre hierarchy.
The Zone Purpose statements are relevant to the exercise of the general
discretion which applies to the ‘business and professional services’ use class in
accordance with Clause 8.10.2 of the Interim Planning Scheme. They are
considered individually below.
23.1.1 Whilst the proposal to redevelop the existing building to utilise it as a
dental surgery does not provide large floor area retailing and service
industries, it is submitted that the use of this site as a ‘medical centre’ is
appropriate and enables the proponent to have synergies between this
site and his other practice at 99 Canning St, some 50 metres from the
subject site. This unique ‘hall’ style building lends itself to conversion to
a medical practice rather than a large format retailer.
23.1.2 This unique ‘hall’ style building lends itself to conversion to a medical
practice or office rather than a large format retailer which would likely
require the demolition of the building.
23.1.3 Consistent. The use of the site for a Medical Centre and associated car
park will not threaten the established activity centre hierarchy. There is
no retailing proposed that will threaten the centres identified in the
established activity centre hierarchy.
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Ref. No: DA 0063/2019
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Date
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emissions;
(c) the proximity and number of
sensitive uses in the area;
(d) the topography of the site;
(e) background levels;
(f) any mitigation measures
proposed; and
(g) the character of the
surrounding area.
Complies with P1.
Given the site is within 100m of residential properties located on the opposite
side of Canning Street, the proposal must be assessed against the PC. It is
submitted that the redevelopment of the existing building and car park for use
as a Dental Surgery operating between 8.00am – 9.00pm will not impact on the
residential amenity of the dwellings on Canning Street, which are located within
the Commercial Zone and are not afforded the same amenity as if they were
situated in a residential zone. It is likely most of the dentists will work within the
typical hours of 8.30am – 5.00pm with only a couple working later on any given
day if at all. The proposed times have been put forward to give the practice the
flexibility to service all patients.
There is no entry to the building from Canning St and all vehicular traffic will
enter the site via Bathurst Street with the building acting as a buffer to residential
uses. The surrounding area has a commercial character and it is submitted that
use of the site as a Dental Surgery is not a high impacting use.
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sold;
(c) the proximity to the Central
Business zone or the activity
centres of Mowbray and Kings
Meadows; and
(d) the proximity to a major road
and public transport system
that links activity centres.
Complies with P1.
Business and Professional Services – Medical Centre is a discretionary use in the
zone, therefore assessment against the PC is required. As discussed in the
assessment against the zone purpose statements, the proposed development of
a new Medical Centre (Dental Surgery) will not impact the viability of the activity
centre hierarchy. There is no large-scale retailing proposed that will threaten the
centres identified in the established activity centre hierarchy. The proponent has
chosen this site given the potential of the former Polish Hall for redevelopment
into a dental surgery with very few major structural modifications required and
the fact it is within 60m of his current practice at 99 Canning Street.
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Not appliable
The maximum height of the building will remain unchanged.
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Not applicable
The frontage setaback of the existing building will not be altered.
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openings; and
g) any external lighting.
Not Applicable
The site of the proposed development, 99 Bathurst Street, does not immediately
abut any of the listed zones.
Complies with A5
The two entry points to the building are clearly identifiable from Bathurst Street.
The accessible access will be clearly identifiable both from Bathurst Street and
within the car park.
23.4.2 Streetscape
Objective
To ensure that development has an acceptable impact on the streetscape.
Acceptable Solution Performance Criteria
A1 Excepting walls built to the lot P1 New buildings or extensions to
boundary, new buildings or existing buildings must be
extensions to existing buildings compatible with the streetscape
must: having regard to:
a) the topography of the site;
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Not applicable
No changes to the façade with the exception of repainting and installation of new
doors is proposed.
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3m from the street frontage would result in the loss of two car parking spaces
when it is critical to the operation of the Dental Surgery that car parking on site
is maximised. There is still adequate space between the car parks and the
frontage for landscaping which will assist in screening the car park.
The property immediately adjacent to the north also has car park and hardstand
area that extends to the frontage so parking at the street frontage is not out of
context with the surrounding streetscape character.
23.4.3 Fencing
Objective
To provide for fences that are appropriate to the site and character of the area.
Acceptable Solution Performance Criteria
A1.1 Fences must be no higher than: P1 Boundary fences must not have
a) 1.8m on a frontage; or an unreasonable impact on the
amenity of adjoining sites and
b) 2.1m on a side or rear
the streetscape, having regard to:
boundary that abuts a
public reserve; or a) the topography of the site;
c) 3m on a side or rear b) the need for security;
boundary otherwise. c) the materials and finish of the
A1.2 Front fences must be 50% proposed fence;
transparent above a height of d) the need and opportunity for
1.2m passive surveillance,
A1.3 Front fences higher than 1.2m particularly where the fence
must be located no less than 1m adjoins a road or public
from the frontage, and the reserve;
setback landscaped between the e) overshadowing;
frontage and the fence. f) the character of the
streetscape; and
g) the character of the
surrounding area.
Not applicable - No new fencing is proposed
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Codes
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A Traffic Impact Assessment has been prepared by GHD Pty Ltd to assist with the
assessment against the standards in the Code (refer Appendix D)
Code Purpose
E4.1 a) protect the safety and efficiency of the road and railway networks;
and
b) reduce conflicts between sensitive uses and major roads and the
rail networks.
In accordance with Clause 8.10.2 of the Interim Planning Scheme, the Code
Purpose is relevant to the exercise of discretion in relation to traffic generation
(Clause E4.6. P3)
a) Consistent. The Traffic Impact Assessment has determined that the
additional traffic generated by the use and development is well within the
capacity of the road network and will not result in any detrimental safety
impacts.
b) Consistent. Given that traffic generation will be within the capacity of the
road network, it will not lead to amenity conflicts with other use or
development.
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Use Standards
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
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Bathurst Street, representing less than 1% of existing volumes and will have
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
minimal impact on the network. The TIA has confirmed there will be no significant
detrimental road safety impacts of increased usage of the access point given both
the crash history in the immediate area and also the sight distance available.
Development Standards
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To ensure that accesses, junctions and level crossings provide sufficient sight
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
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The Traffic Impact Assessment (Appendix D) has been prepared by GHD Pty
Ltd to assist in the assessment against the standards in the Code.
Code Purpose
In accordance with Clause 8.10.2 of the Interim Planning Scheme, the Code
Purpose is relevant to the exercise of discretion in relation car parking numbers
(Clause E6.5.1 P1), and, Design and layout of Parking Areas (E6.6.2).
The purpose statements are considered separately below. They comprise a list
of matters which Council is to have regard to in assessing consistency. Some of
the matters are not relevant, however all of them have been addressed. In an
overall sense, the Code seeks to provide an appropriate level of parking facilities,
which will be provided on-site for the proposed use as determined by an
empirical assessment of car parking demand in the Traffic Impact Assessment.
a) It is submitted that the number of car parks provided is appropriate to
enable the dental surgery to operate with a maximum of 7 practitioners on
site at any one time. There are two key factors in this assessment; being the
availability of on-street parking in the area and the average length of
appointment times being 30 minutes or longer in duration. The
appointment lengths means that unlike in a GP clinic, it is likely that each
dentist will only have a maximum of 2 patients on-site at any given time.
b) There are cycling, walking and public transport routes in the area.
c) The access to the existing car park will be relocated 6 metres further north
and as determined by the TIA assessment is satisfactory in terms of sight
distance.
d) The proposed parking will adversely not impact on the amenity of a locality
because its mixed use nature means that it is already characterised by high
levels of on-site parking and traffic movements.
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e) The proposed car parking areas have been designed in accordance with the
website are intended for public perusal only and should not be reproduced
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without the consent of the copyright owner.
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h)
without the consent of the copyright owner.
P1.2
P1.3
A2
The number of accessible car parking P2
spaces for use by persons with a
No performance criteria
disability for uses that require 6 or
more parking spaces must be in
accordance with Part D3 of the
National Construction Code 2014, as
amended from time to time.
Complies with P1
The Traffic Impact Assessment at Appendix D provides a detailed analysis of the
car parking requirement for this use and has concluded that the proposal meets
P1.1 and A2.
Assessment against each of the matters to be considered under P1 is provided
as follows:
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a) The Bathurst Street Car park is situated 400 m to the north of the site and a
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
likely location for staff to park all day within. It is submitted that it is not
unreasonable or uncommon situation for businesses not to provide on-site
parking for staff.
b) The site doesn’t accommodate multiple uses that are likely to be visited by
individuals at the same time. Given the majority of car parking spaces on site
will be dedicated patient parking (as staff will be directed to park off-site), it
is considered that given appointment duration, that there will likely always be
availability on-site.
c) There is a Metro bus route along Bathurst Street with a stop located in
Canning St, 70m from the site and one on Bathurst St, 80m south of the site.
Anecdotal evidence from the proponents who also operate Canning St Dental
at 99 Canning St, around the corner from the site, indicates that patients do
travel to the practice by bus.
d) The site is constrained in terms of the available hardstand area.
e) As per section 5.1.2 of the TIA, a parking survey of the immediate surrounds
has been undertaken and determined that at the three time periods of the
survey 10am, 1pm and 4pm, and that on average at least 3 spaces were
available in each of the survey zones with the majority (11) available in Zone
5 which is in Bathurst St immediately outside of the subject site. The area
immediately in front of the site is 3hr parking which is more than sufficient
for average appointment times. On this basis it is considered there is ample
on-street parking to account for any shortfall in patient parking (although it
is noted that it is submitted that there is adequate patient parking provided
for on-site.
f) Section 5.1.3 provides a detailed supply and demand assessment. The
proposed dental practice will have a total of 7 dental practitioners with
appointments typically ranging from 30 minutes to 2 hours. The average
appointment time is expected to be around 45-60 minutes.
It is expected that each practitioner will be seeing one patient at a time, with
the potential for an additional patient in the waiting room ready for the next
appointment. Given scheduling of long appointment durations (i.e greater
than 30 minutes), significant overlap of waiting patients is unlikely compared
to other types of medical uses (e.g general practitioner).
On the basis of the above assumption, the expected parking demand is as
follows:
• Patients being seen 7 spaces
• Patients waiting 7 spaces
• Office visitors 2 spaces
P a g e | 28
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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TOTAL 16 spaces
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Two spaces on site will be allocated to staff, leaving the remaining 13 spaces
for patient use. The parking surveys indicate that on-street parking on Bathurst
Street along the site frontage is underutilised with a spare capacity of 10 or
more spaces, and there is also some spare capacity along Canning Street. There
is considered sufficient public parking in the immediate surrounds to
accommodate the expected overflow of around 3 patient vehicles.
g) Given the proposed car park is currently used as car park there will be no
impact on streetscape.
h) The TIA accompanying the proposal has determined there is sufficient car
parking to be provided on site and available in the surrounding streets to
cater for the proposed development and no recommendations around
providing additional parking have been made.
Objective
To ensure that an appropriate level of bicycle parking spaces are provided to
meet the needs of the use.
Complies with A1
P a g e | 29
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's
Table E6.1 does not require bicycle parking for a Medical Centre. Accordingly, no
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
P a g e | 30
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
Objective
To ensure that taxis can adequately access developments.
Objective
To ensure that motorbikes are adequately provided for in parking considerations.
P a g e | 31
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Complies with A2
As only 15 car parking spaces are provided, dedicated motorcycle parking is not
required.
Objective
To ensure adequate access for goods delivery and collection, and to prevent loss
of amenity and adverse impacts on traffic flows.
Not applicable
P a g e | 32
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CPD Planning Application February 19
Date
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Planning Administration
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Development Standards
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Complies with A1
The proposed reconfigured car park is flat, sealed with asphalt, drained to a
public stormwater system and will be line marked as shown on the plans.
P a g e | 33
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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A1.2
A1.3
P a g e | 34
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CPD Planning Application February 19
Date
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Planning Administration
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A1.4
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Complies with A1.1 (a, b and e), complies with P1 in relation to A1.1(c &
d). Complies with A1.2, A1.3 and A1.4
Provision is made for vehicles to enter and exit the site in a forward direction.
Table E6.2 requires the access width to be 4.5 m which is compliant, however the
TIA recommends this be widened to 6m. The proponent is comfortable if this is
made a condition of permit
The car parking bays are 2.5 metres wide x 5.4 metres deep and there is in excess
of 2.1 metres of vertical clearance. This width does not comply with the
requirements of Table E6.3 but does comply with AS2890.1 and is considered
acceptable. The proposed car park is constrained by the layout of the building
and access ramp. In order to maximise the number of spaces available for use by
patients, it is necessary to make concessions with regard to parking space width.
The design width of 2.5 metres is consistent with the design standards of User
Class 2 as defined in AS2890.1.
It is noted that the proposed development may be more appropriately classified
as a User Class 3 facility (i.e short term parking), however the only difference in
design standards between user classes 2 and 3 is a 0.1m increase in parking space
widths.
In this case, the reduced space widths are offset by a significant increase in the
aisle width to 6.9 metres (compared to the User Class 2 requirement of 5.8
metres). The wider parking aisle will improve two of the primary aspects of car
park design being:
• Manoeuvring into and out of parking spaces;
• Entering and existing vehicles – due to improved manoeuvring allowing
vehicles to park more centrally within parking spaces.
The parking spaces in the rear corner of the car park (designated spaces 13 and
14) are the most restricted with regard to manoeuvring. It is proposed that these
spaces will be allocated to staff parking and therefore will typically attract only
one entry movement in the morning and one exit in the evening. The remainder
of the car park will often be empty while these spaces are being accessed. Figures
P a g e | 35
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's
10-14 in the TIA demonstrate swept path assessments for access into these two
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
spaces.
Accessible parking spaces are located as close as possible to the main building
entry points on the ground and first floors. Accessible parking spaces are
designed complete with shared area as per the requirements of AS2890.6.
The accessible space is located immediately adjacent to the accessible ramp
meets the requirements of AS/NZ2890.6-2009.
Objective
To ensure pedestrian access is provided in a safe and convenient manner
A1.2
In parking areas containing
accessible car parking spaces for
use by persons with a disability, a
footpath having a minimum
P a g e | 36
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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P a g e | 37
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
Not applicable because the subject site is not mapped as being within a scenic
management tourist road corridor or local scenic management area.
P a g e | 38
PLANNING EXHIBITED
DOCUMENTS
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CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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P a g e | 39
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
The table provides an assessment of each sign against the requirements set
out in Table 1 of E18.6. The signs do not all meet the permitted standards
listed under Table E18.6 and therefore are assessed against the Performance
Criteria.
Have a
maximum area
of 4.5m2; and
P a g e | 40
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CPD Planning Application February 19
Date
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Must no project
more than
200mm from the
vertical face of
the fascia
Wall 3.1m (w) x 4.1m (h)
(graphic)
Exceeds maximum
area.
Bathurst St (street
façade)
Building Street name and
Fascia number 400mm
Upper wall high
Complies
Banner Must have a Height from ground
horizontal vertical level = 2.8m
dimension of 1m
Height of banner =
Have a 3.3m
maximum
horizontal Max projection
dimension of 4m from façade = 1.9m
P a g e | 41
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Have a
maximum width
of 30mm
Not project
beyond a point
within 450mm of
the vertical
projection of the
kerb alignment
of the road
Have a minimum
clearance above
ground level of
3.6m
P a g e | 42
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
Northern Wall
(facing car park)
Complies
Wall 2.4m (h) x 1.7m (w)
(graphic)
Complies
Annex western
facing wall
Wall 1.5m (h) x 2.5m (w)
(graphic)
Complies
Wall 1.6m (h) 0.38m (w)
Complies
Five of the above signs do not meet the permitted standard and must be
assessed against the Performance Criteria. In each instance the variation is
relatively minor and given the overall size of the building will not create
unnecessary visual clutter or result in domination of signage on the streetscape.
The ‘tree graphics’ whilst exceeding the permitted dimension for a wall sign, will
be subtle in their appearance and largely see through. The Canning Street wall
sign only slightly exceeds the maximum overall dimension and has been
designed to sit within the wall panel on which it is located which is a better
visual outcome.
The banner and horizontal projecting signs do not meet the required clearance
but still allow pedestrians to pass under them with no risk of injury. None of the
P a g e | 43
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
signs will result in a risk to pedestrian or vehicular traffic. The number of signs
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
proposed are necessary to identify the site and business within it. Two of the
signs (the building fascia signs) simply provide the street name and number on
each street frontage. There is then a wall sign on each façade and signage that
denotes entry locations as well as the tree graphic which add visual interest and
aesthetic appeal to the building.
There are a total of 7 wall signs proposed of these, 3 are graphics which are
semi translucent. A total of two building fascia signs are proposed denoting the
site address and then there is one each of a banner and horizontal projecting.
It is submitted that the large size of the site with multiple street frontages and
justifies multiple signs. The signs have been designed to ensure pedestrians and
vehicular traffic can readily identify the site and given Bathurst Street is a one-
way street it is important that vehicular traffic can identify where the site is
before it passes the car park.
P a g e | 44
PLANNING EXHIBITED
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CPD Planning Application February 19
Date
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Planning Administration
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A4 P4
A sign must not be illuminated A sign must not result in unreasonable
loss of amenity to neighbouring
properties or cause undue distraction to
drivers of motor vehicles, having regard
to:
a. The location of the sign;
b. The intensity of the lighting;
c. The hours of operation of the
sign;
d. Whether the sign is visible from
the road; and
e. The character of the surrounding
area.
Complies with P4
The two illuminated signs are small in size and the illumination will alert
motorists to the them without being of distraction. It is proposed the signs
would be illuminated from 6am to 11pm. Their location is such that illumination
will not impact on any sensitive uses. Due to the commercial nature of the area
and the number of businesses within it, there are a range of signs of varying
size and styles and it is submitted that the illumination of two small wall signs
will not impact on the character of the area.
P a g e | 45
PLANNING EXHIBITED
DOCUMENTS
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CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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5 Conclusion
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
The proposed use (Business and Professional Services – medical centre) being for the
purposes of a dental surgery is generally discretionary in the Commercial Zone, and
additional discretions arise from Planning Scheme standards which deal with the use,
setbacks, streetscape, increased level of traffic movements and car parking numbers
and signage,
It is submitted that the proposal to redevelop the existing building on site for use as
a dental surgery with two office tenancies is an excellent example of adaptive reuse of
buildings in Launceston. The existing façade will largely be retained and it is submitted
that the level of signage proposed will add visual interest to the building and is
commensurate with both the size of the site and the number of road frontages it has.
On the basis of this information contained in this report, the application is considered
to include sufficient information to enable Council to consider the proposed use and
development and make a determination in accordance with Clause 8.10 of the Interim
Planning Scheme.
P a g e | 46
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CPD Planning Application February 19
Date
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Planning Administration
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
P a g e | 47
RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Plan 113046
Being the land described in Conveyance 47/2947
Derivation : Whole of location to C Pennett
Derived from A15025
SCHEDULE 1
M693159 TRANSFER to TASMANIAN INVESTMENTS PTY LTD
Registered 04-Jun-2018 at 12.01 PM
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
E138512 MORTGAGE to Medfin Australia Pty Limited Registered
04-Jun-2018 at 12.02 PM
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
PLANNING EXHIBITED
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Date
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Search Date: 06 Feb 2019 Search Time: 12:56 PM Volume Number: 113046 Revision Number: 02 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 2 on Plan 113046
Being the land described in Conveyance No. 47/2944
Derivation : Part of Location to C. Pennett
Derived from A15027
SCHEDULE 1
M693159 TRANSFER to TASMANIAN INVESTMENTS PTY LTD
Registered 04-Jun-2018 at 12.01 PM
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
E138512 MORTGAGE to Medfin Australia Pty Limited Registered
04-Jun-2018 at 12.02 PM
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
PLANNING EXHIBITED
DOCUMENTS
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Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Search Date: 06 Feb 2019 Search Time: 12:58 PM Volume Number: 113046 Revision Number: 02 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Plan 226732
Derivation : The allotment Sec. H.1. - Gtd. to I. Morris.
Prior CT 2935/65
SCHEDULE 1
M693159 TRANSFER to TASMANIAN INVESTMENTS PTY LTD
Registered 04-Jun-2018 at 12.01 PM
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
E138512 MORTGAGE to Medfin Australia Pty Limited Registered
04-Jun-2018 at 12.02 PM
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
PLANNING EXHIBITED
DOCUMENTS
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Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Search Date: 06 Feb 2019 Search Time: 12:58 PM Volume Number: 226732 Revision Number: 01 Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
P a g e | 48
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
CANNING STREET
AMENDMENT
Existing footpath & gutters
DATE
REV
OFFICE
3000
EXISTING
KITCHEN
SURGERY
SURGERY 2B EXISTING
3A
TOILETS
6016
3800 2162
3000 5336
LAB
1400
SURGERY 2A 1400
STAIRS EXISTING AREA
AMENDMENT
3800
DIRTY SURGERY 3B
STERILIZATION
CLEAN EQUIPMENT
3000
1100
SURGERY 1B ROOM
Hand
DATE
wash
TRAYS ABOVE
REV
4130
COMMON ENTRY
OFFICE AREA
SURGERY 4A FOYER
2400
STORE BULK
3000
STORE
ROOM
2015
TOILET ROOM STAIRS
ADMIN
SURGERY 4B
OFFICE
AMENDMENT
3000
SURGERY 1A
FHR
3800
DATE
STAIRS
REV
BATHURST STREET
EXISTING
WAITING
AREA
GENERAL NOTES:
STAFF
ROOM
1 2 3 4 5 6
5400
5148
E / ANTONY.POATE@BIGPOND.COM
LCD Screen
2046
SUITE 3, 2 VICTOR RD
TOILETS
2500 2500 2500 2500 2500 2500
5400
2500
14
(STAFF PARKING)
8 7
12 11 9
5400
5400
10
2500
13 NORTH
(STAFF PARKING)
P2 26-11-18
1:50
97 BATHURST STREET
SCALE @ A1
1 PROPOSED SITE PLAN
DATE
- Scale 1:100 @ A1
LAUNCESTON
AP
DRAWN BY
REV
A-001
DRAWING NO
PROJECT #
PROJECT
PLANNING EXHIBITED
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Date
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content. The Council reserves all other rights. Documents displayed on the Council's Existing power pole and
street lighting.
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
AMENDMENT
colours as indicated.
New street number and
New signage panel street name in 400mm high
3190mm wide x 1250mm cutout aluminium letters
New "Entry" sign in cutout brushed high applied to face of applied to face of building.
DATE
aluminium letters 380mm high building. Exact wording and
name to be determined.
REV
applied to wall.
AMENDMENT
Logo in Sutout aluminium 3190
with coloured vinyl face film 380
and LED backlit, pin fixed to
existing brick wall. 2550
DATE
Existing metal fence to rear
3265
boundary of carpark
REV
1250
DENTAL
Existing trees
ENTRY
1500
BATHURST STREET
1600
DENTAL
AMENDMENT
3800
CANNING STREET
DATE
Existing
services
REV
box on
footpath.
GENERAL NOTES:
nosings, tactile indicators
and stainless steel
handrails to meet
AS:1428.1
E / ANTONY.POATE@BIGPOND.COM
Existing power pole and
street lighting.
SUITE 3, 2 VICTOR RD
street name in 400mm high
cutout aluminium letters 4574mm wide x 1250mm
applied to face of building. high applied to face of
1950
1200
4574
New double sided, backlit
3300
1250
P1 26-11-18
1:50
aluminium frames.
97 BATHURST STREET
SCALE @ A1
3150
4100
DATE
Existing stars and entry to
BATHURST STREET be removed and infilled.
2884
LAUNCESTON
AP
DRAWN BY
REV
A-002
NOTE:
DRAWING NO
1 CANNING STREET - BUILDING ELEVATION
PROJECT #
Existing facade to be
PROJECT
New tree graphic applied to
re-painted in selected
face of building in paint
colours as indicated.
finish and to windows in - Scale 1:50 @ A1
semi translucent vinly film.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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without the consent of the copyright owner.
AMENDMENT
DATE
REV
AMENDMENT
DATE
REV
AMENDMENT
Existing trees on Canning
DATE
Street
REV
GENERAL NOTES:
Existing rear applied to face of building.
boundary of carpark
E / ANTONY.POATE@BIGPOND.COM
Artificial green wall applied
New colourbond to existing brick face of
SUITE 3, 2 VICTOR RD
entry. Existing brickwork of
existing building. 1200
1000
and name to be
1500
DENTAL
determined.
DENTAL
Existing brickwork to
2400
existing buildings.
New double sided, backlit
wall sign 1000mm high x
200mm deep x 1200mm
wide fixed to face of
building.
NORTH
BATHURST STREET
P1 26-11-18
1:50
New wheelchair access glazingin semi translucent vinly film.
and provide new aluminium framed ramps and stairs with tactile
glass entry door.
97 BATHURST STREET
indicators, wheel stops and
SCALE @ A1
Stainless steel handrails to Create new opening in existing wall
meet AS:1428.1 and provide new clear laminated "E
DATE
glass" windows 2400mmmm high set
in Natural anodised aluminium
frames.
LAUNCESTON
AP
1 BATHURST STREET - BUILDING ELEVATION
DRAWN BY
REV
- Scale 1:50 @ A1
A-003
DRAWING NO
PROJECT #
PROJECT
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
EXISTING
KITCHEN
AMENDMENT
EXISTING
Demolish existing TOILETS EXISTING AREA
side wall and double entry
doors.
DATE
REV
Remove existing double
doors and create new
opening in wall for future lift
installation.
AMENDMENT
DATE
Demolish existing doors
REV
and cabinets.
EXISTING
ENTRY FOYER
EXISTING HALL
AMENDMENT
EXISTING
EXISTING CLOAK STAIR
ROOM
DATE
REV
GENERAL NOTES:
EXISTING AREA
BATHURST STREET
E / ANTONY.POATE@BIGPOND.COM
EXISTING
TOILETS Demolish existing internal
wall partitions.
P1 26-11-18
1:50
Demolish existing
EXISTING BITUMEN
97 BATHURST STREET
permietre wall for new
SCALE @ A1
CARPARK AREA
5148
windows.
DATE
Demolish kitchen cabinets
1 GRD FLOOR - DEMOLITION PLAN
LAUNCESTON
AP
Demolish existing ramp to - Scale 1:50 @ A1
DRAWN BY
entry.
REV
Demolish existing garden
bed for new driveway
G-100
access. See site plan.
DRAWING NO
Demolish existing
PROJECT #
PROJECT
storeroom partition and
remove shelving
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Bin
Bin
Planmeca
OFFICE
3000
Planmeca
EXISTING
Planmeca KITCHEN
SURGERY
Bin
SURGERY 2B EXISTING
3A
AMENDMENT
TOILETS
6016
3800 2162
3000 5336
DATE
LAB
1400
New future lift with
REV
masonry shaft.
SURGERY 2A 1400
STAIRS EXISTING AREA
267W x 420Dx
Cerec
Ultrasonic
350H
Bath
3800
DIRTY SURGERY 3B
Bin Bin
STERILIZATION LIFT
Planmeca
AMENDMENT
CLEAN EQUIPMENT
3000
1100
SURGERY 1B ROOM
Hand
wash
DATE
Bin
REV
TRAYS ABOVE
4130
COMMON ENTRY
Planmeca
OFFICE AREA
SURGERY 4A FOYER
2400
Planmeca
STORE BULK
3000
STORE
AMENDMENT
Bin
ROOM
Bin
1400
DATE
ACCESS X-RAY EXISTING
2015
TOILET STAIRS
REV
ROOM
Planmeca
3000
SURGERY 1A
GENERAL NOTES:
3800
Planmeca
STAIRS
EXISTING
E / ANTONY.POATE@BIGPOND.COM
WAITING
Bin
TOILETS
AREA
SUITE 3, 2 VICTOR RD
WAITING
NEW STAIR
STAFF LOCKERS
P1 26-11-18
1:50
AREA SUB TENANCY 1 44 sqm
97 BATHURST STREET
5148
SCALE @ A1
AREA SUB TENANCY 2 52 sqm
DATE
AREA COMMON ENTRY AREA & STAIRS 25 sqm
Fridge
LAUNCESTON
AP
LCD Screen
DRAWN BY
AREA FEMALE TOILETS 14 sqm 1 PROPOSED GROUND FLOOR PLAN
REV
- Scale 1:50 @ A1
AREA MALE TOILETS
G-101
STAFF
TOILETS
10 sqm
DRAWING NO
PROJECT #
PROJECT
New 1:14 incline
access ramp and
handrails to AS1428.1
NEW
PLANNING EXHIBITED
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Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
EXISTING TOILETS
AMENDMENT
HW
DATE
EXISTING AREA
REV
EXISTING KITCHEN
AMENDMENT
existing floor slab for future
lift.
DATE
REV
Remove existing double
EXISTING DOUBLE entry doors.
HEIGHT SPACE
OVER LOWER LEVEL
HALL
EXISTING STAGE
BATHURST STREET
AMENDMENT
EXISTING ROOF
OVER
DATE
EXISTING
REV
STAIRS
GENERAL NOTES:
EXISTING AREA
EXISTING STORE
E / ANTONY.POATE@BIGPOND.COM
ANTONY POATE DESIGN
NORTH
P1 26-11-18
1:50
SKYLIGHTS OVER
97 BATHURST STREET
SCALE @ A1
DATE
LAUNCESTON
AP
1 LEVEL 1 - DEMOLITION PLAN
DRAWN BY
- Scale 1:50 @ A1
REV
L1-100
DRAWING NO
PROJECT #
PROJECT
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
Bin
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
Bin
content. The Council reserves all other rights. Documents displayed on the Council's
Bin
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Planmeca
INTERNAL ROOF
PRACTITIONERS
3000
Planmeca
OVER SURGERIES
OFFICE
Planmeca
SURGERY 5
Bin
SURGERY 4
AMENDMENT
3000 HW SUB LET SPACE
DATE
LAB
1400
REV
SURGERY 3 1400
Cerec
3800
DIRTY SURGERY 6
Bin
Bin Bin
STERILIZATION
AMENDMENT
LIFT
Planmeca
CLEAN
SURGERY 2
Hand
DATE
wash
REV
TRAYS ABOVE
TRAINING FOYER
Planmeca ROOM
PPRINCIPALS
INTERNAL
SURGERY 7ROOF
EXTERNAL ROOF OFFICE
OVER LAB &
OVER SURGERIES
Bin
SURGERIES
Planmeca
INTERNAL ROOF STORE
AMENDMENT
Bin
OVER CENTRAL
OFFICE AND AMIN STAIR
AREAS
DATE
ACCESS OPG
1411
REV
TOILET
Bin
OFFICE
Planmeca
FHR
GENERAL NOTES:
Planmeca
STORE
E / ANTONY.POATE@BIGPOND.COM
WAITING
Bin
AREA
ACCESS SUB LET SPACE
SUITE 3, 2 VICTOR RD
WAITING
NORTH
EXTERNAL ROOF
P1 26-11-18
1:50
STAFF ROOM
97 BATHURST STREET
SCALE @ A1
DATE
1 PROPOSED LEVEL 1 FLOOR PLAN
LAUNCESTON
AP
- Scale 1:50 @ A1
DRAWN BY
REV
L1-101
DRAWING NO
PROJECT #
PROJECT
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
CPD Planning Application February 19
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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P a g e | 49
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
The application is for a change of use of an existing building at 97 Bathurst Street, Launceston.
The previous use of the building was a Polish Club. The proposed use is for dental consulting
rooms. (Medical Centre)
2.1. Zoning:
The property falls within a zoning: Commercial
The planning scheme “Medical Centre” as premises that are used for the purpose of providing
health services (including preventative care, diagnosis, medical or surgical treatment,
counselling or alternative therapies) to out-patients only, where such services are principally
provided by health care professionals. It may include the ancillary provision of other health
services.
3.2 Procedures:
Procedures involve initial consultation and examination followed by treatment of patients where
required.
AP DESIGN
Date
advertised: 09/03/2019
Planning Administration
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3.4 Staff:
There will be 7 professional practitioners offering consultation, examination and treatment at any
one time.
There will be 3 dental nurse assisting the practitioners.
There will be 2 administration assistant / receptionist.
Summary:
Professional practitioners 7
Clinical assistants 3
Reception / admin staff 2
Total Staff 12
The existing parking allocated within the building will remain the same as the previous approved
use.
The requirements for off street parking for the proposed use as Medical Centre will be
significantly less than the previous approved use.
A new wheelchair access ramp and stairs will be constructed at the entry to the building to
replace the existing non complying ramp. All new ramps and stairs will comply with AS: 1428.1
AP DESIGN
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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a. There is a catchment filter in the spittoon on the dental chair, which is cleaned out and
collects any metals present in the water. All collected metals are stored under water and
collected for recycling.
b. There is a filter basket in the suction waste, which collects any metals present. This is
cleaned out and the collected metals are stored under water and collected for recycling.
Any absorbent waste holding blood, saliva and any body tissue, is collected in a specially
identified container, and collected by a company specializing in the regulated disposal of clinical
waste.
8.1 Architecture:
The proposed facility will not affect the architectural character of the area. All modifications to
the front of the building will be minimal and limited to maintenance and will be carried out to
match the existing character of the building and surrounding area.
8.2 Noise:
The proposed use will not generate any additional noise to the area. The type of services
provided within the facility does not generate noise.
Patients visiting the location will only occur during normal business hours. (Excepting occasional
emergency work)
Plant equipment including a compressor and suction pump will be located within a dedicated
enclosure within the tenancies. This enclosure will be acoustically treated to prevent noise and
will be ventilated.
AP DESIGN
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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without the consent of the copyright owner.
8.3 Security:
The proposal will not create any compromise to the security of the surrounding area. The
premises will be locked and alarmed when not in use.
No drugs other than local anesthetics will be stored on site.
No cash will be kept on site.
8.4 Desired use:
The proposed facility will provide a specialist health service to the local community for its
benefit.
9.0 – CONSTRUCTION:
The works associated with this project will be contained within the site and the public
will not be exposed to risk or inconvenience during the construction period. All
demolition materials will be recycled where practical or removed to the nearest landfill
site.
P a g e | 50
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
February 2019
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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Table of contents
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
1. Introduction .................................................................................................................................... 1
1.1 Background .......................................................................................................................... 1
1.2 Purpose of this report........................................................................................................... 1
1.3 Scope and limitations ........................................................................................................... 1
1.4 Assumptions ........................................................................................................................ 1
1.5 Subject Site .......................................................................................................................... 2
1.6 Referenced Materials ........................................................................................................... 2
2. Existing Conditions......................................................................................................................... 3
2.1 Transport Network ............................................................................................................... 3
2.2 Road Safety Performance ................................................................................................... 6
3. Proposal ......................................................................................................................................... 8
3.1 Proposed Development ....................................................................................................... 8
3.2 Traffic Generation ................................................................................................................ 8
4. Site Access .................................................................................................................................. 11
4.1 Access Arrangements ........................................................................................................ 11
4.2 Access Design ................................................................................................................... 12
4.3 Sight Distance Assessment ............................................................................................... 12
4.4 Pedestrian Access ............................................................................................................. 12
4.5 Service Vehicles and Deliveries ........................................................................................ 13
5. Parking Assessment .................................................................................................................... 14
5.1 Car Parking ........................................................................................................................ 14
5.2 Other Parking Requirements ............................................................................................. 17
5.3 Car Park Layout ................................................................................................................. 18
6. Transport Impacts ........................................................................................................................ 22
6.1 Traffic Efficiency................................................................................................................. 22
6.2 Road Safety ....................................................................................................................... 22
6.3 Pedestrians and Cyclists ................................................................................................... 22
7. Conclusions .................................................................................................................................. 24
Table index
Table 1 Crash History Summary ....................................................................................................... 7
Table 2 Summary of survey-based traffic generation rates (per 100 m2 GFA) ................................ 9
Table 3 First principles traffic generation estimates ......................................................................... 9
Table 4 Parking survey – number of spaces occupied ................................................................... 15
Table 5 Change in movement traffic volumes ................................................................................ 22
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | i
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Figure index
Figure 1 Subject Site .......................................................................................................................... 2
Figure 2 SCATS lane count data for Bathurst Street and Frederick Street ....................................... 4
Figure 3 SCATS lane count data for Bathurst Street and Canning Street ......................................... 4
Figure 4 SCATS lane count data for Wellington Street and Canning Street ..................................... 5
Figure 5 Crash Map ........................................................................................................................... 6
Figure 6 Site layout showing proposed access location .................................................................. 11
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | ii
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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1. Introduction
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
1.1 Background
GHD were engaged by Canning Dental Pty Ltd to prepare a Transport Impact Assessment
report for a proposed dental practice to be located at 97 Bathurst Street in Launceston.
1.4 Assumptions
The analysis contained in this report is based on a range of assumptions made by GHD
including, but not limited to, the following:
Traffic generation rates of the proposed land uses are as per the assumptions detailed
in Section 3.2 of this report
The SCATS data provided by Department of State Growth from November 2018
provides an accurate depiction of current traffic levels
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 1
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
The subject site is located at 97 Bathurst Street, Launceston. It has frontage to Bathurst Street
and Canning Street. The site is situated just outside of the CBD area. The site is locally known
as the Polish House, as it was previously a community centre for Polish migrants before being
sold in April 2018.
Subject Site
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 2
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
2. Existing Conditions
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without the consent of the copyright owner.
Bathurst Street is a Class 1 – Primary Arterial and part of the National Land Transport Network.
Bathurst Street connects from Midland Highway at its southern end to East Tamar Highway at
its northern end. Bathurst Street is a one-way, northbound road and forms a couplet with
Wellington Street travelling in the southbound direction. Together, Bathurst Street and
Wellington Street provide the main north-south transport corridor through Launceston catering
for heavy volumes of passenger traffic and freight.
Bathurst Street comprises of three lanes travelling in each direction, with additional turning
lanes at key intersections. Parallel on-street parking and footpaths are provided along Bathurst
Street. The majority of intersections are signal controlled.
The intersection of Bathurst Street and Canning Street is signalised, and forms part of the
Launceston SCATS network along with other closely spaced junctions to the north and south
including Frederick Street and Elizabeth Street.
SCATS daily traffic profile for Bathurst Street is included in Figure 2 and Figure 3 for the
Frederick Street and Canning Street junctions respectively. It can be seen that despite having
peaks from 7:30 am – 9:30 am and 4:00 pm – 6:00 pm, volumes are consistently high from 7:00
am through to 7:00 pm.
The key traffic statistics for Bathurst Street are estimated based on 2018 SCATS data as
follows:
Average daily traffic 22,200 vpd
AM peak (8:00 – 9:00 am) 1910 vph
PM peak (4:00 – 5:00 pm) 1770 vph
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 3
PLANNING EXHIBITED
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Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
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content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Figure 2 SCATS lane count data for Bathurst Street and Frederick Street
Data source: Department of State Growth, 2018
Figure 3 SCATS lane count data for Bathurst Street and Canning Street
Data source: Department of State Growth, 2018
Wellington Street is also a Class 1 – Primary Arterial and part of the National Land Transport
Network. Wellington Street connects from East Tamar Highway at its northern end to Midland
Highway at its southern end and forms the southbound counterpart to Bathurst Street.
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 4
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
Wellington Street comprises of three lanes travelling in each direction, with additional turning
without the consent of the copyright owner.
lanes at key intersections. Parallel on-street parking and footpaths are provided along Bathurst
Street. The majority of intersections are signal controlled.
SCATS daily traffic profile for Wellington Street is included in Figure 4 Canning Street junction. It
can be seen that despite having a peak from 4:30 pm – 6:30 pm, volumes are consistently high
from 7:00 am through to 7:00 pm with a steadily growing trend across this period.
Being the main southbound transport corridor through Launceston, Wellington Street is subject
to consistently high traffic volumes throughout the day. The key traffic statistics are estimated
based on 2018 SCATS data as follows:
Average daily traffic 22,700vpd
AM peak (8:00 – 9:00 am) 1960 vph
PM peak (4:30 – 5:30 pm) 1810 vph
Figure 4 SCATS lane count data for Wellington Street and Canning Street
Data source: Department of State Growth, 2018
Canning Street is a local CBD street that runs east to west and intersects Bathurst Street and
Wellington Street. Canning Street has a single lane travelling in each direction with signalised
intersections that form part of the SCATS network at Bathurst Street and Wellington Street.
Either side of these junctions Canning Street intersects with other local streets at roundabouts.
SCATS traffic data for Canning Street is provided in Figure 3 and Figure 4 for Bathurst Street
and Wellington Street junctions respectively. The key traffic statistics for Canning Street
(between Wellington Street and Bathurst Street) are estimated based on 2018 SCATS data as
follows:
Average daily traffic 3440 vpd (1880 eastbound, 1560 westbound)
AM peak (8:00 – 9:00 am) 260 vph (170 eastbound, 90 westbound)
PM peak (4:30 – 5:30 pm) 300 vph (160 eastbound, 140 westbound)
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 5
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
Crash data was obtained from the Department of State Growth for the most recent 5-year time
period (January 2014 to December 2018) for the following key roads:
Canning Street between Margaret Street and Charles Street,
Wellington Street between Frederick Street and Balfour Street, and
Bathurst Street between Frederick Street and Balfour Street.
The majority of crashes on Bathurst Street in the vicinity of the subject site were ‘same lane/rear
end’ crashes (Crash Type 130). Cross traffic (Crash Type 110) crashes were also prevalent at
signalised intersections along Bathurst Street.
A summary of incidents occurring in the area of interest over the past 5 years is provided in
Table 1 and the locations are presented in Figure 5.
Subject Site
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 6
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
There were a total of 57 Crashes recorded on the key roads assessed in this report, with 17 of
those resulting in injury. The relatively high number of crashes is considered to be primarily a
result of the high volumes of traffic on Wellington Street and Bathurst Street and the couplet
providing major thoroughfare through Launceston, rather than being due to any specific road
safety deficiency.
The presence of ‘emerging’ type crashes on Bathurst Street highlights the need to ensure
adequate sight distance at the proposed site access point.
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 7
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0063/2019
Date
advertised: 09/03/2019
Planning Administration
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3. Proposal
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without the consent of the copyright owner.
Indicative trip generation rates for medical centres based on Gross Floor Area (GFA) based on
surveys undertaken in 1991 and published in the RTA Guide (RMS, 2002) are as follows:
Morning peak
– Range 4.4 to 19.0 veh/hr/100 m2 GFA
– Average 10.4 veh/hr/100 m2 GFA
Evening peak
– Range 3.1 to 19.4 veh/hr/100 m2 GFA
– Average 8.8 veh/hr/100 m2 GFA
More recent surveys were undertaken in New Zealand in 2010, and published by the NZ
Transport Agency, based on more modern facilities offering a range of professional health care
services including dentists, general practitioners, physiotherapy and other services. Suggested
traffic generation rates are 3 to 6 trips per hour per health professional or 5 to 12 trips per 100
m2 GFA during the peak hours, which are generally around 10 am to midday and 3 pm to 4 pm.
The ITE Trip Generation Manual provides indicative traffic generation rates for a ‘medical-dental
office building’ defined as a facility that provides diagnoses and outpatient care on a routine
basis but unable to provide prolonged in-house medical and surgical care.
The rates are as follows:
Daily
– Range 23.16 to 50.51 veh/day/1000 ft2 GRA
– Average 36.13 veh/day/1000 ft2 GFA
Morning peak (peak of generator)
– Range 1.21 to 7.49 veh/hr/1000 ft2 GFA
– Average 3.62 veh/hr/1000 ft2 GFA
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Evening peak (peak of generator)
without the consent of the copyright owner.
Adopted rates per 100 m2 GFA are provided in the final row of Table 2. These have been
estimated for the AM and PM peak periods by averaging the RTA (2002) and ITE (7th Edition)
rates and extrapolated to daily rates using a factor of 10.7x, reflecting 4 practitioners working for
9 hours (8 am – 5 pm), with 3 practitioners extending to the full 13 hours where the practice is
open (8 am - 9 pm).
Based on the discussion provided above, and given a total GFA of 417 m2 for the dental surgery
(listed on Development Plans), the proposal is expected to generate trips as follows:
Daily 311 vehicle trips per day
The proposed dental practice will have a total of 7 dental practitioners. While there are 8 surgery
rooms it expected due to the number of practitioners that only 7 of these will be in use at any
one time.
Appointments will range from 30 minutes to 2 hours with the average appointment duration
expected to be in the range of 45-60 minutes, however as a conservative approach, a 30 minute
duration has been assumed. Therefore, the total traffic generated by the site can be estimated
from first principles based on the information presented in Table 3.
Table 3 First principles traffic generation estimates
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Based on the information in Table 3, the total traffic generated by the site based on first
principles will be around 28 vehicles per hour. Based on the operating hours of 8:00 am – 9:00
without the consent of the copyright owner.
pm, with all practitioners operating 8:00 am – 5:00 pm and three (3) practitioners operating in
the extended period to 9:00 pm, it is anticipated that the site could generate up to 300 vehicles
per day.
This is generally consistent with the survey-based assessment provided in Section 3.2.1 and
has been adopted for this report.
For the two office tenancies (level one) the traffic generation rates provided in the RMS
technical direction TDT 2013/04, Guide to Traffic Generating Developments Updated traffic
surveys, 2013, have been adopted:
Daily trips 11 veh/day/100 m2 GFA
Morning peak hour 1.6 veh/hr/100m2 GFA
Evening peak hour 1.2 veh/hr/100 m2 GFA
Based on the above, and given a floor area of 96 m2, the office component is likely to generate
11 vehicle trips per day, with 2 vehicle trips per hour in the morning peak and 1 vehicle trip per
hour in the evening peak.
This is in addition to the traffic generation of the dental practice detailed in the above sections.
Clause E4.5.1-A3 of the Planning Scheme states that: “The annual average daily traffic (AADT)
of vehicle movements, to and from a site, using an existing access of junction in an area subject
to a speed limit of 60km/h or less, must not increase by more than 20% or 40 vehicle
movements per day, whichever is the greater.”
Given the potential for the site to generate more than 40 vehicle trips per day, the development
will be assessed against the Performance Criteria P3 which states: “Any increase in vehicle
traffic at an existing access or junction in an area subject to a speed limit of 60km/h or less,
must be safe and not unreasonably impact on the efficiency of the road…”
The performance criteria are addressed in Section 6 of this report.
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4. Site Access
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Clause E4.6.2-A2 of the Planning Scheme states: “No more than one access providing both
entry and exit, or two access providing separate entry and exit, to roads in an area subject to a
speed of 60km/h or less.” The proposal meets the Acceptable Solution of the Planning Scheme.
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Clause E6.6.2-A1.1(b) of the Planning Scheme states that: “Car parking, access ways,
manoeuvring and circulation spaces must … have a width of vehicular access no less than the
requirements in Table E6.2, and no more than 10% greater than the requirements in Table
E6.2.”
Based on the site plan including 15 car parking spaces, with reference to Table E6.2 of the
Planning Scheme the internal access way width requirements are as follows:
“ (a) A minimum width of 4.5m for the first 7m from the road carriageway and 3m thereafter”
The site plans provided indicate a crossover width of 4.5 m. However, given the location of the
access point on a major road (Bathurst Street) it is recommended that a full 6 m wide crossover
and driveway be provided to allow vehicle passing. There are no apparent constraints on the
site that should prevent this change.
Bathurst Street is straight and there are no major obstructions to sight distance, such that the
minimum sight distance required by the Planning Scheme is available at the proposed access
point. The proposal is considered to comply with the acceptable solution.
It was noted on a visit to the site that parked vehicles on Bathurst Street may have the ability to
inhibit sight distance from the access. It is recommended that parking restrictions (NO
STOPPING signage or similar) be provided for a short distance on the south side of the
driveway to ensure sight distance is uninhibited.
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5. Parking Assessment
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without the consent of the copyright owner.
Clause E6.5.1-A1 of the Planning Scheme states that: “The number of car parking spaces must:
… not be less than 90% of the requirements of Table E6.1.”
A dental practice would fall under the “Doctors’ surgery, clinic, consulting room, veterinary
surgery” use category which dictates 4 car parking spaces per registered practitioner. With 7
practitioners Table E6.1 requires 28 parking spaces.
The two proposed tenancies have a combined area of 96 m2 and would fall under the “office”
use category which requires 1 space per employee + 1 space per 50 m2 of gross floor area.
Assuming 2 employees, the requirement is for an additional 4 parking spaces bringing the total
requirement calculated in accordance with Table E6.1 up to 32 spaces.
Therefore, the acceptable solution would require a minimum of 29 parking spaces to be
provided on the site. The proposal includes the provision of 15 car parking spaces (including
two spaces allocated to staff) which represents a shortfall of 14 spaces. The proposal therefore
relies on performance criteria (E6.5.1-P1) which are as follows:
“The number of car parking spaces for other than residential uses, must be provided to
meet the reasonable needs of the use, having regard to:
(a) the availability of off-road public car parking spaces within reasonable walking
distance;
(b) the ability of multiple users to share spaces because of:
(i) variations in car parking demand over time; or
A parking survey was undertaken by GHD of the immediate surrounds to the subject site. The
locations surveyed are depicted in Figure 8. The site was surveyed at 10:00 am, 1:00 pm and
4:00 pm. These times were selected to broadly represent the activity periods for the proposed
development.
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without the consent of the copyright owner.
5
Subject Site
1
An overview of the available parking is provided in Figure 9. As show in Table 4 the parking
supply in Zone 5 (i.e. immediately adjacent to the site frontage) is not currently well utilised and
would generally be available for users of the proposed development.
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Legend
Unrestricted
¼ hour
½ hour
1 hour
3 hour
Bus zone
Parking Demand
The proposed dental practice will have a total of 7 dental practitioners with appointments
typically ranging from 30 minutes to 2 hours. The average appointment time is expected to be
around 45-60 minutes.
It is expected that each practitioner will be seeing one patient at a time, with the potential for an
additional patient in the waiting room ready for the next appointment. Given scheduling of long
appointment durations (i.e. greater than 30 minutes), significant overlap of waiting patients is
unlikely compared to other medical type uses (e.g. a general practitioner).
On the basis of the above assumptions, the expected parking demand is as follows:
Patients being seen 7 spaces
Patients waiting 7 spaces
Office visitors 2 spaces
TOTAL 16 spaces
Two spaces on the site will be allocated to staff, leaving the remaining 13 spaces for patient
use. The parking surveys described in Section 5.1.2 indicate that on-street parking on Bathurst
Street along the site frontage is underutilised, with a spare capacity of 10 or more parking
spaces, and there is also some spare capacity on Canning Street. There is considered sufficient
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public parking in the immediate surrounds to accommodate the expected overflow of around 3
without the consent of the copyright owner.
patient vehicles.
Note that with the exception of two staff parking spaces to be provided on the site, staff will be
required to make alternative arrangements including walking, cycling or parking off-site and
walking the last few hundred metres. It is not an uncommon situation for businesses not to
provide on-site parking for staff.
Clause E6.5.1-A2 of the Planning Scheme states that: “The number of accessible car parking
spaces for use b persons with a disability for uses that require 6 or more parking spaces must
be in accordance with Part D3 of the National Construction Code 2014, as amended from time
to time.”
The current document is the National Construction Code 2019. Based on the Code, the
proposed development will fall into Class 9a (health care centre). The minimum requirements
are as follows:
Class 9a 1 space for every 50 carparking spaces or part thereof.
The proposal has 15 car parking spaces with 1 space designated to disabled parking. The
proposed development therefore complies with the acceptable solution.
Clause E6.6.2 of the Planning Scheme states that: “A1.2 - All accessible spaces for use by
persons with a disability must be located closest to the main entry point to the building.
A1.3 - Accessible spaces for people with disability must be designated and signed as accessible
spaces where there are 6 spaces or more.
A1.4 - Accessible car parking spaces for use by persons with disabilities must be designed and
constructed in accordance with AS/NZ2890.6 – 2009 Parking facilities - Off-street parking for
people with disabilities.”
The supplied accessible car park is provided immediately adjacent to an access ramp to be
designed to AS1428.1. It is recommended that the accessible space with be signed as
accessible in order to comply with A1.3. The dimensions detailed on the site plan of the parking
meet the required dimensions of AS2890.6, it is assumed that the car park and adjacent area
included bollard will be designed to meet these standards. The accessible parking complies with
the acceptable solution.
Clause E6.5.2-A1 of the Planning Scheme states that: “The number of bicycle parking spaces
must be provided on either the site or within 50m of the site in accordance with the requirements
of Table E6.1.”
A dental practice would fall under the “Doctors’ surgery, clinic, consulting room, veterinary
surgery” use category for which Table E6.1 dictates no bicycle parking required. The proposed
development therefore complies with the acceptable solution.
The office tenancies would require 1 bicycle parking space per 500 m2 gross floor area,
generating a requirement for 1 bicycle parking space. It will be difficult to provide secure bicycle
parking for employees within the car park given the limited space available. It is recommended
that an area for bicycle storage for employees be provided within the building.
GHD | Report for Canning Dental Pty Ltd - 97 Bathurst Street, Launceston, 3219140 | 17
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Clause E6.5.3-A1 of the Planning Scheme states that: “Except for dwellings in the General
Residential zone, uses that require greater than 50 car spaces by Table E6.1 must provide one
parking space for a taxi on site, with one additional taxi parking space provided for each
additional 50 car parking spaces required.”
The proposed development does not require greater than 50 car spaces and therefore does not
require taxi parking.
Clause E6.5.4-A1 of the Planning Scheme states that: “Except for dwellings in the General
Residential zone, uses that require greater than 20 car parking spaces by Table E6.1 must
provide one motorcycle parking space on site with one additional motorcycle parking space on
site for each additional 20 car parking spaces required.”
Table E6.1 of the Planning Scheme requires 32 parking spaces which generates a requirement
for one motorcycle parking space to be provided. The parking demand assessment provided in
Section 5.1.3 indicates that the actual parking demand would be 16 spaces typically which is
less than 20 spaces and would generally not require motorcycle parking.
Provision of a motorcycle parking space would necessitate the removal of a car parking space
and would be a net negative outcome for the development. Furthermore, motorcycles can utilise
car parking spaces if required when no motorcycle parking is provided.
On the above basis, the proposal should not be required to provide dedicated motorcycle
parking.
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;
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(g) the provisions of Australian Standards AS 2890.1 and AS 2890.2
without the consent of the copyright owner.
The proposed car park site is constrained by the layout of the building and access ramp. In
order to maximise the number of spaces available for use by patients, it is necessary to make
concessions with regard to parking space width. The design width of 2.5 metres is consistent
with the design standards of User Class 2 as defined in AS 2890.1.
It is noted that the proposed development may be more appropriately classified as a User Class
3 facility (i.e. short term parking), however the only difference in design standards between user
classes 2 and 3 is a 0.1 m increase in parking space widths.
In this case, the reduced space widths are offset by a significant increase in the aisle width to
6.9 metres (compared to the User Class 2 requirement of 5.8 metres. The wider parking aisle
will improve two of the primary aspects of car park design being:
Manoeuvring into and out of parking spaces
Entering and exiting vehicles – due to improved manoeuvring allowing vehicles to park
more centrally within parking spaces.
The parking spaces in the rear corner of the car park (designated Spaces 13 and 14) are the
most restricted with regard to manoeuvring. It is proposed that these spaces will be allocated to
staff parking and therefore will typically attract only one entry movement in the morning and one
exit movement in the evening. The remainder of the car park will often be empty while these
spaces are being used.
Manoeuvring into and out of the staff parking spaces is demonstrated in the following figures.
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Based on the assessment provided in this report, the proposed car park is considered to comply
with performance criteria of Clause E6.6.2 of the Planning Scheme.
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6. Transport Impacts
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Note that the existing use of the site (Polish Hall) has not been discounted from the traffic
generation and therefore, the above estimates are considered conservative. The proportional
change in traffic flow on Bathurst Street and Wellington Street is very small, representing
around 1% of existing traffic volumes, and will have minimal impact on the existing network.
Furthermore, it is likely that any traffic generated by the proposed development will simply be
redirected from other facilities in the surrounding area and the traffic is likely already using these
arterial roads.
The most notable impact is on Canning Street. The proportion applied is conservative and at
most likely to apply to Canning Street between Bathurst Street and Wellington Street. An
additional 15 vehicles per hour in Canning Street is approximately an extra 1 vehicle every 2
cycles and will therefore have minimal impact on the capacity of junctions and queuing.
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There are no existing formal cycling facilities in the immediate area of the proposed
without the consent of the copyright owner.
development. On-road bike lanes are provided on Charles Street and Frederick Street, cyclists
are observed to use the vehicle lanes where bike lanes are not available and are also able to
ride on the footpath in the area of the development. It is not anticipated that the development
will generate significant bicycle traffic (see Section 5.2.2), therefore no infrastructure to improve
cyclist safety is necessary for the development.
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7. Conclusions
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This Transport Impact Assessment report has investigated the potential traffic and transport
related impacts associated with the proposed dental practice at 97 Bathurst Street in
Launceston.
The key findings are as follows:
The proposed development is anticipated to generate up to a total of 311 vehicle
movements per day, with around 30 movements per hour. Note that this does not include a
discount due to discontinuation of the existing use and is therefore considered a
conservative estimate.
The proposed access arrangements are considered to be sufficient to service the proposed
development subject to the following recommendation:
– It is recommended that a full 6 m wide crossover and driveway be provided to allow
vehicle passing
Adequate sight distance is provided from the access to the proposed development. Note
that it may be appropriate to provide “NO STOPPING” signage immediately upstream of the
access on Bathurst Street to ensure sight distances are uninhibited.
The proposed car parking supply is considered sufficient to cater for the expected demand
with on-street car parking available along the site frontage if required.
The expected traffic generation is not expected to have a significant detrimental impact on
the existing road network.
There are no specific safety concerns with the proposed development. There is a high
historical record of crashes in the area due to the high volume of vehicles however the
development is not expected to exacerbate this.
Based on the findings of this report, and subject to the recommendations outlined above, the
proposed development is supported on traffic and transport grounds.
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without the consent of the copyright owner.
GHD
Level 18 180 Lonsdale Street
Melbourne VIC 3000
T: 61 3 8687 8000 F: 61 3 8687 8522 E: melmail@ghd.com
© GHD 2019
This document is and shall remain the property of GHD. The document may only be used for the
purpose for which it was commissioned and in accordance with the Terms of Engagement for the
commission. Unauthorised use of this document in any form whatsoever is prohibited.
GHDDocId/https://projects.ghd.com/oc/Tasmania2/97bathurststreettia/Delivery/Documents/32-
19140-REP_97_Bathurst_TIA.docx
Document Status
Revision Author Reviewer Approved for Issue
Name Signature Name Signature Date
0 S.Chapman T.Bickerstaff On file T.Bickerstaff On file 14/02/2019
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