Embed Size (px)
Citation preview
DEVELOPMENT APPLICATION
D-2019/121
APPLICANT: David Wakefield & Associates
PROPOSAL: Dwelling
LOCATION: Lot 4, 936 Oceana Drive, TRANMERE (CT136675/4)
RELEVANT PLANNING SCHEME: Clarence Interim Planning
Scheme 2015
ADVERTISING EXPIRY DATE: 20 May 2019
In addition to the Application Form(s), Certificate of Title(s) and any associated
consent documents the following information is available on request:
• Nil
The relevant plans and documents can be inspected at the Council offices, 38 Bligh Street, Rosny Park,
during normal office hours until 20 May 2019.
Any person may make representations about the application to the General Manager, by writing to PO
Box 96, Rosny Park, 7018 or by electronic mail to [email protected]. Representations must be
received by Council on or before 20 May 2019.
To enable Council to contact you if necessary, would you please also include a day time contact
number in any correspondence you may forward.
Any personal information submitted is covered by Council’s privacy policy, available at
www.ccc.tas.gov.au or at the Council offices.
1
21 April 2019
Amanda Beyer Planner Clarence City Council PO Box 96 ROSNY PARK 7018
Dear Amanda
Development Application D-2019/121 – Further Information – 936 Oceana Drive, Tranmere (CT136675/4)
Al Urban Planning Pty Ltd has been engaged by the owner of the land, Mr David Carr to provide further information in relation to your request for further information 12 March 2019.
I understand that the application fee has now been paid.
Particular Purpose Zone
The Particular Purpose Zone 1 – Urban Growth applies to the site. The Purpose of the Zone is:
• To identify non-urban land intended to be largely converted to urban use and development in the future.
• To ensure that the development of the identified non-urban land does not compromise its potential for future urban use and development.
• To support a land release program of rezoning of non-urban land into urban land in accordance with the Greater Hobart Settlement Strategy (Southern Tasmania Regional Land Use Strategy 2010–2035).
The proposed Single Dwelling is a Permitted use under Clause 32.2. The proposal does not involve subdivision.
Clause 32.4.1 Building and Works applies and in this case the proposal for a new dwelling on a large lot is to be assessed under P1 having regard to the Objective of 32.4.1:
P1
Development must not preclude or hinder the effective and efficient future subdivision and development of the land to urban densities.
Objective:
To ensure that development does not prejudice the efficient future utilisation of land for urban development.
The focus of both the performance criteria and objective is to ensure that the proposed dwelling will not hinder the opportunity for future effective and efficient subdivision and development to urban densities.
2
The design intent of this proposal is to site the dwelling close to the foreshore while avoiding coastal hazards and respecting the archaeological values of the former Droughty Point Whaling Station and Aboriginal heritage values. These matters are discussed further below.
The proposed single house located at the southern extremity of the site will not preclude or hinder the effective and efficient future subdivision of the land to urban densities. The dwelling occupies a relatively small area and could readily be contained within a standard residential lot as part of a future subdivision proposal for the land.
Alternatively, given that the single dwelling is a modest investment in the scheme of a future residential development of this land to an urban density, sensibly it could be demolished if necessary, to satisfy future subdivision considerations if circumstances arise.
The owner estimates that subdivision of this land is unlikely to occur for some 20 years.
Southern Tasmania Regional Land Use Strategy Land Release
The Southern Tasmania Regional Land Use Strategy (STRLUS) provides guidance for the release of land within Urban Growth zones. Section 19.6 of the STRLUS states that Precinct Structure Plans will be required to be completed and relevant aspects incorporated into planning schemes through the Specific Area Plan mechanism, and the rezoning process (under the Land Use Planning and Approvals Act 1993) will then be triggered. Once rezoned Council may then consider a subdivision application. A Site Development Plan will be required to support a subdivision application and will principally need to show that the proposed subdivision is in accordance with the Specific Area Plan.
Consistent with this land release guidance, Council has appointed Niche Planning Studio to prepare a Tranmere/Rokeby Peninsula Structure Plan that includes this land. According to Council it is expected that the structure plan will be presented to Council in July this year.
Foreshore Trail
The Clarence Tracks and Trails Strategy 2012 and the tracks and Trails Acton Plan 2015-2010 identify an objective for an extension of the Clarence Foreshore Trail around Droughty Point and indicates that a foreshore reserve should be preserved as a public open space contribution as part of any subdivision process for construction of a track. It is expected that the Tranmere/Rokeby Structure Plan may include a recommendation for a 30m setback from High Water Mark to accommodate a future foreshore trail.
The merits of a future foreshore trail and foreshore reserve will be explored as part of the Structure Plan, Site Development plan and ultimate subdivision proposal for the land. It is submitted that while relevant to a subdivision proposal, these are not matters relevant to the scope of 32.4.1, P1 – the achievement of future development of the land to an urban density.
Waterway and Coastal Protection Area
The proposed house is to be sited within a Waterway and Coastal Protection Area that extends 40m inland of the foreshore boundary of the site.
3
Clause E11.7.1 for Building and Works applies. As discussed below the proposal satisfies these criteria:
P1
Building and works within a Waterway and Coastal Protection Area must satisfy all of the following:
(a) avoid or mitigate impact on natural values;
Comment:
The house is to be sited on cleared pasture and subject to appropriate drainage management the proposal will not impact on natural values.
(b) mitigate and manage adverse erosion, sedimentation and runoff impacts on natural values;
Comment:
The stormwater runoff from the site will be managed to avoid erosion and sedimentation.
(c) avoid or mitigate impacts on riparian or littoral vegetation;
Comment:
As above the proposal relates to cleared pasture and will therefore avoid impacts on riparian or littoral vegetation.
(d) maintain natural streambank and streambed condition, (where it exists);
Comment:
The proposal is located clear of any watercourses and will therefore avoid any impacts on streambed condition.
(e) maintain in-stream natural habitat, such as fallen logs, bank overhangs, rocks and trailing vegetation;
Comment:
The proposal is located clear of any watercourses and will therefore avoid any impacts on in stream natural habitat.
(f) avoid significantly impeding natural flow and drainage;
Comment:
The proposal is located on generally flat land and will therefore have no significant impact on natural flow and drainage.
(g) maintain fish passage (where applicable);
Comment:
The proposed house is well setback from the shoreline. No impact.
4
(h) avoid landfilling of wetlands;
Comment:
The proposal does not involve fill or a wetland.
(i) works are undertaken generally in accordance with 'Wetlands and Waterways Works Manual' (DPIWE, 2003) and “Tasmanian Coastal Works Manual” (DPIPWE, Page and Thorp, 2010), and the unnecessary use of machinery within watercourses or wetlands is avoided.
Comment:
The proposed house is located a minimum of 11.4m from the foreshore boundary of the site. Subject to standard erosion and stormwater management control actions during construction, the proposal will be undertaken generally in accordance with the Wetlands and Waterways Work Manual and Tasmanian Coastal Works Manual.
The proposed siting complies with the requirements of the Waterway and Coastal Protection Code.
Inundation Prone Areas and Coastal Erosion Hazard Codes
The proposed house and all associated works are located clear of the any Coastal Inundation Area or Coastal Erosion Hazard Area. These Codes therefore do not apply.
Heritage Code - Archeological Impact Statement
The site is listed as a heritage place under the Historic Heritage Code as the Droughty Point Farm & William Collins Bay Whaling Station. The accompanying assessment from Brad Williams confirms that the proposal will not impact on significant archaeological values.
Conclusion
The design intent of this proposal is to site the dwelling close to the foreshore while avoiding coastal hazards and respecting the archaeological values of the former Droughty Point Whaling Station and Aboriginal heritage values.
The accompanying assessment by Brad Williams confirms that the proposal is unlikely to impact on heritage values. The proposal also complies with all coastal considerations under the Waterway and Coastal Protection, Inundation Prone Areas and Coastal Erosion Hazard Codes.
The focus of both the performance criteria and objective of Clause 32.4.1 for the Urban Growth Zone is to ensure that the proposed dwelling will not hinder the opportunity for future effective and efficient subdivision and development to urban densities.
The merits of a future foreshore trail and foreshore reserve will be explored as part of the Structure Plan, Site Development plan and ultimate subdivision proposal for the land. It is submitted that while relevant to a subdivision proposal, these are not matters relevant to achievement of future development of the land to an urban density under 32.4.1, P1.
5
The proposed single house located at the southern extremity of the site will not preclude or hinder the effective and efficient future subdivision of the land to urban densities. The dwelling occupies a relatively small area and could readily be contained within a standard residential lot as part of a further subdivision proposal for the land.
Alternatively, given that the single dwelling is a modest investment in the scheme of a future residential development of this land to an urban density, sensibly it could be demolished if necessary, to satisfy future subdivision considerations if circumstances arise.
The owner estimates that subdivision of this land is unlikely to occur for some 20 years.
I would be pleased to discuss as necessary.
Yours sincerely
Frazer Read Principal All Urban Planning Pty Ltd
1
11,8
3516
,720
17,9
35
17,845
587,
100
Date: FEB 2019SITE LOCATION PLAN
Checked
SHEET 01Drawn XW CC:1660 Scale - 1:2000 (A2) PO Box 4564, Bathurst Street
Hobart, TAS 7000P: 0362 348777 F: 0362 [email protected]
SCALE:
40 8020SITE LOCATION PLAN - SCALE 1:2000
00 100 20060
LOT 4CT: 136675/4
20.23HA
AREA SURVEYED ASSHOWN ON SITE PLAN
(SHEET 02)EXISTING TRACK TOBE USED AS DRIVEWAY
TITLE BOUNDARY
TITLE BOUNDARY
TITLE BOUNDARY
TITLE BOUNDARY
TITLE BOUNDARY 402.34
TITL
E BO
UNDA
RY 5
33.1
0
RIVERDERWENT
RALPHSBAY
NEIGHBOURING PROPERTYLOT 5
CT: 136675/5(OWNER: AJ CARR DEVELOPMENT
CORPORATION PTY LTD)
(OWNER: AJ CARR DEVELOPMENTCORPORATION PTY LTD)
AREAS: NEIGHBOURING PROPERTYLOT 3
CT: 136675/3(OWNER: AJ CARR DEVELOPMENT
CORPORATION PTY LTD)
EXISTING TRACK TOBE USED AS DRIVEWAY
EXISTING TRACK TOOCEANA DRIVE
TRYWORKPOINT
PROPOSED DWELLINGLOT 4 (CT: 136675/4) DROUGHTY POINT/TRANMERE
CHINAMAN'SBEACH
PASTURE/CLEARED LAND -NO ESTABLISHED VEGETATION
TO BE REMOVED
= EXISTING FENCELINE
= PLANNING SCHEME SETBACK DIAGRAM (NOT APPLICABLE)
= EXISTING VEGETATION (NONE - CLEAR LAND)
= PROPOSED DWELLING
LEGEND:
= EXISTING GROUND CONTOUR LINE AND RL
= ROOF, EAVE OR STRUCTURE OVER
PROPOSED LIVING AREAS = 272.51M2PROPOSED DECK = 36.00M2PROPOSED GARAGE = 41.58M2PROPOSED CARPORT = 55.78M2
SITE AREA (CT: 136675/4) = 20.23HA
PROPOSEDDWELLING PROPOSED
DWELLING FFL 4.9
Received 8.03.2019
1
17,845
17,9
35
16,7
2011,8
35
00 2.5 12.5 25
Date: FEB 2019 Checked
Drawn XW CC:1660
SHEET 02Scale - 1:500 (A2)
7.5 10.05.0
SITE PLAN
N
SITE PLAN - SCALE 1:500
LOT 4CT: 136675/4
20.23HA
TITLE BOUNDARY
TITLE BOUNDARY
TITLE BOUNDARY
TITLE BOUNDARY
TITLE BOUNDARY
5.0
6.0
7.0
8.0
9.0
4.03.0
2.0
1.0
1.0
2.0
3.0
4.0
5.04.0
3.0
6.0
7.0
8.0
9.0
9.0
DECK
CARPORT
EXISTINGTRACK
EXISTINGTRACK
EXISTING TRACK MODIFIED TOINCLUDE TURNING AREA AND
CARPORT ACCESS
RIVERDERWENT
RALPHSBAY
LEVELLEDAREA
SLIGHT BATTER TOEASTERN FACADE
TITLE/PROPERTYCONTINUES BEYOND
FENCE LINE
TITLE/PROPERTYCONTINUES BEYOND
FENCE LINE
CT: 136675/4TITLE/PROPERTY CONTINUES BEYOND
FENCE LINE
PROPOSED DWELLINGLOT 4 (CT: 136675/4) DROUGHTY POINT/TRANMERE
PASTURE/CLEARED LAND -NO ESTABLISHED VEGETATION
TO BE REMOVED
PASTURE/CLEARED LAND -NO ESTABLISHED VEGETATION
TO BE REMOVED
AREAS:
= EXISTING FENCELINE
= PLANNING SCHEME SETBACK DIAGRAM (NOT APPLICABLE)
= EXISTING VEGETATION (NONE - CLEAR LAND)
= PROPOSED DWELLING
LEGEND:
= EXISTING GROUND CONTOUR LINE AND RL
= ROOF, EAVE OR STRUCTURE OVER
PO Box 4564, Bathurst StreetHobart, TAS 7000P: 0362 348777 F: 0362 [email protected]
BATTER ANDLEVELLING TO
DRIVEWAY
PROPOSED LIVING AREAS = 272.51M2PROPOSED DECK = 36.00M2PROPOSED GARAGE = 41.58M2PROPOSED CARPORT = 55.78M2
SITE AREA (CT: 136675/4) = 20.23HA
PROPOSEDDWELLING
FFL 4.90
FFL 4.90
GARAGE
Received 8.03.2019
9,470 7,150 10,320 11,87038,810
14,440 250 12,000 10,180 1,94038,810
3,59
04,
690
4,31
08,
490
21,0
80
2,63
02,
490
2,38
07,
740
5,84
021
,080
00 01 05 10
Date: FEB 2019 Checked
Drawn XW CC:1660
SHEET 03Scale - 1:100 (A2)
03 0402
FLOOR PLAN
N
FLOOR PLAN - SCALE 1:100
PROPOSED DWELLINGLOT 4 (CT: 136675/4) DROUGHTY POINT/TRANMERE
PROPOSED LIVING AREAS = 272.51M2PROPOSED DECK = 36.00M2PROPOSED GARAGE = 41.58M2PROPOSED CARPORT = 55.78M2
SITE AREA (CT: 136675/4) = 20.23HA
AREAS:
PO Box 4564, Bathurst StreetHobart, TAS 7000P: 0362 348777 F: 0362 [email protected]
featurebath
DINING LIVING
dw
snk
BEDROOM
cbds
LAUNDRY
bench/cupboards
snkwm dry
cbds
MUD ROOM
HALL
STUDY ENSUITE
MASTERBEDROOM
DRESSING DRESSING
robe
roberobe robe
robe shower
screen
wc
basin
screen
basin
wcdesk
STUDY/BEDROOM
shower
screen
wc
basin
cupboard
cbds
joinery
ENTRY
planter box/raised garden
COURTYARD
bifolddoors
daybed/joinery
DECK
steps
landing
store
robe islandbench
bench
stove
GARAGECARPORT
timberscreen
timberscreen
timber screen
deep timber reveal
deep timber reveal
daybed/joinery
joinery
roof above (dash)
roof above (dash)
roof above (dash)
bench
sliders/bifolds
stonewall
stone wall
stone wall
stonewall
stonewall stone
wall
stonewall
stonewall
stonewall
stonewall
deep timber reveal
ENSUITE
KITCH
BREAKFASTAREA
shower
paneldoor
SITTINGROOM
entry path
cbds
daybed/window seat
daybed/window seat
BATHROOM
glass cornerto views
flush-fitted access door
VOID TOROOF
column
stonewall
stonewall
stonewall
columnfridge
room divider
store
flush-fitteddoor
soundproof
soundproof
FFL 4.90
FFL 4.90
FFL 4.90
FFL 4.90
Received 8.03.2019
2,40
0
2,40
0
2,40
0
2,40
0
2,40
0
2,40
0
HS
HS
VGVG
CPAG
AG
AG
NSNS
NS
CRCRFF
FF
FF
CHS
COMPACTED FILL ANDBATTERED BANK TO PROVIDE
LEVELLED AREA
RAKED CEILING ANDCLERESTORY WINDOWS TOLIVING AND DINING ROOM
TE
EXCAVATED GL
NGL
NGL
LAUNDRY/SERVICEEXTERNAL DOOR
EXCAVATED AREA TO NORTH OFDWELLING TO PROVIDE LEVELLED AREA
EXTRUDED FEATURE STONEWALLS PERPENDICULAR TO
BUILDING FACADE
00 01 05 10
PROPOSED DWELLINGLOT 4 (CT: 136675/4) DROUGHTY POINT/TRANMERE Date: FEB 2019 Checked
Drawn XW CC:1660
SHEET 04Scale - 1:100 (A2)
03 0402
SOUTH ELEVATION - SCALE 1:100
PROPOSEDELEVATIONS
HS: HARDWOOD TIMBER CLADDING/SCREEN (NATURAL)VG: VERTICAL GROOVE TIMBER CLADDING (DARK FINISH)GD: GARAGE PANEL LIFT DOORCP: PAINTED CEMENT SHEET CLADDING (WHITE)AG: ALUMINIUM FRAMED DOUBLE GLAZINGNS: NATURAL STONE FEATURE WALLCR: COLORBOND ROOF SHEETINGFF: HARDWOOD OR FLAT COLORBOND FASCIASS: STACK SLIDER GLASS DOORSBF: BIFOLDING GLASS DOORSCHS: CIRCULAR STEEL COLUMNTD: HARDWOOD TIMBER LINED DECKPFC: PFC EDGE BEAM TO TIMBER DECKTE: HARDWOOD TIMBER EAVENGL: NATURAL GROUND LEVELFFL: FINISHED FLOOR LEVELCL: CEILING LEVEL
LEGEND:
NORTH ELEVATION - SCALE 1:100
WEST ELEVATION - SCALE 1:100EAST ELEVATION - SCALE 1:100
PO Box 4564, Bathurst StreetHobart, TAS 7000P: 0362 348777 F: 0362 [email protected]
FFL 4.90
CL CL
FFL 4.90
HS
HS
VG VGVG
CPCP
AG AG AG
AG
AG
AGNS
NSNS NS
NS NS
CR CR
CR
FF
FF FF
FFAG
SS
CHS
CHS
RAKED CEILING ANDCLERESTORY WINDOWS TOLIVING AND DINING ROOM
TE
EXCAVATED GL EXCAVATED GL
NGL NGL NGLNGL
OPEN CARPORT WITH PARTIALTIMBER SCREENING AND
STONE WALLSWINDOWS AND
EXTERIOR WALLSBEYOND CARPORT
FEATURE TIMBERENTRY DOOR
EXCAVATED AREA TONORTH OF DWELLING TOPROVIDE LEVELLED AREA
ROOF OPENING/VOID TOROOF OVERHANG
COMPACTED FILL ANDBATTERED BANK TO PROVIDE
LEVELLED AREA
NGL
HS
GD
CP
AG
AG
NS
NS
NSNS
CRCRFF
FFFF
TD PFC
RAKED CEILING ANDCLERESTORY WINDOWS TOLIVING AND DINING ROOM
TE
NGLCOMPACTED FILL AND
BATTERED BANK TO PROVIDELEVELLED AREA
NGL
EXTRUDED FEATURE STONEWALLS PERPENDICULAR TO
BUILDING FACADE
CONCEALED TIMBERDOOR TO GARAGE
FFL 4.90
CL CL
FFL 4.90
OPEN CARPORT WITH PARTIALTIMBER SCREENING AND
STONE WALLS
GARAGE AND EXTERIORWALLS BEYOND CARPORT
CHS
NGL
NGL
NGL
CL
FFL 4.90FFL 4.90
CL
HSVG
VG
VG
VG
VG
VG
AG
AG
AG
AG
AG
AG
AG
AG
AGNS NS NS
NS NS
NS
NS
NS
CR
CRFF FF
FF
FF
BF
TDTD
PFC PFC
TETE
NGL NGL NGL
DECK WITHIN 1000MM OF NGL -NO BALUSTRADE
ROOF OPENING/VOID TOROOF OVERHANG
EXTRUDED FEATURE STONEWALLS PERPENDICULAR TO
BUILDING FACADE
Received 8.03.2019
