DISCRETIONARY APPLICATION For Public Display

Applicant: PDA Surveyors Location: 28 Franklin Place, Hamilton Proposal: Subdivision (2 Lots) DA Number: DA 2020 / 00022 Date Advertised: 09 July 2020 Date Representation Period Closes: 23 July 2020 Responsible Officer: Jacqui Tyson (Senior Planning Officer) Viewing Documents: The relevant documents may be viewed at Council’s website www.centralhighlands.tas.gov.au or at Council’s Offices 19 Alexander Street, Bothwell & 6 Tarleton Street, Hamilton during normal office hours. Representations to: General Manager 19 Alexander Street BOTHWELL TAS 7030 Email: kbradburn@centralhighlands.tas.gov.au

For office use only:

Date Received:

DA Number:

PID:

Development & Environmental Services 19 Alexander Street

BOTHWELL TAS 7030

Phone (03) 6259 5503

Fax (03) 6259 5722

www.centralhighlands.tas.gov.au

Application for Planning Approval – Subdivision & Strata Division Use this form to apply for subdivision approval in accordance with section 81 of the Local Government (Building & Miscellaneous Provisions) Act 1993 and section 57 and 58 of the Land Use Planning and Approvals Act 1993 (the Act).

Tick if there has been a pre-application meeting with a Council officer: Yes: No:

Officer’s name Date:

Applicant, Owner & Contact Details: Provide details of the Applicant and Owner of the land. (Please print) Applicant: Address: Phone No: Fax: No: Email: Mobile: No:

Owner: Address: Phone No: Fax: No:

Land Details: Provide details of the land, including street address, title details and the existing use. Address: Volume: Folio:

Existing Use Please use definitions in planning scheme

Proposed Development Details: Provide details of the proposed subdivision development. Development:

Tick if proposed developed is to be staged: Yes No

Tick Is the proposed development located on land previously used as a tip site? Yes No

Provide an estimate of the completed value of the proposed development works, including the value of all site works and any labour contributions by the Applicant or the Owner. Est. value: $ Write ‘Nil’ if no works are proposed, e.g. boundary adjustment

Declaration: I/we hereby apply for planning approval to carry out the subdivision development described in this application and the accompanying documents and declare that: -

The information in this application is true and correct.

In relation to this application, I/we agree to allow Council employees or consultants to enter the site in order to assess the application.

I/we authorise Council to provide a copy of any documents relating to this application to any person for the purpose of assessment or public consultation and agree to arrange for the permission of the copyright owner of any part of this application to be obtained. Council will only use the information provided to consider and determine the application for planning approval. Information provided may be made available for public inspection in accordance with section 57 of the Act.

I/We declare that the Owner has been notified of the intention to make this application in accordance with section 52(1) of the Land Use Planning and Approvals Act 1993. Applies where the applicant is not the Owner and the land is not Crown land or owned by a council, and is not land administered by the Crown or a council.

The Applicant must sign and date this form.

Signature: Date:

Refer to application checklist over page for additional information requirements

Checklist To ensure that we can process your application as quickly as possible, please read the following checklist carefully and ensure that you have provided the following at the time of lodging the application. If you are unclear on any aspect of your application, please contact Central Highlands Council by phone on (03) 6259 5503 to discuss or arrange an appointment concerning your proposal. Note that Council may require additional information in accordance with section 54 of the Land Use Planning and Approvals Act 1993.

1. A completed Application for Approval of Use/Development form. Please ensure that the information provides an accurate description of the proposal, has the correct address and contact details and is signed and dated by the applicant.

2. A current copy of the Certificate of Title for all lots involved in the proposal. The title details must include, where available, a copy of the search page, title plan, sealed plan or diagram and any schedule of easements (if any), or other restrictions, including covenants, Council notification or conditions of transfer.

3. Two (2) copies of the following information - a) An analysis of the site and surrounding area setting out accurate descriptions of the following -

(i) topography and major site features including an indication of the type and extent of native vegetation present, natural drainage lines, water courses and wetlands, trees greater than 5 metres in height in areas of skyline or landscape importance and identification of any natural hazards including flood prone areas, high fire risk areas and land subject to instability;

(ii) soil conditions (depth, description of type, land capability etc); (iii) the location and capacity of any existing services or easements on the site or connected to the site; (iv) existing pedestrian and vehicle access to the site; (v) any existing buildings on the site; (vi) adjoining properties and their uses; and (vii) soil and water management plans.

b) A site plan for the proposed use or development drawn, unless otherwise approved, at a scale of not less than 1:200 or 1:1000 for sites in excess of 1 hectare, showing - (i) a north point; (ii) the boundaries and dimensions of the site; (iii) Australian Height Datum (AHD) levels and contours; (iv) natural drainage lines, watercourses and wetlands; (v) soil depth and type; (vi) the location and capacity of any existing services or easements on the site or connected to the site,

including the provisions to be made for supplying water and draining the lots; (vii) the location of any existing buildings on the site, indicating those to be retained or demolished, and

their relationship to buildings on adjacent sites, streets and access ways; (viii) the use of adjoining properties; (ix) the proposed subdivision lots boundaries and the building envelopes for buildings, including

distinguishing numbers, boundary dimensions and areas; (x) the streets, roads, footpaths and other ways public and private, existing and to be opened or

constructed on the land, including the widths of any such roads, footpaths and other ways; (xi) the general location of all trees over three (3) metres in height; (xii) the position of any easement over or adjoining the land; (xiii) the location of any buildings on the site or lots adjoining it; (xiv) any proposed public open space, or communal space or facilities; (xv) proposed landscaping, indicating vegetation to be removed or retained and species and mature heights

of plantings; and (xvi) methods of minimizing erosion and run-off during and after construction and preventing contamination

of storm water discharged from the site.

4. A written submission supporting the application that demonstrates compliance with the relevant parts of the Act, State Polices and the Central Highlands Planning Scheme 1998, including a Traffic Impact Statement where the development is likely to create more than 100 vehicle movements per day.

5. Application fees. As per Fee Schedule. Please contact Central Highland Council’s Development and Environmental Services Department by phone on (03) 6259 5503 if you require assistance in calculating the fees.

OFFICES ALSO AT:

6 Freeman Street, Kingston, 7050

8/16 Main Road, Huonville, 7109

3/23 Brisbane Street, Launceston, 7250

(03) 6229 2131

(03) 6264 1277

(03) 6331 4099

16 Emu Bay Road, Deloraine, 7304

6 Queen Street, Burnie, 7320

63 Don Road, Devonport, 7310

(03) 6362 2993

(03) 6431 4400

(03) 6423 6875

HOBART

C.M. Terry, B. SURV. (Tas.), M.SSSI. (Director)

H. Clement, B. SURV. (Tas.), M.SSSI (Director)

M.S.G. Denholm, B. GEOM. (Tas.), M.SSSI (Director)

T.W. Walter, Dip. Surv & Map; (Director)

A.M. Peacock, B. APP. SC. (SURV), M.SSSI. (Consultant)

D. Panton, B.E. M.I.E. AUST., C.P.ENG. (Consultant)

A. Collins, Ad. Dip. Surv & Map, (Senior Associate)

M. McQueen, B.E., M.I.E. AUST., C.P.ENG. (Associate)

L.H. Kiely, Ad. Dip. Civil Eng, Cert IV I.T., (Associate)

KINGSTON

A.P. (Lex) McIndoe, B. SURV. (Tas.), M.SSSI. (Director)

LAUNCESTON

J.W. Dent, OAM, B. SURV. (Tas.), M.SSSI. (Director)

M.B. Reid, B. GEOM.(HONS) (Tas.), M.SSSI M.AIPM (Associate)

BURNIE/DEVONPORT

A.J. Hudson, B. SURV. (Tas.), M.SSSI. (Director)

A.W. Eberhardt, B. GEOM. (Tas.), M.SSSI (Director)

127 Bathurst Street ABN 71 217 806 325

Hobart Tasmania, 7000 Email: pda.hbt@pda.com.au

Phone (03) 6234 3217 www.pda.com.au

Our Ref: 44841CT

11th

May 2020

The General Manager

Central Highlands Council

19 Alexander Street

Bothwell TAS 7030

Dear Madam,

Re: Application for 2 lot subdivision, 28 Franklin Place Hamilton

In accordance with instructions from our client we are submitting this application for a two lot subdivision of CT 19726/1 (one additional lot and balance). Pursuant to S52 of the Land Use Planning and Approvals Act 1993 the owner of the land has been notified of this application.

Appended to this cover letter is a brief report addressing the relevant provisions of the Central Highlands Interim Planning Scheme 2015. The following documents are also attached in support of the application:

scaled and dimensioned Proposal Plan;

completed Planning Application form; and

current copies of title and schedule of easements for CT 19726/1.

Council fees will be paid separately by our client upon receipt of an invoice. Please forward an invoice at your earliest convenience so that payment can be attended to promptly.

If you require any further information to assess the application, please contact me at our Hobart office.

Yours faithfully,

Craig Terry

Director & Registered Land Surveyor

cc. Jim Reid

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PLANNING REPORT

Background

The subject land is a single title of 3819m2 in size located within the Hamilton township. The property has dual frontage, being bounded to the west by River St and to the East by Franklin Place. The proposed subdivision will take advantage of this dual frontage to create:

a lot of +/- 2338m2 with frontage to River St (Lot 1); and

a lot of +/- 1484m2 with frontage to Franklin Place (Balance).

The land is located in the Village Zone and is subject to the Historic Heritage overlay.

16.0 Village Zone

The zone purpose statements for the Village Zone include:

16.1.1.1 “to provide for small rural centres with a mix of residential, community services and commercial activities; and

16.1.1.2 “to provide for residential and associated development (sic) in small communities”.

The following Local Area Objectives for Hamilton are relevant to this proposal:

“residential infill is encouraged however limitations to services and infrastructure will determine the appropriate degree of intensification”.

The following Desired Future Character Statements for Hamilton are relevant to this proposal:

c) “residential development is to be largely infill to ensure there is minimal impact on surrounding rural uses and to facilitate the efficient use of infrastructure”.

16.5 Development Standards for Subdivision

16.5.1 Lot Design

A1 Both lots are larger than 1000m2.

A2 Lot 1 can support a minimum building area that is rectangular in shape and complies with all of the following:

(a) is clear of the frontage, side and rear boundary setbacks pursuant to 16.4.2;

(b) is not subject to any codes in the Scheme except E13.0 Historic Heritage Code (see P2 below and section on Codes);

(c) is clear of title restrictions such as easements and restrictive covenants;

(d) is relatively flat and has an average slope of much less than 1:5;

(e) has the long axis of the developable area facing slightly east of north (~220); and

(f) has dimensions of 10m x 15min size.

A3 Each lot has a frontage of over 40m.

A4 No lot is an internal lot.

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A5 Setback from the proposed new boundary to the existing dwelling on the Balance (+/- 7.8m) exceeds the requirement for rear setback pursuant to 16.4.2 (2m).

16.5.2 Roads

A1 The subdivision includes no new roads.

16.5.3 Ways and Public Open Space

Not applicable - no new Ways or Public Open Space are proposed.

16.6.4 Services (see proposed plan of subdivision for detail of services and easements)

A1 Lot 1 will be connected to a reticulated potable water supply.

A2 Lot 1 will be connected to a reticulated sewerage system.

A3 There is no public stormwater system servicing the site, but there is enough area available on Lot 1 to enable stormwater runoff to be disposed of or re-used on site.

A4 The subdivision includes no new road.

Codes

E5.0 Road and Railway Assets Code

Franklin Place is a sealed, Council-maintained road with a sign-posted speed limit of 50km/h with a formation approximately 12m wide on the frontage to the Balance. River St is a sealed, Council-maintained road with no sign-posted speed limit with a formation approximately 3.5m wide on the frontage to Lot 1. Given the residential location, a default speed limit of 50km/h can be assumed.

E5.5.1 Existing road accesses and junctions

Not applicable – there is no proposed increase in use of an existing junction.

E5.6.2 Road accesses and junctions

A2 Each lot will have only one road access providing exit and entry.

E5.6.4 Sight distance at accesses, junctions and level crossings

A1(a) Sight distances at the proposed access to Lot 1 can comply with the Safe Intersection Sight Distance shown in Table E5.1, being 80m for a 50km/h speed limit (see Figure 1).

4

Figure 1. Indicative map of sight distances at proposed access to Lot 1

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E6.0 Parking and Access Code

E6.7.1 Number of Vehicular Accesses

A1 There is only one vehicle access point for each road frontage.

E6.7.2 Design of Vehicular Accesses

A1(a) There are no site constraints that would prevent the access to Lot 1 being constructed to comply with “Access Facilities to Off-street Parking Areas and Queuing Areas” of AS/NZS 2890.1:2004 Parking Facilities Part 1: Off-street car parking;

proposed access for Lot 1 can achieve sight distances of 80m or more to the north and to the south (see Figure 1); these distances exceed the sight distance requirements of Aus. Standard AS/NZS 2890.1:2004 Figure 3.2 for a domestic property access at a frontage road speed of 50km/h (40m).

E6.7.3 Vehicular Passing Areas along an Access

Not applicable – the access to Lot 1 is less than 30m long.

E6.7.4 On-Site turning

A1 There is sufficient space on Lot 1 for compliant on-site turning to be provided.

E7.0 Stormwater Management Code

E7.7.1 Stormwater Drainage and Disposal

P1 There is no public stormwater system servicing the site, but there is enough area available on Lot 1 to enable stormwater runoff to be disposed of or re-used on site.

E13.0 Historic Heritage Code

E13.7 Development Standards for Heritage Places

N/A The subject land is not listed as a Heritage Place in Table E13.1.

E13.8 Development Standards for Heritage Precincts

The subject land occurs within the Hamilton Heritage Precinct pursuant to Table E13.2.

E13.8.3 Subdivision

P1 The subdivision proposal:

(a) is not detrimental to the historic cultural heritage significance of the precinct as listed in Table E13.2, because:

the proposal respects the townscape qualities of the settlement, which are concentrated in heritage buildings fronting Franklin Place, by locating Lot 1 along River Rd; and

by not requiring or inviting any disturbance to any built infrastructure, the streetscape along Franklin Place or any views from Franklin Place, the

6

proposal maintains the visual amenity of historic buildings when viewed from streets and public spaces within the settlement;

(b) is a sympathetic pattern of subdivision, given that:

Lot 1 is comprised of an open paddock containing no known cultural heritage values; and

the subdivision does not require or invite any disturbance to any built infrastructure, the streetscape along Franklin Place or any views from Franklin Place;

(c) does not confuse the understanding of development in the precinct, because:

there is no disturbance to the Franklin Place streetscape; and

the new lot fronts River Rd, where existing residential development includes several relatively modern buildings; and

(d) does not appreciably increase the likelihood of future development that is incompatible with the historic cultural heritage significance of the precinct because Lot 1 fronts River Rd, where existing residential development includes several relatively modern buildings.

FR 213666/1FR 28115/1

Ø

Ø

Ø

Ø

Ø

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FRAN

KLIN

RIVER

STR

EET

CLYDE STREET

Ø

20°E 10m x 15mBalance ofFR 19726/1

1481m2

1.2338m2

PLAC

E

32.4

45.0

35.7

42.8

58.1

41.0

54.8

FR 49444/1#1 Clyde St

FR 49857/1#32 Franklin Pl

FR 210326/5#26 Franklin Pl

FR 144269/1#24 Franklin Pl

FR 153886/1#25 River St Owners

William James Reid

Title ReferencesFR 19726/1

Address28 Franklin Place, Hamilton, TAS,7140

CouncilCentral Highlands Council

Planning schemeCentral Highlands Interim PlanningScheme 2015

Zone16.0 Village

Zone Overlay126.HER Historic Heritage

Map reference4828-12

PID5468462

Point of interest GDA94 MGA55486 364E, 5 288 435N

Schedule of EasementsNil.

PLAN OF SUBDIVISION

NOTES

1. This plan has been preparedonly for the purpose of obtainingpreliminary subdivision approvalfrom the Council and theinformation shown hereonshould be used for no otherpurpose. All measurements andareas are subject to final survey.

2. Entire site is subject to theHistoric Heritage Area. This isn'tshown for plan clarity

N

REV

D

AMENDMENTS

C

B

A

E NOTES:

DRAWN APPR.DATE28 APRIL 2020

DATE

DRAWN

BM

SURVEYOR

-

CHECKED

CT

GEOCIVIL

-

JOB NUMBER

44841CT-1

(A3)DRAWING

PAPERSCALE

PROPOSAL28 FRANKLIN PLACE, HAMILTONfor W J REID PHONE: +61 03 6234 3217

FAX: +61 03 6234 5085EMAIL: pda.hbt@pda.com.au

127 Bathurst StreetHobart, Tasmania, 7000

www.pda.com.auAlso at: Kingston,

Launceston & BurniePDA SurveyorsSurveying, Engineering & Planning

Incorporating

ABN 71 217 806 325

WALTERSURVEYS

1:500

Existing dwelling

Building envelope

Existing access

Existing sewer manhole

0 1 2 5 10 25m

SEARCH DATE : 28-Aug-2013SEARCH TIME : 12.50 PM

DESCRIPTION OF LAND Town of HAMILTON Lot 1 on Diagram 19726 Derivation : Whle of 3 Roods 31 Perches Section W. Gtd. to William Langdon Prior CT 4001/42

SCHEDULE 1 M359016 TRANSFER to WILLIAM JAMES RIED Registered 06-Jan-2012 at noon

SCHEDULE 2 Reservations and conditions in the Crown Grant if any D42682 MORTGAGE to Australia and New Zealand Banking Group Limited Registered 06-Jan-2012 at 12.01 PM

UNREGISTERED DEALINGS AND NOTATIONS No unregistered dealings or other notations

SEARCH OF TORRENS TITLE

VOLUME

19726FOLIO

1

EDITION

6DATE OF ISSUE

06-Jan-2012

RESULT OF SEARCHRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.auPage 1 of 1

FOLIO PLANRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Search Date: 28 Aug 2013 Search Time: 12:50 PM Volume Number: 19726 Revision Number: 01

Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.auPage 1 of 1