Launceston Health Hub Child Care Centre Plans

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
advertised: 04/07/2018
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Child
CPD Planning
Application
Document Produced by: Chloe Lyne
Project: Alterations and Additions to the

Health Hub to enable use as a Child Care
Centre
Client: Encompass Health Holding

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Ref. No: DA 0325/2018
Date
CPD Planning Application

June 2018
Table of Contents
1 Introduction .........................................................................................................................................3
2 Site and Surrounds ...........................................................................................................................3
2.1.1 Location ...................................................................................................................................3
The Land .........................................................................................................................................4
Topography ...................................................................................................................................5
Natural Values ..............................................................................................................................5
Natural Hazards ...........................................................................................................................5
Heritage...........................................................................................................................................5
Surrounding Area ........................................................................................................................6
Infrastructure Services ...............................................................................................................6
2.8.1 Transport Network ..............................................................................................................6

2.8.2 Reticulated Services ............................................................................................................6
3 Development Application ..............................................................................................................6
Applicant .........................................................................................................................................6
Proposed Use and Development ..........................................................................................6
3.2.1 Signage ....................................................................................................................................7

3.2.2 Access and Car Parking .....................................................................................................8
3.2.3 Minor Earthworks – Ockerby Gardens ........................................................................8
4 Planning Assessment .......................................................................................................................8
Zoning..............................................................................................................................................8
Use Categorisation .....................................................................................................................9
4.2.1 ‘Education and Occasional Care’ use class ................................................................9

4.2.2 Approval Status ....................................................................................................................9
Commercial Zone Provisions ..................................................................................................9
4.3.1 Zone Purpose ........................................................................................................................9

4.3.2 Use Standards .................................................................................................................... 10
4.3.3 Development Standards ................................................................................................ 13
Codes ............................................................................................................................................ 20
4.4.1 Bushfire Prone Areas Code E1.0 ................................................................................. 20
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4.4.2 Potentially Contaminated Land E2.0......................................................................... 20

4.4.3 Landslip Code E3.0 ........................................................................................................... 23
4.4.4 Road and Railway Assets Code E4.0 ......................................................................... 23
4.4.5 Flood Prone Areas Code E5.0 ...................................................................................... 27
4.4.6 Car Parking and Sustainable Transport Code E6.0 ............................................. 27
4.4.7 Scenic Management Code E7.0 .................................................................................. 42
4.4.8 Biodiversity Code E8.0 .................................................................................................... 42
4.4.9 Water Quality Code E9.0 ............................................................................................... 42
4.4.10 Recreation and Open Space Code E10.0 ............................................................ 42
4.4.11 Environmental Impacts and Attenuation Code E11.0 .................................... 42
4.4.12 Airports Impact Management Code E12.0 ......................................................... 42
4.4.13 Local Historic Heritage Code E13.0 ....................................................................... 42
4.4.14 Coastal Code E14.0 ...................................................................................................... 42
4.4.15 Telecommunications Code E15.0 ........................................................................... 43
4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0 ................................. 43
4.4.17 Cataract Gorge Management Area Code E17.0 ............................................... 43
4.4.18 Signs Code E18.0 .......................................................................................................... 43
4.4.19 Development Plan Code E19.0 ................................................................................ 46
5 Conclusion ......................................................................................................................................... 46
6 Appendix A – Certificate of Title .............................................................................................. 48
7 Appendix B – Development Plans ........................................................................................... 49
8 Appendix C – Preliminary Site Investigation ....................................................................... 50
9 Appendix D- Traffic Impact Statement .................................................................................. 51
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1 Introduction
This report has been prepared in support of a Development Application being lodged
by Commercial Project Delivery on behalf of Encompass Health Holding for alterations
and additions for the purposes of a Child Care Centre to the Launceston Health Hub
at 243-247 Wellington Street, Launceston.
The report provides an assessment against the relevant provisions of the Launceston
Interim Planning Scheme 2015 (‘The Planning Scheme’).
2 Site and Surrounds

2.1.1 Location
The subject site is located at 243-247 Wellington Street, Launceston (see Figure 1).
Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.
Figure 1 - Location Plan
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The Land
The subject site is legally comprised of the following title:
 243-247 Wellington Street: CT 171600/1
A copy of the title is included as Appendix A.
The applicant has notified the landowner of the intention to lodge the application in
accordance with Section 52(1) of the Land Use Planning and Approvals Act 1993.
The Wellington Street site has an area of 3703 m2. It contains an existing 2 storey
building which comprises a GP clinic with a number of specialist consulting rooms,
pharmacy, medical laboratories and a café.
The second level on which the child care centre is proposed has already been approved
(in a slightly varied form) under DA0509/2015 as part of a larger development. This
level has not been constructed.
Photo 1: View of existing building from Wellington St. Arrow indicates

location of new addition.
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Photo 2: View of existing building from Ockerby Gardens. Arrow indicates

location of new addition.
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.
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Surrounding Area
The subject site is located in a commercial area along Wellington Street. Land to the
south contains the Bob Jane Tyre Mart building with land to the north comprising the
Trade Unions office and Dip n Strip. The land on the opposite side of Wellington Street
contains the Metro Bus Depot. There is one residential property on the south-eastern
boundary and the surrounding adjacent property is comprised of the Ockerby Gardens
to the east and car parking facilities associated with the LGH on the northern side of
Cleveland Street. The general area could be described as Mixed Use.
Infrastructure Services
2.8.1 Transport Network

The site is currently accessible via a crossover from Wellington Street with both access
and egress and Cleveland Street with both access and egress.
2.8.2 Reticulated Services

The subject site is a fully serviced urban lot located in a commercial area.
3 Development Application
Applicant
The applicant is Commercial Project Delivery obo Encompass Health Holdings. The
appropriate contact is:
Chloe Lyne, Town Planner CPD
M: 0408397393
E: chloe@cpdelivery.com.au
Proposed Use and Development

The application is to construct additions to the existing Health Hub building. It is
proposed to construct the second floor addition as a variation to that which was
approved under DA0509.2015 and with a total floor area of 1007m2 to be used as a
child care centre. Extending to the east from the second floor and across the existing
car park will be an above ground external landscaped play area associated with the
proposed child care centre. The construction of this structure across the car park will
not result in the loss of any spaces.
The proposed development is summarised as follows:

 Child Care Centre floor area 1007m2 (113m2 of this footprint is comprised of
two small outdoor play areas on the western side of the building);
 Outdoor landscaped play area 800m2;
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 Maximum height of building above ground level 12.4 metres (to the upper
atrium) which is consistent with the overall height of the approved building);
 Building to be constructed to northern and southern title boundaries;
 Child Care Centre to comprise six classrooms, two sleep rooms, office, storage
rooms, staff room, laundry, kitchen, art room and reception.
 There will be three outdoor areas, the main being to the east of the building
whilst two smaller areas (69m2 and 44m2) to be located on the western side of
the building;
 Entrance to the centre will be via the first floor on which there will be a reception
desk and foyer with both a stairwell and lift installed;
 The main outdoor play area will be landscaped and include a number of play
structures and areas. PlayStreet are preparing a detailed landscaped plan and it
is submitted that further details around landscaping be required to be provided
as a condition of approval;
 The outdoor area contains two shade structures with a maximum height of 3
metres and two storage sheds with heights of 3 metres;
 A 1.2 metre high fence will be constructed along the eastern side of the play
area and a 1.8 metre high glass screen along the northern side, interspersed
with concrete panelled planter boxes (x2).
The proposed use is summarised as follows:

 Child Care Centre with a maximum capacity of 120 children;
 Maximum number of staff is 24, however, only 5 staff are allowed to park on-
site under the terms of the lease agreement;
 Opening hours 6.30am-10pm to coincide with hospital shifts.
A copy of the development plans is included as Appendix B to this report.
3.2.1 Signage
New signage at the site is proposed as follows:
 Add a new signage panel onto the existing blade sign at the Wellington Street
entrance. The new panel will not increase the overall height of the blade sign.
The panel itself will be 1.28m wide and 0.5m high;
 Add a new signage panel into the existing blade sign at the Cleveland Street
entrance. Again, the new panel will not increase the overall height of the blade
sign. The panel itself will have a width of 0.95m and height of 0.3m.
 Erection of three new wall signs on the northern elevation as follows:
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o Discovery Learning Centres wall sign to be erected on the concrete pre-

cast wall that forms the southern edge of the outdoor play space (planter
box). This sign will be 2.4m high and 1.8m high;
o Two 3.1m wide x 0.9m high illuminated wall signs on the northern façade
of the building.
3.2.2 Access and Car Parking

Existing access and parking arrangements on site will not be impacted. The overall
number of on-site car parking spaces will remain at 74 including a taxi bay.
3.2.3 Minor Earthworks – Ockerby Gardens

It is proposed to undertake some minor mounding earthworks on the adjacent
Ockerby Gardens site to allow level access between the child care centre and the
gardens. This will enable the children in care to regularly visit and enjoy the gardens.
Whilst shown on the plans for completeness, it is submitted that the works do not
require planning approval under the Open Space Zone provisions. Passive Recreation
is a not permit required use class and there are no provisions within the zone requiring
approval for minor earthworks as proposed.
4 Planning Assessment
Zoning
The subject site is zoned Commercial under the Launceston Interim Planning Scheme
2015 as identified in Figure 2 below.
Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.
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Figure 2 - Zoning Plan
Use Categorisation
4.2.1 ‘Education and Occasional Care’ use class

The broad use classification for the proposed use is ‘Educational and Occasional Care’
which is defined as follows in Table 8.2 of the Planning Scheme.
use of land for educational or short-term care purposes. Examples include a

childcare centre, day respite facility, employment training centre, kindergarten,
primary school, secondary school and tertiary institution.
The proposed use fits the childcare centre example provided.
4.2.2 Approval Status

‘Education and Occasional Care’ is identified in the Use Table at Clause 23.2 as being
a discretionary use class in the Commercial Zone. The application also requires a permit
as it does not comply with the acceptable solutions identified below. It relies on an
assessment against the associated performance criteria.
 Clause 23.3.2 Emissions impacting sensitive uses (P1)

 Clause 23.3.3 Retail impact (P1)
 Clause 23.4.1 Building Design and Siting (P1) (P4)
 Clause 23.4.3 Fencing (P1)
 Clause 23.4.4 Site landscaping (P1)
 Clause E2.6.2 Excavation
 Clause E4.5.1 Existing Road accesses and junctions (P3)
 Clause E6.5.1 Car Parking Numbers (P1.1)
 Clause E6.5.2 Bicycle Parking Numbers (P1)
 Clause E6.6.4 Motorbike Parking Provisions (P1)
 Clause E18.5.1 Design and siting of signage (P3) (P4)
Commercial Zone Provisions
4.3.1 Zone Purpose

23.1 Zone Purpose
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.
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The Zone Purpose statements are relevant to the exercise of the general
discretion which applies to the ‘Educational and Occasional Care’ use class in
accordance with Clause 8.10.2 of the Interim Planning Scheme. They are
considered individually below.
23.1.1 Consistent. Whilst the proposed use and development for child care does
not constitute large format retailing, it is submitted that the development
of the site currently for the purposes of a medical centre means that the
site is not available for use for large format retailing in any case.
23.1.2 Consistent. The proposed child care centre requires a large site area
including the outdoor play area. The location of the site adjacent to the
LGH is perfect for the type of child care centre proposed in that it will
provide a child care facility, the opening hours of which coincide with
shifts at the hospital which is not available elsewhere in Launceston.
23.1.3 Consistent. The use of the site for a Child Care Centre will not threaten
the established activity centre hierarchy. It is submitted that the
establishment of a child care centre with long opening hours at this
location adjacent to the LGH is entirely appropriate. There is no large-
scale retailing proposed that will threaten the centres identified in the
established activity centre hierarchy.
4.3.2 Use Standards
23.3.1 External Storage of Goods

Objective
To ensure that external storage of goods, materials and waste does not detract
from the amenity of the area.
Acceptable Solution Performance Criteria
A1 Storage of goods and materials, P1 Storage of goods, materials, other
other than for retail sale, or waste than for retail sale, or waste must
must not be visible from any road located or screened to minimise
or public place adjoining the site. its impact on views into the site
from any road or public open
space adjoining the site, having
regard to:
(a) the nature of the use;
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(b) the type of goods, materials

or waste proposed to be
stored;
(c) the topography of the site;
(d) the landscaping or the site;
and
(e) any screening proposed.
Complies with A1.
Goods, materials or waste will be stored within or to the rear of the building.
23.3.2 Emissions impacting sensitive uses

Objective
To ensure that emissions to air, land and water are not detrimental to the
amenity of sensitive uses.
A1 Uses must be set back from the P1 The use must not adversely
site of a sensitive use a distance impact on the amenity of nearby
of no less than 100m. sensitive uses, having regard to:
(a) the nature of the proposed
use;
(b) the characteristics of the
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 both a hospital and a residential property, the
proposal must be assessed against the PC. It is submitted that the proposed use
of the site as a child care centre (which is also classified as a sensitive use) will
not adversely impact adjoining sensitive uses given the nature of the proposed
use will not cause and emissions. Clearly a child care centre is an appropriate use
to be adjacent to a Hospital and a child care centre can be considered within the
residential zones.
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It is submitted that the proposed use will meet all of the matters to have regard
to under the PC.
23.3.3 Retail impact

Objective
To ensure that the impact of retail and business use and development is
appropriate.
A1 If for a no permit required or P1 Uses must have acceptable
permitted use class. impacts on the viability of the
activity centre hierarchy ,having
regard to:;
(a) the nature, scale and intensity
of the use;
(b) the products and services
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.
Educational and Occasional Care – Child Care 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 Child Care Centre 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 location of this facility has been
selected given it is adjacent to the Launceston General Hospital as it will offer
long care hours to hospital staff and being adjacent will enable staff to drop off
their children in the same location as their work. It is submitted that the location
of this facility in either of the second order activity centres of Kings Meadows or
Mowbray would not be appropriate given they are not adjacent to the LGH. The
site is located on Wellington Street, a major road that provides linkages between
all three major activity centres.
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4.3.3 Development Standards
23.4.1 Building Design and Siting

Objective
To ensure that building bulk and form, and siting:
Is compatible with the streetscape and character of the surrounding area;
and
(f) Protects the amenity of the adjoining lots.
A1 Building height must be no P1 Building height must be
greater than: compatible with the streetscape
and character of the surrounding
area, having regard to:
a) 10m: or
a) the topography of the site;
b) 1m greater than the
average of the building b) the height of buildings on the
height on the site or site, adjoining lots and adjacent
adjoining lots; lots;
Whichever is higher. c) the bulk and form of existing
and proposed buildings;
d) the allowable building heights;
e) the apparent height when
viewed from roads and public
places; and
f) any overshadowing of adjoining
lots or public places.
Complies with P1
The maximum height will be 12.4m. The adjacent building on the southern side
is 8m from street level therefore discretion will be evoked with respect to height.
The following assessment is made in relation to each of the matters to be
considered under the Performance Criteria:
a) The site slopes from the rear towards Wellington Street. The highest points
of the building will be in its middle section and occurs due to the natural
slope of the site.
b) The building to the south has a height of 8 metres and to the north is
estimated to be 6-8 metres. The existing single storey section facing
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Wellington Street will remain which will assist in reducing the impact from
the streetscape.
c) The large setback to the rear boundary means that there will be no impact
in terms of overshadowing of the residential lot and Ockerby gardens to
the rear. The impacts to the adjoining lots to the north and south are
limited by virtue of the fact they are built to the boundary with blank walls.
d) The allowable building height is 10 metres. Whilst variation is sought to
12.4 metres, this only includes a small section of glass atrium and therefore
wont contribute to the overall bulk of the building when viewed from
public vantage points. The maximum wall height is 11.4 metres which is
considered to be in context with buildings in the immediate area which
include the Jacksons locksmith building and large multi storey car parks in
the LGH grounds to the rear.
e) Given the building will remain single storey at Wellington Street, the bulk
at this level wont be so noticeable. The layout of the title is such that the
building wont be visually prominent from Cleveland Street.
f) The location of the bulkiest portion of the building in the centre of the site
means that it wont overshadow at either street level or the adjoining
Ockerby Gardens.
Finally, it is noted that an overall height to 12.5 metres for the proposed storey
has already been approved via a previous development application.

A2 Setback from a frontage must be: P2 Buildings must be sited to be
compatible with the streetscape
and character of the surrounding
a) no less than 5.5m; or
area, having regard to:
b) no less than the setback of an
adjoining building.
b) the setbacks or surrounding
buildings;
c) the height, bulk and form of
existing and proposed buildings;
d) the appearance when viewed from
roads and public places;
e) the existing or proposed
landscaping; and
f) the safety of road users.
Complies with A2
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The proposed works will not alter the existing street setback.

A3 Buildings can be built up to the P3 No performance criteria.
side and rear boundaries.
Complies with A3
The proposed second floor of the building will be constructed to the southern
title boundary (consistent with the existing approval) and the outdoor play area
will be constructed to the eastern side boundary.

A4 Where the subject site is located P4 Buildings must be designed and
on the boundary of the General sited so that there is no
Residential, Inner Residential and unreasonable loss of amenity to
Low Density Residential Zone, the occupiers of adjoining
new buildings or alterations to residential zones having regard
existing buildings must: to:
a) be set back a horizontal a) the topography of the site;
distance of no less than b) the height, bulk and form or
3.0m from the zone proposed buildings;
boundary; and c) the solar access of habitable
b) have solid fence no less than room windows and private
1.8, high on the zone open space of adjoining
boundary. dwellings;
c) the amenity of adjoining
dwellings;
d) size and proportions of the
lot;
e) any existing or proposed
vegetation or screening;
f) the location of building
openings; and
g) any external lighting.
Complies with P4
The building extension (outdoor play area) will be constructed to the eastern side
boundary where for a length of approximately 6 metres it will be within 3 metres
of a boundary with the Inner Residential Zone. There is a solid 1.8 metre timber
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fence along this boundary which will remain. The outdoor play area structure will
be at a similar height to the top of this fence so the impact on the residential
property will be negligible although the 3m high shed will be visible from the
residential property and will stand at 5.5 metres overall in height on the eastern
boundary from ground level. The design and siting of the outdoor play area
structure and shed is such that it wont impact on the northern light into the
adjacent dwelling

A5 The façade and entrance of the P5 Building orientation and access
primary building, must be clearly must have regard to:
visible and accessible from a a) the topography of the site;
road, for pedestrians and persons b) the nature and specific needs
with a disability. of the use;
c) safe access for pedestrians and
persons with a disability;
d) traffic access and parking
requirements;
e) the relationship with buildings
on the site or adjacent sites
and access between sites; and
f) the streetscape.
Not applicable
The façade and primary entrance of the building will not be altered from the
currently approved form.
23.4.2 Streetscape
Objective
To ensure that development has an acceptable impact on the streetscape.
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) have external walls a) the topography of the site;
constructed of a minimum of
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50% brick, concrete, b) the nature of the proposed

masonry or glass. use;
b) have external walls, unless c) the visibility of the building
brick or glass, painted or from the road;
finished with a texture coat; d) the external treatment and
and finish of buildings; and
c) have no less than 50% e) the building materials used
glazing to the external walls in the surrounding area.
of the office components of
the buildings.
Complies with A1 (Wellington St Elevation). Complies with P1 (Northern

Elevation)
In respect of the proposed development, this standard only applies to the
Wellington street and northern elevations both of which are largely unchanged
from their approved form under DA0509/2015. The Wellington Street Elevation
has more than 50% glazing therefore complies with all three requirements of A1.
The northern elevation is to be constructed of pre-cast concrete panels and does
not meet the minimum glazing requirements of A1. It is noted that this elevation
is already approved (just not constructed) and will remain unchanged from its
previously approved form. This elevation is partially visible from Cleveland Street,
however is set well back from the street frontage and partially concealed by
existing buildings on the adjacent lot.

A2 Car parking must not be located P2 Car parking must be located to
within 3m of the frontage. minimise visual impact having
regard to:
b) the nature of the proposed
use;
c) the number of car spaces;
d) the visibility of the car
parking from the road;
e) the use of measures to
mitigate impacts including
screening and landscaping;
f) the location of car parking
on adjoining sites; and
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g) the character of the

streetscape
Complies with A2
No new parking spaces are proposed.
23.4.3 Fencing
Objective
To provide for fences that are appropriate to the site and character of the area.
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
surrounding area.
Complies with P1, A1.2 and A1.3 Not applicable
The eastern boundary fence adjacent to Ockerby gardens will have a maximum
height of 1.2 metres. There is an existing retaining wall and timber fence along
this boundary which has a height of approximately 1.8 metres. There is also a
metal guardrail on the Ockerby Gardens side as depicted in the photo below. The
proposed 1.2m high screen fence will allow visibility between the two places
whilst providing security to the child care centre. It is in keeping with the
character of the area.
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The proposed outdoor play area will sit slightly above the Ockerby Gardens (max
of 700mm) therefore it can be argued that the overall height of fences, structures
on this boundary is 3 metres and the application must be assessed against the
Performance Criteria.
In reality, the outdoor play area will be relatively level so the appearance of the
boundary fence will be 1.2 metres and will not cause significant overshadowing
23.4.4 Site Landscaping

Objective
To ensure that new development improves the amenity of the site and the
streetscape.
A1 New buildings or extensions with P1 Landscaping must improve the
a gross floor area greater than amenity and appearance of the
100m2 or 50% of the existing site and the streetscape, having
gross floor area, whichever is less, regard to:
must: a) the topography of the site;
a) landscape an area within the b) the existing vegetation on the
front setback of not less than site;
the 50% of that area; and
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b) provide a minimum of 1 tree c) shade for users of the site and

capable of growing to a height car parking areas;
of no less than 10m planted d) the location, type and growth
for every 1000m2 of site area. of the proposed vegetation;
Trees must be located within a e) the area set aside for
minimum 3m diameter landscaping. and its suitability;
landscaped area.
f) any proposed screening; and
streetscape and surrounding
area.
Complies with P1
Assessment is made in relation to the outdoor play area only as landscaping on
site was previously approved in relation to the building floor area. The outdoor
play area at 800m2.
It is submitted that given there are no changes in the front setback, that
additional landscaping within that space are required.
In respect of A1(b). one 10m high tree is required. There are no locations at
ground level capable of providing such a tree without loss of car parking and it
is not suitable to provide trees of such scale within the landscaped outdoor
area. Therefore the application must rely on the performance criteria in this
regard.
A detailed landscape concept will be prepared by Play Street following DA
approval. The landscape concept will necessarily be suited to the users of the
space being the children attending the centre as well as providing visual
screening to the surrounding sites.
Codes
4.4.1 Bushfire Prone Areas Code E1.0

Not applicable because the subject site is not located within a bushfire prone
area.
4.4.2 Potentially Contaminated Land E2.0

The Code applies as the adjacent property at 249 Wellington Street is contained
on Council’s list of potentially contaminated sites and given the proposed use is
for Child Care being a sensitive use, the Code applies.
Accordingly, a Preliminary Site Investigation has been prepared by ES&D and is
included as Appendix C.
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The PSI has concluded that the proposed use and development meets exemption
E2.4.3 being ‘any use or development where a site history prepared by a suitably
qualified person has been provided to the planning authority that confirms
potentially contaminating activities did not impact the site.’
Code Purpose
E2.1 a) ensure that use or development of potentially contaminated

land does not adversely impact on human health or the
environment.
Overall, the PSI accompanying the application has found that there is no evidence
that the land is contaminated and that its use and development for child care will
not impact on human or environmental health.
Use Standards
E2.5.1 Use Standards

Objective
To ensure that potentially contaminated land is suitable for the intended use.
A1 P1
The Director, or a person approved by Land is suitable for the intended use,
the Director for the purpose of this having regard to:
Code:
(a) an environmental site assessment
(a) certifies that the land is suitable for that demonstrates there is no evidence
the intended use; or the land is contaminated; or
(b) approves a plan to manage (b) and environmental site assessment

contamination and associated risk to that demonstrates that the level of
human health or the environment that contamination does not present a risk
will ensure the land is suitable for the to human health or the environment;
intended use. or
(c) a plan to manage contamination

and associated risk to human health or
the environment that includes:
(i) an environmental site assessment;
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(ii) any specific remediation and

protection measures required to be
implemented before any use
commences; and
(iii) a statement that the land is

suitable for the intended use.
Complies with A1
The PSI accompanying the application has concluded that there is no risk from
the Underground Storage Tanks on the adjacent 249 Wellington Street site.
Development Standards
E2.6.1 Subdivision – not applicable
E2.6.2 Excavation
Objective
To ensure that works involving excavation of potentially contaminated land does
not adversely impact on human health or the environment.
A1 P1
No acceptable solution Excavation does not adversely impact
on health and the environment, having
regard to:
(a) an environmental site assessment

that demonstrates there is no evidence
the land is contaminated; or
(b) an environmental site assessment

that demonstrates that the level of
contamination does not present a risk
to human health or the environment;
or
(c) a plan to manage contamination

and associated risk to human health
and the environment that includes:
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(i) an environmental site assessment;
(ii) any specific remediation and

protection measures required to be
implemented before excavation
commences; and
(iii) a statement that the excavation

does not adversely impact on human
health or the environment.
Complies with P1
The ESA accompanying the application has determined that subject to
management measures during excavation, that there is an acceptable risk to
human health and the environment. IT was concluded that the only UPSS that
has the potential to impact on the site is 249 Wellington Street that has not
been used for 30 years. Thus there is not impacted soil on the site and the only
risk to subsurface excavation if the excavation impacts the groundwater that
may have had impact.
Finally it is noted that were the use proposed not a sensitive use, the Potentially
Contaminated Land Code would not be triggered as the site itself is not on
Council’s list of potentially contaminated sites.
4.4.3 Landslip Code E3.0

Not applicable because the subject site is not mapped as or otherwise known to
be subject to a landslip hazard.
4.4.4 Road and Railway Assets Code E4.0

The Traffic Impact Statement (Appendix D) prepared by GHD in relation to the
works proposed and approved under the previous DA0509/2015. Whilst this TIS
has not been updated in relation to the proposed development, it is included
here as it contains information pertaining to traffic movements for the tenancy
as an office and based on the overall car parking numbers at the site not
changing, it is submitted that these numbers will be consistent with the Child
Care Use.
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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 E4.5.1 P3). The purpose statements are considered separately below.
a) Consistent. There are no new accesses or car parking proposed and the
safety and efficiency of existing road networks will not be impacted.
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.
Use Standards
E4.5.1 Existing Road accesses and junctions

Objective
To ensure that the safety and efficiency of roads is not reduced by increased use
of existing accesses and junctions.
A3 The annual average daily traffic P3 Any increase in vehicle traffic at
(AADT) of vehicle movements, to an existing access or junction in
and from a site, using existing an area subject to a speed limit
access or junction, in an area of 60km/h or less, must be safe
subject to a speed limit of and not unreasonably impact on
60km/h or less, must not increase the efficiency of the road, having
by more than 20% or 40 vehicle regard to:
movements per day, whichever is
the greater. a) the increase in traffic caused
by the use;
b) the nature of the traffic
generated by the use;
c) the nature and efficiency of
the access or the junction;
d) the nature and category of the
road;
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e) the speed limit and traffic flow

of the road;
f) any alternative access to a
road;
g) the need for the use;
h) any traffic impact assessment;
and
i) any written advice received
from the road authority.
Complies with P3.
The traffic impact statement prepared for the previous DA considered that actual
traffic movements per hour would be 5 trips per 100m2 for the office tenancies
(i.e the tenancy subject to this application). On that basis, for the second storey
tenancy with an area of 1020m2, the TIS determined traffic generation to be 51
movements per hour and the assessment against P3 of Clause E4.5.1 determined
that compliance was achieved.
The proposed child care centre has a maximum capacity of 120 children and 24
staff (noting a maximum of 5 can park at the site under the lease agreement).
Therefore the maximum number of daily traffic movements that can be
generated by the centre is:
 125 (120 children plus 5 staff) x 4 traffic movements = 500/day.
This is considered to be a maximum as the centre wont necessarily be at capacity
each day and it doesn’t allow for multiple children being dropped off/picked up
by the one parent/carer. Given the original TIS was prepared on the basis of 51
movements per hour, it is clear that the overall number of traffic movements per
day for the child care centre is not increasing and therefore the findings of the
TIS in relation to compliance with P3 should stand.
E4.6.2 Road Accesses and Junctions

Objective
To ensure that the safety and efficiency of roads is not reduced by the creation
of new accesses and junctions.
A2 No more than one access P2 For roads in an area subject to a
providing both entry and exit, speed limit of 60km/h or less,
or two accesses providing accesses and junctions must be
separate entry and exit, to safe and not unreasonably impact
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roads in an area subject to a on the efficiency of the road,

speed limit of 60km/h or less having regard to:
a) the nature and frequency of

the traffic generated by the
use;
b) the nature of the road;
c) the speed limit and traffic flow
of the road;
d) any alternative access to a
road;
e) the need for the access or
junction;
f) any traffic impact assessment;
and
g) any written advice received
from the road authority.
Not applicable
Existing access/egress arrangements will not be altered.
E4.6.4 Sight Distance at Accesses, Junctions and Level Crossings

Objective
To ensure that accesses, junctions and level crossings provide sufficient sight
distance between vehicles and trains to enable safe movements of traffic.
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A1 Sight distances at P1 The design, layout and location of

a) an access or junction must an access, junction or rail level
comply with the Safe crossing must provide adequate
Intersection Sight Distance sight distances to ensure the safe
shown in Table E4.6.4; and movement of vehicles, having
regard to:
b) rail level crossings must
comply with AS1742.7
Manual of uniform traffic a) the nature and frequency of
control devices - Railway the traffic generated by the
crossings, Standards use;
Association of Australia; or b) the frequency of use of the
road or rail network;
c) any alternative access;
d) the need for the access,
junction or level crossing;
e) any traffic impact assessment;
f) any measures to improve or
maintain sight distance; and
g) any written advice received
from the road or rail authority
Not applicable
No new access points are proposed.
4.4.5 Flood Prone Areas Code E5.0

Not applicable because the subject site is not mapped as being subject to a flood
risk and is otherwise known to not be subject to flooding at a 1% annual
exceedance probability due to the existence of the levee to the rear.
4.4.6 Car Parking and Sustainable Transport Code E6.0

The Traffic Impact Statement (Appendix D) was prepared by GHD in relation to
the works proposed and approved under the previous DA0509/2015. Whilst this
TIS has not been updated in relation to the proposed development, it is included
here as it contains traffic movements and car parking ratios for the use of the
proposed tenancy as an office.
Code Purpose
E6.1.1 a) ensure that an appropriate level of car parking facilities are

provided to service use and development;
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b) ensure that cycling, walking and public transport are supported as

a means of transport in urban areas;
c) ensure access for cars and cyclists and delivery of people and
goods is safe and adequate;
d) ensure that parking does not adversely impact on the amenity of
a locality;
e) ensure that parking spaces and accesses meet appropriate
standards; and
f) provide for the implementation of parking precinct plans.
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), bicycle parking numbers (Clause E6.6.2 P1), and Motorcycle
Parking (Clause E6.5.4),
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.
a) It is submitted that the number of car parks provided on site are appropriate
for future use of the site as a child care centre. The lease arrangement
between the property owner and Discovery Learning Centres allows for a
maximum of 5 staff to park on site at any one time and the peak pick up
and drop off periods for the Child Care Centre do not coincide with the
peak operating hours for the medical centre.
b) There are cycling, walking and public transport routes in the area.
c) As demonstrated by the assessment against the Road and Railway Assets
Code, the proposed use will be serviced by existing accesses which will
provide an appropriate level of service for vehicles expected to visit the site.
Given the nature of the proposed use being a child care centre, it is unlikely
there will be a large number of cyclist trips generated.
d) The ongoing use of existing car parks on the site will not have an adverse
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.
e) The approved car parking areas have been designed in accordance with the
design requirements in the Interim Planning Scheme and the relevant
Australian Standard.
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f) There is no relevant parking precinct plan.
Use Standards
E6.5.1 Car Parking Numbers
Objective
To ensure that an appropriate level of car parking is provided to meet the needs
of the use.
A1 The number of car parking P1.1 The number of car parking
spaces must; spaces for other than residential
a) not be less than 90% of the uses, must be provided to meet
requirements of Table E6.1; the reasonable needs of the use,
(except for dwellings in the having regard to:
General Residential Zone) or
b) not be less than 100% of the
a) the availability of off-road
requirements of Table E6.1 public car parking spaces within
for dwellings in the General reasonable walking distance;
Residential Zone; or b) the ability of multiple users to
c) not exceed the requirements
share spaces because of:
of Table E6.1 by more than 2 (i) variations in car parking
spaces or 5% whichever is demand over time; or
the greater, except for (ii) efficiencies gained by
dwellings in the General consolidation of car parking
Residential Zone; or spaces;
d) be in accordance with an
c) the availability and frequency
acceptable solution
of public transport within
contained within a parking reasonable walking distance of
precinct plan. the site;
d) any site constraints such as
existing buildings, slope,
drainage, vegetation and
landscaping;
e) the availability, accessibility
and safety of on-road parking,
having regard to the nature of
the roads, traffic management
and other uses in the vicinity;
f) an assessment of the actual
car parking demand
determined in light of the
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nature of the use and

development;
g) the effect on streetscape; and
h) the recommendations of any
traffic impact assessment
prepared for the proposal; or
P1.2
The number of car parking spaces for

residential uses must be provided to
meet the reasonable needs of the use,
having regard to:
a) the intensity of the use and car

parking required;
b) the size of the dwelling and the
number of bedrooms; and
c) the pattern of parking in the
locality; or
P1.3
The number of car parking spaces

complies with any relevant parking
precinct plan.
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 P1.1 and A2
Table E6.5.1 requires 1 space per employee and 1 space per 6 tertiary education
students for the Educational and occasional care use class. Whilst a child care
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centre fits within this use class, the parking requirements are not particularly
useful given they relate only to tertiary education.
As a useful guide it is noted that the Victorian Planning Provisions require 0.22
spaces per child for a child care centre which equates to 26.4 spaces for a centre
with a maximum of 120 children. As noted, a maximum of 5 staff can park on site
at any one time under the lease arrangement.
The site currently has 74 car parking spaces and no new spaces are proposed to
accommodate the proposed child care centre, noting that it is contained within
a previously approved (but not constructed) floor of the building. The TIS
prepared for the previous DA (Appendix D) provided its empirical parking
demand as follows:
 14 GP’s and specialists 2.5 spaces per professional 35 spaces
 1895m2 tenancies 2.5 spaces per 100m2 48 spaces.
The approved (DA0509/2015) 2nd storey floor area is 1020m2. Therefore, the TIS
demand for parking allowed for 25.5 spaces for that tenancy. Condition 3 of
permit DA0509/2015 restricts the number of GP’s and specialists on site at any
one time to 14. Therefore, the assumptions made under the TIS are still valid.
Clearly the 2nd floor tenancy has been allocated 25.5 spaces and using the
Victorian Planning Provisions method of calculating required spaces, the
proposed child care centre requires 26.4 spaces. Therefore, there is only a
difference in one space.
There are a few operational considerations which mean that the existing car
parking on site is appropriate for the proposed child care centre, summarised as
follows:
 Only 5 staff are permitted to park on the site as per the lease arrangement,
leaving 20 spaces for pick up/drop off of children.
 The peak drop off and pick up times for child care are between 7.00-
9.00am and 5.00-7.00pm. These do not coincide with the peak operating
hours of the medical centre. The medical centre currently opens at 8.30
with only 2 doctors at that time with the balance starting their
appointments at 9am. The last appointments for the day are at 5pm before
the walk-in clinic opens at 6pm. Evening peak for child care pick up is
expected to be between 5pm and 6pm. Further, a large number of the
doctors at the practice are female and have their own children and only
work during school hours (9am-3pm). It is therefore evident that the peak
car parking demands of the two businesses do not conflict.
 To some extent the market dictates whether there is adequate car parking
on site. The child care operator, Discovery Learning Centres has been
looking at this site for a long period and had the chance to review parking
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demand over a period of 18 months. They are comfortable that there will
be adequate spaces on site to provide for their operational needs.
 There are multi-storey car parks open to the public which are not at
capacity at the LGH within a short walking distance to the site and it is
likely that many of the clients of the child care centre will work at the LGH.
A2 is not applicable as no new car parking is proposed.
6.5.2 Bicycle Parking Numbers
Objective
To ensure that an appropriate level of bicycle parking spaces are provided to
meet the needs of the use.
A1 The number of bicycle parking P1 Bicycle parking spaces must be

spaces must be provided on provided to meet the reasonable
either the site or within 50m of needs of the use, having regard
the site in accordance with the to:
requirements of Table E6.1 a) likely number and
characteristics of users of the
site and their opportunities
and likely need to travel by
bicycle;
b) location of the site and the
likely distance a cyclist needs
to travel to reach the site;
and
c) availability and accessibility
of existing and planned
parking facilities for bicycles
in the vicinity.
Complies with P1.

Table E6.1 requires 1 space per 5 employees and tertiary education students for
the Educational and Occasional Care Use Class. There are currently no bicycle
parking spaces (in terms of racks) provided for on site as none are required for
the Medical Centre Use class. However, the medical centre staff park their bicycles
within an enclosed bin storage area and patients sometimes to the bollards
around the building as shown in photos 3 and 4 below.
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Photo 3: Bin storage area where staff park bicycles
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Photo 4: Bollards for patient bicycle parking
Given the nature of the use, being a child care centre, it is unlikely many
parents/carers would drop their children off on bicycles. It would mainly be staff
who would likely travel to the site by bicycles and these staff can arrange to store
theirs bicycles in the spare bin storage area or in the store rooms at the child care
centre. Further, in the event parents did bring their children to site on a bicycle,
the child care centre operators would encourage/allow them to park their
bicycles in the foyer at ground level for the duration of the drop-off/pick-up.
It is considered that the informal bicycle parking is sufficient to cater for likely
future demand at the site. If Council did not agree with this view, there are some
places within the car park that could be developed with a permanent bicycle rack
and a condition could be placed on the permit accordingly.
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E6.6.3 Taxi Drop-off and Pickup
Objective
To ensure that taxis can adequately access developments.
A1 Except for dwellings in the P1 Taxi parking spaces must be

General Residential Zone, uses provided to meet the reasonable
that require greater than 50 car needs of the use, having regard
spaces by Table E6.1 must provide to:
one parking space for a taxi on a) the nature of the proposed use
site, with one additional taxi and development;
parking space provided for each
additional 50 car parking spaces b) the availability and
required. accessibility of taxi spaces on
the road or in the vicinity; and
c) any site constraints such as
landscaping.
Complies with A1.

No new car parking spaces are proposed. Nonetheless, one taxi bay is provided
for as required.
E6.6.4 Motorbike Parking Provisions
Objective
To ensure that motorbikes are adequately provided for in parking considerations.
A1 Except for dwellings in the P1 Motorcycle parking spaces must

General Residential Zone, uses be provided to meet the
that require greater than 20 car reasonable needs of the use,
parking spaces by Table E6.1 having regard to:
must provide one motorcycle
parking space on site with one
additional motorcycle parking a) the nature of the proposed use
space on site for each additional and development;
20 car parking spaces required.
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b) the availability and

accessibility of motorcycle
parking spaces on the road or
in the vicinity; and
c) any site constraints such as
landscaping
Complies with P2
It is noted that no new car parking spaces are required to be provided. No
motorcycle spaces are provided at the site currently given its use as a medical
centre. It is submitted that the use of the site as a child care centre also means
that there is unlikely to be demand for motorcycle parking. Children would be
dropped off in cars and not motorcycles and whilst staff may travel to the site via
motorcycle, it is noted that only 5 staff are allowed to park at the site under the
terms of the lease and if one of these staff had a motorcycle there is no reason
they could not park in the allocated car space
E6.6.5 Loading Bays
Objective
To ensure adequate access for goods delivery and collection, and to prevent loss
of amenity and adverse impacts on traffic flows.
A1 A loading bay must be provided P1 Adequate space for loading and

for uses with a gross floor area unloading must be provided,
greater than 1000m2 in a single having regard to:
occupancy.
a) the types of vehicles associated

with the use;
b) the nature of the use;
c) the frequency of loading and
unloading;
d) the location of the site;
e) the nature of traffic in the
surrounding area;
f) the area and dimensions of the
site; and
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(g) any site constraints such as

existing buildings, slope, drainage,
vegetation and landscaping.
Not applicable
E6.6.1 Construction of Parking areas

Objective
To ensure that parking areas are constructed to an appropriate standard
A1 All parking, access ways, P1 All parking, access ways,
manoeuvring and circulation manoeuvring and circulation
spaces must: spaces must be readily
identifiable and constructed to
ensure that they are useable in
(a) have a gradient of 10% or less;
all weather conditions, having
(b) be formed and paved;
regard to:
(c) be drained to the public
stormwater system, or contain
(a) the nature of the use;
stormwater on the site;
(b) the topography of the land;
(d) except for a single dwelling, and
all uses in the Rural Resource, (c) the drainage system available;
Environmental Management and (d) the likelihood of transporting
Open Space zones, be provided sediment or debris from the site
with an impervious all weather onto a road or public place;
seal; and (e) the likelihood of generating
(e) except for a single dwelling, be dust; and
line marked or provided with (f) the nature of the proposed
other clear physical means to surfacing and line marking.
delineate parking spaces.
Not Applicable
No new parking spaces are proposed.
E6.6.2 Design and Layout of parking areas
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Objective
To ensure that parking areas are designed and laid out to provide convenient,
safe and efficient parking.
A1 Car parking, access ways, P1 Car parking, access ways,
manoeuvring and circulation spaces manoeuvring and circulation
must: spaces must be convenient, safe
and efficient to use, having
(a) provide for vehicles to enter
regard to:
and exit the site in a forward direction
where providing for more than 4
(a) the characteristics of the site;
parking spaces;
(b) the proposed slope, dimensions
(b) have a width of vehicular and layout;
access no less than the requirements (c) vehicle and pedestrian traffic
in Table E6.2, and no more than 10% safety;
greater than the requirements in Table (d) the nature and use of the
E6.2; development;
(c) have parking space dimensions (e) the expected number and type of
in accordance with the requirements vehicles;
in Table E6.3; (f) the nature of traffic in the
surrounding area; and
(d) have a combined access and
(g) the provisions of Australian
manoeuvring width adjacent to
Standards AS 2890.1 - Parking
parking spaces not less than the Facilities, Part 1: Off Road Car
requirements in Table E6.3 where Parking and AS2890.2 Parking
there are 3 or more car parking Facilities, Part 2: Parking facilities
spaces; and - Off-street commercial vehicle
facilities.
(e) have a vertical clearance of not
less than 2.1 metres above the parking
surface level.
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
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Accessible spaces for people with

disability must be designated and
signed as accessible spaces where
there are 6 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.
Not Applicable
No new parking spaces or accessways are proposed.
E6.6.3 Pedestrian Access
Objective
To ensure pedestrian access is provided in a safe and convenient manner
A1 Uses that require 10 or more P1 Safe pedestrian access must be

parking spaces must: provided within car parks, having
regard to:
(a) have a 1m wide footpath that is

separated from the access ways or (a) the characteristics of the site;
parking aisles, except where (b) the nature of the use;
crossing access ways or parking
aisles, by: (c) the number of parking spaces;
(i) a horizontal distance of 2.5m (d) the frequency of vehicle

between the edge of the footpath movements;
and the access way or parking (e) the needs of persons with a
aisle; or disability;
(ii) protective devices such as (f) the location and number of
bollards, guard rails or planters footpath crossings;
between the footpath and the
access way or parking aisle; and
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(b) be signed and line marked at points (g) vehicle and pedestrian traffic
where pedestrians cross access ways or safety;
parking aisles; and (h) the location of any access ways or
parking aisles; and
(i) any protective devices proposed
for pedestrian safety.
A1.2
In parking areas containing
accessible car parking spaces for
use by persons with a disability, a
footpath having a minimum
width of 1.5m and a gradient not
exceeding 1 in 14 is required from
those spaces to the main entry
point to the building.
Not applicable
There are no changes to existing parking and pedestrian accesses on site.
E 6.6.4 Loading Bays
E6.6.3 Pedestrian Access
Objective
To ensure adequate access for goods delivery and collection and to prevent loss
of amenity and adverse impacts of traffic flows.
A1 P1
The area and dimensions of loading Loading bays must have area and
bays and access way areas must be dimensions suitable for the use, having
designed in accordance with AS2890.2 regard to:
– 2002, Parking Facilities, Part 2:
Parking facilities - Off-street
commercial vehicle facilities, for the (a) the types of vehicles likely to use
type of vehicles likely to use the site. the site;
(b) the nature of the use;
(c) the frequency of loading and
unloading;
(d) the area and dimensions of the
site; and
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(e) the location of the site and nature

of traffic.
A1.2 P2
It must be demonstrated that the type Access for vehicles commercial vehicles
of vehicles likely to use the site can to and from the site must be safe,
enter, park and exit the site in a having regard to:
forward direction, without impact or
conflicting with areas set aside for
parking or landscaping, in accordance (a) the types of vehicles associated
with AS2890.2 – 2002, Parking with the use;
Facilities, Part 2: Parking facilities - Off- (b) the nature of the use;
street commercial vehicle facilities.
(c) the frequency of loading and
unloading;
(d) the area and dimensions of the
site;
(e) the location of the site and nature
of traffic;
(f) the effectiveness or efficiency of
the surrounding road network;
and
(g) site constraints such as existing
buildings, slope, drainage,
vegetation, parking and
landscaping.
Not applicable
that space remains available for this purpose.
E 6.6.5 Bicycle Facilities

Not applicable.
E 6.6.6 Bicycle parking and storage facilities

Not applicable.

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Date

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4.4.7 Scenic Management Code E7.0

Not applicable because the subject site is not mapped as being within a scenic
management tourist road corridor or local scenic management area.
4.4.8 Biodiversity Code E8.0

Not applicable because the subject site is not mapped as being within an area
identified as priority habitat and because the application does not involve
removal of native vegetation.
4.4.9 Water Quality Code E9.0

Not applicable because the existing development is connected to reticulated
sewer and stormwater.
4.4.10 Recreation and Open Space Code E10.0

Not applicable because the application does not involve a subdivision.
4.4.11 Environmental Impacts and Attenuation Code E11.0

Not applicable because the application does not involve a sensitive use or an
activity listed in Tables E11.1 or E11.2 with the potential to create environmental
harm or nuisance.
4.4.12 Airports Impact Management Code E12.0

Not applicable because the subject site is not mapped as being within aircraft
noise exposure forecast contours and is not within prescribed airspace.
4.4.13 Local Historic Heritage Code E13.0

Not applicable because the subject site is not within an identified heritage
precinct and is not identified as a local heritage place or place of identified
archaeological significance.
4.4.14 Coastal Code E14.0

Not applicable because the subject site is not located in a coastal environment.
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4.4.15 Telecommunications Code E15.0

Not applicable because the application does not involve telecommunications
facilities.
4.4.16 Invermay/Inveresk Flood Inundation Area Code E16.0

Not applicable because the subject site is not mapped as being within the
“Invermay/Inveresk Flood Inundation Area”.
4.4.17 Cataract Gorge Management Area Code E17.0

Not applicable because the subject site is not mapped as being within
Management Units MU1 – MU18.
4.4.18 Signs Code E18.0

Given signage forms part of this application, the Signs Code applies.
Only the wall signs have been assessed against the code as it is submitted that
the addition of an extra panel to the blade sign that does not increase the overall
height of width of that sign does not require planning approval.
E18.5.1 Unacceptable Signage

Objective
To prevent unacceptable signage.
A1 P1
Signage must not be for the following No performance criteria
sign types:
(a) an above awning sign;
(b) bunting;
(c) flashing lights sign;
(d) a roof sign;
(e) a sky sign;
(f) a third party sign
Complies with A1
There are none of the unacceptable sign types proposed.
E18.5.2 Design and siting of signage
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Objective
To:
(a) provide for appropriate signage and to ensure the visual scale and impact
of signage is managed; and
(b) ensure that the design and siting of signs achieves the purpose of this
code.
A1 P1
A sign must: A sign must:
(a) be located within the applicable (a) be located within an applicable
zone for the relevant sign type zone for the relevant sign type as
set out in Table 1 of E18.6; and set out in Table 1 of E18.6; and
(b) meet the requirements for the (b) be appropriate to the natural and
relevant sign type set out in built environment of the locality,
Table 1 of E18.6. having regard to:
(i) domination of the
streetscape or premises on
which it is located;
(ii) the size and dimensions of
the sign;
(iii) the amenity to surrounding
properties;
(iv) the repetition of messages or
information;
(v) the number and density of
signs; and
(vi) the obstruction of movement
of vehicles and pedestrians.
Complies with A1
A wall sign is an acceptable sign type within the Commercial zone, thereby
meeting the requirements of A1 (a).
A1(b) requires pylon signs to accord with the following:
(a) must not extend beyond the wall or above the top of the wall to which it is
attached;
Complies
(b) have a maximum area of 4.5m2; and
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The non-illuminated sign on the concrete panel forming the outdoor area has
an area of 4.32m2 and each of the proposed illuminated signs have an area of
2.79m2
Complies
(c) must not occupy more than 25% of the wall area.
Complies.

A2 P2
A sign must be a minimum distance of A sign must not result in the
2 metres from the boundary of any lot unreasonable loss of amenity to
in the general Residential, Inner adjoining residential properties,
Residential, Low Density Residential, having regard to:
Rural Living, Environmental Living or (a) The topography of the site and the
Village Zones. surrounding area;
(b) The relative location of buildings;
(c) Any overshadowing; and
(d) The nature and type of the sign.
Complies with A2
The signs are setback the minimum of 2 metres from a boundary with the
specified lots.

A3 P3
A building or tenancy must have: Visual clutter must be reduced where
(a) A maximum of one of each sign multiple signs of the same type are
type per building or tenancy, proposed, having regard to:
unless otherwise stated in Table (a) The number of signs;
1 of E18.6; and (b) Replacement of existing signs
(b) No more than 3 individual signs with fewer, more effective signs;
in total. and
(c) Duplication of messages or
information on the same
frontage.
Complies with P3
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There will be three wall signs related to two different tenancies and the site has
five individual signs in total.
It is submitted that the large size of the site with multiple street frontages and
multiple tenancies justifies multiple signs. A blade sign at each frontage is
appropriate and the wall signs have been located to be viewed from differing
road locations, particularly important so motorists know where the site is.

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 wall 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.
4.4.19 Development Plan Code E19.0

Not applicable because the application does not involve subdivision and is not
mapped within an area mapped as DPC.
5 Conclusion
 The proposed use is generally discretionary in the Commercial Zone, and
additional discretions arise from Planning Scheme standards which deal with the
P a g e | 46
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Date

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use, height, setback to residential zoned land, car parking and location adjacent
to potentially contaminated land.

The overall height proposed for the indoor component of the child care centre is
the same as has already been approved on the same location on the site under a
previous DA0509.2015. The use of the second level of this building as a child care
centre is appropriate taking account of the characteristics of the site and
surrounds. The child care centre is proposed to have long opening hours which
will service an unmet gap in the market in Launceston and is ideally situated
adjacent to the Launceston General Hospital in being able to provide a child care
service to their workers.
The proposed outdoor play area is located above the existing car park and no car
parking spaces are required to be removed to create it. The outdoor play area
structure will extend to the boundary with Ockerby Gardens and the adjacent
residential property on Wellington Street. Due to its height and the difference in
levels between the properties, there will be limited impacts in terms of
overshadowing.
It is submitted that whilst the overall maximum height of the building at 12.4
metres is greater than the 10 metre maximum, the reality is that the 12.4 metres
relates to a small section of glass atrium which wont add to the bulk of the building
and the design of the building in terms of height is in keeping with characteristics
of building within the general area.
No new parking spaces are proposed on site, however the existing car parking
spaces are considered sufficient for the proposed use, noting that the opening
hours of the child care centre and key drop off and pick up times are outside of
the peak appointment times for the medical centre. Secondly, it is noted that
approval of the proposed floor as an office was based on a Traffic Impact
Statement which allowed 22 of the 74 car parking spaces for the child care tenancy.

The application is therefore 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 | 47
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6 Appendix A – Certificate of Title
P a g e | 48
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
Date
DA 0325/2018 RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
SEARCH OF TORRENS TITLE

VOLUME FOLIO
171600 1
EDITION DATE OF ISSUE
1 23-Sep-2016
SEARCH DATE : 08-May-2018

SEARCH TIME : 02.26 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Sealed Plan 171600
Derivation : Part of 0A-3R-34P & Whole of 0A-1R-10P Gtd. to
John Carter & Whole of 0A-0R-15.3P Gtd. to George Thomas
Matthews
Prior CTs 70186/6 and 167786/1
SCHEDULE 1
M413821 & M549948 TRANSFER to ENCOMPASS HEALTH HOLDINGS PTY LTD
SCHEDULE 2
Reservations and conditions in the Crown Grant if any
80404 FENCING CONDITION in Transfer
84493 & 101135 BOUNDARY FENCES CONDITION in Transfer
M532674 LEASE to LAUNCESTON MEDICAL CENTRE PTY LTD of a
leasehold estate for the term of 9 years from
02-Aug-2014 Registered 05-Oct-2015 at noon
Leasehold Title(s) issued: 171600A/1
E39944 MORTGAGE to Bank of Queensland Limited Registered
10-Mar-2016 at 12.02 PM
E26644 MORTGAGE to Bank of Queensland Limited Registered
23-Sep-2016 at 12.02 PM
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
Date
DA 0325/2018 FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
Search Date: 08 May 2018 Search Time: 02:26 PM Volume Number: 171600 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 0325/2018
Date

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7 Appendix B – Development Plans
P a g e | 49
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Date
Project:
ALTERATIONS & ADDITIONS TO Measured form and function
LAUNCESTON HEALTH HUB Postal Address

PO Box 63
Riverside
Tasmania 7250
W 6ty.com.au
E admin@6ty.com.au
6ty Pty Ltd
ABN 27 014 609 900
Architectural
ABP No. CC4874f
Structural / Civil
ABP No. CC1633i
Tamar Suite 103
243-247 WELLINGTON STREET

The Charles
287 Charles Street
At: Launceston Tasmania
P (03) 6332 3300 ISO
9001
57 Best Street Approved
Devonport Tasmania
P (03) 6424 7161
Company
For:
COMMERCIAL PROJECT DELIVERY
Project: 18.009
Drawings:
Ap01 EXISTING SITE PLAN
Ap02 PROPOSED SITE PLAN
Ap03 PROPOSED SECOND FLOOR PLAN
Ap04 ELEVATIONS
Ap05 ELEVATIONS
PLANNING APPROVAL
Issue date: 25.06.18
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
Measured form and function

C L E V E L A N D S T R E E T
Postal Address 6ty Pty Ltd

PO Box 63 ABN 27 014 609 900
TITLE BOUNDARY (6.10) Riverside
TITLE BOUNDARY (15.24)
Tasmania 7250 Architectural
W 6ty.com.au ABP No. CC4874f
E admin@6ty.com.au Structural / Civil
ABP No. CC1633i
51. 50.
Tamar Suite 103
The Charles
287 Charles Street
52. 49. Launceston Tasmania
P (03) 6332 3300 ISO
9001
53. 48. 57 Best Street Approved
Devonport Tasmania
P (03) 6424 7161
Company
54. 47.
No. 37
EXISTING 55. 46.

BUILDING

56. 45.
57. EXISTING 44.

CARPARK
58. 43.
EXISTING BUILDING
No. 237-241
59. 42.
60. 41.
SAINT OCKERBY
GARDENS
61. 40.
PLANNING DOCUMENT
ISSUE DATE ISSUED FOR REV.
62. 39.

01 12.06.18 PLANNING APPROVAL -
02 25.06.18 PLANNING APPROVAL A
TITLE BOUNDARY (15.23) 63. 38.
64. 37.
TITLE BOUNDARY (7.46) TITLE BOUNDARY (7.66) TITLE BOUNDARY (15.24)

65. 36.
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16.
66. 35.
EXISTING
CARPARK
67. 34.
68. 33.
SHARED
TAXI ACCESS
S T R E E T
BAY ZONE 69. 32.
17. 18. 19.

70. 31.
71. 30.
EXISTING BUILDING
GROUND FFL 12.960
FIRST 16.010
72. 29.
W E L L I N G T O N
73. 28.
EX. RESIDENCE

74. 27.
26.
EXISTING BUILDING PROJECT NORTH
GROUND FFL 12.960
FIRST FFL 15.720 DIMENSIONS ARE IN MILLIMETRES. DO NOT SCALE. CHECK AND VERIFY ALL
25.
DIMENSIONS ON SITE. REFER DISCREPANCIES TO THE SUPERINTENDENT.
ALL WORK SHALL BE CARRIED OUT IN ACCORDANCE WITH:
BUILDING CODE OF AUSTRALIA, APPLICABLE AUSTRALIAN STANDARDS &
TURNING LOCAL AUTHORITY REQUIREMENTS.
BAY
20. 21. 22. 23. 24.

PROJECT:
ALTERATIONS & ADDITIONS TO
SHARED
LAUNCESTON HEALTH HUB
ACCESS
ZONE
AT:
FOR:
COMMERCIAL PROJECT
TITLE BOUNDARY (10.12) TITLE BOUNDARY (29.85)
DELIVERY
DRAWING:
EXISTING SITE PLAN
EX. CARPARK
DESIGNED:
DVG DRAWN:
MJB CHECKED:
EXISTING
BUILDING SCALES:
1:200 AT A1 SIZE DRAWING SHEET
EXISTING SITE PLAN

18.009 Ap01 D
-
SCALE 1:200 PROJECT No. DRAWING No. REV.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date

ALTERATIONS TO
EXISTING BLADE SIGN Postal Address 6ty Pty Ltd
PO Box 63 ABN 27 014 609 900
ABP No. CC1633i
51. 50.
Tamar Suite 103
The Charles
287 Charles Street
P (03) 6332 3300 ISO
9001
Devonport Tasmania
P (03) 6424 7161
Company
54. 47.
No. 37
EXISTING 55. 46.

BUILDING

56. 45.
57. EXISTING 44.

CARPARK
58. 43.
EXISTING BUILDING
No. 237-241
59. 42.
60. 41.
SAINT OCKERBY
GARDENS
61. 40.
PLANNING DOCUMENT
62. 39.

64. 37.
15350

65. 36.
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. SHADE

STRUCTURE
66. 35.
LOCALLY MOUND GROUND LEVEL TO
IMPROVE ACCESS TO NEW SLAB LEVEL
EXISTING
CARPARK NOMINAL 700mm FILL AT ACCESS POINT
VOID 34.
67. GRADED BACK TO EXISTING GROUND
LANDSCAPED LINE AT APPROX 1:5
ALTERATIONS TO EXTERNAL
EXISTING BLADE SIGN
68. PLAY AREA 33.
CARPARKING UNDER SHOWN
800 m2
DOTTED. CARPARKING
SHARED RECONFIGURED TO SUIT
TAXI ACCESS
S T R E E T
69. 32. COLUMN LOCATIONS.

BAY ZONE
VOID
17. 18. 19.
70. 31.
BUILDING
EXTENSION SHED
(SECOND FLOOR) 71. 30. 16 m 2
VARIATION
EXISTING BUILDING TO
GROUND FFL 12.960
DESIGN APPROVED
FIRST 16.010
56
29. 86
UNDER DA0509.2015 72.
W E L L I N G T O N
1007 m 2
VOID
73. 28.
EX. RESIDENCE

74. 27.
EXISTING
CARPARK
26.
GROUND FFL 12.960
25.
SHADE BUILDING CODE OF AUSTRALIA, APPLICABLE AUSTRALIAN STANDARDS &
STRUCTURE TURNING LOCAL AUTHORITY REQUIREMENTS.
BAY
20. 21. 22. 23. 24.

PROJECT:
9775
SHARED
ACCESS
ZONE
AT:
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
PROPOSED SITE PLAN
EX. CARPARK
DESIGNED:
DVG DRAWN:
MJB CHECKED:
EXISTING
BUILDING SCALES:
PROPOSED SITE PLAN

18.009 Ap02 D
A
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
en
cre
18 18
00
wc 00 hs
hs
en
hs cre
cre en
cre
00
14 m2 en
18
hs
nappy
00
18
change PO Box 63 ABN 27 014 609 900
Riverside
adult child W 6ty.com.au ABP No. CC4874f
bench bench E admin@6ty.com.au Structural / Civil
ABP No. CC1633i
park
access
Tamar Suite 103
classroom
2
5 The Charles
75 m
287 Charles Street
classroom 6 Launceston Tasmania
50 m2 P (03) 6332 3300 ISO
9001
outdoor play 57 Best Street Approved
69 m 2
child
bench
shade structure Devonport Tasmania
Company
P (03) 6424 7161
max. 3m high
adult
bench
store
2 bike circuit
14 m
art room
18 m2
1200h secure child fence

water
trough services
ventilation
void
planning
16 m2
classroom 4
70 m2 landscaped
teamaking
wc outdoor play
hub 800 m2
97 m2
child
staff room bench PLANNING DOCUMENT
2
23 m adult
laundry store bench light
2 handwash 10 m2 void ISSUE DATE ISSUED FOR REV.
11 m trough
nappy wc
change 19 m2
kitchen
servery
shed
2
14 m2
27 m
play equipment
classroom 3
M.
servery
RWP1 70 m2
+SPR access light
Col. Col. Col. wc void
M.
eS office
DECK 15 m2 child
Td foyer entry foyer bench
2
78 m
reception adult
bench
EX'G
WC
eS
EX'G FOYER soft fall

Es
eS
existing pram
parking
atrium lockers
EX'G LIFT
EX'G PROCEDURE RECEPTION
eS eS adult
entrance bench
kitchen
7 m2
20 m2 water
trough
shade structure
max. 3m high PROJECT NORTH
DIMENSIONS ARE IN MILLIMETRES. DO NOT SCALE. CHECK AND VERIFY ALL
classroom 1 classroom 2
ors
do

outdoor play 40 m2 (excl. entrance) 45 m2 AREA SCHEDULE
ing
LOCAL AUTHORITY REQUIREMENTS.

slid
44 m2 sand play WORK WITHIN EXISTING SLAB & ROOF ZONE 895 m2
adult PROJECT:
1800h screen
bench NEW BUILDING AREA 105 m2
2
EX'G WAITING NEW UNENCLOSED COVERED AREA 155 m
EX'G RECOVERY
eS
eS NEW LANDSCAPED SLAB AREA 800 m2 LAUNCESTON HEALTH HUB
sliding door
nappy
change
AT:
sleep room store wc
15 m2
sleep room shed
FOR:
COMMERCIAL PROJECT
2
20 m 6 m2 14 m2 12 m2
DELIVERY
CW5
CW6 1800h screen
DRAWING:
PROPOSED SECOND FLOOR
PLAN
PART FIRST FLOOR PLAN SECOND FLOOR PLAN DESIGNED:

DVG DRAWN:
MJB CHECKED:
SCALE 1:100 SCALE 1:100

SCALES:
18.009 Ap03 D
-
PROJECT No. DRAWING No. REV.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
CONTINUATION OF CURTAIN WALL SYSTEM CONTINUATION OF CURTAIN WALL

CONTINUATION OF PRE-CAST WITH GLASS & ALUCOBOND OR SIMILAR PAINTED FIBRE CEMENT SHEET CONTINUATION OF POWDERCOATED GLAZED WALLS & ROOF TO SYSTEM WITH ALUCOBOND OR

OPENINGS IN CURTAIN WALL
CONCRETE WALL PANELS SPANDREL PANELS CLADDING TO FASCIA ALUMINIUM LOUVRE SYSTEM UPPER ATRIUM SIMILAR SPANDREL PANELS

OPENINGS IN CURTAIN WALL ABN 27 014 609 900
PO Box 63
Riverside
OVERALL MAX. HEIGHT

ABP No. CC1633i
MAX. WALL HEIGHT
Tamar Suite 103

12400
The Charles
287 Charles Street
11400
Launceston Tasmania
P (03) 6332 3300 ISO
9001
Devonport Tasmania
P (03) 6424 7161
Company
WELLINGTON STREET ELEVATION

SCALE 1:100
CONTINUATION OF CURTAIN WALL SYSTEM

WITH GLASS & ALUCOBOND OR SIMILAR GLAZED WALLS & ROOF TO CONTINUATION OF PRE-CAST
SPANDREL PANELS UPPER ATRIUM CONCRETE WALL PANELS
PLANNING DOCUMENT

OVERALL MAX. HEIGHT
MAX. WALL HEIGHT

12400
11400
SOUTH ELEVATION
SCALE 1:100

PROJECT:
AT:
EXTEND EXISTING SIGNAGE PANEL
FOR:
COMMERCIAL PROJECT
(APPROX. 1280W x 500H)
Launceston Early Learning Centre DELIVERY
(APPROX. 950W x 300H) Launceston Early Learning Centre
DRAWING:
ELEVATIONS
DESIGNED:
DVG DRAWN:
MJB CHECKED:
WELLINGTON STREET CLEVELAND STREET

BLADE SIGN ELEVATION BLADE SIGN ELEVATION 1:100, 1:50
SCALES: AT A1 SIZE DRAWING SHEET
18.009 Ap04 -
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
STEEL FRAMED AWNING

GLAZED WALLS & ROOF TO UPPER ATRIUM ALUCOBOND OR SIMILAR ALUMINIUM CONTINUATION OF PRE-CAST

WITH TRANSLUCENT ROOFING
PAINTED FIBRE CEMENT SHEET CLADDING RELOCATED FROM PREVIOUS STAGE COMPOSITE PANEL CLADDING CONCRETE WALL PANELS
AND ALUMINIUM FASCIA

PO Box 63 ABN 27 014 609 900
Riverside
ABP No. CC1633i
Tamar Suite 103

The Charles
287 Charles Street
Launceston Tasmania
P (03) 6332 3300 ISO
9001
Devonport Tasmania
P (03) 6424 7161
Company
EAST ELEVATION
SCALE 1:100
SHADE STRUCTURE SHOWN DOTTED SHADE STRUCTURE SHOWN DOTTED

SUSPENDED CONCRETE SLAB & ALUCOBOND OR SIMILAR ALUMINIUM LANDSCAPING
NOMINAL 700mm FILL AT ACCESS POINT
NOM. 1800mm HIGH GLASS SCREEN PRE-CAST CONCRETE WALLS COMPOSITE PANEL CLADDING TO FUTURE SELECTION
GRADED BACK TO EXISTING GROUND
LINE AT APPROX 1:5
PLANNING DOCUMENT

APPROXIMATE EXISTING GROUND
5500+/-
LEVEL AT BOUNDARY
CARPARK GROUND LINE BEYOND
EAST BOUNDARY ELEVATION

SCALE 1:100

SHADE STRUCTURE SHOWN DOTTED CONCRETE SLAB & PRE-CAST ALUCOBOND OR SIMILAR ALUMINIUM CONTINUATION OF PRE-CAST GLAZED WALLS & ROOF TO 2No. 3100 WIDE x 900 HIGH WITH GLASS & ALUCOBOND OR SIMILAR
CONCRETE WALLS COMPOSITE PANEL CLADDING CONCRETE WALL PANELS UPPER ATRIUM ILLUMINATED SIGNS SPANDREL PANELS
OVERALL MAX. HEIGHT

MAX. WALL HEIGHT
12400
11400
e e
NOM. 1800mm HIGH GLASS SCREEN

2400 WIDE x 1800 HIGH
PROJECT:
WALL MOUNTED SIGN
AT:
e e
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
ELEVATIONS
NORTH ELEVATION
SCALE 1:100 DESIGNED:
DVG DRAWN:
MJB CHECKED:
SCALES:
18.009 Ap05 -A
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8 Appendix C – Preliminary Site Investigation
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Environmental Service & Design

ABN: 97 107 517 144
3 June 2018
Lyndon Walsh
24 Buttons Avenue
Ulverstone TAS 7315
Dear Lyndon,
RE: Preliminary Site Investigation – 243-247 Wellington Street, Launceston 7250
Environmental Service and Design (ES&D) has investigated the site at 243-247 Wellington Street,
Launceston 7250, in relation to any potentially contaminating activities formerly conducted
thereon, including risk to potential receptors and other potential environmental issues which
may arise due to development activities.
The assessment was guided by the principles and requirements contained within the National
Environmental (Assessment of Site Contamination) Measure, 1999 (as amended) (NEPM)
according to its status as a state policy.
The investigation comprised a Preliminary Site Investigation as defined in NEPM Schedule B2,
Section 2.1:
“Preliminary site investigations (PSIs) usually include a desktop study to collect basic site
information and identify the site characteristics (site location, land use, site layout, building
construction, geological and hydrogeological setting, historical land uses and activities at the
site), a site inspection and interviews with current and past owners, operators and occupiers of
the site and nearby sites.
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The preliminary investigation should be sufficient to:
- identify potential sources of contamination and determine potential contaminants of

concern;
- identify areas of potential contamination;
- identify potential human and ecological receptors;
- identify feasible pathways by which contaminants and receptors may be linked;
- identify potentially affected media (soil, sediment, groundwater, surface water, indoor
and ambient air)
- identify environmental issues which may arise because of development activities, or due
to the change of use (increased disturbance due to increase in human activity).
With respect to contamination, if thorough preliminary investigation shows a history of non-

contaminating activities and there is no other evidence or suspicion of contamination, further
investigation is not required.”
It was concluded that the site presents risk to potential receptors identified in the Conceptual
Site Model (CSM).
As per Section E2.5 of the Launceston Interim Planning Scheme 2015:
- ES&D has provided a plan to manage contamination and associated risk to human health
or the environment that includes:
o An environmental site assessment;
o Any specific remediation and protection measures required to be implemented

before any use commences;
o A statement that the land is suitable for the intended use.
PSI – 243-247 Wellington Street, Launceston

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The recommendations are provided in the report and summarised below;
To limit potential human health risk from offsite sources, ES&D would advise the following:
- Baseline asbestos air monitoring be performed prior to construction.
- Baseline VOC monitoring prior to construction at a similar level as the childcare center.
Mechanical ventilation may be required based on the VOC levels to ensure they are within
acceptable limits.
- Protective clothing to prevent dermal contact during excavation of soil is required.
ES&D confirms that the site is suitable for the intended use as long as the baseline assessments
meet OH&S guidelines.
As per NEPM Schedule B2, Section 2.1, it was concluded that:
- No further detailed investigation is required.
The details of the required investigation are documented in the following pages.
Yours sincerely,
Rod Cooper
Principal Consultant and SCPA Certified

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Preliminary
Site
Investigation
243-247 Wellington
Street, Launceston
7250
Project No: 6252
Date: 31/05/18
ABN: 97 107 517 144 ACN: 107 517 144

80 Minna Road PO Box 651
Heybridge TAS 7316 Burnie TAS 7320
Ph: (03) 6431 2999 www.esandd.com.au

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Document Control
Prepared & Published by: ES&D
Version: Final V3
File: 6252
Contact: Rod Cooper
Phone No: (03) 6431 2999
Prepared For: Discovery Learning Centres
Version: Date:
DRAFT 1 Samuel Smith ES&D 24/05/2018
FINAL V1 Rod Cooper ES&D 28/05/2018
This report has been prepared, based on information generated by Environmental Service and Design Pty Ltd from
a wide range of sources. If you believe that Environmental Service and Design Pty Ltd has misrepresented or
overlooked any relevant information, it is your responsibility to bring this to the attention of Environmental Service
and Design Pty Ltd before implementing any of the report’s recommendations. In preparing this report, we have
relied on information supplied to Environmental Service and Design Pty Ltd, which, where reasonable,
Environmental Service and Design Pty Ltd has assumed to be correct. Whilst all reasonable efforts have been made
to substantiate such information, no responsibility will be accepted if the information is incorrect or inaccurate.
This report is prepared solely for the use of the client to whom it is addressed and Environmental Service and Design
Pty Ltd will not accept any responsibility for third parties. In the event that any advice or other services rendered by
Environmental Service and Design Pty Ltd constitute a supply of services to a consumer under the Competition and
Consumer Act 2010 (as amended), then Environmental Service and Design Pty Ltd’s liability for any breach of any
conditions or warranties implied under the Act shall not be excluded but will be limited to the cost of having the
advice or services supplied again. Nothing in this Disclaimer affects any rights or remedies to which you may be
entitled under the Competition and Consumer Act 2010 (as amended). Each paragraph of this disclaimer shall be
deemed to be separate and severable from each other. If any paragraph is found to be illegal, prohibited or
unenforceable, then this shall not invalidate any other paragraphs.

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Contents
Preliminary Site Investigation ................................................................................................ 4
Document Control ................................................................................................................. 5
1 Introduction ................................................................................................................... 1
2 Scope of Works............................................................................................................... 2
3 Basis for Assessment ...................................................................................................... 2
4 Information Sources ....................................................................................................... 3
5 Site Details ..................................................................................................................... 3
5.1 Ownership and Location .................................................................................................. 3
5.2 Zoning ............................................................................................................................... 4
6 Geology, Hydrology and Hydrogeology ........................................................................... 5
6.1 Topography ...................................................................................................................... 5
6.2 Surface Water................................................................................................................... 5
6.3 Regional Geology.............................................................................................................. 5
6.4 Regional Hydrogeology .................................................................................................... 5
6.5 Acid Sulfate Soils .............................................................................................................. 6
7 Site History ..................................................................................................................... 7
7.1 Site and Surrounding Land uses ....................................................................................... 7
7.2 WorkSafe Tasmania Dangerous Goods Licenses ............................................................. 9
7.3 Historical Aerial photography .......................................................................................... 9
8 Site History Summary ................................................................................................... 13
9 Potential Site Contamination ........................................................................................ 13
9.1 Onsite contamination..................................................................................................... 13
9.2 Offsite Sources ............................................................................................................... 13
9.2.1 Underground Storage Tanks (249 Wellington Street, 182-186 Wellington Street
and 166-180 Wellington Street) ............................................................................................ 13
9.2.2 Asbestos Super Six Roof Sheeting at 249 Wellington Street .................................. 14
9.2.3 Location of Outdoor Play Area Proposed above existing Carpark ......................... 14
9.2.4 Location of paint and varnish removalist at 37 Cleveland Street ........................... 15
10 Site Visit .................................................................................................................... 15

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11 Potential Receptors ................................................................................................... 18

12 Conclusions and Recommendations........................................................................... 21
13 Recommendations .................................................................................................... 23
References .......................................................................................................................... 24
Appendices ......................................................................................................................... 25
Appendix 1 – Concept Plan ....................................................................................................... 26
List of Tables
Table 1: Final Conceptual Site Model ......................................................................................................... 19
List of Figures
Figure 1: Site Plan.......................................................................................................................................... 4
Figure 2: Zoning – Commercial ..................................................................................................................... 4
Figure 3: Inferred Groundwater Flow Direction ........................................................................................... 6
Figure 4: Acid Sulfate Soil – Low Potential.................................................................................................... 6
Figure 5: Location of the site in relation to nearby potential contamination sources ................................. 8
Figure 6: Aerial 1976 ..................................................................................................................................... 9
Figure 7: Aerial 1981 ................................................................................................................................... 10
Figure 8: Aerial 1997 ................................................................................................................................... 10
Figure 9: Aerial 2003 ................................................................................................................................... 11
Figure 10: Aerial 2008 ................................................................................................................................. 11
Figure 11: Aerial 2016 ................................................................................................................................. 12
Figure 12: Aerial 2017 ................................................................................................................................. 12
Figure 13: Underground fuel tank at 249 Wellington Street ...................................................................... 15
Figure 14: Potential location of underground fuel tank at 182-186 Wellington Street ............................. 16
Figure 15: Asbestos super six roof sheeting at 249 Wellington Street and site upper level carpark ......... 17
Figure 16: Stack and paint drums at 37 Cleveland Street ........................................................................... 18

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1 Introduction
Environmental Service and Design (ES&D) were commissioned their client Discovery Learning
Centers to undertake a Preliminary Site Investigation (PSI) on the proposed development at 243-
247 Wellington Street, Launceston 7250. Property ID 3455705, Title Reference 171600/1.
The aim of the PSI is to determine whether activities have occurred on or near the site which may
result in contamination of the land and if so, whether the level of risk will increase with the
proposed or future development.
Code E2 (Potentially Contaminated Land Code) of the Launceston Interim Planning Scheme 2015
stipulates that use or development of potentially contaminated land must not adversely impact
on human health or the environment.
The following use and development are exempt for the code:
E2.4.1 The following use and development is exempt from this Code.
E2.4.2 Development:
(a) to investigate potentially contaminated land; or
(b) in accordance with a notice issued in accordance with Part 5A of the Environmental Management and
Pollution Control Act 1994.
E2.4.3 Any use or development where a site history prepared by a suitably qualified person has
been provided to the planning authority that confirms potentially contaminating activities did not
impact the site.
E2.4.4 Development that does not involve disturbance of more than 1m² of land.
E2.4.5 Any use or development that the Director, or a person approved by the Director for the purpose of this
Code, having regard to the objective stated in all applicable standards in this Code, has issued a certificate
stating that there is insufficient increase in risk from contamination to warrant any specific remediation and
protection measures.
The Launceston Interim Planning Scheme 2015 specifies that environmental site assessments in
relation to potentially contaminating activities must be prepared by a suitably qualified person.
Council indicated that suitably qualified persons include Site Contamination Practitioners
Australia (SCPA) certified practitioners. Consequently, Mr. Rod Cooper of Environmental Service
and Design (SCPA certification no. 15020) was engaged to perform the assessment.

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This report will comprise a summary of investigation pursuant to E2.5, the use standard to
establish if potentially contaminating activities are likely to have impacted the site and
quantification of the potential risk associated with the proposed development.
2 Scope of Works
The scope of the preliminary site investigation included:
• Desktop review of the site and surrounding land use history;
• Obtaining information from Work Safe Tasmania (WST) regarding potential storage
of dangerous substances in the area surrounding the property;
• Determination of potential contaminants of concern;
• Field investigations and site visit;
• Consideration of the sites environmental settings;
• Identification of potential human and ecological receptors and consideration of risks

to identified receptors;
• Development of a Conceptual Site Model (CSM); and,
• Preparation of the assessment report.
3 Basis for Assessment
As a State Policy for the purposes of State policies and Procedures Act 1993, the National
Environmental Protection (Assessment of Site Contamination) Measure 1999 (NEPM) was the
guideline used for the assessment.
The assessment included elements of a Preliminary Environmental Site Assessment as defined in

NEPM Schedule B2. NEPM advises that if a thorough preliminary investigation shows a history of
non-contaminating activities and there is no other evidence or suspicion of contamination,
further investigation is not required (Schedule B2 and Section 2.1).

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4 Information Sources
• Historic Dangerous Substances license information associated with Worksafe Tasmania,
Department of Justice;
• (the LIST) Land Information System Tasmania (www.thelist.tas.gov.au), accessed

26/2/2018;
• (GIP) DPIPWE Groundwater Information Poral (hhtp://wrt.tas.gov.au/groundwater-info);
• Launceston Interim Planning Scheme 2015 (www.iplan.tas.gov.au), accessed 02/05/2018;
• National Environment Protection (assessment of Site Contamination) Amendment

Measure 2013 (no. 1).
• Google Earth Pro, accessed 01/05/2018
• Site visit and interviews with the owner.
5 Site Details
5.1 Ownership and Location
The property at 243-247 Wellington Street, Launceston is owned by Encompass Health Holdings
Pty Ltd. The development involves the addition of a third story, including outdoor play areas. The
site is currently proposed for a child care facility. The site is surrounded by commercial buildings.
The investigation area (the Site) is approximately 3600 m2. The property location is shown in
Figure 1.

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Figure 1: Site Plan
5.2 Zoning
The site is currently zoned “Commercial” (Launceston Interim Planning Scheme 2015, Figure 2)
and is surrounded by “Commercial”. Sections of “Inner Residential” and “Open Space” exist to
the east of the site. The current zoning will not change as part of the proposed development.
Figure 2: Zoning – Commercial

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6 Geology, Hydrology and Hydrogeology

6.1 Topography
A review of Google Earth indicates the site slopes slightly towards the west, with elevations
ranging from 20m along the western boundary to 13m at the eastern boundary. The site has been
modified with a two-level carpark and building present.
6.2 Surface Water
The nearest surface water body is the River Tamar located 1280m to the northwest, east of the
Cataract Gorge.
6.3 Regional Geology

The Land Information Systems Tasmania (the list) indicates that the site is underlain by poorly
consolidated clay, silt, and clayey labile sand with rare gravel and lignite; some iron oxide-
cemented layers and concretions; some leaf fossils.
6.4 Regional Hydrogeology

Groundwater flow is likely to travel to the northwest following the slope of the topography
(Figure 3). Reference to the Department of Primary Industries, Parks, Water and Environment
(DPIPWE) Groundwater Information Access Portal indicates there are no registered bores within
500m of the site. Groundwater is not extracted for drinking purposes in the area, water is
supplied to the area from TasWater infrastructure.

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Inferred Groundwater Flow

Direction
Figure 3: Inferred Groundwater Flow Direction
6.5 Acid Sulfate Soils

Review of the LIST (Land Information System Tasmania) indicates that the sites has a “low”
potential for acid sulfate soils based on the elevation (figure 4). Based on this, no management
for acid sulfate soils is required, however construction workers should be briefed on their
potential.
Figure 4: Acid Sulfate Soil – Low Potential

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7 Site History
7.1 Site and Surrounding Land uses
The site is currently occupied by a medical centre and pharmacy. The history search, interviews
and site visit did not determine any potential sources of contamination at the site. However,
based on the location within a commercial area of Launceston, several nearby potential
contamination sources were identified (figure 5), including;
• Underground fuel tanks at 249 Wellington Street, 182-186 Wellington Street and 166-180
Wellington Street
• Asbestos super six roof sheeting at 249 Wellington Street. (Contains Blue Asbestos)
• Location of outdoor play area proposed above existing carpark
• Location of paint and varnish removalist at 37 Cleveland Street.

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Site
Paint Removalist
U/G Fuel Tank

U/G Fuel Tank
Asbestos Roof
U/G Fuel Tank
Figure 5: Location of the site in relation to nearby potential contamination sources
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7.2 WorkSafe Tasmania Dangerous Goods Licenses

A search of the Historic WorkSafe Tasmania Dangerous Goods Licenses information was
conducted. No licenses were identified at the site. Neighboring properties identified by WorkSafe
Tasmania as having a dangerous goods file are identified in figure 5.
7.3 Historical Aerial photography

A review of historical aerial photographs available on the LIST was undertaken to identify any
historical potentially contaminating land uses in the area. Photos from 1976, 1984, 1997 and
2003 are shown in Figures 6-12 below.
Site
Figure 6: Aerial 1976

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Site
Site

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Site
Site

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Site
Site

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8 Site History Summary
Based on the review of the site, the site history is as follows:
Period Site
Commercial property, several alterations during last 15 years. No
1976 - Current
evidence of potential contaminating activities
9 Potential Site Contamination
9.1 Onsite contamination
Historical imagery details the site has been occupied by commercial businesses since at least with
no major industrial uses since at least 1976. The site visit outlined no potential contamination
sources on the site. Therefore, onsite contamination is not considered in the conceptual site
model. Requirements under section (E2.6.2) of the Launceston Interim Planning Scheme 2015
are met as foundations must be excavated, ES&D propose the development proceed with
precaution as it is possible that vapour may impact on the site. All soil removed from site must
be disposed of under the EPA waste tracking system.
9.2 Offsite Sources
9.2.1 Underground Storage Tanks (249 Wellington Street, 182-186 Wellington Street
and 166-180 Wellington Street)
Historic WorkSafe Tasmania Dangerous Goods Licenses information revealed several

underground fuel tanks near the proposed development. ES&D investigated each site for
potential for groundwater contamination and associated risk to human health from vapour
intrusion at the site;
249 Wellington Street – The fuel tank remains to the east of 249 Wellington Street. ES&D
interviewed the manager who advised the fuel tank had not been used for at least 10 years and
possibly since Bob Jane T-Marts purchased the property approximately 30 years ago. The site was
previously occupied by TNT freight services. The contents of the tank were unable to be verified
on site. As per figure 3, if the tank were to have leaked, the plume would be under the Site.
Based on the carpark beneath the proposed development the potential for pressure driven
vapour intrusion is negligible due to the open nature. In reference to the Journal of
Environmental Management 204 (2017) 783e792. Risk is significantly reduced.

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182-186 Wellington Street – The site is currently being developed, with the existing buildings
demolished and new foundations and framework constructed. Interviews with site workers
outlined there was no evidence of a tank during works, therefore the tank may remain under the
new concrete slab. Due to the groundwater flow direction (figure 3) a plume under the Site is less
likely.
Again, based on the carpark beneath the proposed development the potential for pressure driven
vapour intrusion is negligible due to the open nature. In reference to the Journal of
Environmental Management 204 (2017) 783e792. Several cases are explored of vapour gaining
access to upper floors of multi story buildings via preferential pathways - via pipes and wall
cavities. The inference from these studies is that modern multi story carpark does not provide
preferential pathways and so risk is significantly reduced. The open areas within the carpark with
air flow prevents the building of vapour pressure and so migration of vapour.
166-180 Wellington Street – Underground fuel tanks in this location are unlikely to impact the
site based on the groundwater flow direction to the northwest. No further investigation is
warranted.
9.2.2 Asbestos Super Six Roof Sheeting at 249 Wellington Street
249 Wellington Street is currently clad with asbestos super six roof sheeting (contains blue
Asbestos). Based on the age of this material, the location and the elevation in relation to the
proposed development there is potential risk. The material is required to be maintained in
good condition by the owner to prevent the release of fibres, however the client may wish to
arrange an inspection and air monitoring to quantify the current risk. This may need to be
managed over the life of the development. Because of the risk we will include an initial baseline
in the management measures.
9.2.3 Location of Outdoor Play Area Proposed above existing Carpark
Based on the childcare concept plan (Appendix 1) the outdoor play area will be constructed
directly above the existing outdoor carpark on the second level. Due to the nature of the building
the potential for pressure driven vapour intrusion is negligible. Hence, if vapour intrusion were
to occur it would remain diffusion dominated. However, there is potential risk of carbon
monoxide poisoning to people occupying the proposed development. ES&D reviewed the current
building design and found that the current carpark design is to the Australian Standard and the
design manages CO buildup. The current design has venting systems. The development will be
designed to the Australian Standard (As confirmed By Sam Tucker – Project Manager) and as such
CO buildup will be vented.

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9.2.4 Location of paint and varnish removalist at 37 Cleveland Street
During the site inspection a paint and varnish removalist was noted at 37 Cleveland Street. Two
stacks were observed on the building, with wind conditions on the day forcing emissions towards
the development. ES&D interviewed the owner who advised filters are currently installed to
remove particulates. However, volatile organic compounds will still be emitted from the site. It
was noted that the discharge stacks did not appear to comply with Australian Standard AS4114.1
and 4114.2 (at least 3m above the highest point of the roof line). It is unknown if the stacks
comply with other requirements including discharge velocity. This may be investigated by council
and monitored throughout the life of the development. As a management measure potential
impacts will be covered with the proposed baseline VOC monitoring prior to construction.
10 Site Visit
ES&D representatives visited the site on the 21st of May 2018 to investigate potential sources of
contamination in the proposed development area. There was no visible evidence of
contamination or potential contamination sources at 243-247 Wellington Street. Neighboring
properties were also investigated for the potential of offsite sources contaminating the property
(figures 13-16).
Underground fuel tank
Figure 13: Underground fuel tank at 249 Wellington Street

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Figure 14: Potential location of underground fuel tank at 182-186 Wellington Street

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Asbestos super six roof sheeting
Figure 15: Asbestos super six roof sheeting at 249 Wellington Street and site upper level carpark

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Stack
Figure 16: Stack and paint drums at 37 Cleveland Street
11 Potential Receptors
A final Conceptual Site Model (CSM) (Table 1) was developed after consideration of risks to
potential human receptors as outlined below.
Risks to human health from hydrocarbon contamination can arise via the inhalation route when
people are exposed to vapours for extended periods, including from vapour intrusion into built
spaces, and/or by direct contact with contaminated soil, surface water or groundwater (e.g.,
ingestion, dermal contact). Risk to human health from inhalation of asbestos fibres or volatile
organic compounds was also considered in the assessment.
Future workers involved in the construction of the development were considered in the
preliminary CSM, along with subsurface workers and sensitive usage as a childcare.

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Table 1: Final Conceptual Site Model
Contamination COPC Pathway Receptor

Source
Underground
petroleum storage • Total Petroleum Hydrocarbons (TPH)
NO PATHWAY – DUE TO PRESENCE OF BASEMENT
LEVEL CARPARK • Future occupants, including children
systems (UPSS)
• Total Recoverable Hydrocarbons (TRH) • Subsurface workers
• BTEX • Surrounding site users
• PAH’s
• Phenols
Super
sheeting
six roof
on • Asbestos
Inhalation of COPC
• Future occupants, including children
neighbouring
property • Surrounding site users
Carpark
• Carbon Monoxide
Pathway broken by carpark design
• Surrounding site users

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Paint and Varnish

Removalist • Particulates
Migration into soil and groundwater and
subsequent ingestion/dermal contact or inhalation • NO RISK – DUE TO INFERRED
of COPC GROUNDWATER FLOW DIRECTION
• Volatile Organic Carbons (VOC’s)
• Solvents
• Chemicals
Paint and Varnish

Removalist • Particulates
Vapour inhalation of COPC
• Volatile Organic Carbons (VOC’s) • Surrounding site users
• Solvents
• Chemicals

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12 Conclusions and Recommendations
Environmental Service and Design (ES&D) were commissioned by their client, Discovery Learning
Centers, to conduct a Preliminary Site Investigation for the proposed development at 243-247
Wellington Street, Launceston 7250.
The results of the preliminary site investigation, based on the site history, site visit and desktop
assessment, including a search of Historic WorkSafe Dangerous Goods Records, indicate that no
potentially contaminating activities have historically occurred on the site. Offsite sources which
may pose a risk to receptors at the site include; underground fuel tanks, asbestos super six roof
sheeting and paint and varnish removal emissions.
ES&D investigated each underground petroleum storage system (UPSS) occurrence for potential
impacts to the site. Fuel tanks at 249 Wellington and 182-186 Wellington Street both have
potential to contaminate groundwater beneath the site and present a risk of vapour inhalation.
Based on the carpark beneath the proposed development the potential for pressure driven
vapour intrusion is negligible due to the open nature and a lack of preferential pathways.
249 Wellington Street is currently clad with asbestos super six roof sheeting. Asbestos materials
are required to be maintained in good condition by the owner to prevent the release of fibres.
Due to the age of this material, the location and the elevation in relation to the proposed
development there is potential risk. This should be checked to confirm there is no current risk,
due to the sensitive receptors involved and the open area of the development.
Based on the childcare concept plan (Appendix 1) the outdoor play area will be constructed
directly above the existing outdoor carpark on the second level. Therefore, there is potential risk
of carbon monoxide poisoning to occupants of the proposed development, but if the
development is built to the Australian Standards for carparks, the CO levels will be managed.

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A paint and varnish removalist is located at 37 Cleveland Street. Two stacks were observed on
the building, that appeared to not comply with Australian Standard AS4114.1 and 4114.2 (at least
3m above the highest point of the roof line). It is unknown if the stacks comply with other
requirements including discharge velocity. ES&D interviewed the owner who advised filters are
currently installed to remove particulates. However, volatile organic compounds will still be
emitted from the site. Compliance with the relevant standards may be investigated by council in
conjunction with approval of the DA and baseline monitored will be conducted prior to
construction.
A risk assessment was conducted according to the principles and methodology contained within
the NEPM and found potential risk to human health receptors associated with the development.
As per Section E2.5 of the Launceston Interim Planning Scheme 2015:
- Under the use standard the site is suitable for its intended use as certified by Rod Cooper
(SCPA). Performance Criteria being that the PSI (or ESA) demonstrates that the level of
contamination does not present a risk to Human Health or Environment.
- Specific protection measures are precautionary due to the open play area and sensitive
receptors.
Requirements under section (E2.6.2) of the Launceston Interim Planning Scheme 2015 are met,
ES&D propose the development proceed with the manage measures to protect the subsurface
workers so the excavation can proceed. There is acceptable risk to human health and the
environment with these measures in place. It was concluded that the only UPSS that has the
potential to impact on the site is 249 Wellington Street that has not been used for 30 years. Thus
there is no impacted soil on the site and only risk to subsurface excavation if the excavation
impacts the groundwater that may have had impact.
• Protective clothing is required to prevent dermal contact – boots, gloves and disposable
suits.
• Visual and odour assessment by the site supervisor should be conducted during
excavation and if any odour or discolouration detected, a PID meter should be used to confirm
that vapour levels are below the OH&S alarm limits (The PID will alarm if this occurs).
• All soil removed from site must be disposed of under the EPA waste tracking system.

22
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13 Recommendations
To limit potential human health risk from offsite sources, ES&D would advise the following
precautionary measures:
- Baseline asbestos air monitoring be performed prior to construction. If the Asbestos is

found to be above unacceptable OH&S levels, the material would need to be removed.
- Baseline VOC monitoring prior to construction of the building to quantify the risk.
Mechanical ventilation may be required based on the VOC levels to ensure they are within
acceptable limits for the childcare center.
ES&D confirms that the site is suitable for the intended use. Council approval will consider the
offsite risks in line with required standards. The proposed measures are precautionary due to the
sensitive nature of the site use. The site and surrounding area should not be considered high risk
due to the recommendations made for this particular development.
Requirements under section (E2.6.2) of the Launceston Interim Planning Scheme 2015 are met,
ES&D propose the development proceed with the manage measures to protect the subsurface
workers so the excavation can proceed. There is acceptable risk to human health and the
environment with these measures in place.
• Protective clothing is required to prevent dermal contact – boots, gloves and disposable
suits, during excavation.
• Visual and odour assessment by the site supervisor should be conducted during
excavation and if any odour or discolouration detected, a PID meter should be used to
confirm that vapour levels are below the OH&S alarm limits (The PID will alarm if this
occurs).
• All soil removed from site must be disposed of under the EPA waste tracking system.

23
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References
Launceston City Council Interim Planning Scheme 2015
National Environmental Protection (Assessment of Site Contamination) Measure, Guideline on

the Investigation Levels for Soil and Groundwater, Schedule B (1), (1999) as amended 2013
Land Information System Tasmania (the List): www.thelist.tas.gov.au
Department of Primary Industries, Parks, Water and Environment (DPIPWE) Groundwater

Information Access Portal: http://wrt.tas.gov.au/groundwater-info/
Journal of Environmental Management 204 (2017) 783e792

24
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Appendices

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Appendix 1 – Concept Plan

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wc
14 m2
nappy
change
adult child
bench bench
park
access
classroom
2
5
75 m
classroom 6
50 m2
outdoor play child

70 m2 bench
adult
bench
store
2
14 m
art room
18 m2
Postal Address
PO Box 63
water Riverside
trough services Tasmania 7250
ventilation W 6ty.com.au
void E admin@6ty.com.au
Tamar Suite 103

planning The Charles
16 m2 287 Charles Street
Launceston Tasmania
P (03) 6332 3300
classroom 4 57 Best Street

70 m2
Devonport Tasmania
teamaking P (03) 6424 7161
wc hub
97 m2
6ty Pty Ltd
child ABN 27 014 609 900
bench
staff room
2
23 m adult Architectural
laundry store bench light ABP No. CC4874f
handwash 10 m2 void Structural / Civil
11 m2 trough ABP No. CC1633i
01 00.00.00 INFORMATION -
01 00.00.00 INFORMATION -
nappy wc
change 19 m2
ISO
servery 9001
kitchen
27 m 2 Approved
Company
outdoor play
800 m2
servery classroom 3
70 m2
access light
wc void
office
15 m2 child
entry foyer bench
2
78 m
reception adult
bench
existing pram
parking
atrium lockers
adult
entrance bench
kitchen
7 m2
water
trough
NORTH
ors
do

ing
slid
44 m2 WORK WITHIN EXISTING SLAB & ROOF ZONE 895 m2

adult
NEW UNENCLOSED COVERED AREA 155 m2
NEW LANDSCAPED SLAB AREA 800 m2
sliding door
nappy
change
sleep room store wc sleep room shed

20 m2 2
15 m2
6m 14 m2 12 m2
PROJECT:
PROPOSED DISCOVERY EARLY
LEARNING CENTRE AT THE
DRAWING:
CONCEPT PLAN
18.009 As01 D
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June 2018
9 Appendix D- Traffic Impact Statement
P a g e | 51
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14 October 2015
Sam Tucker Our ref: 32/17537/01

22217
Commercial Project Delivery Your ref:
e: sam@cpdelivery.com.au
Dear Sam
Launceston Health Hub - 247 Wellington Street

Traffic Impact Statement
I am pleased to provide my assessment of the proposed alterations and additions to the Launceston
Health Hub at 243-247 Wellington Street against the Road and Railway Assets Code and the Parking
and Sustainable Transport Code of the Launceston Interim Planning Scheme 2015.
1 Proposed Development
The subject site comprises the properties at 243-247 Wellington Street and 33 Cleveland Street,
Launceston. Access is available via Wellington Street and Cleveland Street. The site location is shown
in Figure 1.
Subject Site
Figure 1 Subject Site

Base image source: LISTMap, DPIPWE
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The proposed development will include the following key features:

Expand existing medical centre to increase number of consulting rooms;
New tenancies on the first and second floors with leasable floor area of approximately 1,895 m 2;
– While no tenants have yet been confirmed, these will fall within the medical use class which may
include pathology, radiology, fracture clinic etc.
New ground floor pharmacy (considered ancillary to other medical uses on the site);
Increase total parking supply from 42 to 74 spaces; and
Reconfigure access arrangements to allow entry and exit from Wellington Street or Cleveland Street.
It is proposed that the number of GP’s and specialist medical practitioners on the site be limited to a
maximum of 14 FTE at any one time.
2 Traffic Generation and Car Parking

From the RMS NSW Guide1, the variable that best reflects trip generation rates for medical centres is
gross floor area (GFA). Indicative trip generation rates are provided based on surveys undertaken in
1991, although there is significant variation in peak traffic generation, 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
2
More recent surveys were undertaken in New Zealand in 2010 based on more modern facilities offering
a range of professional health care services including general practitioners, physiotherapy, dentists 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 number of GP’s and specialist medical practitioners at the expanded medical centre will be limited to
a maximum of 14 at any one time. While there are more than 14 consulting rooms, many of the GP’s
and specialist medical practitioners will work out of multiple rooms. Medical student rooms are not
included in calculations as they will not generate patient demand in their own right. The additional
tenancies on the first and second floor (total area 1,895 m 2) have not yet been confirmed however these
will fall within the medical use class.
Since the proposed development is a large centre and will generate more multi-purpose trips due to
ancillary medical services (e.g. x-ray clinic, fracture clinic and ancillary pharmacy) the traffic generation
1
Roads and Traffic Authority NSW, Guide to Traffic Generating Developments, Version 2.2, October 2002
2
Douglass, M. & Abley, S., Trips and parking related to land use November 2011, NZ Transport Agency research report 453, 2011
32/17537/01/22217 2
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will be on the lower end of the scales outlined above. Therefore, the total traffic generated by the site
can be determined based on the following:
14 GP’s and specialists 3 trips per professional 49 trips per hour
1,895 m2 tenancies 5 trips per 100 m 2 95 trips per hour
Based on the above, the total traffic generated by the site will be up to 144 vehicle trips per hour (72
entries and 72 exits). The existing gross floor area of the site is 1,250 m 2 which has a peak traffic
generation of approximately 88 vehicles per hour (based on 7 trips per 100 m2). Therefore, the peak
additional traffic generated onto the surrounding road network will be 56 vehicles per hour during the late
morning and afternoon periods.
The Planning Scheme requires 4 car parking spaces per registered practitioner for a medical centre. It is
proposed that the number of GP’s and specialists at the site will be limited to a total of 14 at any one
time. Therefore the minimum parking requirement is 90% of 56 spaces, or 51 spaces total.
The survey data from NZ provides a parking rate of from 2.5 to 3.5 spaces per health professional and
2.5 to 6 spaces per 100 m2. Using parking rates at the lower end of this scale as outlined above, and
applying a 15% reduction to account for shared parking and multi-purpose trips, the actual parking
demand will be:
14 GP’s and specialists 2.5 spaces per professional 35 spaces

1,895 m2 tenancies 2.5 spaces per 100 m2 48 spaces
The expected peak parking demand at the site will be 85% of 83 spaces, or up to 71 parking spaces. It
is therefore considered that given the anticipated parking demand generated by the health professionals,
which is likely to be around 2.5 spaces per doctor or specialist, there is sufficient parking provided on site
to cater for the needs of other future tenancies when accounting for shared parking and multi-purpose
trips.
3 Planning Scheme Assessment
Table 1 Planning Scheme Assessment
Clause Assessment
E4.5.1 Existing road Traffic Generation

accesses and
See Section 2 for traffic generation discussion. The proposed development is
junctions
anticipated to generate up to an additional 56 vehicle movements per hour onto
the surrounding road network. The total traffic accessing the site will be around
144 vehicle trips per hour (72 entries and 72 exits).
Existing Conditions
The existing site has two accesses with entry only off Wellington Street and exit
only via a narrow laneway onto Cleveland Street. The existing entry has two
lanes and, despite pavement arrows designating entry only, is often mistaken for
a two-way access. Several vehicles were observed exiting directly onto
32/17537/01/22217 3
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Clause Assessment
Wellington Street over the course of the site visit.
Traffic volumes on Wellington Street past the site exceed 25,000 vehicles per
day3 with consistently high hourly traffic flows in the range of 1,800 to 2,200
vehicles per hour throughout the day. Southbound traffic volumes are almost
twice as high as northbound traffic. Peak flow is between 5:00 pm and 6:00 pm
where traffic volumes are close to 200 vehicles per hour higher than the 3:00 pm
to 4:00 pm flow.
Crash data4 suggests a crash rate of 8.2 crashes per year on Wellington Street,
between Frankland Street and Howick Street (inclusive of these intersections).
This covers a distance of 275 metres and two major intersections. The injury
rate was 17% and there were no serious injuries recorded. Over the 5 year
period, 22 crashes occurred at the Howick Street/Wellington Street intersection,
mostly rear end and cross traffic type crashes. There were 11 crashes mid-block
on this section of Wellington Street which were mostly rear end or side swipe
crashes. No specific crash trends were identified in the data. This crash
frequency and profile is considered typical of the level of traffic carried by
Wellington Street (25,000 vehicles per day).
Impacts on Existing Roads
Both accesses to the proposed development are existing and, while the
Wellington Street access is currently marked as entry only, it is regularly being
used as a two-way access. There is sufficient sight distance at each access.
Upstream signals on Wellington Street create artificial gaps in traffic travelling in
both directions. The existing right turn lane into Cleveland Street allows vehicles
to prop before turning right into the proposed development.
The peak traffic generating period of the proposed development (3:00 to 4:00
pm) is outside of the major peak on Wellington Street (5:00 to 6:00 pm). Traffic
volumes on Wellington Street will increase by around 56 vehicles per hour in the
late morning and mid-afternoon, and a slightly less outside of these times.
This additional traffic can be readily absorbed by Wellington Street and will bring
traffic volumes slightly closer to those currently experienced in the evening peak,
for which there is demonstrated capacity available in the network.
It is recommended that right turns out of the site onto Wellington Street be
banned and a ‘left turn’ pavement arrow provided on the exit lane to improve
safety and prevent excessive queuing and delay within the site. Vehicles
wishing to turn right will have to circulate around via Howick Street.
3
2015 SCATS data obtained from Department of State Growth
4
Crash data obtained from Department of State Growth, July 2010 to June 2015
32/17537/01/22217 4
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Clause Assessment
Conclusion
Based on the above assessment, and subject to the right turn ban, it is
considered that the proposed development complies with the performance
criteria P3 of Clause E4.5.1.
E6.5.1 Car parking Based on the discussion in Section 2, the proposed development is considered
numbers to provide sufficient parking to cater for the expected demand.
From the National Construction Code, the minimum requirement for accessible
parking for a Class 9a (health-care) building is 1 space for every 50 car parking
spaces or part thereof. The proposed provides a total of 4 accessible parking
spaces which exceeds this requirement.
Conclusion
Based on the above assessment, it is considered that the proposed development
complies with the acceptable solution A2 and performance criteria P1.1 of
Clause E6.5.1.
E6.5.2 Bicycle From Table E6.1, bicycle parking is not required for a medical centre.
parking numbers
E6.5.3 Taxi spaces Given the use of the site as a medical centre, it is recommended that one (1)
parking space in the main car park be dedicated and signed for use by taxis to
comply with the acceptable solution A1 of Clause E6.5.3.
E6.5.4 Motorcycle Given the use of the site as a medical centre, there is unlikely to be significant
parking demand for motorcycle parking. Furthermore, given the site constraints and car
park layout, provision of motorcycle parking would require removal of parking for
cars. It is recommended therefore that no motorcycle parking spaces should be
required for the proposed development.
Conclusion
complies with the performance criteria P1 of Clause E6.5.4.
E6.5.5 Loading bays Does not apply to the proposed development.
E6.6.1 Construction Maximum gradients throughout the site are proposed as follows:
of parking areas
Rear car park – 1:13 (7.7%)
Ramp between front and rear car parks – 1:20 (5%)
Front car park – 1:16 (6.25%)
Wellington Street access – 1:6 (16.7%)
The gradient of the Wellington Street access complies with the maximum
allowable gradient for short ramps in AS2890.1 which is 1:5 (20%). Grade
32/17537/01/22217 5
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Clause Assessment
transitions will be required to prevent vehicles scraping or bottoming out.
E6.6.2 Design and Provision is made for vehicles to enter and exit the site in a forward direction
layout of parking given the accesses on both Wellington Street and Cleveland Street. Both
areas accesses have a width greater than 5.5 metres and therefore comply with Table
E6.2.
Parking spaces have typical dimensions 5.4 metres by 2.6 metres, with aisle
widths between 5.8 metres and 6.0 metres, and therefore comply with AS2890.1
for user class 3 (short-term city and town centre parking, parking stations,
hospital and medical centres).
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.
Conclusion
complies with the performance criteria P1 of Clause E6.6.2.
E6.6.3 Pedestrian The proposal includes a footpath, approximately 1.2 m wide, connecting between
access the existing footpath network on Cleveland Street and the building entrance. A
marked pedestrian crossing is provided at the top of the circulation roadway
ramp to allow for safe crossings. Footpaths are also provided to link accessible
parking spaces to the building entry points.
Conclusion
complies with the acceptable solutions A1.1 and A1.2 of Clause E6.6.3.
E6.6.4 Loading bays Dedicated loading bays are not required for the proposed development as per
Clause E6.2.3.5. The proposed development will require access by ambulances,
light vans for regular servicing and occasional access by larger vehicles (up to
8.8 metres).
An existing area is set aside near the Wellington Street access for ambulance
parking and deliveries (couriers etc.). This area will continue to be used for this
purpose and limited to ambulances and light vans.
Larger delivery vehicles (up to 8.8 metres) will enter and exit the site via
Cleveland Street due to height restrictions in the proposed car park. Servicing
by light to medium trucks will only occur out of regular business hours within the
rear car park. It is likely that there will be ample empty parking spaces to allow
vehicles to service the site from the car park, and turn around, to exit onto
Cleveland Street in a forward direction.
32/17537/01/22217 6
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Clause Assessment
It may be appropriate to create a temporary loading zone at certain times within
the rear car park to ensure that space remains available for this purpose.
Conclusion
complies with the performance criteria P1 and P2 of Clause E6.6.4.
E6.6.5 Bicycle Does not apply to the proposed development.

facilities
E6.6.6 Bicycle Does not apply to the proposed development.

parking and storage
facilities
Therefore, based on the findings of this assessment, and provided that the number of GP’s and specialist
medical practitioners at the site is limited to a maximum of 14 at any one time, the proposal is supported
subject to the following recommendations:
Right turns out of the site onto Wellington Street be banned and a ‘left turn’ pavement arrow provided
on the exit lane to improve safety and prevent excessive queuing and delay within the site; and
Grade transitions be provided at the Wellington Street access to limit the instantaneous change in
grade to a maximum of 1 in 8 (12.5%) at the base of the ramp as per AS2890.1.
If the above recommendations are adopted, the proposal is considered to comply with the relevant
provisions of the Road and Railway Assets Code and the Parking and Sustainable Transport Code of the
Launceston Interim Planning Scheme 2015.
Regards
Mark Petrusma
Civil / Transport Engineer
03 6332 5516
32/17537/01/22217 7
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Job Number 32-17537-01

Date
23 Paterson St, Launceston TAS 7250 Australia T 61 3 6332 5500 F 61 3 6332 5555 E lstmail@ghd.com W www.ghd.com
Date OCT 2015

Figure A1
SERVICE TRUCK (8.8 M)

DESIGN VEHICLE
Revision A

SWEPT PATH ASSESSSMENT
G:\32\1753701\Technical\32-17537-01_FIGS.dwg
Cad File No:
12.5m
SCALE 1:250 AT ORIGINAL SIZE

10
Plotted by: Mark Petrusma

7.5
DESIGN VEHICLE
5
LIGHT VAN (B99)
Plot Date: 9 October 2015 - 10:18 AM

2.5
0
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June 2018
Commercial Project Delivery ABN 51 921 459 008
PO Box 210 Newstead 7250
1/47A Brisbane Street, Launceston, 7250
T: 0408 397 393 E: chloe@cpdelivery.com.au
Document Status
Author: Chloe Lyne
Reviewer: Sam Tucker
Version: 2
Date: 25/06/2018
P a g e | 52
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Project:
ALTERATIONS & ADDITIONS TO Measured form and function
LAUNCESTON HEALTH HUB Postal Address

PO Box 63
Riverside
Tasmania 7250
W 6ty.com.au
E admin@6ty.com.au
6ty Pty Ltd
ABN 27 014 609 900
Architectural
ABP No. CC4874f
Structural / Civil
ABP No. CC1633i
Tamar Suite 103

The Charles
287 Charles Street
At: Launceston Tasmania
P (03) 6332 3300 ISO
9001
Devonport Tasmania
P (03) 6424 7161
Company
For:
Project: 18.009
Drawings:
Ap01 EXISTING SITE PLAN
Ap02 PROPOSED SITE PLAN
Ap03 PROPOSED SECOND FLOOR PLAN
Ap04 ELEVATIONS
Ap05 ELEVATIONS
PLANNING APPROVAL
Issue date: 25.06.18
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PO Box 63 ABN 27 014 609 900
ABP No. CC1633i
51. 50.
Tamar Suite 103
The Charles
287 Charles Street
P (03) 6332 3300 ISO
9001
Devonport Tasmania
P (03) 6424 7161
Company
54. 47.
No. 37
EXISTING 55. 46.

BUILDING

56. 45.
57. EXISTING 44.

CARPARK
58. 43.
EXISTING BUILDING
No. 237-241
59. 42.
60. 41.
SAINT OCKERBY
GARDENS
61. 40.
PLANNING DOCUMENT
62. 39.

64. 37.

65. 36.
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16.
66. 35.
EXISTING
CARPARK
67. 34.
68. 33.
SHARED
TAXI ACCESS
S T R E E T
BAY ZONE 69. 32.
17. 18. 19.

70. 31.
71. 30.
EXISTING BUILDING
GROUND FFL 12.960
FIRST 16.010
72. 29.
W E L L I N G T O N
73. 28.
EX. RESIDENCE

74. 27.
26.
GROUND FFL 12.960
25.
TURNING LOCAL AUTHORITY REQUIREMENTS.
BAY
20. 21. 22. 23. 24.

PROJECT:
SHARED
ACCESS
ZONE
AT:
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
EXISTING SITE PLAN
EX. CARPARK
DESIGNED:
DVG DRAWN:
MJB CHECKED:
EXISTING
BUILDING SCALES:
EXISTING SITE PLAN

18.009 Ap01 D
-
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ALTERATIONS TO
EXISTING BLADE SIGN Postal Address 6ty Pty Ltd
PO Box 63 ABN 27 014 609 900
ABP No. CC1633i
51. 50.
Tamar Suite 103
The Charles
287 Charles Street
P (03) 6332 3300 ISO
9001
Devonport Tasmania
P (03) 6424 7161
Company
54. 47.
No. 37
EXISTING 55. 46.

BUILDING

56. 45.
57. EXISTING 44.

CARPARK
58. 43.
EXISTING BUILDING
No. 237-241
59. 42.
60. 41.
SAINT OCKERBY
GARDENS
61. 40.
PLANNING DOCUMENT
62. 39.

64. 37.
15350

65. 36.
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. SHADE

STRUCTURE
66. 35.
EXISTING
CARPARK NOMINAL 700mm FILL AT ACCESS POINT
VOID 34.
67. GRADED BACK TO EXISTING GROUND
LANDSCAPED LINE AT APPROX 1:5
ALTERATIONS TO EXTERNAL
EXISTING BLADE SIGN
68. PLAY AREA 33.
CARPARKING UNDER SHOWN
800 m2
DOTTED. CARPARKING
SHARED RECONFIGURED TO SUIT
TAXI ACCESS
S T R E E T
69. 32. COLUMN LOCATIONS.

BAY ZONE
VOID
17. 18. 19.
70. 31.
BUILDING
EXTENSION SHED
(SECOND FLOOR) 71. 30. 16 m 2
VARIATION
EXISTING BUILDING TO
GROUND FFL 12.960
DESIGN APPROVED
FIRST 16.010
56
29. 86
UNDER DA0509.2015 72.
W E L L I N G T O N
1007 m 2
VOID
73. 28.
EX. RESIDENCE

74. 27.
EXISTING
CARPARK
26.
GROUND FFL 12.960
25.
SHADE BUILDING CODE OF AUSTRALIA, APPLICABLE AUSTRALIAN STANDARDS &
STRUCTURE TURNING LOCAL AUTHORITY REQUIREMENTS.
BAY
20. 21. 22. 23. 24.

PROJECT:
9775
SHARED
ACCESS
ZONE
AT:
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
PROPOSED SITE PLAN
EX. CARPARK
DESIGNED:
DVG DRAWN:
MJB CHECKED:
EXISTING
BUILDING SCALES:
PROPOSED SITE PLAN

18.009 Ap02 D
A
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en
cre
18 18
00
wc 00 hs
hs
en
hs cre
cre en
cre
00
14 m2 en
18
hs
nappy
00
18
change PO Box 63 ABN 27 014 609 900
Riverside
adult child W 6ty.com.au ABP No. CC4874f
bench bench E admin@6ty.com.au Structural / Civil
ABP No. CC1633i
park
access
Tamar Suite 103
classroom
2
5 The Charles
75 m
287 Charles Street
classroom 6 Launceston Tasmania
50 m2 P (03) 6332 3300 ISO
9001
outdoor play 57 Best Street Approved
69 m 2
child
bench
shade structure Devonport Tasmania
Company
P (03) 6424 7161
max. 3m high
adult
bench
store
2 bike circuit
14 m
art room
18 m2
1200h secure child fence

water
trough services
ventilation
void
planning
16 m2
classroom 4
70 m2 landscaped
teamaking
wc outdoor play
hub 800 m2
97 m2
child
staff room bench PLANNING DOCUMENT
2
23 m adult
laundry store bench light
2 handwash 10 m2 void ISSUE DATE ISSUED FOR REV.
11 m trough
nappy wc
change 19 m2
kitchen
servery
shed
2
14 m2
27 m
play equipment
classroom 3
M.
servery
RWP1 70 m2
+SPR access light
Col. Col. Col. wc void
M.
eS office
DECK 15 m2 child
Td foyer entry foyer bench
2
78 m
reception adult
bench
EX'G
WC
eS
EX'G FOYER soft fall

Es
eS
existing pram
parking
atrium lockers
EX'G LIFT
EX'G PROCEDURE RECEPTION
eS eS adult
entrance bench
kitchen
7 m2
20 m2 water
trough
shade structure
max. 3m high PROJECT NORTH
ors
do

ing

slid
44 m2 sand play WORK WITHIN EXISTING SLAB & ROOF ZONE 895 m2
adult PROJECT:
1800h screen
2
EX'G WAITING NEW UNENCLOSED COVERED AREA 155 m
EX'G RECOVERY
eS
eS NEW LANDSCAPED SLAB AREA 800 m2 LAUNCESTON HEALTH HUB
sliding door
nappy
change
AT:
sleep room store wc
15 m2
sleep room shed
FOR:
COMMERCIAL PROJECT
2
20 m 6 m2 14 m2 12 m2
DELIVERY
CW5
CW6 1800h screen
DRAWING:
PLAN
PART FIRST FLOOR PLAN SECOND FLOOR PLAN DESIGNED:

DVG DRAWN:
MJB CHECKED:

SCALES:
18.009 Ap03 D
-
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
CONTINUATION OF CURTAIN WALL SYSTEM CONTINUATION OF CURTAIN WALL

CONTINUATION OF PRE-CAST WITH GLASS & ALUCOBOND OR SIMILAR PAINTED FIBRE CEMENT SHEET CONTINUATION OF POWDERCOATED GLAZED WALLS & ROOF TO SYSTEM WITH ALUCOBOND OR

CONCRETE WALL PANELS SPANDREL PANELS CLADDING TO FASCIA ALUMINIUM LOUVRE SYSTEM UPPER ATRIUM SIMILAR SPANDREL PANELS

OPENINGS IN CURTAIN WALL ABN 27 014 609 900
PO Box 63
Riverside
OVERALL MAX. HEIGHT

ABP No. CC1633i
MAX. WALL HEIGHT
Tamar Suite 103

12400
The Charles
287 Charles Street
11400
Launceston Tasmania
P (03) 6332 3300 ISO
9001
Devonport Tasmania
P (03) 6424 7161
Company
WELLINGTON STREET ELEVATION

SCALE 1:100

WITH GLASS & ALUCOBOND OR SIMILAR GLAZED WALLS & ROOF TO CONTINUATION OF PRE-CAST
SPANDREL PANELS UPPER ATRIUM CONCRETE WALL PANELS
PLANNING DOCUMENT

OVERALL MAX. HEIGHT
MAX. WALL HEIGHT

12400
11400
SOUTH ELEVATION
SCALE 1:100

PROJECT:
AT:
FOR:
COMMERCIAL PROJECT
(APPROX. 1280W x 500H)
Launceston Early Learning Centre DELIVERY
(APPROX. 950W x 300H) Launceston Early Learning Centre
DRAWING:
ELEVATIONS
DESIGNED:
DVG DRAWN:
MJB CHECKED:
WELLINGTON STREET CLEVELAND STREET

BLADE SIGN ELEVATION BLADE SIGN ELEVATION 1:100, 1:50
SCALES: AT A1 SIZE DRAWING SHEET
18.009 Ap04 -
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
STEEL FRAMED AWNING

GLAZED WALLS & ROOF TO UPPER ATRIUM ALUCOBOND OR SIMILAR ALUMINIUM CONTINUATION OF PRE-CAST

WITH TRANSLUCENT ROOFING
PAINTED FIBRE CEMENT SHEET CLADDING RELOCATED FROM PREVIOUS STAGE COMPOSITE PANEL CLADDING CONCRETE WALL PANELS
AND ALUMINIUM FASCIA

PO Box 63 ABN 27 014 609 900
Riverside
ABP No. CC1633i
Tamar Suite 103

The Charles
287 Charles Street
Launceston Tasmania
P (03) 6332 3300 ISO
9001
Devonport Tasmania
P (03) 6424 7161
Company
EAST ELEVATION
SCALE 1:100
SHADE STRUCTURE SHOWN DOTTED SHADE STRUCTURE SHOWN DOTTED

SUSPENDED CONCRETE SLAB & ALUCOBOND OR SIMILAR ALUMINIUM LANDSCAPING
NOMINAL 700mm FILL AT ACCESS POINT
NOM. 1800mm HIGH GLASS SCREEN PRE-CAST CONCRETE WALLS COMPOSITE PANEL CLADDING TO FUTURE SELECTION
GRADED BACK TO EXISTING GROUND
LINE AT APPROX 1:5
PLANNING DOCUMENT

APPROXIMATE EXISTING GROUND
5500+/-
LEVEL AT BOUNDARY
CARPARK GROUND LINE BEYOND
EAST BOUNDARY ELEVATION

SCALE 1:100

SHADE STRUCTURE SHOWN DOTTED CONCRETE SLAB & PRE-CAST ALUCOBOND OR SIMILAR ALUMINIUM CONTINUATION OF PRE-CAST GLAZED WALLS & ROOF TO 2No. 3100 WIDE x 900 HIGH WITH GLASS & ALUCOBOND OR SIMILAR
CONCRETE WALLS COMPOSITE PANEL CLADDING CONCRETE WALL PANELS UPPER ATRIUM ILLUMINATED SIGNS SPANDREL PANELS
OVERALL MAX. HEIGHT

MAX. WALL HEIGHT
12400
11400
e e
NOM. 1800mm HIGH GLASS SCREEN

2400 WIDE x 1800 HIGH
PROJECT:
WALL MOUNTED SIGN
AT:
e e
FOR:
COMMERCIAL PROJECT
DELIVERY
DRAWING:
ELEVATIONS
NORTH ELEVATION
SCALE 1:100 DESIGNED:
DVG DRAWN:
MJB CHECKED:
SCALES:
18.009 Ap05 -A
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
File No: DA0325/2018

WR
Your Ref:
22 June 2018
Planning Admin
Launceston City of Launceston
LAUNCESTON TAS 7250
To whom it may concern
LANDOWNERS CONSENT FOR SUBMISSION OF DEVELOPMENT APPLICATION

INVOLVING COUNCIL OWNED LAND; BEING OCKERBY GARDENS (SP 114334,
LOT 1)
This letter, issued pursuant to Section 52(1B)(b) of the Land Use Planning and Approvals Act
1993 is to confirm that the applicant has consent to lodge a development application with the
Launceston City Council (the Council) that involves Council owned/managed land.
Consent has been granted based on the following parameters:
 Pedestrian access gate only with adequate security.
 Access to the park land is for infill/gradient work only. There is to be no access for
construction works on the adjoining title.
 Developer is to obtain all approvals necessary from the Tasmanian Heritage Council for
works within Ockerby Gardens.
 Ensure the finished surface levels do not exceed a 1 in 5 gradient for Council
maintenance purposes.
These parameters will be addressed as conditions on a planning permit should one be issued.
Granting of consent for the lodgement of the application does not infer support of, or pre-empt
assessment the proposed works described in the application which must yet be determined
under the provisions of the Launceston Interim Planning 2015. Further, additional information
may be sought to allow assessment of the proposal.
Furthermore the consent to lodge the application does not infer the granting of any interest in
the land, which will require concurrent consideration by the Council prior to determining the
permit.
The delegation to act on behalf of the general manager has been delegated in Instrument of
Delegation signed the 30 November 2016.
Yours sincerely
Shane Eberhardt
DIRECTOR INFRASTRUCTURE SERVICES
CC: Catherine.Mainsbridge@launceston.tas.gov.au
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0325/2018
Date
Site plan showing the gates and fill in Ockerby Gardens:

Launceston Health Hub Child Care Centre Plans

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PLANNING EXHIBITED

Document Produced by: Chloe Lyne

Project: Alterations and Additions to the

Client: Encompass Health Holding

CPD Planning Application

Natural Values ..............................................................................................................................5

Natural Hazards ...........................................................................................................................5

Surrounding Area ........................................................................................................................6

Infrastructure Services ...............................................................................................................6

2.8.1 Transport Network ..............................................................................................................6

Proposed Use and Development ..........................................................................................6

3.2.1 Signage ....................................................................................................................................7

Use Categorisation .....................................................................................................................9

4.2.1 ‘Education and Occasional Care’ use class ................................................................9

4.3.1 Zone Purpose ........................................................................................................................9

4.4.1 Bushfire Prone Areas Code E1.0 ................................................................................. 20

CPD Planning Application

4.4.2 Potentially Contaminated Land E2.0......................................................................... 20

CPD Planning Application

2 Site and Surrounds

Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.

Figure 1 - Location Plan

CPD Planning Application

 243-247 Wellington Street: CT 171600/1

A copy of the title is included as Appendix A.

Photo 1: View of existing building from Wellington St. Arrow indicates

CPD Planning Application

Photo 2: View of existing building from Ockerby Gardens. Arrow indicates

CPD Planning Application

2.8.1 Transport Network

2.8.2 Reticulated Services

Chloe Lyne, Town Planner CPD

Proposed Use and Development

The proposed development is summarised as follows:

CPD Planning Application

The proposed use is summarised as follows:

A copy of the development plans is included as Appendix B to this report.

CPD Planning Application

o Discovery Learning Centres wall sign to be erected on the concrete pre-

3.2.2 Access and Car Parking

3.2.3 Minor Earthworks – Ockerby Gardens

Base image from theLIST (www.thelist.tas.gov.au). © State of Tasmania.

CPD Planning Application

Figure 2 - Zoning Plan

4.2.1 ‘Education and Occasional Care’ use class

use of land for educational or short-term care purposes. Examples include a

The proposed use fits the childcare centre example provided.

4.2.2 Approval Status

 Clause 23.3.2 Emissions impacting sensitive uses (P1)

Commercial Zone Provisions

4.3.1 Zone Purpose

CPD Planning Application

4.3.2 Use Standards

23.3.1 External Storage of Goods

CPD Planning Application

(b) the type of goods, materials

23.3.2 Emissions impacting sensitive uses

CPD Planning Application

23.3.3 Retail impact

CPD Planning Application

4.3.3 Development Standards

23.4.1 Building Design and Siting

CPD Planning Application