Professional Documents
Culture Documents
A d a p t iv e R e u s e o f t h e E x i s ti n g W o o d c h i p M ill
A s H o t e l , R e s t a u r a n t a n d F u n c ti o n F a c i lit i e s
S p r i n g B a y M i ll
5 5 5 Fr e e s t o n e P o in t R o a d , T r ia b u n n a
O c to b e r 2 0 1 6
Contents
1.0
Introduction
2.0
3.0
Proposed Development
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4.0
76
5.0
Schedule 1 Considerations
90
6.0
Conclusion
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1.0
Introduction
Screen House building is proposed to be adaptively reused as the hotel restaurant with
contemporary insertions within the existing structure
The former Small Chipper Building is proposed to be adaptively reused
as a function facility which will operate in conjunction with the adjoining
restaurant building and will be serviced from the restaurant kitchen.
Subject Site
Source: GoogleMaps 2016
2.0
Subject Site
Location Plan
Source: The List Tasmania 2016
The subject site is located at the southern end of the termination of
Freestone Point Road approximately 4km south of Triabunna town. The
site is regular in shape with a western frontage to Spring Bay and a
Extract Survey Plan prepared by Leary and Cox Land and Engineering
Surveyors 2016
The site slopes down from the high point in the centre of the site
towards its coastal boundaries. The site levels have been significantly
modified to facilitate its previous use as a woodchip mill with an
extensive flattened delivery and staging area adjoining the mill and an
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Aerial Photograph
Source: The List Tasmania 2016
11
While the majority of the site has been significantly altered for large
scale industrial woodchip production during the past 40 years large
parts of the north-west and south-east of the site remain relatively
unaffected topographically and remain vegetated areas.
It should be noted that the subject site does not include the loading
wharf facilities located on Spring Bay immediately to the west of the
subject site.
Extract Survey Plan prepared by Leary and Cox Land and Engineering
Surveyors 2016
North-west vegetation,
South-east vegetation,
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13
These include the weighbridge at the entry to the site and an extensive
parking area to the east. The caretakers residence adjoins to the west
across the entry drive.
Extract Survey Plan prepared by Leary and Cox Land and Engineering
Surveyors 2016
Entry,
Caretakers cottage,
Weighbridge and
Car parking area
14
15
Extract Survey Plan prepared by Leary and Cox Land and Engineering
Surveyors 2016
Administration Building,
Amenities Building
Workshop
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17
The western elevation of the Amenities building on the right and the
Administration building on the left enjoying extensive views to Spring
Bay.
A large workshop and smaller ancillary buildings are located to the west
and downslope of the Amenities and Administration buildings.
The industrial buildings, plant and structures which formed the
operational part of the woodchip mill are located further to the south
and are organised around two extensive open spaces which have been
s i g n i f i c a n t l y m o d i f i e d to a c c o m m o d a t e t h e i r f u n c t i o n . T h e f i r s t s p a c e i s
the delivery, stock pile and staging area for the timber. This area is
18
Extract Survey Plan prepared by Leary and Cox Land and Engineering
Surveyors 2016
Big Chipper,
Screen House
Small Chipper
19
Subject site looking south over the delivery, stock pile and staging area
with the Big Chipper to the right.
20
Secondary storage area located further to the east and at a lower level.
The Big Chipper located to the west of the delivery, stock pile and
staging area.
21
View south-east of the Big Chipper from the lower level with the Screen
House and Small Chipper beyond.
The Big Chipper is a large volume two level structure which is cut into
the slope of the land to allow the logs to be fed into the chipper at the
upper level and the wood chips to be gravity fed onto the conveyor belt
feeding the Screen House and Small Chipper. The Small Chipper is
located to the south of the Big Chipper and is connected into the same
system of conveyor belts feeding the Screen House and Small Chipper.
22
Big Chipper view east from the lower level towards chipper deck and
loading area.
23
View south of the Screen House and Conveyor Belt connection to the
Chippers.
24
25
26
Screens and plate steel surge feeders within the Screen House.
27
View south-west from the Screen House over the woodchip stockpile.
28
29
Extract Survey Plan prepared by Leary and Cox Land and Engineering
Surveyors 2016
Gantry base,
Concrete Bunker Chute
Second Concrete Chute
Crane west
Crane east
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32
33
34
35
36
37
38
39
The land in the south-east has been modified during the creation of a
series sediment settling ponds for the runoff from the woodchip stock
pile. These ponds sit on the land between the woodchip stock pile and
bay on the south-eastern boundary of the site. This location is raised
above the beach and offers views to the south-east and Maria Island.
Barker North Ecosystem Services Spring Bay Mill Redevelopment Flora and Fauna Assessment October
2016 p9
40
Below the sediment ponds with views to the south -east and Maria
Island.
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3.0
Proposed Development
43
44
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g i v e s h a p e t o t h e p l a c e a s a n a u t h e n t i c a n d m u l t i- l a y e r e d d e s t i n a t i o n
a post-industrial ecology based on a design approach that;
makes safe.
a d a p t i v e r e u s e o f t h e f o r m e r s c r e e n h o u s e a s a r e s t a u r a n t;
adaptive reuse of the former small chipper building as a small
multi-function room;
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e c o l o g i c a l l a n d s c a p e e x p e r i e n c e ( w a t e r t r e a t m e n t l a n d s c a p e ).
Access
This is a place one will explore by walking. Vehicle access will be
limited for safety and serenity. There is a strangely surreal feeling
knowing that a still, quiet place was once a dusty, noisy place this
contributes to the power of the experience of Spring Bay Mill today.
Visitor parking will be adjacent the existing watertank with access
across the site on foot. Service vehicles will transport bags and guests
to the more distant accommodation units. The hotel component will
include two fully accessible accommodation units. A loop road will
provide to-the-door access to the restaurant for less mobile visitors,
and also allow efficient deliveries and servicing.
Water
The project includes an holistic approach to water management,
capturing stormwater and runoff to create new ecologies whilst feeding
existing ones. Rainwater will be collected for drinking off new structures
with new roofs.
Energy
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48
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50
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52
53
RL 44.55;
Guest lounge;
Kitchenette;
Luggage store;
Covered walkway;
Loading bay;
Accessible entry;
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55
RL46.29;
Open bath;
Bathroom amenities;
Bedroom;
Living;
2
Suite 2; (47m )
o
Open bath;
Bathroom amenities;
Bedroom;
Living;
2
Suite 3; (47m )
o
Open bath;
Bathroom amenities;
Bedroom;
Living;
2
Suite 4; (47m )
o
Open bath;
Bathroom amenities;
Bedroom;
Living;
2
Suite 5; (47m )
o
Open bath;
Bathroom amenities;
Bedroom;
Living;
2
Suite 6; (47m )
o
Open bath;
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Bathroom amenities;
Bedroom;
Living;
2
Suite 7; (47m )
o
Open bath;
Bathroom amenities;
Bedroom;
Living;
2
Open bath;
Bathroom amenities;
Bedroom;
Living;
Covered walkway;
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RL44.55;
Entry;
TV Room;
Bedroom 1;
Bedroom 2;
Bedroom 3;
Bathroom;
Living/study;
Kitchen;
Laundry;
Deck
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60
RL 39.40;
Restaurant (440m );
Staff toilet;
Kitchen;
Dry store;
Cool room;
Bin Store;
Male toilet;
Female toilet;
Bar;
Lounge/waiting 6 pax;
Dining 76 pax;
External dining;
o
Dining 8 pax;
Accessible entry;
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RL 44.14;
Uses;
Yoga;
Meditation;
Meeting room;
Lounge;
Functions;
Service area;
o
Back of House;
Accessible entry;
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RL23.07;
Suite 1; (59m )
Deck entry;
Lounge/fire;
Bathroom amenities;
Study;
Bedroom;
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RL24.32;
Suite 2; (59m )
Deck entry;
Lounge/fire;
Bathroom amenities;
Study;
Bedroom;
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RL30.42;
Suite 1; (100m )
Garden entry;
Open bath;
Bathroom amenities;
Study;
Lounge;
Bedroom;
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Building G1
Suite 1; (88m )
Living;
Dining;
Kitchen;
Bathroom amenities;
Bedroom;
Deck;
Outdoor bath;
2
Suite 2; (88m )
o
Living;
Dining;
Kitchen;
Bathroom amenities;
Bedroom;
Deck;
Outdoor bath;
Building G2
Suite 1; (88m )
Living;
Dining;
Kitchen;
Bathroom amenities;
Bedroom;
Deck;
Outdoor bath;
2
Suite 2; (88m )
o
Living;
Dining;
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Kitchen;
Bathroom amenities;
Bedroom;
Deck;
Outdoor bath;
Building G3
Suite 1; (88m )
Living;
Dining;
Kitchen;
Bathroom amenities;
Bedroom;
Deck;
Outdoor bath;
2
Suite 2; (88m )
o
Living;
Dining;
Kitchen;
Bathroom amenities;
Bedroom;
Deck;
Outdoor bath;
Building G4
Suite 1; (88m )
Living;
Dining;
Kitchen;
Bathroom amenities;
Bedroom;
Deck;
Outdoor bath;
2
Suite 2; (88m )
o
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Living;
Dining;
Kitchen;
Bathroom amenities;
Bedroom;
Deck;
Outdoor bath;
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RL36.69;
Suite 1; (208m )
Walled garden;
Deck
Lounge;
Dining;
Kitchen;
Bathroom amenities;
Bedroom 1;
Bedroom 2;
Bathroom amenities 2;
Sleepout/studio;
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4.0
The following diagram describes the subject site within the Particular
Purpose Zone 5 Spring Bay.
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enhanced and that the environmental and social history of the site is
recognised and celebrated by the design philosophy consistent with the
zone purpose.
The proposed development ensures an ecologically sustainable future
by adaptively reusing the site and repurposing industrially redundant
buildings, plant and machinery for a contemporary economic purpose.
This is supported by a water, energy and resource strategy which
focuses the ecological sustainability of the proposed development.
The proposal is exemplary in its approach to adaptive reuse of the
existing infrastructure and site improvements. The on-site demolition is
minimised and the construction of improvements for the greater part is
by considered and respectful insertion into existing fabric while
retaining the aesthetic and form of the original. The new insertions are
designed to be secondary and subservient to both the existing built
form character and the environmental values of the site.
The proposed development is considered to be consistent with the Zone
Purpose Statements.
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4.2
Development Standards
Performance Criteria
A1
P1
than 10m.
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Performance Criteria
A1
P1
the following:
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Performance Criteria
A1
P1
than 5%.
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The proposal retains the existing cladding and materials in the adaptive
reuse of the existing structures and matches these materials for the
new insertions. These materials are predominantly industrial in
character with colours with a light reflectance value not greater than 40
percent. These materials and those used in the new structures are
proposed to be coloured using dark or muted toned colours. The
proposal meets the acceptable solution A1.
The proposed development has a site coverage of significantly less
than 5% which meets the acceptable solution A2.
36.4.4 Landscaping
Objective:
To ensure the environmental integrity of the land is enhanced and to
minimise potential for land use conflicts.
Acceptable Solutions
Performance Criteria
A1
P1
No Performance Criteria.
P2
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Performance Criteria
A1
P1
No Performance Criteria.
P2
No Acceptable Solution.
No subdivision is proposed.
Part E Codes
E1.0 Bushfire-Prone Areas Code
Explanatory Note The Bushfire-Prone Areas Code is a Statewide code
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(b)
E1.2.2
A permit is required for all use and development to which this Code
applies that is not exempt from this Code under clause E1.4.
The bushfire code applies to the subject development. A report has
been prepared by North Barker for the subject site and the proposed
development and is submitted with the application which demonstrates
the impact of the implementation of the Bush Fire Hazard Management
Plan.
The report concludes that an acceptable solution that minimises
vegetation clearance while being acceptable under the regulations is
proposed. The proposal adopts the required BAL 12.5 separation
distances between fire prone vegetation and the buildings where
practicable but separation distances diminish to BAL 29 and 40
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(b)
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Potentially Contaminating
Activity
Acid / alkali plant and
Mineral processing
formulation
Ammunition manufacture and
tailings deposits
disposal
Asphalt/bitumen manufacturing
Battery manufacturing or
recycling
formulation sites
Power stations
Printing
Railway yards
Electrical transformers
Explosives industries
of hazardous materials
source
Foundry operations
Gas works
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Textile operations
hazardous chemicals in
significant quantities
Iron and steel works
Wool scouring
finishing
Metal treatments (e.g.
electroplating) and abrasive
blasting
The site does not fall within the Table E2.2 of Potentially Contaminating
Uses. The zoning of the site changed from Industrial/Commercial to a
new Particular Purpose 5 Spring Bay Zone, on 04 July 2014. The land
immediately around the facility is zoned rural.
Historical information about the site can be found in the Decommission
and Rehabilitation Plan, submitted to the EPA in January 2014. In
February 2014, Triabunna Investments Pty Ltd received advice that its
Decommission and Rehabilitation Plan (DRP) had been approved by the
EPA. Triabunna Investments engaged Timber World Pty Ltd to
implement the DRP and coordinate activity pursuant to decommission
on its behalf. The facility is now advised to be free of significant
contamination, the natural values of the site have been substantially
rehabilitated and the site is considered to pose no ongoing
environmental risk.
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E5.1.1
The purpose of this provision is to:
(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 network.
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5.0
Schedule 1 Considerations
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have been introduced they have been integrated into the landscape to
minimise their impact upon the context and setting.
Access, Transport and Traffic
Freestone Point Road is a well constructed high capacity sealed road
which was designed to accommodate the high traffic flows associated
with servicing the former woodchip mill on the site during the height of
its production. It currently rarely used and only services industrial sites
since the closure of the mill and the traffic generation anticipated by
the proposed use is expected to be comfortably accommodated by the
existing infrastructure.
Heritage
The proposal recognises the social significance of the site to Triabunna
and the region and more broadly to the people of Tasmania. This has
driven a respectful and low impact adaptive reuse of the site which
preserves the connections and linkages to the past use and interprets
them on-site for the benefit of future generations.
Other Land Resources
Not applicable to this application.
Water
The proposed water management servicing strategy is based on reusing
the existing infrastructure where possible and proposing new water
management infrastructure at the site where required.
The redevelopment of the Spring Bay Mill will result in a substantial
reduction in potable water use compared to its former use. The
development will result in an increase in peak wastewater generation
loads which will be accommodated by expanding the existing waste
water system. The redevelopment w ill bring about a significant
reduction in stormwater flows from the site due to the revegetation of
the large woodchip storage area.
The new development at Spring Bay Mill will include the following water
management initiatives:
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Soils
No significant excavation is proposed.
Air and Microclimate
It is considered that the proposal will not give rise to any significant air
or microclimate impacts.
Flora and Fauna
A flora and fauna report has been prepared and the proposal is
designed to satisfy the recommendations for site safety made in the
report.
The report concludes that field surveys have established that the only
overlap the proposed new footprint will have in relation to threatened
natural values or weeds amounts to less than 0.01 ha of planted
potential swift parrot foraging habitat. Subsequently, direct impacts to
threatened species and their habitat are considered to be negligible.
Potential indirect impacts to the swift parrot will nonetheless be
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Waste
The garbage/recycling storage area is proposed to be located in the
location of the workshop and will enable easy access to the collection
point.
Energy
The proposal includes a number of energy saving design features. The
design enables cross ventilation and natural daylight to penetrate all
levels. The building interventions are climate conscious, utilizing
passive design to the maximum extent possible in order to minimize
energy use. Eventually the intention is to take the site off the electricity
grid as fully Stand Alone. Energy will be generated through solar with
battery backup.
Noise and Vibration
Construction will be conducted in a manner that will minimise the
impact of noise and vibration. After construction the development is not
expected to have any noise or vibration impacts.
Natural Hazards
A bushfire report has been prepared and the proposal is desig ned to
satisfy the recommendations for site safety made in the report.
Technological Hazards
The adaptive reuse will ensure that the buildings, structures and
facilities are made safe for workers, hotel guest and visitors to the site.
Safety, Security and Crime Prevention
Casual surveillance to the street entry is possible from habitable rooms
of the managers cottage and reception area. Appropriate security
devices will be installed throughout the development.
North Barker Ecosystem Services Spring Bay Mill redevelopment Flora and Fauna Assessment 2016 p30
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Having regard to the location of the proposal, the site will adequately
accommodate the proposed hotel tourist development and function
facilities. This is supported by the zoning of the site.
Submissions
The Consent authority will need to consider the submissions received in
response to any public exhibition of the proposed development which
m a y b e r e q u i r e d u n d e r t h e p r o v i s i o n s o f t h e p l a n n i n g s c h e m e.
Public Interest
There are no known Federal and/or state Government policy statements
and/or strategies other than those discussed in this report that are of
relevance to this particular case. We are not aware of any other
circumstances that are relevant to the consideration of this
development application.
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6.0
Conclusion
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Qualification:
Address:
Proposed development:
Declaration:
Signature:
Name:
Andrew Darroch
Date:
October 2016
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