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R E V I S I O N

PLANNING EXHIBITED Stg Rev Description Date Int. App


DOCUMENTS SK 01 ISSUED TO CLIENT FOR COMMENTS 15/02/2019 JW BT
Sk 02 ISSUED TO CLIENT FOR COMMENTS 15/02/2019 JW BT
Sk 03 ISSUED TO CLIENT FOR COMMENTS 18/02/2019 JW BT
Ref. No: DA 0078/2019
Date
advertised: 06/04/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

INSTALL NEW 1000mm HIGH


RETAINING WALL REFER TO
Ex. TITLE BOUNDARY (43,050) STRUCTURAL DRAWINGS FOR DETAILS
4 No. CAR DISPLAY

8 No. CAR DISPLAY 265 WELLINGTON STREET


SOUTH LAUNCESTON 7250
TYPICAL DISPLAY TITLE REFERENCE 13221/2
PARK
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9,600 11,000 9,600

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11 No. CAR DISPLAY
5,500
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Ex. TITLE BOUNDARY (28,840)

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2,500

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Ex. TITLE BOUNDARY (28,370)


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EXIT

5,000
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10 No. CAR DISPLAY


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SE01
A7001
Ex. TITLE BOUNDARY
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5 No. CAR DISPLAY


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267 WELLINGTON STREET 25,000


SOUTH LAUNCESTON 7250
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TITLE REFERENCE 13221/1 600 11,900 11,900 600


5,500
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Jackson Trade Cars


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jmc.com.au
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D O CAR SIGNAGE
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TOTAL SITE AREA
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INTERNALLY ILLUMINATED SIGNAGE

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STEEL COLUMN & ASSOCIATED
Ex. TITLE BOUNDARY (45,660) STRUCTURE TO ENGINEERS DETAILS.
PAINT FINISH.
Ex. ROADWAY

200

DA SITE PLAN SE01 JMC ELEVATION


SCALE 1:200 SCALE 1:100
-
Project North 0mm 2000 4000 6000 8000 10000 0mm 1000 2000 3000 4000 5000

ALTERATIONS TO 265 & 267


WELLINGTON STREET, LAUNCESTON
JMC A7001-Sk03
SKETCH

181024
SHEET SIZE: A2 (LANDSCAPE)
©COPYRIGHT THESE DRAWINGS AND THE DESIGNS ARE THE PROPERTY OF ARTAS ARCHITECTS AND MUST NOT
BE USED, RETAINED OR COPIED WITHOUT WRITTEN PERMISSION FROM ARTAS ARCHITECTS. (A.B.N. 75 009 583 644)

Document Set ID: 3997427


Version: 1, Version Date: 26/02/2019
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0078/2019
Date
advertised: 06/04/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

29 March 2019

City of Launceston
PO Box 396
Launceston TAS 7250

Attention: Iain More, Town Planner

Dear Iain,

265 WELLINGTON STREET AND 267 WELLINGTON STREET, SOUTH LAUNCESTON


FURTHER INFORMATION REQUEST – DA0078/2019

I refer to your letter of 13 March 2019 requiring further information in relation to the above proposal. Details
regarding this additional information are provided in the responses below.

23.0 Commercial Zone

REQUEST POINT 1

Clause 23.3.1 External storage of goods - A1/P1

It is unclear if any storage of goods or materials will be visible from a public open space or road adjoining
the site. Provide information on the type of goods and materials that will be visible and if unable to comply
with Acceptable Solution A1, provide justification against Performance Criteria P1 demonstrating how any
goods and materials will be screened.

Response:

Vehicles displayed for sale on the site and will be visible from the road which require consideration under
P1 of Clause 23.3.1. It is my opinion that the performance criteria is satisfied for the following reasons:

• The display of vehicles visible from public spaces is an inherent component of the proposed motor
vehicle sales use under the Bulky Goods Sales use class);

• Vehicles will be in good condition and displayed in an orderly fashion, not presenting a clutter visually
unattractive appearance;

• The existing street trees which are retained by setting the display area approximately 3 metres in
from the frontage and proposed landscaping shown on Site Plan DA002 will soften the appearance
of the site when viewed from Goderich Street; and
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0078/2019
Date
advertised: 06/04/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

• The appearance is compatible with adjoining sites to the north and site.

REQUEST POINT 2

Clause 23.3.2 Emissions impacting sensitive uses - A1/P1

The proposed bulky goods use is setback less than 100m from sensitive uses and as such is unable to
comply with Acceptable Solution A1. Provide justification against Performance Criteria P1 demonstrating
how the use will not adversely impact on the amenity of nearby sensitive uses.

Response:

It is my opinion that the proposed use satisfies Clause 23.3.2 P1 for the following reasons:

• The proposed use is not a significant emission generating use. Any water emissions will be
collected for disposal via trade waste and stormwater systems;

• Noise emissions will be limited to vehicle movements, when the display vehicles are driven onto
site, parked and moved;

• The existing lawful use of 265 Wellington Street is a commercial car park, so it can be
reasonably deduced that a car park would generate similar or more noise emissions than the
proposed use for a car display area (bulky goods sales);

• Wellington Street is a main thoroughfare for Launceston and generates significant traffic
volumes and therefore road noise; and

• The surrounding area is comprised of 2 zones, Commercial and Inner Residential. Directly to the
north, south and west is the commercial zone. The Inner Residential zone is located to the east.
Therefore, the generally character of the surrounding area is of a commercial nature.

REQUEST POINT 3

Clause 23.3.3 Retail Impact - A1/P1

As the application is for both bulky goods and business and professional services, both of which are a
discretionary use, the application is unable to meet Acceptable Solution A1. Provide justification against
Performance Criteria P1, demonstrating how the uses have an acceptable impact on the viability of the
activity centre hierarchy.

Response:

The proposed use is for car display under the Bulky Goods Sales use class and the Business and
Professional Services use class. The site is located in a fringe area in proximity to the Central Business
area for Launceston and adjacent to a major road. The business and professional services use is
associated with the primary use. In my opinion the use will have an acceptable impact on the activity
centre hierarchy, given the focus of the site on motor vehicle sales and its proximity to the Central
Business area, particularly since it will not reduce opportunities for more pedestrian orientated uses within
other areas. It is therefore considered that the proposal complies with Clause 23.3.3 P1.

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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0078/2019
Date
advertised: 06/04/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

REQUEST POINT 4

Clause 23.4.1 Building height, setback and siting

The proposed sign is located less than 3m to the rear adjoining property which is zoned Inner Residential.
As such the proposal is unable to meet Acceptable Solution A4. Provide justification against Performance
Criteria P4 demonstrating how there will be no unreasonable loss of amenity to adjoining sensitive uses.

Response:

It is my opinion that the proposed use satisfies Clause 23.4.1 P4 for the following reasons:

• Whilst the proposed sign would have a maximum height of 5.1m and a maximum length of 25m,
the sign proper would only be 1.6m high, thereby ensuring that the bulk of the proposed sign is
minimised and considered acceptable with regards to loss of amenity to the adjoining land owner;

• Given that the face of the sign would be a minimum of 3.5m above ground level site lines from the
windows of the adjoining single storey dwelling would not be towards the sign;

• The proposed sign would be located on the rear north eastern boundary of the subject sites
thereby ensuring that any overshadowing to habitable room windows or private open space of
the adjoining dwelling is minimal;

• Given that the structure is a sign it is considered that privacy issues are not relevant; and

• The proposed signage would be internally illuminated, however as the sign faces away from the
adjoining dwelling it is considered that the illumination would have minimal impact, refer below
to request point 10.

REQUEST POINT 5

Clause 23.4.2 Streetscape - A1/P2

As car parking is located within 3m of the frontage, the proposal is unable to comply with Acceptable
Solution A2. Provide justification against Performance Criteria P2, demonstrating how the car parking
locations minimises visual impact on the streetscape.

Response:

It is my opinion that the proposed use satisfies Clause 23.4.2 P2 for the following reasons:

• Given that the nature of the proposed use is for the display of cars under the Bulky Goods Sales
use class, it is considered that the location of the proposed car parking spaces is not unreasonable;

• There are numerous sites within close proximity, such as 271 and 273 Wellington Street, 192 and
194-196 Wellington Street and 99-105 Howick Street, where car parking is provided within 3m of
the frontage; and

• The character of the area is of a commercial nature and the general streetscape consists of either
buildings built up to the front boundary or car parking areas, thereby ensuring that 9 car display
spaces within 3m of the frontage would not cause an unacceptable visual impact on the
streetscape.

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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0078/2019
Date
advertised: 06/04/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

REQUEST POINT 6

Clause 23.4.3 Fences - A1.1, A1.2, A1.3/P1

No information has been provided on the type of fencing proposed. Provide detailed information on all
types of fencing including location, height, type, and transparency.

Response:

No new fencing is proposed as part of this application. It is therefore considered that Clause 23.4.3 is not
relevant.

REQUEST POINT 7

Clause E4.5.1 Existing road accesses and junctions - A3/P3

It is unclear if the proposal will result in an increase of more than 40 vehicle movements per day or
increase traffic by more than 20%. Provide justification against Acceptable Solution A3 demonstrating the
proposed increase in traffic. If unable to comply with the Acceptable Solution, provide justification against
Performance Criteria P3 demonstrating the impact the increased vehicle movements will have.

Response:

Please refer to the following information:

A general rule of thumb for industrial developments is that they would generate 1 peak hour trip per 100m2
gross floor area (gfa); commercial developments would generate 2 peak hours trips per 100m2 gfa. Bulky
goods sales are similar to commercial. This would mean that the car yard, at approximately 1200m2, could
reasonably be expected to generate somewhere between 12-24 peak hour trips.

The existing site contains over 20 bays related to the existing commercial premises and carpark. This
would equate to around 20 peak hour tips. Therefore, even with the conservative figures provided above,
the proposal would not introduce vehicles movements greater than 20% of the existing site access. It is
therefore considered that the proposal would comply with Clause E4.5.1 A3.

REQUEST POINT 8

Clause E6.5.1 Car parking numbers - A1/P1

The following outlines how many parking spaces are required for a Bulky Goods use class:

Bulky Goods:

Car: 1 space per employee + 1 space per 100m² gross floor area

Bicycle: 1 space per 500m² of gross floor area

Whilst no gross floor area is proposed, no information has been provided on the number of employees for
the use. As such, provide details on:

a) The number of employees dedicated to each use class;

b) Justification against Performance Criteria P1 if the required number of car parking spaces have
not been provided.

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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0078/2019
Date
advertised: 06/04/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

Response:

The proposed use is merely an extension to the existing use at 271 and 273 Wellington Street and would
be providing additional car display areas in association with this use. The employee numbers would not
increase as a result of the proposed display car parking area and there is no gross floor area proposed. It
is therefore considered that the provision of car parking spaces pursuant to Clause E6.5.1 is not relevant.

REQUEST POINT 9

Clause 18.5.2 Design and siting of signage - A1/P1

The proposed sign is considered to be a pole/pylon sign measuring 40m² in size. Under Table 1 such a
sign can only have a maximum area of 5m and be no higher than 4m above the ground. As the sign
exceeds these requirements it is unable to meet Acceptable Solution A1. Provide justification against
Performance Criteria P1, demonstrating that the sign is appropriate to the locality.

Response:

It is my opinion that the proposed use satisfies Clause 18.52 P1 for the following reasons:

• The proposed sign would be set back approximately 43m from the road alignment boundary and
therefore would not dominate the existing streetscape;

• Whilst the sign has a maximum height of 5.1m and a maximum length of 25m the sign face is only
1.6m high and would be located on the rear north eastern boundary of the subject sites, it would
therefore not dominate the premises;

• Given that the face of the sign would only have a maximum height of 1.6m it is considered that
the bulk of the sign would be minimised and considered acceptable with regards to loss of amenity
to the adjoining dwelling;

• Given that the face of the sign would be a minimum of 3.5m above ground level site lines from the
windows of the adjoining single storey dwelling would not be towards the sign;

• The proposed sign would be located on the rear north eastern boundary of the subject sites
thereby ensuring that any overshadowing to habitable room windows or private open space of
the adjoining dwelling is minimal;

• Given that the structure is a sign it is considered that privacy issues with regards to the adjoining
dwelling are not relevant;

• The subject site is located in a commercial area where signage of a similar size and nature is
common, therefore the impact on surrounding commercial properties would be minimal and the
sign is considered to be of an appropriate size in that location;

• The proposed sign would be the only sign on site;

• There is no repetition of messages or information on the proposed sign; and

• Due to the location of the sign, at the rear of the site, the obstruction of movement of vehicles and
pedestrians would not occur.

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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0078/2019
Date
advertised: 06/04/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this
document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.

REQUEST POINT 10

Clause 18.5.2 Design and siting of signage - A4/P4

As the sign will be illuminated it is unable to comply with Acceptable Solution A4. Provide justification
against Performance Criteria P4, demonstrating there is no unreasonable loss of amenity to neighbouring
properties or cause any undue distraction to drivers of motor vehicles.

Response:

It is my opinion that the proposed use satisfies Clause 23.4.2 P2 for the following reasons:

• The sign would be located approximately 43m from the road frontage and therefore would not
cause undue distraction to drivers of motor vehicles;

• The illuminated portion of the sign would be contained to the lettering of the sign, thereby
ensuring minimal light spill;

• The sign would only be lite on the side that faces into the site, again ensuring minimal lite spill to
the adjoining property; and

• There are numerous large signs in the general area that are illuminated, the sign is therefore
considered to be consistent with the character of signage in the surrounding area.

REQUEST POINT 11

Confirm if the use will operate on its own or if it is associated or an extension to the existing use at 273
Wellington Street.

Response:

The proposed use would be an extension to the existing use at 273 Wellington Street, South Launceston.

I trust this satisfies Council’s further information request and that the application can now proceed to public
notification.

Please do not hesitate to contact me on 0409 787 715 or emma@eraplanning.com.au if you require further
clarification.

Yours sincerely,

Emma Riley
Director and Principal Planner

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