Hospital Car Park

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0016/2019
Date
advertised: 06/02/2019
Planning Administration
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Planning Statement
Discretionary Use Application in
Commercial Zone
47 Forster Street, Invermay, TAS, 7248
Indoor Recreation and Sports Facility,

Bouldering Gym
For:
Beta Park Bouldering Gym
47 Forster Street
Invermay, TAS, 7248
Prepared by:
Thomas Krauss
Rock It Climbing PTY LTD
54 Bathurst Street
Hobart, TAS, 7000
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Document Set ID: 3971586
Version: 1, Version Date: 18/01/2019
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1.0 Introduction
1.1 This Planning statement supports an application that seeks to allow the
discretionary use of the premises at 47 Forster Street, Invermay for an indoor
sports and recreation facility in the field of bouldering.
1.2 The proposed use seeks to provide a specialist fitness and sports environment
which is currently not available in the local area and which demands a certain
type of accommodation, namely a large floor to ceiling height and an open clear
internal space.
1.3 This statement seeks to show that the proposed use will positively benefit the
local and greater community and will not have a negative impact on nearby
residents and businesses. It will also set out to show the significant benefits the
proposed use will bring to the community of Launceston in terms of employment,
health and well-being.
2.0 Application Site

2.1 The proposed location for the business Beta Park Bouldering is located at 47
Forster Street, Invermay. The building is located on Forster Street with rear
access off Sydney Place.
Figure 1: Map of local area showing location of site.
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2.2 The application building is a steel frame warehouse with 6.5m internal clearance
and 600sqm footprint. It was constructed in 2018 and is yet to be occupied.
2.3 A dedicated car park is at the rear of the warehouse via Sydney Place and
provides 18 car parks as well as ample space for bicycle parks.
3.0 Proposed Development

3.1 The proposed development seeks to allow for discretionary use of the
commercially zoned building for it to be used as a venue for sports and recreation
in the field of indoor bouldering.
3.2 Bouldering is a fast-growing and social variation of rock climbing. Climbers do not
use ropes or harnesses but scale shorter walls and are protected by a thick,
padded floor. There is no equipment required to start bouldering, making it fast,
safe and easy to learn and enjoy. It is challenging and gymnastic, it builds strength
and confidence, and is lots of fun!
Everyone can boulder and Bouldering-only facilities cater for a large target
market from a very young age to the elderly. Since January 2019 around 15
dedicated bouldering venues operate across Australia.
3.3 The nature of bouldering indoors requires a large unimpeded space free from
major obstructions such as pillars and a minimum size of around 500sqm to
accommodate for the bouldering walls.
Figure 2: Internal layout climbing walls.
3.4 As illustrated in the above image, the layout and wall design of bouldering only
facilities are very different to that of indoor rope climbing gyms and fitness
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centres. The perimeter space is filled with bouldering walls of 4.5m in height and
landing mats extend throughout the landing zones. A communal space in the
middle of the facility is partially filled with the front counter as can be seen
in the below illustration.
Figure 3: Internal layout front counter.
3.5 The hours of operation will be between the early morning and the late evening
to cater for people before and after work as well as shift workers. This use
proposes to open from 6am to 10pm on weekdays and 9am to 9pm on weekends.
3.6 The nearest Bouldering Only facilities in Australia are located in Melbourne with
several gyms across the city mainly Northcote, Brunswick, Abbotsford,
Collingwood and Port Melbourne. There is a strong local demand for a facility of
this kind in Tasmania and one Hobart based facility is currently in the planning
stages.
4.0 Planning Scheme Context

4.1 Use and development for a Sport and Recreation facility under the Commercial
Zone 23.0 is discretionary.
4.2 The use outlined above meets all relevant qualifications in the use table and is
able to comply with all relevant Acceptable Solutions.
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4.3 23.3.2 Emissions and impacting sensitive use requires a set back from the site of
residential activity by no less than 100m, as this is not the case with this
development, Performance Criteria have to be addressed as follows:
4.3.1 The use of the amenity of nearby sensitive uses such as residential use
is not adversely impacted and below are the objective responses to the
Performance Criteria of 23.3.2.
4.3.1.1 Performance Criteria – P1 – (a) - The nature of the proposed use
will see the site be vitalised in a quiet and organised manner
which does not negatively impact any nearby residence.
4.3.1.2 Performance Criteria – P1 – (b) - The characteristics of the
emissions will mainly be noise created by the facility due to low
levels of background music and patron to patron
communication.
4.3.1.3 Performance Criteria – P1 – (c) – The next door neighbour to
the east is the landlord of these premises and operates
‘MastaPlasta’, a local plaster and concreting business. The
neighbour to the south, across Sydney Place is Tas Petroleum
which operates 3:30am to 9:30pm on weekdays and 6am to
9:30pm on weekends, producing considerable noise pollution
due to the use of large equipment and trucks. The neighbour to
the west, 49-51 Forster Street is residential, but Beta Park
Bouldering is under the impression that the McDonald’s
corporation has acquired the land to expand on their car
parking. The neighbours to the north are several town houses
of residential nature, closest proximity door to door is around
40m.
4.3.1.4 Performance Criteria – P1 – (d) – The topography of the site is
fairly level with a drop of around 0.5m from Forster Street
towards Sydney Place.
4.3.1.5 Performance Criteria – P1 – (e) – Background noise and
emission levels in the area are fairly high as outlined in 4.3.1.3
as the proposed development site is surrounded by
MastaPlasta, Tas Petroleum, McDonald’s as well as Forster
Street itself as a high-traffic thoroughfare.
4.3.1.6 Performance Criteria – P1 – (f) – Mitigation measures proposed
are that during the early and late hours, noise pollution is
negligible due to very decreased levels of background music as
well as the closure of all main doors and roller doors to the
surrounding areas.
4.3.1.7 Performance Criteria – P1 – (g) – The character of the
surrounding area is of commercial to light industrial with some
minor recreation like CrossFit and other fitness gyms in the
area. Beta Park Bouldering will positively contribute to this by
activating the local area with patrons of all ages.
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4.4 Part E Codes

4.4.1 E 2.0 Potentially Contaminated Land Code. The development is
exempt, and the code is satisfied as no more than 1m² of land
disturbance is involved.
4.4.2 E 4.0 Road and Railway Assets Code. The development satisfies the
code as the proposed use will not significantly increase the traffic into
the area. Majority of access to the site will be on foot and by bicycle
due to the university-aged demographic. Car access to the site will
automatically split between access to the rear car park on Sydney
Place, and on street and proximity parking out front via Forster Street.
4.4.3 E 6.0 Parking and Sustainable Transport Code. The development in
regard to table E6.1 – Parking Space Requirements – will need 30
carparks if classified as a Gymnasium or 20 car spaces if classified as a
sportsground.
The rear car park is big enough for 20 car spots and 15 bicycles
satisfying the bicycle requirement and providing 2/3rds of the car parks
needed. Forster Street has several 90 car parks right out the front of
the building and our customer base will largely arrive on foot, public
transport or bike as outlined above. We believe that our onsite car
parks easily cater for 100% of our customer base and on-street car
parking will not be required. Our operating hours spread our customer
base out across the trading day.
4.4.4 E 16.0 Invermay Flood Inundation Area – The development as situated
within the Invermay Commercial Precinct falls under this code. We
believe the development satisfies code E 16.5 Precinct 5 as both section
a) and section b) are satisfied or not applicable as no residential use is
planned and no significant community use infrastructure is created.
4.4.5 E 18.0 Signs Code – This code applies to the development under
E18.2.1a) as new signs are required for the operation of the business.
Planned signs which are excluded from requiring a permit under
E18.4.1 will be used where applicable and deemed suitable. Signs
which require approval are a painted wall sign on the street frontage
facing Forster Street. For this sign all requirements will be satisfied as
the sign will take up no more than 25% of the wall area, will not be
more than 12 square metres in size and it will be the only sign painted
on the wall. Additionally, window signs will be used which will occupy
no more than 50% of the window area.
5.0 Conclusion
5.1 This proposal seeks to bring to use a currently vacant building and will positively
stimulate the local precinct. Whilst indoor recreation is only a discretionary use
for the site, the development of the vacant building into a Bouldering gym has
significant community and social benefits. Venues of this nature have proven
themselves to offer an immense social contribution by occupying school-aged
youth and young adults, including those at risk. A similar example in Hobart
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sees thousands of young people visiting annually through both formal and
informal capacities.
This development will generate new employment and bring investment into the
community, therefore representing sustainable economic growth.
5.2 The unique nature of bouldering and rock climbing meets a number of Council
and Government objectives to promote health, well-being, physically as well as
mentally through an alternative and proven form of physical and social activity.
5.3 The site is accessible by a variety of transport modes, including sustainable

travel options and provides sufficient parking to meet its own needs. The
development raises no other adverse issues and for these reasons, the Council
is urged to approve the application.
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1. Clause 23.3.2 Emissions impacting on sensitive uses

Please confirm the type of noise that will occurring, including:
_Any music playing through amplified speakers;
Beta Park Bouldering will at times be playing music through amplified speakers, at a
background noise level which still allows safety directions to be heard from all areas
within the warehouse.
_The amount of patrons utilising the site at any one time;
Beta Park Bouldering will host on average 20-30 patrons at any one time. During special
events this will increase to 50 patrons.
_Any existing noise reduction development within the vicinity of the site; and
Insulation in the building will reduce noise levels. Large areas within the interior of the
gym will be carpeted to further reduce noise. The outside walls will be shielded from any
further noise pollution by the climbing surfaces themselves which also act as insulation
and noise barriers.
_If the type of equipment used will generate noise
Several times a week, drill drivers will be used to fasten climbing holds to the walls. This
noise does not surpass the normal operating noise levels. To further reduce the noise
made by this drill use, special oil-based drill drivers are used which produce over 50%
less noise than their normal industry counterparts.
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2. E6.0 Parking and Sustainable Transport Code
The documentation provided states that there are 18 parking spaces available for use by
customers of the proposed business. The layout of the car park has not been provided in
the documents submitted and the main entrance is located on the opposite side of the
building from the car parking area.
Provide a car park layout showing the car parking spaces allocated to this tenancy and
demonstrating that the layout complies with the Parking and Sustainable Transport Code. The
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plan is to include the path of travel from the car park into the facility.
As can be seen in the two above pictures, the space available behind the warehouse,
accessible via Sydney Place, has a capacity exceeding 18 car spots.
The surrounding area provides additional parking, and the space immediately out the front
of the warehouse offers 10 on street car parks on Forster Street.
As outlined in the Planning Statement previously provided, we expect over 75% of our
customer base to arrive by public transport and/or bicycle. This would result in a need of
around 8 car parks at any point in time, if operating at capacity of 30 customers.
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INTERNAL ELEVATION 1 INTERNAL ELEVATION 2
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INTERNAL ELEVATION 7
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PLANNING EXHIBITED

47 Forster Street, Invermay, TAS, 7248

Indoor Recreation and Sports Facility,

2.0 Application Site

Figure 1: Map of local area showing location of site.

and 600sqm footprint. It was constructed in 2018 and is yet to be occupied.

3.0 Proposed Development

Figure 2: Internal layout climbing walls.

Figure 3: Internal layout front counter.

4.0 Planning Scheme Context

4.4 Part E Codes

5.3 The site is accessible by a variety of transport modes, including sustainable

1. Clause 23.3.2 Emissions impacting on sensitive uses

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INTERNAL ELEVATION 3 INTERNAL ELEVATION 4

INTERNAL ELEVATION 5 INTERNAL ELEVATION 6

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