Professional Documents
Culture Documents
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
WIND SPEED N1
4
Area Schedule (Gross Building) 3 04.04.19 Planning Approval
2 11.12.18 concept # 2
Area 1 07.12.18 Concept # 1
Name Area (Squares)
No. Date Description
Existing Covered Deck 33.41 m² 3.59 © 2018 ADAMS BUILDING DESIGN. THIS DOCUMENT IS & SHALL
REMAIN THE PROPERTY OF ADAMS BUILDING DESIGN. THE
Existing Tavern (Including Drive-thru) 463.58 m² 49.85 DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR WHICH IT
WAS COMMISSIONED & IN ACCORDANCE WITH THE TERMS OF
Proposed Deck 41.92 m² 4.51 ENGAGEMENT FOR THE COMMISSION. UNAUTHORISED USE OF THIS
DOCUMENT IN ANY FORM IS PROHIBITED.
538.91 m² 57.95
Scale :
Site areas
Starting Date : 13.09.18
Name Area
Plot Date : 8/04/2019
Site 784.40 m²
784.40 m²
8:38:27 AM
051118 1 /5
NOTES:
-REFER TO LAST PAGES IN THE ARCHITECTURAL DRAWING SET FOR GENERAL NOTES. PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Neighbour
Planning Administration
56 Cimitiere Street
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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.
15.87 m 16.08 m
SITEWORKS PROTECTION WORK (SECTION 121)
1. Site to be prepared in accordance with engineers or If excavation is to a level below that of the adjoining owner's
surveyors report if applicable. footings, along the title boundary or within 3 metres of a building
2. Site to be excavated or filled to indicated levels. belonging to an adjoining owner, the builder must (as a
3. Excavation and filling of the site to de in accordance with miniumum) provide and maintain a guard to supervise the
BCA part 3.1 and AS2870. excavation. Adjoining owner to be notified using Form 6 170 Abbott Street
4. Drainage works to be in accordance with BCA part 3.1 and (Building and Protection Work Notice) by the Building Surveyor. Launceston TAS 7250.
AS3500.3.2 Newstead.
5. Surface drainage —finished ground to fall away from building Existing Drive-Thru
for a minimum distance of 1000 at 1:20 minimum and to a M : 0411 294 351
E : leigh@adamsbuildingdesign.com.au
point where ponding will not occur.
www.adamsbuildingdesign.com.au
6. Downpipes to be connected into Council stormwater as soon
as the roof is installed.
7. Install AG drain prior to footing excavation. See Drainage
Existing Sealed Carpark ABN 71 048 418 121
acc. # CC886J
Plan for location.
8. Excavated material placed up-slope of AG drain. To be
removed when building works are complete and used as fill
on site for any low points. Install a sediment fence on the
downslope side of material.
9. Construction vehicles to be parked on the street only, to 4 .6 1
6m
prevent transferring debris onto the Street.
Lot 2 m DA A3
10. Finished slab level to be:
m
4. 1
11.
12.
150mm above finished ground level.
50mm above paved surfaces. (645m2) 4 .9 1
4 .3 1
13. prevent ponding of water under suspended floors. m 1 7 .0
40.28 m6.50 m
5.54 1m
Lot 1 m
9m
40.23 m
40.23 m
(645m2)
6. 3
4
1 .8 3 3 04.04.19 Planning Approval
m Lot 3 2 11.12.18 concept # 2
1 07.12.18 Concept # 1
Existing Sealed Carpark 23 LAWRENCE STREET No. Date Description
m
578 m² © 2018 ADAMS BUILDING DESIGN. THIS DOCUMENT IS & SHALL
REMAIN THE PROPERTY OF ADAMS BUILDING DESIGN. THE
7
SITE SERVICES
19.32 m
DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR WHICH IT
22.8
WAS COMMISSIONED & IN ACCORDANCE WITH THE TERMS OF
ENGAGEMENT FOR THE COMMISSION. UNAUTHORISED USE OF
Electricity, Gas, Telephone, Water, Stormwater & Existing Sealed Carpark THIS DOCUMENT IN ANY FORM IS PROHIBITED.
2m
Project :
Proposed New Deck,
.1
m2
Gunners Arms Tavern
CONTOURS GUNNERS 23 Lawrence St, L'ton
56
ARMS TAS, 7250
2.
t
Contours are indicitive only for the site.
ee
Refer Elevations for accurate representation of TAVERN m
5m
existing ground levels. The contours on this plan
(R.L. 3.200) 7 7
2.
St r
are to be used for the sole purpose of approvals PROPOSED
12.7
& construction of this proposal & are to be used
DECK 42M2
for no other future purpose. SECTION OF
8m Client :
(R.L. 3.550)
2 .9
EXISTING KERBING
re
TO BE REMOVED IF CPD P/L
REQUIRED, SHOWN
8m
it i e
Existing
Covered
DASHED
2.8
6m
Cim
Drawing Title :
Deck
4 .3 Site Plan
6. 32 m
16.08 m 16.08 m
Scale : 1 : 200
TH
Starting Date : 13.09.18
R
O
Site Plan
N
Lawrence Street Plot Date : 8/04/2019
8:38:28 AM
PLANNING EXHIBITED
TH
DOCUMENTS
R
O
DA 0169/2019
N
Ref. No:
Date
advertised: 17/04/2019
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.
COVERED DECK
TREATED PINE FRAMED DECK WITH 137 x 23,
EXISTING
'EKODECK' COMPOSITE DECKING INSTALLED IN
STRICT ACCORDANCE WITH MANUFACTURER'S
CURRENT RECOMMENDATIONS &
SPECIFICATIONS. _NO PERMANENT PORTION
RL.0.700 m OF NEW DECK TO CROSS BOUNDARY
col.
8950 (CONFIRM)
EXISTING up PROPOSED NEW
A
GUNNERS ARMS DECK
6
TAVERN
1. 2. 3. 4. fall
col.
POWDERCOATED VERTICAL STEEL
GUARDRAIL TO MATCH EXISTING
(APPROX 1250 HIGH) INSTALLED IN
STRICT ACCORDANCE WITH AS1926
PARTS 1 & 2. REFER GENERAL NOTES
100 Nom.
RL.0.000 m
DA RY
BOU N
fall
N.S.L.
F.L. N.S.L. F.L.
TREATED PINE FRAMED DECK WITH 137 x 23,
0 0 'EKODECK' COMPOSITE DECKING INSTALLED IN
HORIZONTAL 88 x 23, EKODECK SCREENING
STRICT ACCORDANCE WITH MANUFACTURER'S
BATTENS, FIXED TO FRAMEWORK IN
CURRENT RECOMMENDATIONS &
ACCORDANCE WITH MANUFACTURERS
SPECIFICATIONS. _NO PERMANENT PORTION
RECOMMENDATIONS.
OF NEW DECK TO CROSS BOUNDARY
col.
APPROX. 500
F.L.
TREATED PINE FRAMED DECK WITH 137 x 23,
0 'EKODECK' COMPOSITE DECKING INSTALLED IN
STRICT ACCORDANCE WITH MANUFACTURER'S
CURRENT RECOMMENDATIONS &
SPECIFICATIONS. _NO PERMANENT PORTION
1 : 100
170 Abbott Street,
Newstead.
Project : Drawing Title : Scale : 1 : 100 DA
Launceston TAS 7250. Proposed New Deck, Elevations
4
Gunners Arms Tavern Starting Date : 13.09.18
M : 0411 294 351 3 04.04.19 Planning Approval 23 Lawrence St, L'ton
E : leigh@adamsbuildingdesign.com.au
www.adamsbuildingdesign.com.au
2 11.12.18 concept # 2 TAS, 7250 Client :
Plot Date : Project No. Drawing No.
1 07.12.18 Concept # 1
© 2018 ADAMS BUILDING DESIGN. THIS DOCUMENT IS & SHALL REMAIN THE PROPERTY OF
ABN 71 048 418 121 CPD P/L 8/04/2019 8:38:30 AM
051118 4 /5
ADAMS BUILDING DESIGN. THE DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR WHICH
IT WAS COMMISSIONED & IN ACCORDANCE WITH THE TERMS OF ENGAGEMENT FOR THE
acc. # CC886J Rev. Date Description COMMISSION. UNAUTHORISED USE OF THIS DOCUMENT IN ANY FORM IS PROHIBITED.
NOTES:
-REFER TO LAST PAGES IN THE ARCHITECTURAL DRAWING SET FOR GENERAL NOTES.
BOUNDARY
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
This document is subject to copyright and is protected by law. In displaying this NO PERMANENT STRUCTURE TO CROSS
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 OVER BOUNDARY. BENCH SEATS & STEPS
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 TO BE REMOVEABLE
without the consent of the copyright owner.
435 NOM.
MANUFACTURER'S CURRENT
RECOMMENDATIONS & SPECIFICATIONS
250
JOISTS TO
PROP UNDERSIDE OF CANTILEVER UNDER
JOISTS TO EXISTING BENCH SEAT
375 NOM.
STRUCTURE WITH 4
70x35 TREATED PINE 3 04.04.19 Planning Approval
330
FRAMING AS
REQUIRED 2 11.12.18 concept # 2
TREATED PINE FRAMED DECK WITH 137 1 07.12.18 Concept # 1
x 23, 'EKODECK' COMPOSITE DECKING
INSTALLED IN STRICT ACCORDANCE
WITH MANUFACTURER'S CURRENT No. Date Description
RECOMMENDATIONS &
SPECIFICATIONS. _NO PERMANENT © 2018 ADAMS BUILDING DESIGN. THIS DOCUMENT IS & SHALL
REMAIN THE PROPERTY OF ADAMS BUILDING DESIGN. THE
PORTION OF NEW DECK TO CROSS DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR WHICH IT
WAS COMMISSIONED & IN ACCORDANCE WITH THE TERMS OF
BOUNDARY ENGAGEMENT FOR THE COMMISSION. UNAUTHORISED USE OF
THIS DOCUMENT IN ANY FORM IS PROHIBITED.
Client :
CPD P/L
SCREW IN GROUND SCREW
STIRRUP (690mm)
INSTALLED IN STRICT
ACCORDANCE WITH
MANUFACTURERS
Drawing Title :
RECOMMENDATIONS
Section B
Scale : 1 : 20
PO Box 210
Newstead TAS 7250
April 8, 2019
Dear Sir/Madam
Please find enclosed documentation requesting planning approval for the construction of
an outdoor deck associated with the Gunners Arms Tavern at 23 Lawrence Street,
Launceston.
The subject site is located within the Commercial Zone. Whilst the title on which the
Gunners Arms Tavern is constructed is Heritage listed, the listing does not apply to the
subject title CT112299/1. The site is also adjacent to land listed as potentially
contaminated.
Proposal
The proposed works include the construction of a 42m2 outdoor dining deck to be
situated across existing car parks and will effectively extend the existing outdoor area
located on the eastern side of the Gunners Arms Tavern. However, the design is such that
there are no permanent structures across the title boundary with the bench seat and steps
which sit across the boundary to be removable structures. As such, boundary
consolidation is not required. The deck will be 4.8 metres wide along Lawrence Street with
a depth of 8.9 metres to match the existing deck. It will be constructed of treated pine
and surrounded by a vertical steel guardrail. Only three car parking spaces will be removed
to accommodate the deck.
Subject Site
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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
The subject site is located at 23 Lawrence Street and comprises a single 471m2 title as
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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
shown in Figure 1. It is situated at the intersection with Cimitiere Street and is currently
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
used as a car park associated with the Gunners Arms Tavern. The title forms part of the
overall Gunners Arms site which comprises 4 titles in total The subject site is comprised
of Certificate of Title Volume 100831, Folio 2. Access to the site is via the to the north
which is also used as car park. The access is onto Cimitiere Street.
Approval Status
The proposed use triggers the requirement for a permit under the Commercial Zone as
‘Hotel Industry’ is a discretionary use in the zone. The deck will be associated with the
Gunners Arms Tavern and accordingly should be classified as ‘Hotel Industry.’ An
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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
assessment of the proposal is made against the relevant Commercial Zone provisions
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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
below.
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Commercial Zone
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.
The Zone Purpose statements are relevant to the exercise of the general discretion which
applies to the ‘Hotel Industry’ 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 proposal to construct an outdoor dining area
associated with the Gunners Arms Tavern does not provide large floor area
retailing and service industries, it is submitted that the continued use of this
site as a Hotel Industry is appropriate as the car park is currently used in
association with the Tavern. The deck itself is no a large or costly structure
that would prohibit future development of the site for large format retailing
and in any case the two adjoining properties are heritage listed which would
further constrain development on these sites for large format retailing.
23.1.2 Consistent. As above, the minor development on the site won’t preclude
future use of the site for large area uses.
23.1.3 Consistent. The use of the site for Hotel Industry will not threaten the
established retail hierarchy. Pubs are a use that should be spread
throughout a City and the deck is associated with an existing establishment.
Use Standards
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PLANNING EXHIBITED
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Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
To ensure that external storage of goods, materials and waste does not detract
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document on its website the Council grants website users a non-exclusive licence to
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PLANNING EXHIBITED
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Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
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PLANNING EXHIBITED
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Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
Hotel Industry is a discretionary use in the zone, therefore assessment against the
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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
(a) The proposal is an extension of an existing approved use including the outdoor
decking area.
(b) The emissions would mainly be noise from patrons but this will not increase
significantly beyond what currently occurs and in any case the site is currently used
as a car park associated with the Tavern and therefore noise emissions would occur
as a result of patrons coming and going from the site.
(c) The nearest residence 33m from the proposed deck at 22 Lawrence Street with
another residence being 39 metres at 17 Lawrence Street. Both of these dwellings
would already have amenity impacts in terms of noise from patrons as a result of
the operation of the Gunners Arms Tavern including car parks and existing outdoor
decks.
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PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
Development Standards
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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.
Complies with A1
The maximum height of the deck and railing will be 1.75 metres.
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Ref. No: DA 0169/2019
Date
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Planning Administration
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 A1
The frontage setback to Lawrence Street will be the same as for the existing deck
on the adjoining site which forms part of the 23 Lawrence Street property.
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Ref. No: DA 0169/2019
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Planning Administration
Not applicable
The deck does not constitute a building with entrances.
23.4.2 Streetscape
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Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
Objective
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document on its website the Council grants website users a non-exclusive licence to
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Not applicable
The deck does not have walls.
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PLANNING EXHIBITED
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Ref. No: DA 0169/2019
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Planning Administration
23.4.3 Fencing
Objective
To provide for fences that are appropriate to the site and character of the area.
Acceptable Solution Performance Criteria
A1Fences 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
Front fences must be 50% transparent proposed fence;
above a height of 1.2m d) the need and opportunity for
3 Front fences higher than 1.2m must be passive surveillance,
located no less than 1m from the particularly where the fence
frontage, and the setback landscaped adjoins a road or public
between the frontage and the fence. reserve;
e) overshadowing;
f) the character of the
streetscape; and
g) the character of the
surrounding area.
Complies with A1
The guardrail fencing around the deck is 1.25 metres high and has a transparency
greater than 50%
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PLANNING EXHIBITED
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Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
Objective
To ensure that new development improves the amenity of the site and the
streetscape.
Acceptable Solution Performance Criteria
New buildings or extensions with a P1 Landscaping must improve the
gross floor area greater than 100m2 or amenity and appearance of the
50% of the existing gross floor area, site and the streetscape, having
whichever is less, must: regard to:
a) landscape an area within the a) the topography of the site;
front setback of not less than b) the existing vegetation on the
the 50% of that area; and site;
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
g) the character of the
streetscape and surrounding
area.
Complies with A1
The proposed deck has an area of 42m2. The existing Tavern and deck has an area
of 496.99m2.
Relevant Codes
Not applicable. Whilst the site is adjacent to land listed as potentially contaminated, the
deck will be anchored by large screws into the ground and therefore no more than 1m3
of soil will be disturbed.
12 | P a g e
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0169/2019
Date
advertised: 17/04/2019
Planning Administration
The construction of the deck will require the removal of 3 car parking spaces associated
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
with the Tavern. Car parking for Hotel Industry is required to be provided at a ratio of 1
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
space per 20m2 floor area available to the public. Even taking a Gross Floor Area of the
Tavern including decks, a total of 27 spaces are required to be provided. Well in excess of
27 spaces are provided across the two car parks associated with 23 Lawrence Street.
The Code does not apply to the proposal as the subject title is not included in the listing
under Table E13.2.11. The Tasmanian Heritage Council has also issued an exemption for
this proposal.
Conclusion
Taking account of the above assessment, it is submitted that the application meets the
requirements of the planning scheme.
Please forward me an invoice for the fees associated with the assessment of this
application.
Sincerely,
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