SUBMISSION REPORT SECTION §43A APPLICATION REZONING & SUBDIVISION 3D15080 & 3D15116 May 2019
Contents
1. SUMMARY 3 2. PROPOSAL DESCRIPTION 4 2.1. Rezoning 5 3. SITE DESCRIPTION 7 3.1. Land Capability 8 4. STRATEGIC DOCUMENTS 9 4.1. Justification for residential expansion at Port Sorell / Shearwater 9 4.2. Port Sorell and Environs Strategic Plan 2008 9 4.3. Port Sorell Strategic Plan Review 2017-18 13 4.4. Development Staging Priorities 14 4.5. Devonport Economic Baseline Study (2009) 15 4.6. The Cradle Coast Regional Land Use Planning Framework 2010-2030 (2011) 16 5. DEVELOPMENT ASSESSMENT 18 5.1. Latrobe Interim Planning Scheme 2013 18 6. AMENDMENT 22 6.1. Section 32 of LUPAA 22 6.2. Objectives of Schedule 1, Part 1 of LUPAA 22 6.3. Objectives of Schedule 1, Part 2 of LUPAA 23 6.4. State Policies 25 6.5. Use, development, protection or conservation of any land 26 6.6. Requirements under the Gas Pipelines Act 2000 26 6.7. Risk of land use conflict 26 6.8. Permissible use and development, and the potential for regional impact 26 6.9. Summary of Amendment 26 6.10. Summary of the Particular Merits of Rezoning FR 30184/3, FR 34572/3 and FR 34961/1 26 7. CONCLUSION 27
3D15080_3D15116 Planning Submission report Final Rev02 Page 2 1. SUMMARY
This report is in support of an application under Section 43A of the Land Use Planning and Approvals Act 1993 to rezone and subdivide land for rural residential development at 110 Hawk Hill Road, Shearwater and East Glen, Port Sorell. The site consists of three titles: FR30184/3 owned by John Thomas McCoy and FR34572/3 and FR34961/1 owned by Develop & Reno Pty Ltd.
The objective of this application is to rezone all of FR 30184/3 and part of FR 34672/3 from Rural Resource to Rural Living with the Hawk Hill Road / East Glen Specific Area Plan overlay and to permit the subdivision of 25 rural residential lots from these two titles. The other part of FR 34672/3 (comprising its access strip) and FR 34961/1 are zoned Environmental Living which is already suitable for the proposed development. An access road and two rural residential lots will be formed from this land.
In light of the future implementation of the Tasmanian Planning Scheme which does not include an Environmental Living Zone it is for consistency reasons and in agreement with Latrobe Council proposed to include the currently Environmental Living zoned land into this application.
The proposal furthermore includes the construction of the currently unmade part of Hawk Hill Road. Discussions with Council came to the agreement that the costs will be shared between the state, local government and the owner of FR30184/3. A signed consent of this agreement is attached to this application. Crown Land Services has been asked for consent to this application.
Latrobe City Council is the assessment authority for the application. The proposed lots will have on site waste water treatment and rechargeable drinking water system with storage capacity.
The proposed rezoning is consistent with the Port Sorell and Environs Strategic Plan 2008 and the Regional Land Use Strategy enunciated in the Living the Coast regional strategy from 2011. The proposed subdivision has been assessed against the provisions of the Latrobe Interim Planning Scheme 2013.
The report also reviews the State legislative requirements, including referral agencies.
The proposal is consistent with the above-mentioned requirements and is considered appropriate for approval.
FR 30184/3
FR 34961/1 FR 34672/3
East Glen
Figure 1: Location of subject site
3D15080_3D15116 Planning Submission report Final Rev02 Page 3 2. PROPOSAL DESCRIPTION
The proposal is for a road connecting East Glen to Hawk Hill Road and a 27 lot subdivision as shown on Plan of Subdivision D15116-P03 Rev2, attached at Appendix A. It is anticipated that the subdivision will be developed depending on demand.
Figure 2: Subdivision proposal plan (D15116-P03-2)
3D15080_3D15116 Planning Submission report Final Rev02 Page 4 2.1. Rezoning The area proposed for rezoning comprises approximately 33.3ha contained within FR 30184/3, FR34572/3 and FR34961/1. It is furthermore proposed to implement a Specific Area Plan to protect the native vegetation and the uniqueness of the site regarding future development.
General Rural Residential Resource
Light Industrial
Environmental Living
Subject Titles Figure 3: Latrobe Interim Planning Scheme 2013 - Current Zoning (source: The LIST)
The purpose of the Rural Living Zone is:
“To provide for residential use or development on large lots in a rural setting where services are limited. To provide for compatible use and development that does not adversely impact on residential amenity.”
The intent of the Rural Resource Zone is:
“To provide for the sustainable use or development of resources for agriculture, aquaculture, forestry, mining and other primary industries, including opportunities for resource processing; and To provide for other use or development that does not constrain of conflict with resource development use.”
3D15080_3D15116 Planning Submission report Final Rev02 Page 5 The Development Standards for the Rural Resource zone do not permit subdivision of the nature proposed, hence the application to amend the Planning Scheme.
Development Standards for the Rural Living Zone accommodate lots for residential use of one hectare or thereabouts. Three of the proposed lots are under one hectare so will be assessed against Performance Criteria.
The rezoning for FR 34961/1 is theoretically not required as it is already zoned Environmental Living and therefore allows for residential subdivision. However the subdivision proposal is a combined application and therefore we suggest to include FR 34961/1 into the Rural Living Zone. This is also supported by the implementation of the new Tasmanian Planning Scheme which doesn’t have the Environmental Zone available.
The subject site is surrounded by large residential lots to the north and west and a development site to the west zoned ‘General Residential’, which allows for smaller lots sizes and higher dwelling density.
The subject site was identified as future Rural Residential Development lot within the Port Sorell and Environs Strategic Plan 2008.
Figure 4: Future Rural Residential Development sites (source: Port Sorell and Environs strategic Plan 2008 - p51)
3D15080_3D15116 Planning Submission report Final Rev02 Page 6 3. SITE DESCRIPTION
The subject site is described in the two following tables:
Location FR 30184/3 - 110 Hawk Hill Road, Shearwater FR 34572/3 and FR 34961/1 – East Glenn, Port Sorell
Ownership FR 30184/3 - John Thomas McCoy FR 34572/3 and FR 34961/1 - Develop & Reno Pty Ltd
Site Area (ha) and 33 ha Road Frontages Frontage to Hawk Hill Road and East Glen.
Encumbrances There are no easements affecting the land.
Existing Use FR 30184/3 – Residential (single dwelling) FR 34572/3 and FR 34961/1 - vacant
Local Government Latrobe Council Authority
Surrounding Land The subject site is surrounded by the Environmental Living Zone to the north and west, the Rural Resource Zone to the south and the General Residential Zone to the east. There are residential blocks with single dwellings surrounding the subject site. The residential zoned property to the east is not yet developed.
Flora and Fauna The site comprises a single dwelling and associated outbuildings in the north- eastern corner of the subject site. The remainder of the site is bushland. There are two dams.
Topography The site slopes slightly downwards to the east and has some steeper sections in the south-western corner.
Planning Scheme Zone: Rural Resource and Environmental Living Designations Overlays: Operational Airspace (15m)
3D15080_3D15116 Planning Submission report Final Rev02 Page 7
3.1. Land Capability The Department of Primary Industries, Parks, Water and Environment Land Capability Classification maps have identified the subject land as predominantly Class 5 land, or non-prime agricultural land.
Figure 5: Land Capability assessment
The “Land Capability Handbook – Guidelines for the Classification of Land in Tasmania” (Grose, 1999) identifies Class 5 land as:
“This land is unsuitable for cropping, although some areas on easier slopes may be cultivated for pasture establishment or renewal and occasional fodder crops may be possible. The land may have slight to moderate limitations for pastoral use. The effects of limitations on the grazing potential may be reduced by applying appropriate soil conservation measures and land management practices.”
Based on the land classification, the site is only marginally suited to agricultural production. However, the site is of insufficient area and quality to be adequately used for intensive grazing, and any intensified use such as orchards could present issues with neighbouring residential development.
3D15080_3D15116 Planning Submission report Final Rev02 Page 8 4. STRATEGIC DOCUMENTS
4.1. Justification for residential expansion at Port Sorell / Shearwater This application seeks the rezoning and subdivision of approx. 33ha into 27 new large lots which are self- containable in regard to their water infrastructure. The proposal also creates a new road connection between Hawk Hill Road and East Glen, which is identified as a primary future access route within the Port Sorell and Environs Strategic Plan 2008.
a) Port Sorell and Shearwater is a recognised growth area of the Latrobe Municipality and the Greater Devonport area and Cradle Coast region. This has been recognised specifically in the Port Sorell and Environs Strategic Plan 2008. b) Despite the current economic climate, there is still a very significant demand for rural residential property as evidenced elsewhere in the Latrobe municipality, and in neighbouring Kentish and Devonport municipalities. c) The subject site is surrounded by Residential Zone to the east and the Environmental Living Zone to the west. Rezoning the subject site from Rural Resource to Rural Living Zone enables the development of the subject site to incorporate into the surrounding area.
4.2. Port Sorell and Environs Strategic Plan 2008 The strategic justification for the proposed rezoning is based on the Port Sorell and Environs Strategic Plan 2008, which has been adopted by the Latrobe Council. The purpose of the Port Sorell and Environs Strategic Plan is to guide future development in Port Sorell and its environs. Its aim is to ensure that the settlement areas of Port Sorell, Shearwater, Hawley and Squeaking Point, and the adjacent rural residential areas grow and mature into a more sustainable, attractive and better functioning settlement area that provides a quality lifestyle for residents and an appealing environment for visitors and investors, whilst ensuring protection of the agricultural land that abuts them.
The aspects of the Strategy relevant to this application are summarised as follows:
The Port Sorell and Environs Strategic Plan incorporates the Port Sorell Structure Plan and a series of plans for specific sites. The Port Sorell Structure Plan identifies proposed use for all areas covered by the Plan, the way in which they are to be linked and the preferred order in which these areas are to be developed. Site specific development provisions include plans, related text to inform use and development on those sites and graphic representation where required to illustrate the proposed outcomes.
Key elements of the Strategy that are relevant to the proposal are as follows: 1. Certificates of Title 34572/3 and 30184/3 (subject site) was identified to be zoned Rural Residential 2. Development on these Titles is to be in accordance with the following guiding principles (5.17, p26):
These criteria are addressed as follows:
i) A coordinated approach to management of the site’s natural resources,
By developing the properties together, the design and development of the subdivision can best address the site’s natural resources. It is also proposed to implement a Specific Area Plan to further protect and control the site’s natural resources and the integrity of the existing skyline.
A LiDAR investigation has been undertaken to analyse the impact of the proposal and future development on the visual qualities viewed from the water.
3D15080_3D15116 Planning Submission report Final Rev02 Page 9 The visual analysis has been uploaded to the internet https://youtu.be/r9v09KzBRJM
Please note that the vertical exaggeration has been increased 3 times. The vegetation has been removed from the subject site. The red site lines are 2m above the DTM (Digital Terrain Model) at the end points. LiDAR data has also been coloured by height between 0m and 20m in height.
Figure 6: LiDAR analysis
The video shows that the majority of the proposed area will not be visible from the two locations. This is mainly due to the existing structures and vegetation.
ii) Provision of small residential clusters sited sensitive to the environmental constraints of the Title,
The Latrobe Interim Planning Scheme 2013 does not provide for cluster development outside urban areas. The lot size, density and set back provisions all work against residential clusters. As the Planning Scheme came into effect after the Strategic Plan, it is fair to assume that Council did not adopt this element of the Strategic Plan.
Nonetheless, the Plan of Subdivision has been designed to take into account environmental constraints while satisfying Planning Scheme standards. Furthermore it is proposed to implement a Specific Area Plan to further control future developments while protecting the vegetation. Building envelops have been placed on some lots to further the uniqueness of the locations and allow for some clustering of residential development by reducing setbacks and placing building areas closer together. This might allow future residence to share clearing areas for bushfire and therefore reduce overall clearing requirements for the whole site.
iii) Retaining the balance of the property as an ecologically integrated habitat reserve,
The response to (ii) above is relevant. However, the density of approximately one lot per hectare will mean that some habitat is likely to remain, even after clearing for residential construction and bushfire management. Further restrictions on vegetation clearing is imposed by the implementation of the proposed Specific Area Plan.
iv) Minimising the demand on public infrastructure by reducing the need and demand for reticulated utility services,
The subdivision will be self-sufficient for water supply and waste water treatment through the use of on-site facilities. Reticulated stormwater drains will not be required due to the size of the lots. Reticulated electricity and
3D15080_3D15116 Planning Submission report Final Rev02 Page 10 telecommunication services will be required. Council will maintain the road once constructed and provide rubbish and recycling collection services.
v) Internal road infrastructure is to be limited,
The proposed road will be constructed to rural road standards. Subject to engineering approval, it will comprise a 6.5m wide sealed carriageway with gravel shoulders. Table drains and culverts will be provided where required. There will be no kerb and channel of footpaths to maintain.
The road has been proposed as a through road in order to mitigate bushfire risk by providing alternative exit routes.
vi) Maintain a safe bushfire management regime for the locality,
The bushfire risk has been assessed by Scott Livingston, Livingston Natural Resource Services. Please see the attached report. Please note the report was undertaken before the scheduled survey of the site and may have minor difference in the subdivision layout. The bushfire report demonstrates that sufficient building areas are available on each lot for future development.
Please note that there is a difference between the building area placed by Scott Livingston compared to the building envelop proposed in the subdivision layout. The bushfire report demonstrates building sites without relying on adjoining properties. The building area placed on the subdivision design is designed to reduce setbacks between the three lots to enable small cluster development. Side setbacks have been reduced to 10 to 15m instead of 20m. It is envisioned that the placed building envelops will support and enable a cluster development to minimise clearing requirements. Future owners of the site will have the discretionary pathway to choose an alternative building site if required. Any future development on site will require a bushfire report to demonstrate compliance of the specific development.
Building areas bushfire report Building envelops proposed subdivision
Figure 7: Building areas comparison
vii) Storm water management is to be demonstrated to the satisfaction of the Planning Authority;
Reticulated stormwater drains will not be required due to the size of the lots.
viii) Lots are to have a minimal area, consisting of a building envelope that will enable all on-site waste water management to occur in a sustainable manner and minimise bush fire hazard to all buildings and residents on any lot,
The proposed subdivision has been assessed for suitability for on-site treatment of waste water. A waste water management report undertaken by James Wood, SEAM Environmental is attached. The lots 9, 10, 16 and 25 have large areas of both surface and subsurface rock. The lot design has been modified to increase the area of these
3D15080_3D15116 Planning Submission report Final Rev02 Page 11 particular sites to accommodate for waste water disposal which will preferably be the alternative option of Aerated Wastewater Treatment as per noted on Page 15 of the wastewater management report.
Please note the report was undertaken before the scheduled survey of the site and may have minor difference in the subdivision layout.
ix) Specific design guidelines for future dwellings and fences to minimise their visual intrusion on this elevated area with respect to materials, colour, height, profile and roof pitch and recognition of the requirement of the Building Code of Australia for designated bush fire prone areas,
The proposed subdivision has been assessed for suitability of future building areas. It is proposed to place building areas on some lots to provide certainty for future building sites but also protect existing vegetation. The proposed Specific Area Plan controls any future developments in respect to material and colours used as well as the building height, setbacks and fences. The visual intrusion viewed from the water and the Rubicon Estuary is highly protected to minimise and control the impact of any future developments.
x) Operational management for staging of development is to be demonstrated to the satisfaction of the Planning Authority,
The proposed subdivision is subject to development as per demand to reduce the potential to overload the property market with available properties and potentially have a negative impact.
xi) Provision of a Nature Reserve Management Plan with respect to: o Private management of the balance nature reserve, o Protection of vegetation communities and populations of threatened or significant flora and fauna species, o Protection of the Reserve from damage by introduced plants and animals, disease and inappropriate management regimes, o Protection of water course corridors for wildlife and natural flora enhancement, o Protection of water quality, and o Safety of residents and visitors to the Reserve.
The proposed subdivision has been assessed for Natural Values and the identification of threatened flora and fauna species is conveyed under the attached Natural Values report by Michael Tempest from AK Consultants. Furthermore the subdivision was designed incorporating the natural resources on site as best as possible to minimize impact.
Please note the report was undertaken before the scheduled survey of the site and may have minor difference in the subdivision layout.
xii) Provision for controlled public access for pedestrian and cycling traffic through the nature reserve, connecting to surrounding development sites and public open space areas, consistent with conservation and fire hazard management outcomes,
There are no public reserves within the subdivision design of the subject site. Therefore no controlled access for pedestrian and cycling traffic is required. The road design provides for potential road linkage points at the north- eastern and south-eastern corner of the property to link to the neighbouring residential property. A meeting with the owner of the neighbouring property (Jochro Pty Ltd) was held and potential road linkages were discussed.
xiii) Verification for the Planning Authority, the community and the future owners of the lots that the environmental and community benefits of the proposal will be realised.
The Rural Living Zone in conjunction with the Specific Area Plan were chosen as new zone for the area to accommodate the future implementation of the new Tasmanian Planning Scheme. The SAP provides additional planning controls for the protection of natural values compared to the Rural Living Zone on its own. Future owners of the lots will have to apply for further planning and building permits which will have to be assessed against the
3D15080_3D15116 Planning Submission report Final Rev02 Page 12 current planning provisions. This will require further expert assessments like e.g. bushfire assessments, waste water reports. Any proposed developments not meeting the acceptable solutions of the planning scheme will have to be advertised which allows the community to make representations.
4.3. Port Sorell Strategic Plan Review 2017-18 The review report was released by Latrobe council in June 2018 indicating the progress and variation of the above discussed Port Sorell and Environs Strategic Plan 2008.
The aspects of the review report relevant to this application are summarised as follows:
Chapter 9 Rural Residential Development identifies the subject site as main parcels identified for Rural Residential that have not yet been rezoned, stating two elevated lots west of the Town Centre, and east of Summerhill Drive (Appendix 19/2008 Strategic Plan). (Page 74)
Linkages for the proposed Rural Residential area west of Town Centre (Page 77) As mentioned earlier in this Section, there are two abutting large bushland lots immediately west of the urban area, and east of Summerhill Drive, that were identified in the 2008 Strategic Plan as future rural residential land. At present, on the 2008 Street Linkages map, there are no mandatory linkages specified for these sites. It is critical that development of these sites provides both a north south street connection, linking the end of Hawk Hill Road through to East Glen, and at least two connections east to the abutting residential zoned land to provide relatively direct links through to Club Drive and Burgess Drive.
Figure 8: Future Rural Residential land with indicative street links
The following picture shows outlined in purple the future Rural Residential land west of the town centre. The red arrows indicate the desired future street links. PROPOSAL RESPONSE
The proposed rezoning from Rural Resource to Rural Living will provide rural residential lots as desired by strategic
3D15080_3D15116 Planning Submission report Final Rev02 Page 13 plan 2008 and the review report.
The proposed road linkage of this application addresses the linkage from Hawk Hill Road to East Glen. The following picture shows the potential street links to connect the proposed subdivision to Club Drive and Burgess Drive on the neighbouring lots FR144981/19 and FR150746/4 owned by Jachro Pty Ltd. Please note that this picture does not reflect the final subdivision layout. The current design was used during consultation with Jachro Pty Ltd. As the road linkage are not within the subject site the development of these road connections are the responsibility of Jachro Pty Ltd and has to be governed and enforced by Council. The owners of the land subject to this application are providing road connection points to enable the desired road links.
Figure 9: Potential street linkage
4.4. Development Staging Priorities The development of the subject land was given priority status within the Port Sorell and Environs Strategic Plan 2008 to allow for the development of an alternative street connection and to manage the bushland vegetation currently existing between the future residential expansion to the east and the developed rural lots to the west.
7.3 Rural Residential Development (p32) Priority Status should be given to development will provide street links as shown on the Port Sorell and Environs Street Connection Plan, provides protection for significant vegetation and water quality in water courses in the
3D15080_3D15116 Planning Submission report Final Rev02 Page 14 area. Priority development should comprise: Development of Certificates of Title 34572/3 and 30184/3 to provide management of bushland vegetation adjacent to proposed urban residential expansion
4.5. Devonport Economic Baseline Study (2009) The Devonport Economic Baseline Study was undertaken in 2009. The Study includes an assessment of a number of key economic indicators and identifies opportunities for growth in Devonport and surrounding areas. While addressing Devonport in particular, considerations have been given to residential demand other municipalities, and are relevant to this submission. The findings of the Study can be summarized as follows:
1. Demographics Modest population growth is expected; o The resident population of the City of Devonport is forecast to increase from 24,960 persons in 2007, to approximately 26,390 people in 2021. This represents a forecast increase of 1,430 persons over the period 2007 to 2021 at an average annual growth rate of 100 persons or 0.4% per annum. o The population of the Devonport Region is projected to grow by a total of 4,480 people or 0.5% per annum over the same 2007 to 2021 period. The region’s population is expected to increase from its current level of 61,330 persons in 2007 to approximately 65,810 persons in 2021. o The municipalities of Latrobe and Kentish are forecast to experience population growth above 1% per annum over coming years Residential market assessment o Devonport has an average household size of 2.4 persons which is similar to regional and state averages. o Information on new dwelling approvals shows that a total of 793 new dwellings were approved by the local authority between 2000 and June 2008. This represents an average of 93 new dwelling approvals per year over the period. Devonport acts as a regional service centre of the Cradle Coast from an employment perspective, with a net inflow of 1,300 commuters’ from surrounding ‘dormitory’ communities, including places within the Latrobe Municipality.
PROPOSAL RESPONSE
The results of the Economic Baseline Study suggest that there is strong market demand for rural residential land in Devonport, Latrobe, and surrounding areas. This trend appears to be set to increase with households becoming smaller and with positive lifestyle opportunities in the region likely to cause an increase net in-migration to the municipalities. By providing additional rural residential land in a highly accessible location, the proposed rezoning seeks to help meet the existing and expected future demand for new residential land. In summary; a) It is clear that the surrounding Local Government Areas serve in part as ‘dormitories’ for Devonport, particularly the Latrobe Municipality. (CCRLUS 2010-2030) The statistic shows that Port Sorell experiences a steady population growth between 2011 and 2015. Port Sorell 2011 2012 2013 2014 2015 Estimated Resident Population - Persons - Total (no.) 5 249 5 364 5 453 5 542 5 579 (Source: ABS) b) The population increases in these LGA’s should be seen in the context that there is a limited supply of affordable urban residential land available for house construction within Devonport. The statistic indicates that more people are moving away from the city and into the region. Port Sorell 2011 2012 2013 2014 2015 Internal Migration – Arrivals (no.) 537 505 436 467 422
3D15080_3D15116 Planning Submission report Final Rev02 Page 15 Internal Migration – Departures (no.) 475 405 346 389 379 (Source: ABS)
4.6. The Cradle Coast Regional Land Use Planning Framework 2010-2030 (2011) The majority of settlement growth in the Region is expected to occur in the existing urban centres between Wynyard and Devonport, including Burnie, Penguin, Ulverstone, Latrobe and Port Sorell.
The Latrobe and Port Sorell areas are classified as possessing a ‘medium’ Settlement Growth Scenario, the relevant parts of the Framework are reproduced below: “Medium – demand is driven by internal population change and growth and/or moderate positive inward migration. Growth relies on intensification of existing land supply within designated urban boundaries and/or expansion (p.65) With respect to ‘Settlement Development and Growth Management Strategies’, Devonport, Latrobe and Port Sorell are classified as appropriate for exercising a ‘Contained Strategy’: “Contained Strategy promotes a mix of intensification and strategically planned expansion to retain compact urban form and provide a mix of development and growth opportunities. The mix does not need to occur in balanced proportion. The approach allows for optimum use of available and planned infrastructure in both established and new release areas.” (p.65)
“A number of both internal and external factors support a settlement pattern featuring containment of existing towns over expansion and creation of new centres. The approach seeks to better use the land already designated and serviced rather than an outward expansion of urban boundaries onto new lands. The concept of containment does not exclude new land releases. Rather it seeks to balance growth and development through infill and redevelopment, higher population densities, and the planned and sequenced release of new land in areas experiencing higher rates of growth.” (p.66)
Strategic outcome of the Strategy:
Land use planning - Recognises and respects natural and cultural heritage (Part C, 2.2) Promotes the optimum use of land and resources (Part C, 2.2) Supports and grows liveable regional communities through coordinate action aligned with State and regional economic development plans specific to the issue, challenges and opportunities of the Region (Part C, 3.2) Provide liveable and sustainable communities where (Part C, 4.2) o Land supply is matched to need and there is a balance of infill and expansion o There is coordinated and equitable access to provision of regional level services o Each settlement provides an appropriate level of local development and infrastructure facilities to meet locally specific daily requirements in employment, health care, retail, and social and recreation activity for its resident population o People and property are not exposed to unacceptable level of risk
“Appendix 1 – Cradle Coast Region Residential Land Demand and Supply Analysis (p.166) Devonport Municipality o Devonport is a contained urban centre of population 24,250. o Growth forecasts show a net increase of 1245 people by 2032, with a corresponding underlying housing demand of 600 dwellings or 25 per annum. o Expansion options are highly constrained by proximity to productive agricultural land and other land use allocations for industrial and rural residential. o Internal housing growth will need to be accommodated through infill and consolidation. o Alternatively, residential growth will transfer into the adjacent municipalities of Latrobe, Central Coast and Kentish. Latrobe Municipality o Latrobe municipality comprises two major population centres at Latrobe and Port Sorrell. o Latrobe is the main centre and serves a strong dormitory function for Devonport.
3D15080_3D15116 Planning Submission report Final Rev02 Page 16 o Port Sorrell is the fastest growing locality in the Region, with a large retirement population o The Port Sorell Strategy contemplates a population of 7,700. Structure and staging plans have been prepared for rezoning to meet residential land requirements with a supply sufficient to meet effective demand over a 25 year horizon.
PROPOSAL RESPONSE
a) The overall approach and aims of the Framework are well considered; The proposed rezoning furthers the strategic outcomes of the Strategy by implementing a Specific Area Plan to further control and protect the unique vegetation on the subject site. There is no know contamination. A natural value report, a bushfire report and a waste water assessment has been undertaken to ensure a safe, liveable and sustainable rural residential area. The subject site is close to basic level facilities to meet daily needs. b) The Port Sorell area was identified as the fastest growing locality in the Region. The growth is supported by statistics from the Australian Bureau of Statistics. The subject site was already identified as future rural residential development site within the Port Sorell and Environs Strategic Plan 2008. This reinforces the need for more residential development sites in this area.
3D15080_3D15116 Planning Submission report Final Rev02 Page 17 5. DEVELOPMENT ASSESSMENT
5.1. Latrobe Interim Planning Scheme 2013 The site is subject to assessment under the Latrobe Interim Planning Scheme 2013. The proposal has been assessed against the provisions of the following Sections:
13.0 Rural Living Zone F3.0 Hawk Hill Road / East Glen Specific Area Plan E1 Bushfire-Prone Areas Code E2 Airport Impact Management Code E3 Clearing and Conversion of Vegetation Code
5.1.1. 13.0 Rural Living Zone - F3.0 Hawk Hill Road / East Glen Specific Area Plan Those Clauses relevant to the proposal are addressed below:
14.1 Zone Purpose
PROPOSAL RESPONSE Rural Living Zone: The proposal is consistent with the Zone Purpose Statements and the Local Area Objectives as it will allow for the development of large residential lots in a rural setting where services are limited. The proposed subdivision makes efficient use of land through infill development of newly released rural living land. All lots of the proposed subdivision have sufficient area to allow for the development of residential dwellings and on-site services.
The proposal is consistent with the Desired Future Character Statements as it provides additional rural-residential sized lots. All proposed lots are of sufficient size to be self-sufficient in respect to water supply and disposal of sewage and stormwater.
Hawk Hill Road / East Glen Specific Area Plan The proposed subdivision is consistent with the purpose of the Specific Area Plan as it provides for residential development in a bush setting where services are limited. There are no further Local Area Objectives or Desired Future Character Statements.
13.2 Use Table substituted by F3.5 Use Table
PROPOSAL RESPONSE The proposed subdivision is for residential development and therefore permitted under this zone / Specific Area Plan.
13.4.1 Suitability of a site or lot for use or development – F3.8.1 Lot design
PROPOSAL RESPONSE The proposal is for a 27-lot subdivision of an area of 33ha. 24 lots meet the minimum lot requirement of the Acceptable Solution F3.8.1 A1 – a minimum lot size of 1 hectare. Three lots are slightly below the minimum lot size (8677.1m² to 9133.8m²) and they are considered feasible as they are less than 20% smaller than the required minimum lot size (80% of 1ha = 8,000m2). This application is for subdivision only. Future residential developments will have to address the requirements of the Planning Scheme.
The proposed subdivision layout includes 6 internal lots which do not comply with the acceptable solution of clause F3.8.1 A2 however they are considered compliant with the performance criteria F3.8.1 P2 as they are required for the efficient use of the land by minimise the required road infrastructure and protecting existing vegetation without impacting on the amenity of the adjacent land.
3D15080_3D15116 Planning Submission report Final Rev02 Page 18
The proposal meets the setback requirement for the existing dwelling on lot 1 in respect to the frontage setback (F3.7.2 A2) however it does not meet the requirement for the side setback (F3.7.2 A3). The side setback is an existing setback which is not altered by the proposed subdivision.
All other lots are of sufficient area to easily fit a building envelop meeting the setback requirements. The proposed building areas placed on Lot 16, 17 and 18 do not meet the acceptable solutions regarding frontage and side setbacks however this is considered compliant with F3.7.2 P2 and P3 as the reduced setbacks (if used by future developers) allow for cluster development in this area and therefore reduce the area required to be cleared for bushfire reasons. The specific requirements will have to be address at the time of development.
By creating the road lots and transfer the lots to Council as a public road, all lots have a frontage to the new created road in excess of the minimum 6.0 meters required as per F3.7.2 A3 and A4.
All lots are of sufficient size to accommodate drinking water storage facilities and therefore comply with clause 13.4.1 A3. There is no connection to town water proposed.
All lots are of sufficient area to enable onsite disposal of stormwater and wastewater and therefore comply with 13.4.1 A4 and A5. A wastewater management report undertaken by James Wood, SEAM Environmental is attached. The lots 9, 10, 16 and 25 have large areas of both surface and subsurface rock. The lot design has been modified to increase the area of these particular sites to accommodate for waste water disposal which will preferably be the alternative option of Aerated Wastewater Treatment as per noted on Page 15 of the wastewater management report. Appropriate conditions of approval can be placed on the Permit to ensure stormwater and wastewater disposal occurs in accordance with Council’s requirements at the time of residential development of the sites.
13.4.7 Subdivision substituted by F3.8.1 Lot Design
PROPOSAL RESPONSE Due to the implementation of the new Tasmanian Planning Scheme the Specific Area Plan created for this subdivision aligns with the layout and structure of the new Planning Scheme. Therefore this clause has been already addressed above.
F3.8.2 Roads
PROPOSAL RESPONSE The construction of the road complies with F3.8.2 P1 as the road connection between Hawk Hill Road and East Glen does not only provide the required access for the subdivision but also provides a desired road linkage within the area (P1 (a) and (c)).
13.4.8 Reticulation of an electricity supply to new lots on a plan of subdivision substituted by F3.8.3 Services
PROPOSAL RESPONSE Lot 1 is currently connected to electricity via electricity poles.
Future development on the other subdivision lots will have to address the connection to electricity. At this point in time there is no connection required.
5.1.2. E1 Bushfire-Prone Areas Code
A bushfire assessment was undertaken by Scott Livingston from Livingston Natural Resource Services. Please see attached bushfire report. The bushfire report concludes that there is sufficient area on all lots to provide BAL19 for any future habitable dwellings.
3D15080_3D15116 Planning Submission report Final Rev02 Page 19 5.1.3. E2 Airport Impact Management Code The subject site is within the Operational Airspace Overlay of the Scheme; therefore, the Airport Impact Management Code must be considered. It is noted that Port Sorell and Shearwater is also within this Overlay. The proposed subdivision will result in additional rural-residential lot within an existing rural-residential area. The proposal is therefore not considered likely to interfere or constrain the operation of the airport. The likelihood for airport noise to impact the amenity of the site is also small, given the 7km distance from the airport.
5.1.4. E3 Clearing and Conversion of Vegetation Code
SPECIES_NAME Cyrtostylis robusta SPECIES_CODE 95-00385 STATE_SCHEDULE_DESC rare
SPECIES_NAME Spyridium obcordatum SPECIES_CODE 89-01243 STATE_SCHEDULE_DESC vulnerable
SPECIES_NAME Lepidosperma viscidum SPECIES_CODE 95-00306 STATE_SCHEDULE_DESC rare
SPECIES_NAME Cyrtostylis robusta SPECIES_CODE 95-00385 STATE_SCHEDULE_DESC rare
Figure 10: Threatened Flora
3D15080_3D15116 Planning Submission report Final Rev02 Page 20 Feature Fire Sensitivity L Flammability H Vegetation Code SLS Veg Code Description (SLS) Leptospermum scoparium heathland and scrub Vegetation Group Scrub, heathland and coastal complexes FRB Treatment Y Fire Attribute Ds Pheonix Id 31 Source Date 2/04/1999
Feature Fire Sensitivity N Flammability N Vegetation Code FUM Veg Code Description (FUM) Extra-urban miscellaneous Vegetation Group Agricultural, urban and exotic vegetation FRB Treatment N Fire Attribute Zz Pheonix Id 43 Source Date 5/03/2011
Feature Fire Sensitivity L Flammability H Vegetation Code DAC Veg Code Description (DAC) Eucalyptus amygdalina coastal forest and woodland Vegetation Group Dry eucalypt forest and woodland FRB Treatment Y Fire Attribute Df Pheonix Id 6 Source Date 4/01/1997
The proposal seeks for the permission to clear the area of the proposed road design. At this point in time there are no further vegetation clearing proposed. The clearing of the individual lots will be dealt with separately at a later point in time.
AK Consultant also undertook a natural value assessment. Please see attached report. The reports concludes that there are no threatened vegetation communities within the proposed area to be cleared and that the clearing is considered to be of low risk to the overall existing integrity of these vegetation communities. Any future clearing outside of the proposed road clearing area will require additional surveys to be undertaken at appropriate survey times for all species to ensure appropriate mitigation is provided on future lots where necessary.
Based on the provided report the proposal complies with the acceptable solution of E3.6.1 A1 as there is no threatened community within the proposed road lot. The proposal is considered compliant with E3.6.2 P1 (a) as the proposed subdivision can be considered to deliver an overriding social benefit to the community by creating additional rural residential lots, minimise bushfire risk for adjoining properties through the development and risk
3D15080_3D15116 Planning Submission report Final Rev02 Page 21 management of the subject site as well as the creation of a desired road linkage to provide an alternative route in and out of Port Sorell. The proposal also complies with the clause E3.6.2 P1 (b) and (c) as the clearing of vegetation is minimised and limited at this point in time to the road lot which will not impact on any defined landscape values or visual qualities. Further development following this proposal will be highly controlled in respect to vegetation clearing to ensure the protection of the landscape values and scenic qualities of the area.
6. AMENDMENT
6.1. Section 32 of LUPAA This section of LUPAA requires that an application for an amendment to a Planning Scheme: Must seek to further the objectives of Schedule 1; and Must be prepared in accordance with State Policies; and May make any provision which relates to the use, development, protection or conservation of any land; and Must have regard to the safety requirements set out in the standards prescribed under the Gas Pipelines Act 2000; and Must, as far as practicable, avoid the potential for land use conflicts with use and development permissible under the planning scheme applying to the adjacent area; and Must have regard to the impact that the use and development permissible under the amendment will have on the use and development of the region as an entity in environmental, economic and social terms.
Each of these parts of Section 32 of the Act will be addressed in the following sections.
6.2. Objectives of Schedule 1, Part 1 of LUPAA (a) To promote the sustainable development of natural and physical resources and the maintenance of ecological processes and genetic diversity
The proposed amendment seeks to further the objective of this part of the Act through the rezoning of the subject land, and to facilitate its potential for rural residential development. Some rare and threatened species of flora are located on the subject site. The location has been identified. A natural value report has been prepared by AK Consultants and is enclosed to this submission.
As such, the proposed amendment will not threaten genetic diversity. The proposal would therefore also not adversely impact on ecological processes. The rezoning would allow for residential development within Rural Living Zone minimising the impact on the natural values.
(b) To provide for the fair, orderly and sustainable use and development of air, land and water
The use and development of residential land is guided by Port Sorell and Environs Strategic Plan 2008 (the Strategy). The Strategy identified the subject land to be a future rural residential development site to enable the management of the currently existing bushland and develop an alternative route within the Port Sorell area. The subdivision design provides for large rural lots which are of sufficient size to be self-sufficient in regard to water treatment and storage.
The subject land in its current form is identified as Class 5 land and is considered to have no agricultural value. This is a result of its physical characteristics and potential for conflict from neighbouring residential properties.
3D15080_3D15116 Planning Submission report Final Rev02 Page 22 Consequently, the draft amendment does not represent fragmentation of rural zoned land. This objective is therefore furthered by the proposed amendment.
(c) To encourage public involvement in resource management and planning
This process encourages public participation and comment through the notification process, following Council certification. The community and government departments and agencies will be able to formally comment on the draft amendment as part of this process.
(d) To facilitate economic development in accordance with the objectives set out in paragraphs (a), (b) and (c)
The proposed amendment seeks to further this objective of the Act by rezoning the subject land from ‘Rural Resource Zone’ to ‘Rural Living Zone’ to facilitate its potential for future development.
The Port Sorell area is a recognised growth corridor and rural residential cluster of the Latrobe Municipality. Existing retail services in Port Sorell would benefit from the addition of residents to the area.
(e) To promote the sharing of responsibility for resource management and planning between the different spheres of Government, the community and industry in the State.
Community involvement will be encouraged through public notification, local government involvement will be encouraged through this planning process and industry involvement will be promoted during any future development of the site. State Government involvement will be facilitated through the Tasmanian Planning Commission assessment process.
6.3. Objectives of Schedule 1, Part 2 of LUPAA (a) To require sound strategic planning and coordinated action by State and local government
The amendment seeks to further this objective of the Act by furthering Council’s objectives as expressed through its Strategy for the area. As noted, the Strategy identifies the subject land as future rural residential development sites and encourages its development.
As the proposed amendment is in accordance with the objectives of the Strategy, it represents sound strategic planning as articulated by this objective of the Act.
(b) To establish a system of planning instruments to be the principal way of setting objectives, policies and controls for the use, development and protection of land
The proposed amendment seeks to further this objective by effectively changing the objectives and controls for the subject land from the ‘Rural Resource Zone’ to the ‘Rural Living Zone.’
It is not proposed to change the text of the Scheme, as the current provisions suit reasonable rural residential development. The subject land has and will be developed in accordance with the relevant provisions of the Scheme in force at the time of application, thus furthering this objective of the Act.
(c) To ensure that the effects on the environment are considered and provide for explicit consideration of social and economic effects when decisions are made about the use and development of land
The amendment is not likely to have an adverse impact on the surrounding environment. The proposal considered the existing natural resources. The subdivision design utilises and preserves as much of the natural resources as possible to create rural residential lots in harmony with nature.
3D15080_3D15116 Planning Submission report Final Rev02 Page 23 The proposal seeks to facilitate the future residential development of the site and in doing so, provide additional ‘Rural Living Zone’ land within the Latrobe Municipality. The proposal complies with the land use strategy for this region and is considered a valuable contribution to the Port Sorell and Shearwater community.
(d) To require land use and development planning and policy to be easily integrated with environmental, social, economic, conservation and resource management policies at State, regional and municipal levels
The proposed amendment seeks to further this objective through alignment with Council’s objectives for the development of the subject land identified as rural residential land as set out in the Strategy.
In terms of State Policies, the proposed amendment is seen to be in compliance with all applicable state policies. The proposal is bound by existing ‘Residential Zone’ land to the east, ‘Environmental Living Zone’ to the west, and the agricultural value of the land has been shown to be severely limited due to unmanageable physical constraints and potential for conflict.
The proposal will not have any impact on the visual appearance of the coastal area, nor will any coastal area be adversely affected in environmental terms as a result of this amendment. As such, the objectives of the State Coastal Policy 1996 are furthered.
The proposal to rezone land and subdivide for residential development was analysed by James Wood from SEAM Environmental regarding water treatment of the existing system and potential of the remaining land for the implementation of future systems. Any future residential development at the site will likely necessitate a storm water management plan or the design of a storm water catchment system by a suitably qualified engineer. As such, the proposal is consistent with the objectives of the State Policy on the Protection of Water Quality 1997. Similarly, it is considered that the National Environment Protection Measures established are not compromised by the draft amendment.
(e) To provide for the consolidation of approvals for land use or development and related matters, and to coordinate planning approvals with related approvals
The proposal seeks to consolidate approval for the rezoning of the subject land and the approval for subdivision in accordance with the Plan of Subdivision enclosed to this submission report.
(f) To secure a pleasant, efficient and safe working, living and recreational environment for all Tasmanians and visitors to Tasmania
The proposed amendment seeks to further this objective by proposing a subdivision design consistent with locale objectives and strategies. The proposal also creates a desired street network within Port Sorell as outlined in the strategy.
(g) To conserve those buildings, areas or other places which are of scientific, aesthetic, architectural or historical interest, or otherwise of special cultural value
The subject land has no known scientific, historical or special cultural value; and has no impact on values of any other neighbouring properties. Neither the subject sites nor any neighbouring properties are listed on the Tasmanian Heritage Register.
(h) To protect public infrastructure and other assets and enable the orderly provision and coordination of public utilities and other facilities for the benefit of the community
3D15080_3D15116 Planning Submission report Final Rev02 Page 24 The proposal will have a positive impact on the infrastructure of the Port Sorell and Shearwater community. It enables the construction of a long wanted alternative route leading out of Port Sorell. Furthermore the proposal enable the management of the currently existing bushland on the subject site and provides further residential land for the fast growing community.
(i) To provide a planning framework that fully considers land capability.
As noted throughout this submission, the subject site contains Class 5 agricultural land, and has been shown to have severely limited agricultural capacity as a result of surrounding constraints.
6.4. State Policies The proposal has been reviewed against the following State Policies:
State Coastal Policy 1996 The site is located more than one kilometre from the coast, meaning that the provisions of the State Coastal Policy 1996 do not apply.
State Policy on Water Quality Management 1997 Any future residential development at the site will likely necessitate a storm water management plan or the design of a storm water catchment system by a suitably qualified engineer.
State Policy on Protection of Agricultural Land 2009 The subject site has been determined to be Class 5 land according to the DPIPWE Land Capability Classification System and does not have any agriculture practice on land. The land is restrained for any future agriculture use due to its size and location within the rural residential / residential area of Port Sorell. Further, it is encouraged in the proposal to retain the vegetation as much as possible to avoid any unnecessary conversion of land. It is noted that the only clearing of the vegetation will be undertaken for the utilities required for the proposed subdivision such as road, electricity supply, optic fibre main etc. The subdivision design and building areas attempts to minimise the amount of land isolated and avoid any negative impacts on the surrounding environment for infrastructure. The proposed rural residential use of the site is surrounded by Environmental Living zone on the west and General Residential Zone to the east. Hence the proposal does not confine or restrain agricultural use in the vicinity of the subject land. Due to the classification of the land, and in consequence of its limited size and adjoining physical constraints, an agricultural assessment of the land was considered unnecessary.
National Environment Protection Measures (NEPMs) In accordance with Section 12A of the State Policies and Projects Act 1993, a National Environment Protection Measure is taken to be a State Policy. The following therefore require consideration: Ambient air quality 2003; National pollutant inventory 2008; Movement of controlled waste 2004; Used packaging materials 2005; Assessment of site contamination 1999; Diesel vehicle emissions 2009; and Air toxins 2004. There is no evidence of contamination at the site. It is considered that the NEPM will have no impact on the proposed amendment.
3D15080_3D15116 Planning Submission report Final Rev02 Page 25 6.5. Use, development, protection or conservation of any land The proposed amendment does not make provision for the protection of any particular piece of land, as no sites of significance are located either within or adjacent to the boundaries of the subject property.
There are no areas of significance on the development site that require protection or conservation. As such, the requirement of Section 32(1) (c) of LUPAA is satisfied by the proposed amendment.
6.6. Requirements under the Gas Pipelines Act 2000 This section of LUPAA requires that regard be had with respect of the safety requirements set out in the standards prescribed under the Gas Pipelines Act 2000. The gas pipeline is not located near to the subject property. As such, the requirements of the Gas Pipelines Act 2000 are not relevant to the proposed amendment.
6.7. Risk of land use conflict The proposal in its current form will not pose any risk of land use conflict with neighbouring land. The subject site was identified as future Rural Residential site within the Port Sorell and Environs Strategic Plan 2008.
6.8. Permissible use and development, and the potential for regional impact The Port Sorell and Environs Strategic Plan 2008 supports the submission. The Latrobe Municipality has a limited availability of suitable rural residential land and is expected to experience an increasingly high demand for rural residential land in the future.
6.9. Summary of Amendment The proposed amendment satisfies the requirements of Section 32 of LUPAA by: Seeking to further the objectives set out in Schedule 1 of the Act; and Being prepared in accordance with State Policies; and By making provision for the use, development, protection or conservation of land; and By having regard to the safety requirements set out in the standards prescribed under the Gas Pipelines Act 2000; and By avoiding the potential for land use conflicts with use and development permissible under the planning scheme applying to the adjacent areas; and By having regard to the impact that the use and development permissible under the amendment will have on the use and development of the region as an entity in environmental, economic and social terms.
6.10. Summary of the Particular Merits of Rezoning FR 30184/3, FR 34572/3 and FR 34961/1 a) The proposal seeks to rezone and subdivide land which has little or no agricultural value, and is suitable for residential development in accordance with the Port Sorell and Environs Strategic Plan 2008; b) The site is relatively close to existing social Infrastructure such as: o Post Offices o Schools o Waste Transfer Station o Social venues and recreational facilities (bowls club, community hall, racecourse, golf course) c) The subject site exists within an established rural residential landscape. d) The subject site is currently surrounded by Residential and Environmental Living zoned land. Rezoning the subject lands enables the development of the land to manage the existing bushland. The proposal also seeks to construct connecting road between Hawk Hill Road and East Glen which was identified as desired road link in the Port Sorell and Environs Strategic Plan 2008.
3D15080_3D15116 Planning Submission report Final Rev02 Page 26 7. CONCLUSION
The application is made pursuant to Section 43A of the Land Use Planning and Approvals Act 1993.
The proposal is considered to be consistent with the requirements of the Latrobe Interim Planning Scheme 2013, in particular the provisions relating to subdivision.
It is therefore requested that the application be recommended for approval.
3D15080_3D15116 Planning Submission report Final Rev02 Page 27
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Devonport 100 Best Street Devonport TAS 7310
T 03 6421 3500 [email protected] veris.com.au
3D15080_3D15116 Planning Submission report Final Rev02 Page 28 RESULT OF SEARCH RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980 SEARCH OF TORRENS TITLE
VOLUME FOLIO 30184 3
EDITION DATE OF ISSUE 5 13-Sep-2017 SEARCH DATE : 01-Oct-2018 SEARCH TIME : 11.49 AM
DESCRIPTION OF LAND
Town of PORT SORELL Lot 3 on Sealed Plan 30184 Formerly Lots 1 and 2 on Sealed Plan No. 30184 Derivation : Part of Lot 5 (Sec. V.) Gtd. to M J Darby and Whole of Lot 3, (Sec. V.) Gtd. to H.J. Morris & Ors. Prior CT 4414/8
SCHEDULE 1
B150239 & C307490 JOHN THOMAS McCOY Registered 16-Jul-2001 at noon
SCHEDULE 2
Reservations and conditions in the Crown Grant if any E106244 MORTGAGE to Bendigo and Adelaide Bank Limited Registered 13-Sep-2017 at noon
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 FOLIO PLAN RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980
Search Date: 01 Oct 2018 Search Time: 11:55 AM Volume Number: 30184 Revision Number: 01 Page 1 of 1 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au SCHEDULE OF EASEMENTS RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980
Search Date: 01 Oct 2018 Search Time: 11:55 AM Volume Number: 30184 Revision Number: 01 Page 1 of 2 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au SCHEDULE OF EASEMENTS RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980
Search Date: 01 Oct 2018 Search Time: 11:55 AM Volume Number: 30184 Revision Number: 01 Page 2 of 2 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au RESULT OF SEARCH RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980 SEARCH OF TORRENS TITLE
VOLUME FOLIO 34572 3
EDITION DATE OF ISSUE 2 21-Nov-2017 SEARCH DATE : 01-Oct-2018 SEARCH TIME : 11.58 AM
DESCRIPTION OF LAND
Town of PORT SORELL Lot 3 on Sealed Plan 34572 (Formerly Lots 1 and 2 on Sealed Plan No. 34572) Derivation : Part of Lot 7 Gtd. to Edward Vivian Halley and Lot 6 Gtd. to Kelvin Beveridge Cutts (Section V) Prior CT 4447/58
SCHEDULE 1
M654160 TRANSFER to DEVELOP & RENO PTY LTD Registered 21-Nov-2017 at noon
SCHEDULE 2
Reservations and conditions in the Crown Grant if any SP 34572 EASEMENTS in Schedule of Easements SP 16202 COVENANTS in schedule of easements affecting portion of the said land within described which formerly comprised part of Lot 21 on SP 16202 SP 16202 FENCING COVENANT in Schedule of Easements D27161 PRIVATE TIMBER RESERVE pursuant to Section 15(1) of the Forest Practices Act 1985 (affecting part of the said land within described as shown hatched on the plan annexed thereto Registered 17-Apr-2013 at noon
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 FOLIO PLAN RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980
Search Date: 01 Oct 2018 Search Time: 11:59 AM Volume Number: 34572 Revision Number: 01 Page 1 of 1 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au SCHEDULE OF EASEMENTS RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980
Search Date: 01 Oct 2018 Search Time: 11:59 AM Volume Number: 34572 Revision Number: 01 Page 1 of 2 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au SCHEDULE OF EASEMENTS RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980
Search Date: 01 Oct 2018 Search Time: 11:59 AM Volume Number: 34572 Revision Number: 01 Page 2 of 2 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au RESULT OF SEARCH RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980 SEARCH OF TORRENS TITLE
VOLUME FOLIO 34961 1
EDITION DATE OF ISSUE 2 21-Nov-2017 SEARCH DATE : 01-Oct-2018 SEARCH TIME : 12.01 PM
DESCRIPTION OF LAND
Town of PORT SORELL Lot 1 on Diagram 34961 Derivation : Part of Lot 7 (Section V) Gtd. to E.V. Halley Prior CT 4447/59
SCHEDULE 1
M654160 TRANSFER to DEVELOP & RENO PTY LTD Registered 21-Nov-2017 at noon
SCHEDULE 2
Reservations and conditions in the Crown Grant if any BENEFITING EASEMENT: A Right of Carriageway over the Right of Way 12.00 wide shown on Diagram No. 34961 SP 16202 COVENANTS in Schedule of Easements SP 16202 FENCING COVENANT in Schedule of Easements
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 FOLIO PLAN RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980
Search Date: 01 Oct 2018 Search Time: 12:02 PM Volume Number: 34961 Revision Number: 01 Page 1 of 1 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
Flora and Fauna Report
Report for: Mark Dorling & John McCoy
Property Location: 110 Hawk Hill Rd and East Glen Rd Port Sorell, 7307
Prepared by: Samantha Gadsby AK Consultants, 40 Tamar Street, LAUNCESTON, TAS. 7250
Date: 11th November 2017
ABN 34 137 578 440 40 Tamar Street Launceston Tas 7250 Phone: (03) 6334 1033 E:[email protected] Web:www.akconsultants.com.au
Summary
Client: Mark Dorling & John McCoy
Property East Glen Rd, Port Sorell, 7307 - CT 34961/1 & 34572/3 Identification 110 Hawk Hill Rd, Shearwater, 7307 - CT 30184/3 Zoning: Environmental Living and Rural Resource (Latrobe Interim Planning Scheme 2013).
Proposal: Proposed rezoning and subdivision of 27 lots from 3 existing titles.
Under the Latrobe Interim Planning Scheme 2013, consideration of the impact on natural values Assessment is required under the E3 Clearing and Conversion of Vegetation Code. A field inspection was comments: conducted on the 1st of November 2017 to assess the sites vegetation and habitat. Conclusion: The site visit confirmed the TASVEG 3.0 mapping with three vegetation communities to be impacted by the proposed clearing; Eucalyptus amygdalina forest and woodland on dolerite (DAD), Eucalyptus amygdalina coastal forest and woodland (DAC), Leptospernum scoparium heathland and scrub (SLS). None are threatened vegetation communities and the clearing is considered to be of low risk to the overall existing integrity of these vegetation communities.
While no threatened flora species were identified within the area proposed for the road, several orchid species could not be surveyed for at the time of the site visit. However, the clearing of the approximate 1.5ha strip for the proposed road is not considered to have an adverse effect on potential flora species due to the overall representativeness of the vegetation communities and suitable habitat across the site in general.
No threatened fauna species were identified within the area of impact, however it is likely that the proposed clearing makes up a small area of some species’ ranging boundaries (for example the raptor species, quoll species, Tasmanian devil and Eastern Barred Bandicoot). The proposed clearing will have minimal impact as there is no suitable denning and marginal nesting habitat within the area to be cleared.
The proposed clearing for the proposed road is considered to be “unlikely to have an adverse effect on the value of the habitat for species managed under the Threatened Species Protection Act 1995 or the Natural Conservation Act 2002” and adequately addresses the performance criteria of E3.6.1 Clearing and Conversion of Vegetation Code of the Latrobe Interim Planning Scheme 2013.
Outside of the proposed clearing area, several chimneys of potentially Engaeus granulatus Central North burrowing crayfish and leaves of the Cyrtostylis robusta large gnat-orchid were observed. Any future clearing associated with the subdivision will require additional surveys to be undertaken at appropriate survey times for all species to ensure appropriate mitigation is provided on future lots where necessary.
Assessment by:
______Samantha Gadsby, Natural Resource Management Consultant Natural Values Report i AK Consultants
INTRODUCTION
110 Hawk Hill Rd, Shearwater (CT 30184/3) and title 34572/3 East Glen Rd, Port Sorell are currently zoned Rural Resource (Latrobe Interim Planning Scheme 2013). The third title, East Glen, Port Sorell (CT 34961/1), is zoned Environmental Living (Latrobe Interim Planning Scheme 2013).
The proponents seek to gain discretionary approval for the rezoning and subdivision of the three titles into 27 lots. This will require the clearing of approximately 2.5ha of vegetation for subdivision access roads.
Under the Latrobe Interim Planning Scheme 2013, clearing of vegetation within the Environmental Living Zone needs to be assessed under E3 Clearing and Conversion of Vegetation Code; E3.6 Development Standards E3.6.1 Protection of a threatened native vegetation community or native vegetation providing habitat for a threatened species.
To meet acceptable solutions (A1); Vegetation must not be – (a) a threatened native vegetation community; (b) a threatened species habitat; (c) within 30m of a water body, watercourse, wetland, or coastal shoreline.
Where acceptable solutions cannot be met, the following performance criteria (P1) apply; The harvesting of timber or the clearing and conversion of native vegetation must – (a) be justified by exceptional circumstance; or (b) be necessary to deliver an overriding environmental benefit for the region; and (c) be unlikely to have adverse effect on – (i) value of the habitat for a species managed under the Threatened Species Protection Act 1995 or the Nature Conservation Act 2002; (ii) ability to contribute to the Tasmanian comprehensive, adequate, and representative vegetation conservation reserve system; or (iii) value of shoreline vegetation for water quality management; and (d) have regard to any advice or decision of the relevant entity for applicable native vegetation or wildlife protection and conservation for – (i) impact of the use or development on the objectives and outcomes for protection and conservation of native vegetation and wildlife; and (ii) any condition or requirement for protection or conservation of a threatened native vegetation community or of vegetation providing threatened species habitat.
A field inspection was undertaken to confirm or otherwise the findings of an initial desktop study and determine natural values of the site. This report summarises the findings of the desktop and field assessment.
Natural Values Report 2 AK Consultants
METHODS
The desktop assessment was undertaken from a number of sources, including; - Natural Values Atlas - Forest Practices Biodiversity Values Database - Forest Practices, Habitat Context Assessment Tool - Protected Matter Search Tool - LIST map
The NVA and BVD cover known sightings within 5km and fauna species whose predicted range boundaries overlay the site. The FPA Habitat Context Assessment Tool maps areas as high, medium, low, or negligible mature habitat availability. This mapping is based on aerial photographs of mature crown density and senescence. Generally, the higher mapped categories have a greater likelihood of trees containing hollows.
This was followed by a site visit on the 1st of November 2017 by Samantha Gadsby. While the areas subject to clearing for roads were the focus of this assessment, the overall site was inspected with a narrowly spaced wandering meander technique, with all areas of variation within the site vegetation inspected.
No survey can guarantee that all flora will be recorded in a single site visit due to limitations on seasonal and annual variation in abundance and the presence of material for identification. While all significant species known to occur in the area were considered, species such as autumn flowering orchids may have been overlooked. Given the uniformity of vegetation assessed a very good coverage was achieved.
All mapping and Grid References in this report use GDA 94, Zone 55, with eastings and northings expressed as 6 & 7 digits respectively.
Flora taxonomy nomenclature used is consistent with Census of Vascular Plants of Tasmania, Tasmanian Herbarium 2015, From Forest to Fjaeldmark, Descriptions of Tasmania's Vegetation (Edition 2) Harris & Kitchener, 2005, Little Book of Common Names for Tasmanian Plants, Wapstra et al.
Natural Values Report 3 AK Consultants
DESCRIPTION
The subject titles cover an area of approximately 31ha in area. The site is predominately vegetated with the exception of approximately 2ha of previously cleared land associated with an existing dwelling in the north eastern corner of CT 30184/3.
The titles are bound by privately owned lots to the south, west and north, which are currently zoned ‘Environmental Living’ and have been developed primarily as lifestyle blocks and are a mix of native forest and woodland with scattered dwellings. To the east are two large undeveloped titles that are zoned ‘General Residential’ and have been cleared.
The subject titles gently slope with the western boundary situated at approximately 60m ASL and the eastern boundary at 30m ASL. Two small dams are located to the north east of the subject area with a mapped drainage line running between.
A through road is proposed for the subdivision that will link Hawk Hill Rd to the north with East Glen Rd to the south.
Approximately 210m to the north east is the Hawley Hill Nature Reserve which is reserved under the Nature Conservation Act, 2002 and is managed by Parks and Wildlife (DPIPWE). This area is zoned as Environmental Management under the Scheme.
See Appendix 2 for maps and Appendix 3 for photos.
VEGETATION COMMUNITIES AND GENERAL HABITAT DESCRIPTION
Published TASVEG (3.0) mapping shows three vegetation communities across the subject area and within the proposed road route; Eucalyptus amygdalina forest and woodland on dolerite (DAD), Eucalyptus amygdalina coastal forest and woodland (DAC), Leptospernum scoparium heathland and scrub (SLS) and non-vegetation community extra-urban miscellaneous (FUM).
The site visit confirmed Eucalyptus amygdalina as the dominant canopy species across the site. The area mapped as DAD has a typical understorey dominated by Banksia marginata silver banksia, Acacia dealbata silver wattle, Allocasuarina littoralis black sheok, Exocarpos cupressiformis native cherry, Lomandra longifolia sagg, Pteridium esculentum braken.
The DAD community possibly extends further to the east than mapped where the understorey composition changes to DAC and Melaleuca paperbark and Leptospermum sp tea tree, become more abundant. To the far east Allocasuarina sheok dominates a small area with a sparse understorey. Neither DAC or DAD vegetation communities are threatened therefore further assessment to redefine TASVEG mapping of these communities is not warranted for this particular assessment.
Natural Values Report 4 AK Consultants
The southern title and a patch of the northern title are assumed to be correctly mapped as Leptospernum scoparium heathland and scrub (SLS) due to the floristic composition and characteristics.
FLORA
The Tasmanian Natural Values Atlas identified 3 threatened flora records within 500m and 32 threatened flora records within a 5-kilometre radius of the property. Of the 32 species, 11 species were considered to be at risk of occurring at the site based on potentially suitable habitat within the relevant vegetation communities.
Of the 11 species which have potential suitable habitat across the site, 5 species are considered to have been difficult to identify during the site visit; Caladenia congesta blacktongue finger-orchid, Caladenia tonellii, robust fingers, Cyrtostylis robusta large gnat-orchid, Prasophyllum limnetes marsh leek-orchid and Pterostylis squmata ruddy greenhood. All are orchid species and while the two Caladenia species can flower in November, they can flower later in the season and could have been missed during the survey.
The other 6 species are considered to be within peak surveying time (Prasophyllum pulchellum pretty leek-orchid, Senecio squarrosus leafy fireweed) or can be identified year-round; Acacia Ulicifolia juniper wattle, Lepidosperma viscidum sticky swordsedge, Spyridium obcordatum creeping dustymiller and Spyridium parvifolium var. parvifolium coast dustymiller.
During the site visit, possible leaves of Cyrtostylis robusta large gnat-orchid were observed in the location of existing records on the south eastern portion of the study area. This observation and existing records are located outside of the area to be cleared, however any future development on the adjacent area will require further assessment.
While several orchid species could not be surveyed for at the time of the site visit. The clearing of the approximate 1.5ha strip for the proposed road is not considered to have an adverse effect on potential flora species due to the overall representativeness of the vegetation communities and suitable habitat across the site in general.
Any future clearing associated with the subdivision will require additional surveys to be undertaken at appropriate survey times for all species, particularly for Cyrtostylis robusta large gnat-orchid, to ensure appropriate mitigation is provided on lots where necessary.
See table 1 for risk assessment and Appendix 1 for habitat preferences.
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Table 1. Risk assessment for threatened flora listed in NVA as being recorded within 5km.
Threatened Flora Species
Comment on risk Species Name NVA Status Record S1 / N2 Latin Common
Prefers coastal heaths and open heathy Acacia Ulicifolia Juniper wattle Within 5km r forest. Suitable habitat. Moderate risk. Prefers damp ground round marshes, Southern Amphibromus neesii Within 5km r lagoon, river flats pools and streams. swampgrass Low risk. Requires dry sandy/gravelly soils in Blacktongue Caladenia congesta Within 5km e heathy woodland and open forest. finger-orchid Suitable habitat. Moderate risk. Requires E. amygdalina forest with Caladenia tonellii Robust fingers Within 5km E/CR shrubby understorey. Likely habitat. Medium risk. Coastal species. No suitable habitat. Low Calystegia soldanella Sea Bindweed Within 5km r risk. Typically found in wetland areas Wrinkled associated with Themeda triandra Cassinia rugata Within 5km e/VU dollybush (kangaroo grass). No suitable habitat. Low risk. Centipeda Erect Found in creeks, rivers and areas subject Within 5km r cunninghamii sneezeweed to flooding. Very Low risk. Suitable habitat, particularly within Allocasuarina dominated areas to the Large Cyrtostylis robusta Within 500m r south east where there are previous gnat-orchid records and potential leaves observed during site visit. High risk. Southern Prefers dam sclerophyll forest. Low risk. Desmodium gunnii Within 5km v Ticktrefoil South Riparian species. Low risk. Epacris exserta Within 5km e/PEN esk heath Showy Prefers wetlands and margins of swamp Epilobium pallidiflorum Within 5km r willowherb forest. Low risk. Prefers permanently or seasonally damp Hairy Gratiola pubescens Within 5km v or swampy ground, including margins of brooklime farm dams. Low risk. Fragrant Primarily riparian species. Low risk. Gynatrix pulchella Within 5km r hempbush Wispy Within 5km Wet sclerophyll riparian habitats Isolepis habra r clubsedge preferred. Low risk. Within 5km Wet soaks and seasonally inundated Isolepis stellata Star clubsedge r heathy sedgeland habitats preferred. Low risk.
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Within 500m Suitable habitat provided within open Sticky Lepidosperma viscidum r Allocasuarina dominated areas. Existing swordsedge record to the north west. High risk. Limonium australe var. Yellow sea- Within 5km Saltmarsh species, no suitable habitat. r australe lavender Low risk. Australian Within 5km Generally associated with riparian Lycopus australis e gypsywort vegetation. Low risk. Purple Within 5km Found in swamps, streambanks and Lythrum salicaria v loosestrife rivers. Low risk. Shade Within 5km Coastal species (including salt spray Parietaria debilis r pellitory zone), unlikely suitable habitat. Low risk. Slender Within 5km Found on streambanks and rivers. Low Persicaria decipiens v waterpepper risk. Wiry Within 5km Widespread distribution on rock plates. Phyllangium divergens v mitrewort Low risk. Phylloglossum Pygmy Within 5km Prefers wet peaty soils. Very Low risk. r drummondii clubmoss Known only from Rubicon Sanctuary near Port Sorell. Grows in ecotone between low lying marshy Marsh leek- Within 5km heath/sedgeland dominated by rushes Prasophyllum limnetes e/CR orchid and Coastal Eucalyptus amygdalina woodland with a heathy/grassy understorey. Potential habitat. Medium risk. Dense low sedgey heath with pockets of Prasophyllum Pretty leek- paperbark or teatree on poorly drained Within 5km e/CR pulchellum orchid to moderately drained sandy or peaty loam. Suitable habitat. Medium risk. Within 5km Prefers well drained soils within heathy- Ruddy grassy forest and woodland, may be Pterostylis squmata v greenhood some habitat across some areas of site. Medium risk. Grassland Within 5km In coastal areas, predominately found in Pterostylis ziegeleri v/VU greenhood dunes. Low risk. Associated with dry sclerophyll forest. Senecio squarrosus Leafy fireweed Within 5km r Potential habitat. Medium risk. Recorded within dry open forest or Creeping woodland dominated by Eucalyptus Spyridium obcordatum Within 500m v/VU dustymiller amygdalina. Potential habitat and existing record to the east. High risk. Prefers low, open woodland, shrubbery Spyridium parvifolium Coast Within 5km r and heath. Potential habitat. Medium var. parvifolium dustymiller risk. Prefers moist areas including soaks, Bluestar sun- Thelymitra holmesii Within 5km r stream and swamp margins. Unlikely orchid suitable habitat. Low risk.
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Occurs in moist areas including swamp Plum sun- Thelymitra mucida Within 5km r margins. Unlikely suitable habitat. Low orchid risk.
*1Refers to listing status under the Tasmanian Threatened Species Act 1995 r = rare v= vulnerable e = endangered P = pending
*2 refers to listing status at the federal level under the Environment Protection and Biodiversity Conservation Act 1999. EN = Endangered VU = Vulnerable P = Pending
FAUNA
The Forest Practices Biodiversity Values Database and the Tasmanian Natural Values Atlas identified 21 threatened fauna species with potential to be impacted by the road clearing.
No threatened fauna species were identified within the area of impact, however it is likely that the proposed clearing makes up a small area of some species’ ranging boundaries (for example the raptor species, quoll species, Tasmanian devil and Eastern Barred Bandicoot). The proposed clearing will have minimal impact as there is no suitable denning or nesting habitat on the site.
Several chimneys of potentially Engaeus granulatus central north burrowing crayfish, were observed well outside of the proposed clearing area on the southernmost title. While they will not be impacted by the road clearing, any future development associated with the subdivision will require further assessment for this species within this area.
Additionally, further assessment is required for any proposed development on potential lots to ensure appropriate mitigation is provided where necessary. This should include, for example, retention of potential habitat trees and tracts of vegetation for habitat consistent with the surrounding landscape.
See Table 2 for risk assessment and Appendix 1 for habitat preferences.
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Table 2. Risk assessment for threatened fauna species listed in NVA as being recorded within 5km and/or within range boundaries in Forest Practices Biodiversity Values database.
Threatened fauna Species
BVD3 Comment on risk Species Name Status NVA Record Range S1 / N2 Latin Common Class Requires large tracts of wet forest for nesting. Accipiter Grey goshawk Within 500m based on RB. e PR No nesting habitat and novaehollandiae unlikely to forage over site. Low risk. Azure Alcedo azurea kingfisher Requires forested subsp. or azure Within 500m based on RB. e/EN CR margins of major river diemenensis kingfisher systems. Low risk. (Tasmanian) Antipodia Chaostola Unlikely suitable Within 500m based on RB. e/EN PR chaostola skipper habitat. Low risk Large sheltered trees required for nesting. Tasmanian Within 500m based on RB. Aquila audux Sensitive to disturbance wedge-tailed Record within 5km based e/EN PR subsp. fleayi during breeding. No eagle on RB. nests on site or known within 5km. Low risk. Large sheltered trees required for nesting. Within 500m based on RB. Wedge-tailed Sensitive to disturbance Aquila audax Record within 5km based pe/PEN - eagle during breeding. No on RB nests on site or known within 5km. Low risk. Giant Within 500m based on RB. Drainage line not Astacopsis freshwater Record within 5km based v/VU PR suitable habitat. Low gouldi crayfish on RB. risk. Green Catadromus Within 500m based on RB. Unlikely suitable lined v PR lacordairei Record within 5km. habitat. Low risk ground beetle No denning sites located within area to Dasyurus Spotted-tailed Within 500m based on RB. r/VU CR be cleared. Foraging maculatus quoll Record within 5km. may occur. Medium risk. No denning sites Within 500m based on RB. located within area to Dasyurus Eastern quoll Record within 5km based EN CR be cleared. Foraging viverrinus on RB. may occur. Medium risk. Central Within 500m based on RB. Engaeus north Record within 5km. NB. Chimneys observed on e/EN KR granulatus burrowing Two records on NVA of southern title. High risk. crayfish unidentified Engaeus. Galaxiella Eastern dwarf No suitable habitat. Low Within 500m based on RB. v/VU PR pusilla galaxias risk
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Coastal areas and large Heliaeetus White-bellied Within 500m based on RB. inland water bodies. No v PR leucogaster sea eagle Record within 5km. nests on site. Foraging habitat only. Low risk. Feeds on flowers of Eucalyptus globulus and Within 500m based on RB. N and Lathamus discolor Swift parrot e/CR E. ovata. Tree hollows Record within 5km. W PR required for nesting. Low risk. Existing dams and drainage line are highly Limnodynastes Striped Within 500m based on RB. e PR disturbed and do not peroni marsh frog Within 5km based on RB provide suitable habitat. Low risk Existing dams and drainage line are highly Litoria Green and Within 500m. Record v/VU CR disturbed and do not raniformis golden frog within 5km based on RB. provide suitable habitat. Low risk Understorey unlikely to be dense enough for Eastern barred Within 500m. Record Perameles gunnii VU - denning habitat. bandicoot within 5km. Foraging likely. Medium risk. Requires large pools Prototroctes Australian Within 500m. Within 5km and major rivers. No v/VU PR maraena grayling based on RB. suitable habitat on site. Low risk. Pseudomys New Holland Unlikely suitable Within 500m based on RB. e/VU PR novaehollandiae mouse habitat. Low risk Within 500m based on RB. Pseudemoia Unlikely suitable Tussock skink Record within 5km based v - pagenstecheri habitat. Low risk on RB. No denning sites located within area to Within 500m based on RB. Sacophilus harrisii Tasmanian Devil e/EN PR be cleared. Foraging Record within 5km. may occur. Medium risk. May forage over site Tyto but no suitable nesting Masked owl Within 500m based on RB. pe/PVU CR novaehollandiae trees within area to be cleared. Medium risk.
*1Refers to listing status under the Tasmanian Threatened Species Act 1995 r = rare v= vulnerable e = endangered P = pending
*2 refers to listing status at the federal level under the Environment Protection and Biodiversity Conservation Act 1999. EN = Endangered VU = Vulnerable P = Pending
*3 refers to range boundaries as specified in the Forest Practices Biodiversity database
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PR = Potential Range CR = Core Range KR = Known Range
DISTURBANCE
The Natural Values Atlas records a number of weeds of significance as being present within 5000m. While none of the below species were observed during the site visit, it is recommended that the contractors undertaking the clearing follow washdown procedures to ensure new weed incursions on the property are minimised.
Table 3. Tasmanian Management Act Weeds within 5000m Species Common Name Asparagus asparagoides Bridal creeper Chrysanthemoides monilifera subsp. Boneseed Monilifera Cortaderia sp. Pampas grass Erica lusitanica Spanish heath Foeniculum vulgare Fennel Genista monspessulana Montpellier broom Rubus frusticosus Blackberry Ulex europaeus Gorse
Table 4. Priority Weeds within 5000m Species Common Name Billardiera heterophylla Bluebell creeper Polygala myrtofolia Myrtle leaf milkwort Watsonia meriana var. Bulbil watsonia bulbillifera
BIOSECURITY RISKS
The Tasmanian Natural Values Atlas has not identified any biosecurity risks within 1km of the site.
CONCLUSIONS
The site visit confirmed the TASVEG 3.0 mapping with three vegetation communities to be impacted by the proposed clearing; Eucalyptus amygdalina forest and woodland on dolerite (DAD), Eucalyptus amygdalina coastal forest and woodland (DAC), Leptospernum scoparium heathland and scrub (SLS). None are threatened vegetation communities and the clearing is
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considered to be of low risk to the overall existing integrity of these vegetation communities.
While no threatened flora species were identified within the area proposed for the road, several orchid species could not be surveyed for at the time of the site visit. However, the clearing of the approximate 1.5ha strip for the proposed road is not considered to have an adverse effect on potential flora species due to the overall representativeness of the vegetation communities and suitable habitat across the site in general.
No threatened fauna species were identified within the area of impact, however it is likely that the proposed clearing makes up a small area of some species’ ranging boundaries (for example the raptor species, quoll species, Tasmanian devil and Eastern Barred Bandicoot). The proposed clearing will have minimal impact as there is no suitable denning and marginal nesting habitat within the area to be cleared.
The proposed clearing for the proposed road is considered to be “unlikely to have an adverse effect on the value of the habitat for species managed under the Threatened Species Protection Act 1995 or the Natural Conservation Act 2002” and adequately addresses the performance criteria of E3.6.1 Clearing and Conversion of Vegetation Code of the Latrobe Interim Planning Scheme 2013.
Outside of the proposed clearing area, several chimneys of potentially Engaeus granulatus Central north burrowing crayfish and leaves of the Cyrtostylis robusta large gnat-orchid were observed. Any future clearing associated with the subdivision will require additional surveys to be undertaken at appropriate survey times for all species to ensure appropriate mitigation is provided on future lots where necessary.
REFERENCES
Department of Primary Industry, P. W. Natural Values Report, Derived from the Natural Values Atlas, online database.
DPIPWE. (2013). Tasmanian Vegetation Monitoring and Mapping Program TASVEG 3.0. Department of Primary Industries, Parks, Water and Environment.
Department of Primary Industries, Water & Environment (2004). Tasmanian Washdown Guidelines For Weed and Disease Control Edition 1.
Forest Practices Auhority. Biodiversity Values Database, online database.
Latrobe Council. (2013) Latrobe Interim Planning Scheme, Central Coast Council.
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Harris & Kitchener, (2005) From Forest to Fjaeldmark, Descriptions of Tasmania's Vegetation (Edition 2).
Tasmanian Herbarium (2015) Census of Vascular Plants of Tasmania.
Wapstra et al (2010) Flowering Times of Tasmanian Orchids: A Practical Guide for Field Botanists.
Wapstra et al. (2007) Little Book of Common Names for Tasmanian Plants.
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APPENDIX 1 – THREATENED SPECIES HABITAT
Table 1. Preferred habitat for threatened flora previously recorded within 5km or with habitat likely to be within range of the area of impact from NVA accessed 30/10/17
State Nat Species Name Common Name Sched¹ Sched² Preferred habitat Acacia ulicifolia is found in sandy coastal heaths and open heathy forest and woodland in the north and east Acacia Ulicifolia Juniper wattle r of Tasmania. Populations are often sparsely distributed and most sites are near-coastal but it can occasionally extend inland (up to 30 km). Amphibromus Southern In Tasmania, Amphibromus neesii is found in damp ground around marshes, lagoons, river flats, pools and r neesii swampgrass streams. Caladenia congesta occurs in northern Tasmania, occurring sporadically in heathland, heathy woodland and Caladenia Blacktongue e open forest, usually on dry sites and amongst grass tussocks on slopes. Soils are sandy and loamy and often congesta finger-orchid gravelly. In Henry Somerset Conservation Area, Caladenia tonellii occurs in Eucalyptus obliqua-E. amygdalina forest with a shrubby understorey, on shallow clay loam and shallow gravelly loam over clay. Topography varies from Caladenia tonellii Robust fingers E CR flats to slopes up to about 80 m above sea level. Sites near Scottsdale and Sisters Beach require confirmation as the habitat is quite different (e.g. quartzite-based soils on steeper slopes around Sisters Beach). Calystegia In Tasmania, Calystegia soldanella is recorded from coastal sands in north-east of the State. It has also been Sea bindweed r soldanella found growing in granite soils and grazed coastal grasslands. Wetland associated with Themeda triandra (kangaroo grass). Plants rarely have over-topping shrubs or trees. Wrinkled Cassinia rugata e VU Sites supporting Ozothamnus rosmarinifolius (swamp everlasting bush) would also appear to be suitable for dollybush Cassinia rugata (Collier 2010). Centipeda Erect It occurs on a range of substrates at the margins of creeks and rivers in areas subject to flooding. r cunninghamii sneezeweed Commonly encountered on and around granite outcrops, in sheltered moist locations under sandy heath and Cyrtostylis Large r in sheltered hollows amongst stabilised alkaline dunes, particularly those with a southerly aspect. Flowering robusta gnat-orchid time is from June to September. Desmodium Southern It grows on a variety of substrates, mostly in dampish sclerophyll forest and woodland (Lynch 1993), where it
gunnii ticktrefoil typically co-occurs with another leguminous species, the vulnerable Glycine microphylla. South Strictly riparian species that occurs in areas subject to periodic inundation. Dense riparian scrub, or Epacris exserta E PEN Esk heath occasionally in open rocky sites. Epilobium Showy Occurs in wet places (e.g. natural wetlands amongst forest, margins of Melaleuca ericifolia swamp forest, r pallidiflorum willowherb scrubby sedgy E. ovata woodland on heavy soils, etc.) Mostly in the north and north-west of the State.
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Gratiola Commonly in permanently or seasonally damp to swampy ground, and may colonise areas of cleared scrub Hairy brooklime v pubescens and the margins of dams and reservoirs. Fragrant Occurs in riparian vegetation along St Pauls River. occurs as a riparian shrub, found along rivers and drainage Gynatrix pulchella r hempbush channels predominantly in the north of the State. In Tasmania, the species has been recorded from near-coastal areas in the State’s north and east, and also in Wispy the Northern Midlands near Conara. Habitat includes the margins of sedgey wetlands, wet soaks and Isolepis habra r clubsedge seasonally inundated heathy sedgelands; the altitude of recorded sites in Tasmania ranges from close to sea level to elevations of 240 m. In Tasmania, the species has been recorded from near-coastal areas in the State’s north and east, and also in the Northern Midlands near Conara. Habitat includes the margins of sedgey wetlands, wet soaks and Isolepis stellata Star clubsedge r seasonally inundated heathy sedgelands; the altitude of recorded sites in Tasmania ranges from close to sea level to elevations of 240 m. Lepidosperma Sticky r viscidum swordsedge Open Allocasuarina forest/open shrubland on dolerite or granite substrates. Limonium Yellow sea- australe var. r Restricted to saltmarshes. Associated species may include Sarcocornia spp., Suaeda australis, Tecticornia lavender australe arbuscula, Austrostipa stipoides and Distichlis distichophylla. Australian Lacustrine herbland, disturbed areas within Melaleuca ericifolia swamp forest, Phragmites australis reed beds, Lycopus australis e gypsywort and rocky (dolerite) riverbeds fringed by riparian scrub. Purple Swamps, streambanks and rivers mainly in the north and north east of the state. Has also been known to Lythrum salicaria v loosestrife occur in gaps between Melaleuca ericifolia forest. Can be found growing around muttonbird rookeries, on cliffs/rocks in salt spray zone and on grazed Parietaria debilis Shade pellitory r pasture/grassland. It has also been recorded from sand dunes with other forbs. Persicaria Slender v decipiens waterpepper Local on the banks of rivers and streams, most frequent in the north of the State. Phyllangium Widespread distribution occurring mostly near coastal situations where it grows on rock plates on a variety of Wiry mitrewort v divergens substrates. Phylloglossum Grows in wet peaty soils with little competition from other plants. Only found long the north coastline of Pygmy clubmoss r drummondii state, extending up into King and Flinders Island. It grows in an ecotone between low-lying marshy heath/sedgeland dominated by rushes and sedges with Prasophyllum Marsh leek- e CR scattered patches of Lomandra longifolia and Themeda triandra, and coastal Eucalyptus amygdalina limnetes orchid woodland with a heathy/grassy understorey. Prasophyllum Pretty leek- It occurs in dense low sedgy heath with pockets of paperbark or teatree on poorly to moderately drained e CR pulchellum orchid sandy or peaty loam.
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Pterostylis Ruddy Heathy-grassy forest and woodland, often associated with rock outcrops, usually well drained. v squmata greenhood Endemic to Tasmania. In coastal areas it is found on the slopes of low stabilised sand dunes and in grassy Pterostylis Grassland v VU dune swales, while in the Midlands it grows in native grassland or grassy woodland on well-drained clay loams ziegeleri greenhood derived from basalt Senecio Associated with dry sclerophyll forest. Leafy fireweed r squarrosus North of the State on hills to the east of the Dazzler Range near Beaconsfield, where it primarily occurs Spyridium Creeping v amongst serpentine outcrops in dry open forest or woodland dominated by Eucalyptus amygdalina, and in obcordatum dustymiller coastal areas from Greens Beach to Hawley Beach at Port Sorell. Spyridium Prefers low, open woodland, shrubbery and heath. Coast parvifolium var. r dustymiller parvifolium Thelymitra Bluestar sun- Occurs in moist areas of grassland, heathy open forest and heathland in water retentive soils such as clay loam r holmesii orchid and peaty loam, in soaks, beside streams and around swamp margins, usually below about 200m elevation. Occurs in moist to wet depressions, swamp margins and other low-lying sites in coastal and near-coastal Thelymitra heathland, heathy forest and shrubland in dark sandy or peaty soils, usually below about 50 m elevation Plum sun-orchid r mucida (Jones & Clements 1998, Jones et al. 1999, Jones 2006). Its habitat in Tasmania is poorly known but appears to be similar to the mainland.
*1Refers to listing status under the Tasmanian Threatened Species Act 1995 r = rare v= vulnerable e = endangered P = pending
*2 refers to listing status at the federal level under the Environment Protection and Biodiversity Conservation Act 1999. EN = Endangered VU = Vulnerable P = Pending
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Table 2. Preferred habitat for threatened fauna previously recorded within 5km or with habitat likely to be within range of the area of impact from NVA accessed 31/10/17 Range Common State1 Nat2 Class Species Name Preferred habitat. Names Sched Sched (from FPA)3 Potential habitat for the grey goshawk is native forest with mature elements below 600 m altitude, particularly along watercourses. FPA's Fauna Technical Note 12 can be used as a guide in the identification of grey goshawk habitat. Significant habitat for the grey goshawk may be summarised Accipiter Grey goshawk e PR as areas of wet forest, rainforest and damp forest patches in dry forest, with a relatively closed novaehollandiae mature canopy, low stem density, and open understorey in close proximity to foraging habitat and a freshwater body (i.e. stream, river, lake, swamp, etc.). FPA's Fauna Technical Note 12 can be used as a guide in the identification of grey goshawk habitat. Azure Potential habitat for the Azure Kingfisher comprises potential foraging habitat and potential breeding Alcedo azurea kingfisher habitat. Potential foraging habitat is primarily freshwater (occasionally estuarine) waterbodies such subsp. or azure e CR as large rivers and streams with well-developed overhanging vegetation suitable for perching and diemenensis kingfisher water deep enough for dive feeding. Potential breeding habitat is usually steep banks of large rivers (tasmanian) (a breeding site is a hole (burrow) drilled in the bank). Potential habitat for the Chaostola Skipper is dry forest and woodland supporting Gahnia radula Chaostola Antipodia chaostola e EN PR (usually on sandstone and other sedimentary rock types) or Gahnia microstachya (usually on granite skipper based substrates). Potential habitat for the wedge tailed eagle comprises potential nesting habitat and potential foraging habitat. Potential foraging habitat is a wide variety of forest (including areas subject to native forest silviculture) and non-forest habitats. Potential nesting habitat is tall eucalypt trees in large tracts (usually more than 10ha) of eucalypt or mixed forest. Nest trees are usually amongst the largest in a locality. They are generally in sheltered positions on leeward slopes, between the lower and mid sections of a slope and with the top of the tree usually lower than the ground level of the top of the Aquila audux subsp. Wedge-tailed e EN PR ridge, although in some parts of the State topographic shelter is not always a significant factor (e.g. fleayi eagle parts of the northwest and Central Highlands). Nests are usually not constructed close to sources of disturbance and nests close to disturbance are less productive. More than one nest may occur within a territory but only one is used for breeding in any one year. Breeding failure often promotes a change of nest in the next year. Significant habitat for the wedge tailed eagle is all native forest and native non-forest vegetation within 500 m or 1 km line of sight of known nest sites (where the nest tree is still present).
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Potential habitat for the giant freshwater crayfish is freshwater streams of all sizes. Characteristics of potential habitat include a combination of well shaded flowing and still waters, deep pools, decaying logs and undercut banks. Riparian vegetation needs to be native and predominantly intact to provide shade, nutrient, energy and structural inputs into streams. Smaller juveniles inhabit shallow fast Giant flowing streams favouring habitats with rocks or logs that are large enough to be stable but not Astacopsis freshwater v VU PR embedded in finer substrates, but overlie coarser substrates and/or have a distinct cavity underneath. gouldi crayfish Perennial headwater streams have substantially higher juvenile densities than nonperennial headwater streams. See FPA's Fauna Technical Note 16 for guidance on how to identify categories of potential habitat suitability (high suitability habitat, moderate suitability habitat and low suitability habitat) of class 4 streams. The GFC Habitat Suitability Map may be used in the assessment of habitat suitability for all other stream classes, however on ground assessment is recommended. Open grassy/sedgey woodlands associated with wetlands and low-lying plains or flats adjacent to Green rivers/streams. Key habitat elements that need to be present include sheltering sites such as patches Catadromus Lined r PR of stone, coarse woody debris and/or cracked soils. Highly active and mobile species that can fly and lacordairei Ground Beetle often comes to ground close to water sources and is rarely found further than 250m from a water source. Potential habitat for the spotted tailed quoll is coastal scrub, riparian areas, rainforest, wet forest, damp forest, dry forest and blackwood swamp forest (mature and regrowth), particularly where structurally complex areas are present, and includes remnant patches in cleared agricultural land or plantation areas. Significant habitat for the spotted tailed quoll is all potential denning habitat within Spotted-tailed the core range of the species. Potential denning habitat for the spotted tailed quoll includes 1) any Dasyurus maculatus r VU CR quoll forest remnant (>0.5ha) in a cleared or plantation landscape that is structurally complex (high canopy, with dense understorey and ground vegetation cover), free from the risk of inundation, or 2) a rock outcrop, rock crevice, rock pile, burrow with a small entrance, hollow logs, large piles of coarse woody debris and caves. FPA’s Fauna Technical Note 10 can be used as a guide in the identification of potential denning habitat. Potential habitat for the Eastern quoll includes rainforest, heathland, alpine areas and scrub. However, it seems to prefer dry forest and native grassland mosaics which are bounded by agricultural Dasyurus viverrinus Eastern quoll e CR land. Potential range for the Eastern quoll is the whole of mainland Tasmania and Bruny Island. Core range for the Eastern quoll is a specialist defined area based primarily on modelling work published in Fancourt et al 2015 and additional expert advice Central Potential habitat for the Central north burrowing crayfish includes any poorly-drained habitats such Engaeus north e EN KR as streams (of any class and disturbance history), seepages (e.g. springs in forest or pasture, outflows granulatus burrowing of farm dams), low-lying flat swampy areas crayfish
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and vegetation (e.g. buttongrass and heathy plains, marshy areas, boggy areas of pasture), drainage depressions, ditches (artificial and natural, including roadside ditches, pasture drains, etc.). Significant habitat for the Central North Burrowing Crayfish is all native vegetation within the immediate catchments where the species is known to occur. Potential habitat for the dwarf galaxiid is slow flowing waters such as swamps, lagoons, drains or backwaters of streams, often with aquatic vegetation. It may also be found in temporary waters that dry up in summer for as long as 6-7 months, especially if burrowing crayfish burrows are present Galaxiella Eastern dwarf v VU PR (although these will usually be connected to permanent water). Habitat may include forested swampy pusilla galaxis areas but does not include blackwood swamp forest. Juveniles congregate in groups at the water surface in pools free of vegetation. Significant habitat for the dwarf galaxiid is all potential habitat and a 30m streamside reserve within the core range. Potential habitat for the White-bellied sea eagle species comprises potential nesting habitat and potential foraging habitat. Potential foraging habitat is any large waterbody (including sea coasts, estuaries, wide rivers, lakes, impoundments and even large farm dams) supporting prey items (fish). Potential nesting habitat is tall eucalypt trees in large tracts (usually more than 10 ha) of eucalypt or Heliaeetus White-bellied v PR mixed forest within 5 km of the coast (nearest coast including shores, bays, inlets and peninsulas), leucogaster sea eagle large rivers (Class 1), lakes or complexes of large farm dams. Scattered trees along river banks or pasture land may also be used. Significant habitat for the white bellied sea eagle is all native forest and native non-forest vegetation within 500 m or 1 km line of sight of known nest sites (where nest tree still present). Potential habitat for the Striped marsh frog is natural and artificial coastal and near-coastal wetlands, lagoons, marshes, swamps and ponds (including dams), with permanent freshwater and abundant Limnodynastes Striped e PR marginal, emergent and submerged aquatic vegetation. Significant habitat for the striped marsh frog peroni marsh frog is high quality potential habitat. See FPA Fauna Technical Note 18 for guidance on assessing significant habitat for the striped marsh frog. Potential habitat for the green and gold frog is permanent and temporary waterbodies, usually with vegetation in or around them. Potential habitat includes features such as natural lagoons, Litoria Green and v VU PR permanently or seasonally inundated swamps and wetlands, farm dams, irrigation channels, artificial raniformis golden frog water holding sites such as old quarries, slow flowing stretches of streams and rivers and drainage features. Potential breeding habitat for the Swift parrot comprises potential foraging habitat and potential nesting habitat, and is based on definitions of foraging and nesting trees (see Table A in swift parrot Lathamus discolor Swift parrot e CR N and habitat assessment Technical Note). Potential foraging habitat comprises E. globulus or E. ovata trees W PR that are old enough to flower. The occurrence of foraging-habitat can be remotely assessed, although only to a limited extent, by using mapping layers such as GlobMap (DPIPWE 2010).
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Potential habitat for the Eastern barred bandicoot is open vegetation types including woodlands and open forests with a grassy understorey, native and exotic grasslands, particularly in landscapes with a Eastern barred mosaic of agricultural land and remnant bushland. Significant habitat for the Eastern barred bandicoot Perameles gunnii VU bandicoot is dense tussock grass sagg sedge swards, piles of coarse woody debris and denser patches of low shrubs (especially those that are densely branched close to the ground providing shelter) within the core range of the species. Prototroctes Australian All streams and rivers in their lower to middle reaches. Areas above permanent barriers that v VU PR maraena grayling prevent fish migration are not potential habitat. Potential habitat for the New Holland mouse is heathlands (mainly dry heathlands but also where dry heathlands form a mosaic with other heathland, moorland and scrub complexes), heathy woodlands Pseudomys New Holland (i.e. eucalypt canopy cover 52%), Allocasuarina-dominated forests on sandy substrates (not dolerite e VU PR novaehollandiae mouse or basalt), and vegetated sand dunes. Key indicator plant species include (but are not restricted to) Aotus ericoides, Lepidosperma concavum, Hypolaena fastigiata and Xanthorrhoea spp. Significant habitat for the New Holland mouse is all potential habitat within the core range of the species. Potential habitat for the tussock skink is grassland and grassy woodland (including rough pasture Pseudemoia Tussock skink V NA with paddock trees), generally with a greater than 20% cover of native grass species, especially pagenstecheri where medium to tall tussocks are present. Potential habitat for the Tasmanian devil is all terrestrial native habitats, forestry plantations and pasture. Devils require shelter (e.g. dense vegetation, hollow logs, burrows or caves) and hunting habitat (open understorey mixed with patches of dense vegetation) within their home range (427km2). Significant habitat for the Tasmanian devil is a patch of potential denning habitat where three or more entrances (large enough for a devil to pass through) may be found within 100m of Tasmanian one another, and where no other potential denning habitat with three or more entrances may be Sacophilus harrisii e EN PR Devil found within a 1km radius, being the approximate area of the smallest recorded devil home range (Pemberton 1990). Potential denning habitat for the Tasmanian devil is areas of burrow-able, well- drained soil, log piles or sheltered overhangs such as cliffs, rocky outcrops, knolls, caves and earth banks, free from risk of inundation and with at least one entrance through which a devil could pass. FPA’s Fauna Technical Note 10 can be used as a guide in the identification of potential denning habitat. Potential habitat for the masked owl is all areas with trees with large hollows (>15 cm entrance diameter). In terms of using mapping layers, potential habitat is considered to be all areas with at Tyto least 20% mature eucalypt crown cover (PI type mature density class `a’, `b’, or `c’). From on ground Masked owl pe PVU CR novaehollandiae surveys this is areas with at least 8 trees per hectare over 100cm dbh. Remnants and paddock trees in agricultural areas may also constitute potential habitat. Significant habitat for the masked owl is any areas within the core range of native dry forest with trees over 100cm dbh with large hollows
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(>15 cm entrance diameter). Such areas usually have no regrowth component or just a sparse regrowth component. In terms of using mapping layers for an initial desktop assessment prior to an on ground survey. Significant habitat may occur in all areas within the core range classified as dry forest (TASVEG dry Eucalypt forest and woodland) with at least 20% mature eucalypt crown cover (PI type mature density class `a’, `b’, or `c’) that is classified as mature (Growth Stage class `M’). From on ground surveys this is areas with at least 8 trees per hectare over 100cm dbh and more than half of the canopy cover is comprised of mature trees. Remnants and paddock trees in agricultural areas may also constitute significant habitat. Thinornis Occurs in coastal areas, on sandy, ocean beaches and their adjacent dunes. They are also Hooded rubricollis VU - occasionally found on rock platforms, reefs, and coastal lakes and lagoons, especially during the plover non-breeding season. Botaurus Australasian EN - Living in wetlands where it forages. poiciloptilus bittern Gunn's screw Marine species. Shell found on beach Gazameda gunnii v shell Intertidal mudflats in sheltered coastal areas, such as estuaries, bays, inlets and lagoons, and also Curlew around non-tidal swamps, lakes and lagoons near the coast, and ponds in saltworks and sewage Calidris ferruginea CR - sandpiper farms. They are also recorded inland, though less often, including around ephemeral and permanent lakes, dams, waterholes and bore drains, usually with bare edges of mud or sand Megaptera humpback e VU - Ocean novaeangliae whale Numenius eastern It is found in sheltered coastal areas and estuaries typically on mudflats and saltmarsh. e CR - madagascariensis curlew
*1Refers to listing status under the Tasmanian Threatened Species Act 1995 r = rare v= vulnerable e = endangered P = pending
*2 refers to listing status at the federal level under the Environment Protection and Biodiversity Conservation Act 1999. EN = Endangered VU = Vulnerable P = Pending
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*3 refers to range boundaries as specified in the Forest Practices Biodiversity database PR = Potential Range CR = Core Range KR = Known Range
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APPENDIX 2 – MAPS
Figure 1. Location
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Figure 2. Natural Values Mapping over LIST Ortho imagery depicting location of proposed road clearing.
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APPENDIX 3 - PHOTOS
Image 1. SLS. Small title to the south. Proposed road follows existing clearing through this title.
Image 2: Taken from proposed cul-de-sac providing access to lots 15-19 showing typical DAD/DAC vegetation associated with the majority of the site.
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Image 3: Allocasuarina dominated vegetation on south eastern portion mapped as DAC. Habitat for Cyrtostylis robusta large gnat orchid.
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Bushfire Hazard Management
Report: Subdivision
Report for: Veris – Dorling & McCoy
Property Location: 110 Hawk Hill Rd, Shearwater & East Glen Rd, Port Sorell
Prepared by: Scott Livingston Livingston Natural Resource Services 12 Powers Road Underwood, 7268
Date: 24th January 2019 Version 2
Summary Client: Veris- obo Dorling & McCoy
110 Hawk Hill Road, Shearwater (CT 30184/3) Property East Glen Road, Port Sorell (CT 34572/3 & CT 34961/1 identification: Current zoning: Rural Resource, Latrobe Interim Planning Scheme 2015
Proposal: Hawk Hill and East Glen Roads, Port Sorell.
Assessment A field inspection of the site was conducted to determine the Bushfire Risk comments: and Attack Level.
A 27 lot subdivision is proposed from 3 existing titles at 110 Hawk Conclusion: Hill Rd, Port Sorell (CT 30184/3) and East Glen Rd, Port Sorell (CT 34572/3 & CT 34961/1). The area is bushfire prone, being less than 100m from vegetation greater than 1ha in size. There is sufficient area on all lots to provide for a BAL 19 for any future habitable dwellings. Proposed Lot 1 contains an existing dwelling, it will retain sufficient land around the dwelling to manage fuel load and existing risk and is considered exempt for the purposes of subdivision.
There are no Hazard Management requirements on any residential lot other than lots being built upon during staging. At any stage of development all land within the subdivision road lot where it is adjacent to a developed lot must be managed at fuel loads considered low threat vegetation whether or not the road is constructed to that extent or not. Hazard Management Areas around habitable Buildings must be established and maintained to at least the in accordance with the zones shown in the BHMP for the subdivision from commencement of construction on the lot.
Subdivision roads must comply with the relevant elements of Table E1 Roads from the of Planning Directive No. 5.1 Bushfire-Prone Areas Code. If staged road construction occurs the terminus must meet turning circle requirements. Access to all lots must comply with the relevant elements of Table E2 Access from the of Planning Directive No. 5.1 Bushfire-Prone Areas Code.
The subdivision may be serviced by a new reticulated supply. New hydrants must meet the requirements of Table 4 of Planning Directive No. 5.1 Bushfire-Prone Areas Code. Where the furthest extents of habitable buildings are greater than 120m from a hydrant, static water supplies must be installed prior to commencement of construction, that meet the requirements of Table E5 of Planning Directive No. 5.1 Bushfire-Prone Areas Code
Bushfire Report Livingston Natural Resource Services i
Assessment by: ______Scott Livingston, Master Environmental Management, Natural Resource Management Consultant. Accredited Person under part 4A of the Fire Service Act 1979: Accreditation # BFP-105.
Bushfire Report Livingston Natural Resource Services ii Contents DESCRIPTION ...... 4 BAL AND RISK ASSESSMENT ...... 4 ROADS ...... 10 PROPERTY ACCESS...... 11 FIRE FIGHTING WATER SUPPLY ...... 12 CONCLUSIONS ...... 16 REFERENCES ...... 16 APPENDIX 1 – MAPS...... 17 APPENDIX 2 –BUSHFIRE HAZARD MANAGEMENT PLAN ...... 20 CERTIFICATE UNDER S51(2)(d) LAND USE PLANNING AND APPROVALS ACT 1993...... 25 CERTIFICATE OF QUALIFIED PERSON – ASSESSABLE ITEM ...... 30
Figure 1: Proposed Lots and building areas ...... 9 Figure 3: Location existing lots in red ...... 17 Figure 4: Aerial Image ...... 18 Figure 5: Proposed Subdivision Plan ...... 19
Bushfire Report Livingston Natural Resource Services iii DESCRIPTION
A 27 lot subdivision is proposed from 3 existing titles at 110 Hawk Hill Rd, Port Sorell (CT 30184/3) and East Glen Rd, Port Sorell (CT 34572/3 & CT 34961/1). The land is proposed to be rezoned from ‘Rural Resource’ to ‘Rural Living Zone’ under the Latrobe Interim Planning Scheme 2013. The 3 titles are approximately 31ha in area and there is an existing dwelling located in the north eastern corner of CT 30184/3. The vegetation on the titles is predominately forest, with areas of grassland in north east section. Proposed Lot 1 contains an existing dwelling.
The titles are bound by 17 privately owned blocks to the south, west and north, which are currently zoned ‘Rural Living Zone’ and have existing dwellings located on them. To the east are 2 undeveloped (shrubland) titles that are zoned ‘General Residential’.
A through road is proposed for the subdivision that will link Hawk Hill Road to the north with East Glen Road to the south.
See Appendix 1 for maps and site plan,
BAL AND RISK ASSESSMENT
The land is considered to be within a Bushfire Prone Area due to proximity of bushfire prone vegetation to the south and east greater than 1 ha in area. Proposed Lot 1 contains an existing dwelling, it will retain sufficient land around the dwelling to mange fuel load and existing risk and is considered exempt for the purposes of subdivision.
VEGETATION AND SLOPE
Lot North East South West
0-20m road 20- Vegetation 100m grassland 0-100m shrubland 0-100m forest 0-100m forest 2 Slope upslope flat 0-5o upslope flat upslope flat 0-50m forest 50- 100m grassland (west) 0-20m road 20- Vegetation /forest(west) 0-100m shrubland 0-100m forest 100m forest 3 Slope upslope flat 0-5o upslope flat upslope flat 0-20m road 20-40 m grassland40- 0-25m forest 25- 0-20m road 20- Vegetation 100m forest 100m grassland 0-100m forest 100m forest 4 Slope upslope flat 0-5o upslope flat upslope flat 0-100m grassland/woodlan 0-40m forest 40- 0-20m road 20- 5 Vegetation d/forest mosaic 100m grassland 100m forest 0-100m forest
Bushfire Report Livingston Natural Resource Services 4 Slope upslope flat 0-5o upslope flat upslope flat 0-100m grassland/woodlan Vegetation d/forest mosaic 0-100m forest 0-100m forest 0-100m forest 6 Slope upslope flat 00-5o upslope flat upslope flat 0-100m 0-25m forest 25- grassland/woodlan 45m grassland 45- Vegetation d/forest mosaic 0-100m forest 100m forest 0-100m forest 7 Slope upslope flat 0-5o upslope flat upslope flat Vegetation 0-100m forest 0-100m forest 0-100m forest 0-100m forest 8 Slope upslope flat 0-5o upslope flat upslope flat 0- 20m grassland 0-30m forest 25- 20-100m forest 50m grassland 50- 0-20m road 20- (north) 0-100m Vegetation 100m forest 100m forest 0-100m forest forest (south) 9 Slope 0-5o 0-5o upslope flat upslope flat 0-20m road 20- 0-50m woodland Vegetation 0-100m forest 100m forest 0-100m forest 50-100m grassland 10 Slope 0-5o 0-5o upslope flat upslope flat 0-20m road 20- Vegetation 0-100m forest 100m forest 0-100m forest 0-100m forest 11 Slope 0-5o 0-5o upslope flat upslope flat Vegetation 0-100m forest 0-100m forest 0-100m forest 0-100m forest 12 Slope upslope flat 0-5o upslope flat upslope flat Vegetation 0-100m forest 0-100m forest 0-100m forest 0-100m forest 13 Slope upslope flat 0-5o upslope flat upslope flat Vegetation 0-100m forest 0-100m forest 0-100m forest 0-100m forest 14 Slope upslope flat 0-5o upslope flat upslope flat 0-20m road 20- Vegetation 0-100m forest 100m forest 0-100m forest 0-100m forest 15 Slope upslope flat 0-5o upslope flat upslope flat Vegetation 0-100m forest 0-100m forest 0-100m forest 0-100m forest 16 Slope 0-5o 0-5o upslope flat upslope flat Vegetation 0-100m forest 0-100m forest 0-100m forest 0-100m forest 17 Slope 0-5o 0-5o upslope flat upslope flat Vegetation 0-100m forest 0-100m forest 0-100m forest 0-100m forest 18 Slope 0-5o 5-10o upslope flat upslope flat 0-100m forest, (part 0-20m road Vegetation 0-100m forest 20-100m forest) 0-100m forest 0-100m forest 19 Slope 0-5o 0-5o 0-5o upslope flat 0-20m road 20- Vegetation 100m forest 0-100m forest 0-100m forest 0-100m forest 20 Slope upslope flat 0-5o upslope flat upslope flat 0-20m road 20- 0-20m road 20- 21 Vegetation 100m forest 100m forest 0-100m forest 0-100m forest
Bushfire Report Livingston Natural Resource Services 5 Slope upslope flat 0-5o 0-5o upslope flat 0-20m road 20- Vegetation 0-100m forest 0-100m forest 0-100m forest 100m forest 22 Slope 0-5o 0-5o 0-5o upslope flat 0-20m road 20- Vegetation 0-100m forest 0-100m forest 0-100m forest 100m forest 23 Slope 0-5o 0-5o upslope flat upslope flat Vegetation 0-100m shrubland 0-100m shrubland 0-100m forest 0-100m forest 24 Slope 0-5o 0-5o upslope flat upslope flat 0-20m road 20- Vegetation 0-100m forest 0-100m shrubland 100m forest 0-100m forest 25 Slope 0-5o 0-5o upslope flat upslope flat 0-20m road 20- Vegetation 0-100m shrubland 0-100m forest 0-100m forest 100m forest 26 Slope 0-5o 0-5o upslope flat upslope flat 0-100m forest (part 0-20m forest 20- 0-20m road 20- Vegetation 0-100m forest grasland 0-0m) 100m grassland 100m forest 27 Slope 0-5o 0-5o upslope flat upslope flat
BUILDING AREA BAL RATING
Setback distances for BAL Ratings have been calculated based on the vegetation that will exist after development and management of land within the subdivision and have also considered slope gradients.
Where no setback is required for fire protection other Planning Scheme setbacks may need to be applied, other building constraints such as topography have not been considered.
The BAL ratings applied are in accordance with the Australian Standard AS3959-2009, Construction of Buildings in Bushfire Prone Areas, and it is a requirement that any habitable building, or building within 6m of a habitable building be constructed to the BAL ratings specified in this document as a minimum.
Bushfire Attack Level (BAL) Predicted Bushfire Attack & Exposure Level BAL-Low Insufficient risk to warrant specific construction requirements BAL-12.5 Ember attack, radiant heat below 12.5kW/m² BAL-19 Increasing ember attack and burning debris ignited by windborne embers together with increasing heat flux between 12.5-19kW/m² BAL-29 Increasing ember attack and burning debris ignited by windborne embers together with increasing heat flux between 19-29kW/m² BAL-40 Increasing ember attack and burning debris ignited by windborne embers together with increasing heat flux between 29-40kW/m² BAL-FZ Direct exposure to flames radiant heat and embers from the fire front
Bushfire Report Livingston Natural Resource Services 6 PROPOSED LOT BAL RATING & BUILDING SETBACKS
BAL Slope Grassland Woodland Forest Flat/ Upslope 10m 15m 23m BAL 19 Down slope 0-5o 11m 18m 27m Down slope 5-10o 13m 23m 34m
Boundary Setbacks (m) Lot BAL North East South West
1 Exempt for subdivision purposes 2 BAL19 0 27 23 23 3 BAL19 23 15 23 3 4 BAL19 3 27 23 3 5 BAL19 10 27 3 23 6 BAL19 23 27 23 23 7 BAL19 23 27 27 23 8 BAL19 23 27 23 23 9 BAL19 27 14 23 23 10 BAL19 27 14 27 23 11 BAL19 23 14 23 23 12 BAL19 23 27 23 23 13 BAL19 23 27 23 23 14 BAL19 23 27 23 23 15 BAL19 23 7 23 23 16 BAL19 27 27 23 23 17 BAL19 27 27 27 23 18 BAL19 27 34 27 23 19 BAL19 7 27 27 23 20 BAL19 3 27 23 23 21 BAL19 3 27 27 23 22 BAL19 27 27 7 3 (East section) 15 27 23 3 23 BAL19 (West section) 27 24 BAL19 15 15 23 23 25 BAL19 27 15 7 23 26 BAL19 15 27 23 0 (North section) 27 27 10 3 27 BAL19 (South section) 11
Bushfire Report Livingston Natural Resource Services 7 All Lots have building areas at BAL 19. Dependant on the level of fuel management on adjacent properties some Lots may have building areas at BAL 12.5 with larger setbacks and HMA’s.
HAZARD MANAGEMENT AREAS - STAGING
There are no Hazard Management requirements on any residential lot during staging. At any stage of development all land within the subdivision road lot where it is adjacent to a developed lot must be managed at fuel loads considered low threat vegetation whether or not the road is constructed to that extent or not.
Bushfire Report Livingston Natural Resource Services 8
Figure 1: Proposed Lots and building areas
Bushfire Report Livingston Natural Resource Services 9 ROADS
Subdivision roads within bushfire prone areas must comply with the relevant elements of Table E1 Roads from the of Planning Directive No. 5.1 Bushfire-Prone Areas Code. If staged road construction occurs the terminus must meet turning circle requirements.
Table E1: Standards for roads
Element Requirement A. Roads Unless the development standards in the zone require a higher standard, the following apply: two-wheel drive, all-weather construction; load capacity of at least 20t, including for bridges and culverts; minimum carriageway width is 7m for a through road, or 5.5m for a dead-end or cul-de-sac road; minimum vertical clearance of 4m; minimum horizontal clearance of 2m from the edge of the carriageway; cross falls of less than 3 degrees (1:20 or 5%); maximum gradient of 15 degrees (1:3.5 or 28%) for sealed roads, and 10 degrees (1:5.5 or 18%) for unsealed roads; curves have a minimum inner radius of 10m; dead-end or cul-de-sac roads are not more than 200m in length unless the carriageway is 7 metres in width; dead-end or cul-de-sac roads have a turning circle with a minimum 12m outer radius; and carriageways less than 7m wide have ‘No Parking’ zones on one side, indicated by a road sign that complies with Australian Standard AS1743-2001 Road signs-Specifications.
Bushfire Report Livingston Natural Resource Services 10 PROPERTY ACCESS
Access to bushfire prone lots must comply with the relevant elements of Table E2 Access from the Planning Directive No. 5.1 Bushfire-Prone Areas Code.
Table E2: Standards for Property Access
Column 1 Column Element Requirement2 A. Property access length is less There are no specified design and construction requirements. than 30 metres; or access is not required for a fire appliance to access a water connection point. B. Property access length is 30 The following design and construction requirements apply to property access: metres or greater; or access (1) All-weather construction; for a fire appliance to a water (2) Load capacity of at least 20 tonnes, including for bridges and culverts; connection point. (3) Minimum carriageway width of 4 metres; (4) Minimum vertical clearance of 4 metres; (5) Minimum horizontal clearance of 0.5 metres from the edge of the carriageway; (6) Cross falls of less than 3 degrees (1:20 or 5%); (7) Dips less than 7 degrees (1:8 or 12.5%) entry and exit angle; (8) Curves with a minimum inner radius of 10 metres; (9) Maximum gradient of 15 degrees (1:3.5 or 28%) for sealed roads, and 10 degrees (1:5.5 or 18%) for unsealed roads; and (10) Terminate with a turning area for fire appliances provided by one of the following: (a) A turning circle with a minimum inner radius of 10 metres; or (b) A property access encircling the building; or (c) A hammerhead “T” or “Y” turning head 4 metres wide and 8 metres long. C. Property access length is 200 The following design and construction requirements apply to property access: metres or greater. (1) The Requirements for B above; and (2) Passing bays of 2 metres additional carriageway width and 20 metres length provided every 200 metres.
Bushfire Report Livingston Natural Resource Services 11 D. Property access length is The following design and construction requirements apply to property access: greater than 30 metres, and (1) Complies with Requirements for B above; and access is provided to 3 or (2) Passing bays of 2 metres additional carriageway width and 20 metres length must be provided every more properties. 100 metres.
FIRE FIGHTING WATER SUPPLY
The subdivision may be serviced by a new reticulated supply. New hydrants must meet the requirements of Table 4 of Planning Directive No. 5.1 Bushfire-Prone Areas Code. Where the furthest extents of any habitable buildings are greater than 120m from a hydrant, static water supplies must be installed prior to construction that meet the requirements of Table E5 of Planning Directive No. 5.1 Bushfire-Prone Areas Code.
Table E4 Reticulated water supply for fire fighting
Element Requirement A. Distance between The following requirements apply: building area to be (a) the building area to be protected must be located within 120m of a fire hydrant; and protected and water supply. (b) the distance must be measured as a hose lay, between the fire fighting water point and the furthest part of the building area. B. Design criteria for fire The following requirements apply: hydrants (a) fire hydrant system must be designed and constructed in accordance with TasWater Supplement to Water Supply Code of Australia WSA 03 – 2011-3.1 MRWA 2nd Edition; and (b) fire hydrants are not installed in parking areas.
Bushfire Report Livingston Natural Resource Services 12 C. Hardstand A hardstand area for fire appliances must be: (a) no more than 3m from the hydrant, measured as a hose lay; (b) no closer than 6m from the building area to be protected; (c) a minimum width of 3m constructed to the same standard as the carriageway; and (d) connected to the property access by a carriageway equivalent to the standard of the property access.
Table E5 Static water supply for fire fighting Column Column 2 Element1 Requirement A. Distance between The following requirements apply: building area to be a) The building area to be protected must be located within 90 metres of the water connection protected and water point of a static water supply; and supply b) The distance must be measured as a hose lay, between the water point and the furthest part of the building area. B. Static Water Supplies A static water supply: a) May have a remotely located offtake connected to the static water supply; b) May be a supply for combined use (fire fighting and other uses) but the specified minimum quantity of fire fighting water must be available at all times; c) Must be a minimum of 10,000 litres per building area to be protected. This volume of water must not be used for any other purpose including fire fighting sprinkler or spray systems; d) Must be metal, concrete or lagged by non-combustible materials if above ground; and e) If a tank can be located so it is shielded in all directions in compliance with Section 3.5 of AS 3959- 2009, the tank may be constructed of any material provided that the lowest 400 mm of the tank exterior is protected by: (i) metal; (ii) non-combustible material; or (iii) fibre-cement a minimum of 6 mm thickness.
Bushfire Report Livingston Natural Resource Services 13 Column Column 2 Element1 Requirement C. Fittings, pipework and Fittings and pipework associated with a water connection point for a static water supply must: accessories (including (a) Have a minimum nominal internal diameter of 50mm; stands and tank (b) Be fitted with a valve with a minimum nominal internal diameter of 50mm; supports) (c) Be metal or lagged by non-combustible materials if above ground; (d) Where buried, have a minimum depth of 300mm (compliant with AS/NZS 3500.1-2003 Clause 5.23); (e) Provide a DIN or NEN standard forged Storz 65 mm coupling fitted with a suction washer for connection to fire fighting equipment; (f) Ensure the coupling is accessible and available for connection at all times; (g) Ensure the coupling is fitted with a blank cap and securing chain (minimum 220 mm length); (h) Ensure underground tanks have either an opening at the top of not less than 250 mm diameter or a coupling compliant with this Table; and (i) Where a remote offtake is installed, ensure the offtake is in a position that is: (i) Visible; (ii) Accessible to allow connection by fire fighting equipment; (iii) At a working height of 450 – 600mm above ground level; and (iv) Protected from possible damage, including damage by vehicles
D. Signage for static water The water connection point for a static water supply must be identified by a sign permanently fixed to connections the exterior of the assembly in a visible location. The sign must (a) comply with: Water tank signage requirements within AS 2304-2011 Water storage tanks for fire protection systems; or (b) comply with water tank signage requirements within Australian Standard AS 2304-2011 Water storage tanks for fire protection systems; or (c) comply with the Tasmania Fire Service Water Supply Signage Guideline published by the Tasmania Fire Service.
Bushfire Report Livingston Natural Resource Services 14 Column Column 2 Element1 Requirement E. Hardstand A hardstand area for fire appliances must be provided: (a) No more than three metres from the water connection point, measured as a hose lay (including the minimum water level in dams, swimming pools and the like); (b) No closer than six metres from the building area to be protected; (c) With a minimum width of three metres constructed to the same standard as the carriageway; and (d) Connected to the property access by a carriageway equivalent to the standard of the property access.
Bushfire Report Livingston Natural Resource Services 15 CONCLUSIONS
A 27 lot subdivision is proposed from 3 existing titles at 110 Hawk Hill Rd, Port Sorell (CT 30184/3) and East Glen Rd, Port Sorell (CT 34572/3 & CT 34961/1). The area is bushfire prone, being less than 100m from vegetation greater than 1ha in size. There is sufficient area on all lots to provide for a BAL 19 for any future habitable dwellings. Proposed Lot 1 contains an existing dwelling, it will retain sufficient land around the dwelling to manage fuel load and existing risk and is considered exempt for the purposes of subdivision.
There are no Hazard Management requirements on any residential lot other than lots being built upon during staging. At any stage of development all land within the subdivision road lot where it is adjacent to a developed lot must be managed at fuel loads considered low threat vegetation whether or not the road is constructed to that extent or not. Hazard Management Areas around habitable Buildings must be established and maintained to at least the in accordance with the zones shown in the BHMP for the subdivision from commencement of construction on the lot.
Subdivision roads must comply with the relevant elements of Table E1 Roads from the of Planning Directive No. 5.1 Bushfire-Prone Areas Code. If staged road construction occurs the terminus must meet turning circle requirements. Access to all lots must comply with the relevant elements of Table E2 Access from the of Planning Directive No. 5.1 Bushfire-Prone Areas Code.
The subdivision may be serviced by a new reticulated supply. New hydrants must meet the requirements of Table 4 of Planning Directive No. 5.1 Bushfire-Prone Areas Code. Where the furthest extents of habitable buildings are greater than 120m from a hydrant, static water supplies must be installed prior to commencement of construction, that meet the requirements of Table E5 of Planning Directive No. 5.1 Bushfire-Prone Areas Code.
REFERENCES
DPIPWE. (2010, March 22th). Tasmanian Register of Water Licences and Dam Permits. Retrieved March 29th, 2010, from Water Information Management System: http://wims.dpiwe.tas.gov.au. DPIPWE. (n.d.). Model Isohyets 1970 - 2005. Grose, C. J. (1999). Land capability Handbook. Guidelines for the Classification of Agricultural Land in Tasmania. (Second Edition ed.). Tasmania, Australia: Department of Primary Industries, Water and Environment. Gunn, R. H., Beattie, J. A., Reid, R. E., & van de Graaff, R. H. (1988). Australian Soil and Land Survey Handbook: Guidelines for Conducting Surveys. Melbourne: Inkata Press. Isbell, R. F. (2002). The Australian soil classification (Revised Edition ed.). Melbourne: CSIRO Publishing. Launceston City Council. (2012). Launceston Interim Planning Scheme. Learmonth, R., Whitehead, R., Boyd, B., & Fletch. (2007). Living and Working in Rural Areas. A handbook for managing land use conflict issues on the NSW North Coast.
Bushfire Report Livingston Natural Resource Services 16 McDonald, R. C., Isbell, R. F., Speight, J. G., Walker, J., & Hopkins, M. S. (1998). Australian Soil and Land Survey Field Handbook (Second Edition ed.). Canberra: Australian Collaborative Land Evaluation Program, CSIRO Land and Water. Noble, K. E. (1993). Land Capability Survey of Tasmania. Meander Report, 1:100 000. Tasmania, Australia: Department of Primary Industry. Queensland Government. (2008). Buffer Areas - Minimising conflict between agriculture and residential areas. Queensland Government - Natural Resources, Mines and Water. Queensland Government Natural Resources Mines and Water. (2008). Buffer areas; Minimising conflict between agricultural and residential areas. Queensland: Department of Natural Resources Mines and Water. Spanswick, S. a. (1999). Quamby Soil report - Reconnaisance Soil Map Series of Tasmania, revised edition. Department of Primary Industries, Water and Environment . Standards Australia. (2009). AS 3959-2009 Construction of Buildings in Bushfire Prone Areas.
Planning Commission (2017), Planning Directive No. 5.1 Bushfire-Prone Areas Code.
Bushfire Report Livingston Natural Resource Services 17 APPENDIX 1 – MAPS
Figure 2: Location existing lots in red
Bushfire Report Livingston Natural Resource Services 18
Figure 3: Aerial Image
Bushfire Report Livingston Natural Resource Services 19
Figure 4: Proposed Subdivision Plan
Bushfire Report Livingston Natural Resource Services 20 APPENDIX 2 –BUSHFIRE HAZARD MANAGEMENT PLAN
BUSHFIRE-PRONE AREAS CODE
CERTIFICATE1 UNDER S51(2)(d) LAND USE PLANNING AND APPROVALS ACT 1993
1. Land to which certificate applies2
Land that is the Use or Development Site that is relied upon for bushfire hazard management or protection.
Name of planning scheme or instrument: Latrobe Interim Planning Scheme 2013
Street address: 110 Hawk Hill Rd, Shearwater & East Glen Road, Port Sorell
Hawk Hill Rd – CT 30184/3 & PID 6514408 Certificate of Title / PID: East Glen – CT 34572/3 & CT 34961/1, PID 7597962
Land that is not the Use or Development Site that is relied upon for bushfire hazard management or protection.
Street address:
Certificate of Title / PID:
2. Proposed Use or Development
Description of Use or Development:
A 27 lot subdivision plus road from 3 existing titles.
Code Clauses:
❑ E1.4 Exempt Development ❑ E1.5.1 Vulnerable Use
1 This document is the approved form of certification for this purpose, and must not be altered from its original form.
2 If the certificate relates to bushfire management or protection measures that rely on land that is not in the same lot as the site for the use or development described, the details of all of the applicable land must be provided.
Certificate: Bushfire-Prone Areas Code v4.0 Page 26
E1.6.1 Subdivision ❑ E1.5.2 Hazardous Use
3. Documents relied upon
Documents, Plans and/or Specifications
Title: Subdivision Layout Revised
Author: Veris
Date: 25/10/2018 Version: PO3 Rev 1
Bushfire Hazard Report
Title: Bushfire Hazard Management Report, 110 Hawk Hill Road v2
Author: Scott Livingston
Date: 24/1/2019 Version: 2
Bushfire Hazard Management Plan
Title: Bushfire Hazard Management Plan, 110 Hawk Hill Road v2
Author: Scott Livingston
Date: 24/1/2019 Version: 2
Other Documents
Title:
Author:
Date: Version:
4. Nature of Certificate
❑ E1.4 – Use or development exempt from this code
Certificate: Bushfire-Prone Areas Code v4.0 Page 27
Reference to Applicable Assessment Criteria Compliance Requirement Document(s)
❑ E1.4 (a) Insufficient increase in risk
❑ E1.5.1 – Vulnerable Uses Reference to Applicable Assessment Criteria Compliance Requirement Document(s)
❑ E1.5.1 P1 Residual risk is tolerable
❑ E1.5.1 A2 Emergency management strategy
❑ E1.5.1 A3 Bushfire hazard management plan
❑ E1.5.2 – Hazardous Uses Reference to Applicable Assessment Criteria Compliance Requirement Document(s)
❑ E1.5.2 P1 Residual risk is tolerable
❑ E1.5.2 A2 Emergency management strategy
❑ E1.5.2 A3 Bushfire hazard management plan
E1.6 – Development standards for subdivision E1.6.1 Subdivision: Provision of hazard management areas Reference to Applicable Assessment Criteria Compliance Requirement Document(s) Hazard Management Areas are ❑ E1.6.1 P1 sufficient to achieve tolerable risk
❑ E1.6.1 A1 (a) Insufficient increase in risk
E1.6.1 A1 (b) Provides BAL 19 for all lots Bushfire Hazard Management Plan, 110 Hawk Hill Road v2
❑ E1.6.1 A1 (c) Consent for Part 5 Agreement
Certificate: Bushfire-Prone Areas Code v4.0 Page 28
E1.6.2 Subdivision: Public and fire fighting access Reference to Applicable Assessment Criteria Compliance Requirement Document(s)
❑ E1.6.2 P1 Access is sufficient to mitigate risk
❑ E1.6.2 A1 (a) Insufficient increase in risk
Access complies with Tables E1, E2 E1.6.2 A1 (b) Bushfire Hazard Management Plan, & E3 110 Hawk Hill Road v2
E1.6.3 Subdivision: Provision of water supply for fire fighting purposes Reference to Applicable Assessment Criteria Compliance Requirement Document(s)
❑ E1.6.3 A1 (a) Insufficient increase in risk
Reticulated water supply complies E1.6.3 A1 (b) Bushfire Hazard Management Plan, with Table E4 110 Hawk Hill Road v2
Water supply consistent with the ❑ E1.6.3 A1 (c) objective
❑ E1.6.3 A2 (a) Insufficient increase in risk
Static water supply complies with E1.6.3 A2 (b) Bushfire Hazard Management Plan, Table E5 110 Hawk Hill Road v2
Static water supply is consistent with ❑ E1.6.3 A2 (c) the objective
Certificate: Bushfire-Prone Areas Code v4.0 Page 29
5. Bushfire Hazard Practitioner3
Name: Scott Livingston Phone No: 0438 951 021
Address: 12 Powers Rd Fax No:
Underwood Email [email protected] Address: Tasmania 7268
Accreditation No: BFP – 105 Scope: 1, 2, 3A, 3B, 3C
6. Certification
I, certify that in accordance with the authority given under Part 4A of the Fire Service Act 1979 –
The use or development described in this certificate is exempt from application of Code E1 – Bushfire- Prone Areas in accordance with Clause E1.4 (a) because there is an insufficient increase in risk to the ❑ use or development from bushfire to warrant any specific bushfire protection measure in order to be consistent with the objectives for all the applicable standards identified in Section 4 of this Certificate.
or
There is an insufficient increase in risk from bushfire to warrant the provision of specific measures for bushfire hazard management and/or bushfire protection in order for the use or development described ❑ to be consistent with the objective for each of the applicable standards identified in Section 4 of this Certificate.
and/or
The Bushfire Hazard Management Plan/s identified in Section 3 of this certificate is/are in accordance with the Chief Officer’s requirements and can deliver an outcome for the use or development described that is consistent with the objective and the relevant compliance test for each of the applicable standards identified in Section 4 of this Certificate.
Signed: certifier
Date: 24/1/2019 Certificate No: SRL18/43S2
3 A Bushfire Hazard Practitioner is a person accredited by the Chief Officer of the Tasmania Fire Service under Part IVA of Fire Service Act 1979. The list of practitioners and scope of work is found at www.fire.tas.gov.au.
Certificate: Bushfire-Prone Areas Code v4.0 Page 30
CERTIFICATE OF QUALIFIED PERSON – ASSESSABLE Section 321 ITEM
To: Veris Owner /Agent
Address 100 Best St Form 55 Devonport 7310 Suburb/postcode
Qualified person details:
Qualified person: Scott Livingston
Address: 12 Powers Rd Phone No: 0438 951 201
Underwood 7268 Fax No:
Licence No: BFP-105 Email address: [email protected]
Qualifications and Accredited Bushfire Assessor (description from Column 3 of the Insurance details: Director of Building Control’s Determination)
Speciality area of Bushfire Assessment (description from Column 4 of the expertise: Director of Building Control’s Determination)
Details of work:
Address: 110 Hawk Hill Rd, Shearwater (CT Lot No: 2-27 30184/3) & East Glen Road, (CT 34572/3 & CT 34961/1)
Port Sorell 7307 Certificate of title No: 30184/3 34572/3 34961/1
The assessable Bushfire Attack Level (BAL) (description of the assessable item being item related to certified) Assessable item includes – this certificate: - a material; - a design - a form of construction - a document - testing of a component, building system or plumbing system - an inspection, or assessment, performed
Certificate details:
Certificate type: Bushfire Hazard (description from Column 1 of Schedule 1 of the Director of Building Control’s Determination)
This certificate is in relation to the above assessable item, at any stage, as part of - (tick one) building work, plumbing work or plumbing installation or demolition work: ✓ or a building, temporary structure or plumbing installation:
Director of Building Control – Date Approved 1 January 2017 Building Act 2016 - Approved Form No. 55
In issuing this certificate the following matters are relevant – Documents: • Bushfire Attack Level Assessment & Report
Relevant calculations: BAL 19
References: • Australian Standard 3959 • Interim Planning Directive No.1.1 • Building Amendment Regulations 2016 • Director of Building Control, Determination • Guidelines for development in bushfire prone areas of Tasmania
Substance of Certificate: (what it is that is being certified)
1. Assessment of the site Bushfire Attack Level (BAL) to Australian Standards 3959
Director of Building Control – Date Approved 1 January 2017 Building Act 2016 - Approved Form No. 55
Scope and/or Limitations
Scope: This report was commissioned to identify the Bushfire Attack Level for the existing property. All comment, advice and fire suppression measures are in relation to compliance with Interim Planning Directive No 1.1, Bushfire-Prone Areas Code issued by the Tasmanian Planning Commission, the Building Code of Australia and Australian Standards, AS 3959-2009, Construction of buildings in bushfire-prone areas. Limitations: The inspection has been undertaken and report provided on the understanding that;- 1. The report only deals with the potential bushfire risk all other statutory assessments are outside the scope of this report. 2. The report only identifies the size, volume and status of vegetation at the time the site inspection was undertaken and cannot be relied upon for any future development. 3. Impacts of future development and vegetation growth have not been considered.
I certify the matters described in this certificate.
Signed: Certificate No: Date: Qualified person: SRL18/45S2 24/1/2019
Director of Building Control – Date Approved 1 January 2017 Building Act 2016 - Approved Form No. 55
2018
Site Suitability Assessment for proposed 27 lot subdivision at 110 Hawk Hill Road, East Glen 7307
Proposed Subdivision Assessment for land at East Glen 1
Contents Executive Summary ...... 4 1. Introduction ...... 5 2. Methodology ...... 5 3. Site and Soil Evaluation Results – Existing Conditions ...... 5 3.1 Topography & Aspect ...... 5 Figure 1: Site Location Plan...... 6 ...... 7 Figure 2: Sub-division layout Illustrating proposed lots & test hole locations ...... 7 3.2 Vegetation ...... 8 3.3 Geology ...... 8 3.4 Soils ...... 8 Figure 3 Area of investigation (Boundaries are approximate only) ...... 9 Table 1 -Tasmania Department of Mines–Geological Atlas 1:25,000 Series – Dilston ...... 9 4. Site Features ...... 10 4.1 Site Limitations and Constraints ...... 10 4.2 Existing Dwelling ...... 10 4.3 Summary Assessment - Site Constrains Map ...... 11 Figure 4: Site Constraints Map ...... 12 5. Assessment Report ...... 13 5.1 Background ...... 13 5.2 Assessment Determination ...... 13 5.3 Recommended System Design(s) ...... 14 5.4 Storm Water Disposal ...... 14 6. Conclusion & Recommendations ...... 15 Appendix A Methodology & Trench 3 Results ...... 16 Site Capability ...... 16 Environmental Sensitivity ...... 16 Assessment Report ...... 17 Appendix B: Site Modeling using Trench 3TM ...... 18 Appendix C Photos ...... 21 Plate 1 – Looking south over Lot 2 (Test Hole 1) ...... 21 Plate 2 – Looking west over Lot 3 ...... 21 Plate 3 – Looking east over the rocky Lot 10 ...... 22 Plate 4 – Looking East over Lot 6 ...... 22 Appendix D – Soil Profiles & Test Pit Photos ...... 26
List of Figures and Table Figure 1: Site Location Plan...... 6 Figure 2: Sub-division layout Illustrating proposed lots & test hole locations ...... 7 Figure 3 Area of investigation (Boundaries are approximate only) ...... 9 Figure 4: Site Constraints Map ...... 12
Table 1 -Tasmania Department of Mines–Geological Atlas 1:25,000 Series – Dilston ...... 9
Proposed Subdivision Assessment for land at East Glen 2
Document History and Status Issue Rev. Issued To Qty Date Prepared Reviewed
0 1 Veris Ltd 1 12/7/18 TS / JMW JMW
1 2 Veris Ltd 1 21/12/18 TS/ JMW JMW
Printed: 19 September 2019 3:36 PM File Name: East Glen Subdivision - Report Project Manager: Jamie Wood Name of Organisation: Veris Ltd Name of Project: 27 Lot Subdivision – East Glen Job Number: 18046
Sustainable Environmental Assessment and Management (SEAM) 1 “The Old Parsonage”, 160 New Town Road, NEW TOWN 7008 49c Stewart Best St, DEVONPORT 7310 PO Box 2064, Lower Sandy Bay 7005 Ph: (03) 62281600 www.seam.com.au, [email protected] ABN 79 682 304 517
1SEAM is an environmental management consultancy with complementary environmental health services which commenced operation in 2002. SEAM provides a state wide service specialising in on site wastewater management, solid waste management, sustainability assessments and environmental and public health contracting. SEAM is a business founded on the premises of sustainability. In Tasmania, the principles of sustainable management (development) are enshrined in a suite of legislation known as the Resource Management and Planning System. Proposed Subdivision Assessment for land at East Glen 3
Executive Summary
This assessment follows a request from Veris Ltd to ascertain if the land proposed for the subdivision is suitable for the installation of onsite wastewater disposal systems.
The proposed subdivision has similar geology throughout with a few areas of rocky deposits.
Lots 1 through 4, Lot 6, 7, 8, Lot 11, 12, Lots 14, 15 and Lots 17 through 24, and Lots 26 and 27: All of these lots have moderate drainage with minimal rock constant throughout the soils. The soils consist of medium to heavy (Category 6) soils.
Lot 5: Lot 5 has a dam located towards the southern boundary of the lot. The soils consist of medium to heavy (Category 6) soils. This lot will require particular on site wastewater management such as an Aerated Wastewater Treatment System (see page 13 for details)
Lots 9, 10, 16 and 25 All of these lots have large amounts of rock throughout the soils. Due to the rock within these lots, all of the lots have been increased in size to allow for wastewater disposal. This will allow a greater space for wastewater disposal that is not impacted upon by the areas of rock, or will allow for a modified disposal area to be used.
Proposed Subdivision Assessment for land at East Glen 4
1. Introduction
This assessment follows a request from Veris Ltd to ascertain if the land proposed for the subdivision is suitable for the installation of onsite wastewater disposal systems. The request was made by Veris Ltd on behalf of the land owners (John McCoy & Mark Dorling).
The Site Location Plan is shown in Figure 1 and the Site Plan with proposed lots is presented in Figure 2. The assessment provides an appraisal of suitability of wastewater disposal for each of the proposed 27 lots.
2. Methodology
This wastewater assessment is based on the initial subdivision plan. A site visit was made on the 21st June and 4th July 2018 by James Wood and test holes were taken (excavated) throughout the site by Tony Sims of Sims Plumbing. Approximate locations of these test holes are shown on the Site Plan (Figure 2), and a soil profile of each test hole is attached in Appendix D. Soil Samples were also collected for analysis.
The assessment was carried out in accordance with AS 1547 – 2012 and using the AIEH recognised Trench 3 program. The methodology for the assessment is in Appendix A. The modeling results are representative of all lots and a detailed design for each lot will be required when Building approval is sought.
In preparing the assessment, the following documentation has been reviewed: Subdivision plan prepared by Veris Ltd Tasmania Department of Mines – Geological Atlas 1:63,360 Series – Beaconsfield Google Earth map “The List” Tasmanian government website
3. Site and Soil Evaluation Results – Existing Conditions
3.1 Topography & Aspect The proposed subdivision consists of moderate slopes ranging from flat to a maximum of 4 degrees. The soils are category 5/6 throughout.
There are no significant factors other than the dam on lot 5 and the surface and subsurface rock in Lots 9, 10 and on lots 16 and lot 25.
Proposed Subdivision Assessment for land at East Glen 5
Figure 1: Site Location Plan
Proposed Subdivision Assessment for land at East Glen 6 Figure 2: Sub-division layout Illustrating proposed lots & test hole locations
TH 6 TH 7
TH 1 TH 5 Rocky areas
TH 4 Dams TH 3
TH 2
TH 13
TH 12
TH 10 TH 14 Rocky TH 11 Area TH 9 TH 8
TH 15
Proposed Subdivision Assessment for land at East Glen 7 Geological Boundary Rocky Silts (Area 1) Clay Loam (Area 2) Test Hole 1
Test Hole 14 Test Hole 13
Test Hole 15 & 16
Test Hole 10 Test Hole 11
3.2 Vegetation
The vegetation consists of forest vegetation throughout. Allocasuarina Scattered trees, grasses Grassland Various eucalypt species
3.3 Geology
The Tasmania Department of Mines – Geological Atlas 1:63,360 - Beaconsfield, lists the soils in the area as a combination of: Jdl – Jurassic Dolerite Ts – Sand Clay and Gravel See geological map over page
3.4 Soils
Despite the different geological features throughout the site, the test holes revealed very similar soil profiles albeit with varying depths of each soil type.
Generally black/grey silty loams over, orange/white medium to heavy clays throughout the site.
See Appendix D for all Soil profiles and further soil information relating to soil conditions
Proposed Subdivision Assessment for land at East Glen 8
Figure 3 Area of investigation (Boundaries are approximate only)
Table 1 -Tasmania Department of Mines–Geological Atlas 1:25,000 Series – Dilston
Proposed Subdivision Assessment for land at East Glen 9
4. Site Features
4.1 Site Limitations and Constraints
We have conducted a site evaluation for any specific lot which represents all of the proposed 27 lots, except those lots that have been identified with site constraints.
There were some site features that are limitations for wastewater disposal. The issues that were identified are: o Clay Soils o Rocky soils o Close proximity to water courses including dams & drainage lines o Surface water
Positive aspects for the land overall include: Large land area(s) for wastewater disposal Good aspects with plenty of sunlight Good evapo-transpiration
4.2 Existing Dwelling
There is an existing dwelling on lot 1. The septic tank was identified however the exact location and sizing of the existing wastewater disposal trenches is unknown. However, at the time of the inspection there was no signs of failure. There remains ample land for future wastewater disposal therefore the system is deemed to be adequate.
The proposed lot 1 is planned to be 1.01 hectares in size. With this amount of space available, if the wastewater disposal system ever needs upgrading in the future there is adequate space available to do so.
Any future wastewater system upgrades will require a separate Site and Soil Evaluation and detailed design. Please contact SEAM if required.
Proposed Subdivision Assessment for land at East Glen 10
4.3 Summary Assessment - Site Constrains Map
A site constraints map has been prepared to highlight the results of this assessment (Fig 4).
Proposed Subdivision Assessment for land at East Glen 11 Dam and Low lying area with heavy clays and poor drainage.
Lots are higher up the slope. And are rocky. A modified disposal area may be required.
Figure 4: Site Constraints Map
Proposed Subdivision Assessment for land at East Glen 12
5. Assessment Report
5.1 Background
The Assessment Report collates all the information from the Site Capability Report and the Environmental Sensitivity Report and provides a recommended preliminary design.
This assessment assumes a 4 bedroom dwelling on tank water. The design assumes 2 people for the first 2 bedroom and one person for every other bedroom. With each person generating 120L wastewater per day a total wastewater loading of: 6 x 120 = 720L/day. This is a large potential loading and has been used to provide a level of conservatism to the preliminary designs.
5.2 Assessment Determination
Lots 1 through 4, Lot 6, 7, 8, Lot 11, 12, Lots 14, 15 and Lots 17 through 24, and Lots 26 and 27: All of these lots have gentle slopes with heavy clays underlying the silty loam topsoils. The drainage is moderate throughout with minimal rock. The soils consist of medium to heavy (Category 6) soils.
Based on site conditions it is recommended that either an Aerated Wastewater Treatment System (AWTS) with irrigation is utilised OR a septic tank system with raised evapo-transpiration (ET) beds be utilised.
Lot 5: Lot 5 has similar characteristics as the lots mentioned above. The major difference is the dam located towards the southern boundary of the lot. The soils consist of medium to heavy (Category 6) soils.
Based on site conditions it is recommended that either an Aerated Wastewater Treatment System (AWTS) with irrigation is utilised OR a septic tank system with raised evapo-transpiration (ET) beds be utilized. HOWEVER the wastewater disposal area will need to be located toward the northern area of the lot to avoid the location of the dam on the site.
Lots 9, 10, 16 and 25 These lots are generally located on the crest of a ridge. There is limited amounts of topsoil resulting in large areas of both surface and subsurface rock.
Due to the rock within these lots, all of the lots have been increased in size to allow for wastewater disposal. This will allow a greater space for wastewater disposal that is not impacted upon by the areas of rock, or will allow for a modified disposal area to be used.
Proposed Subdivision Assessment for land at East Glen 13
5.3 Recommended System Design(s)
For the purpose of determining lot sizes & disposal fields, we have assumed a dwelling of up to four (4) bedrooms will be constructed on each lot, using tank water supply. Once a total disposal area has been determined we have assumed this would occupy no more than 50% of the lot area (including a 100% reserve area) in order to determine the minimum lot sizes.
Disposal Area Required For Septic Tank & trenches The wastewater would typically be treated in a dual purpose septic tank followed by Evapo- Transpiration (ET) beds. Based on the Trench 3TM Modeling detailed in Appendix B the required disposal area for this would be 400m2 (a total of 75m x 1.2m x 0.6m of ET bed) with a secondary or reserve disposal area of 400m2 to be set aside for future use. The total disposal area required for this option is 800m2.
Disposal Area Required For AWTS & Irrigation The area required for irrigation is based on the following formula: A = Q / DIR, where A = Area in m², Q = Design Flow and DIR = Designed Irrigation Rate (mm / week). As the soils are classed as Category 6 the DIR is 2mm per day.
Therefore 720ltr / 2 = 360m² of primary irrigation area, an additional 360m2 backup area must also be made available. The total disposal area required for this option is 720m2.
5.4 Storm Water Disposal
The storm water from any proposed dwelling is to be directed away from the wastewater disposal area, into a dedicated absorption trench designed to handle storm water overflow for each lot. The use of water tanks also saves water.
Alternatively if storm water infrastructure is installed to collect and divert the current surface water problems, storm water from any future dwellings can be connected into the infrastructure.
Proposed Subdivision Assessment for land at East Glen 14
6. Conclusion & Recommendations
Lots 1 through 4, Lot 6, 7, 8, Lot 11, 12, Lots 14, 15 and Lots 17 through 24, and Lots 26 and 27: These lots are all over 8,600m2 and due to the large size of the proposed lots are suitable for either AWTS with irrigation OR septic tank with modified disposal area (ET beds).
Lot 5: Lot 5 consists of over 10,400m2. Therefore, even with the dam located in the southern area of the lot, there is still ample room available for a dwelling, access, outbuildings and a wastewater disposal area. Therefore Lot 5 is deemed suitable for either AWTS with irrigation OR septic tank with modified disposal area (ET beds). Located away from the southern area of the lot.
Lots 9, 10, 16 and 25 All of these lots have large amounts of rock throughout the soils. These lots may require either:
An Aerated Wastewater Treatment System (AWTS) with a modified wastewater disposal area.
The modified disposal area can consist of raised beds or an irrigation area with imported soil to achieve an adequate distance (depth of soil) between the base of the disposal area pipework and any rock. The distance is to comply with AS/NZS 1547:2012.
If this is the preferred option, then it is to become a caveat on those affected titles.
The site constraints of the proposed subdivision with respect to onsite wastewater management are illustrated on Figure 4.
As all lots meet the recommended lot sizes then it is considered that there is sufficient area on each lot for a dwelling, other outbuildings, access, storm water disposal and wastewater disposal.
The final onsite wastewater management system is to be determined for each of the new proposed lots when detailed house plans are prepared.
Proposed Subdivision Assessment for land at East Glen 15
Appendix A Methodology & Trench 3 Results
The SSE is a report that identifies any significant issue that may inhibit or retard wastewater disposal. When an issue is identified then ways to ameliorate the impacts are considered. The outcomes of this process may result in the development being modified to try and resolve the issue. A SSE consists of 3 components: site capability, environmental sensitivity and assessment report
Site Capability Site capability parameters include: Design area Density of disposal systems Slope angle Slope form Surface drainage Flood potential Heavy rain events Aspect Frequency of strong winds Wastewater volume Sodium Absorption Ratio (SAR) of septic tank effluent SAR of sullage Soil thickness Depth to bedrock Surface rock outcrop Cobbles in soil Soil pH Soil bulk density Soil dispersion Adopted permeability Long term acceptance rate and Design loading
Environmental Sensitivity Environmental Sensitivity parameters include: Cation exchange capacity Phosphorus absorption capacity Annual rainfall Minimum depth to water table Annual nutrient load Groundwater environmental values Minimum separation distance required Risk to adjacent bores Surface water environmental values Distance to nearest surface waters Distance to nearest other features Risk of slope instability Distance to landslip
Proposed Subdivision Assessment for land at East Glen 16
Assessment Report The Assessment Report collates all the information from the Site Capability Report and the Environmental Sensitivity Report and provides a recommended design including the size of the disposal field. In this case the design is indicative only, and the design is not be used for any particular dwelling or lot.
Proposed Subdivision Assessment for land at East Glen 17
Appendix B: Site Modeling using Trench 3TM
Proposed Subdivision Assessment for land at East Glen 18
Proposed Subdivision Assessment for land at East Glen 19
Proposed Subdivision Assessment for land at East Glen 20
Appendix C Photos
Plate 1 – Looking south over Lot 2 (Test Hole 1)
Plate 2 – Looking west over Lot 3
Proposed Subdivision Assessment for land at East Glen 21
Plate 3 – Looking east over the rocky Lot 10
Plate 4 – Looking East over Lot 6
Proposed Subdivision Assessment for land at East Glen 22
Plate 5 – Dam on Lot 5
Plate 6 – Existing dwelling on Lot 1
Proposed Subdivision Assessment for land at East Glen 23
Plate 7 – Looking east over Lot
Plate 8 – Existing dwelling on Lot 1
Plate 9 – Rocky soils on lot 16
Proposed Subdivision Assessment for land at East Glen 24
Plate 10 – Lot 14 – typical vegetation throughout the site
Plate 11 – Existing dwelling on Lot 1
Plate 12 – Rocky soils within Lot 25
Proposed Subdivision Assessment for land at East Glen 25
Appendix D – Soil Profiles & Test Pit Photos
Proposed Subdivision Assessment for land at East Glen 26
Test Hole 1 Test Hole 2
Test Hole 3 Test Hole 4
Test Hole 5 Test Hole 6
Proposed Subdivision Assessment for land at East Glen 27
Proposed Subdivision Assessment for land at East Glen 28
Test Hole 7 Test Hole 8
Test Hole 9 Test Hole 10
Test Hole 11 Test Hole 12
Proposed Subdivision Assessment for land at East Glen 29
Proposed Subdivision Assessment for land at East Glen 30
Test Hole 13 Test Hole 14
Test Hole 15
Proposed Subdivision Assessment for land at East Glen 31
Subdivision Report – 110 Hawk Hill Road, East Glen
I/We authorise the Latrobe Council to make copies of the report for internal office use. Attached with the report or included with the application are original copies of all required certifications from suitably qualified persons.
REPORT BY: NAME OF ORGANISATION: (SEAM) Sustainable Environmental Assessment and Management
ADDRESS: Main Office:160 New Town Road, New Town, Hobart 7008 North West: 49c Stewart Street, Devonport 7310 Postal: PO Box 2064, Lower Sandy Bay 7005
CONTACT DETAILS: Phone: (03) 6228 1600 Fax: (03) 6228 1700 Mobile: 0419 330 686
Prepared By: J. M. Wood
Accredited Building Practitioner – Designer Hydraulic # CC1984K Certified Environmental Practitioner (Impact Assessment Specialist)
SIGNED: DATE: 21st December 2018
Proposed Subdivision Assessment for land at East Glen 32 Aboriginal Heritage SEARCH RECORD
This search for 110 HAWK HILL RD SHEARWATER TAS 7307 (PID 6514408) has not identified any registered Aboriginal relics or apparent risk of impacting Aboriginal relics.
This Search Record has been requested for Payal Patel at 2:15PM on 18 September 2019 and delivered to [email protected]. This Search Record expires on 18 March 2020. Your personal Search Identification Number is PS0080347.
Please be aware that the absence of records on the Aboriginal Heritage Register for the nominated area of land does not necessarily mean that the area is devoid of Aboriginal relics. If at any time during works you suspect the existence of Aboriginal relics, cease works immediately and contact Aboriginal Heritage Tasmania for advice. It is also recommended that you have on hand during any ground disturbance or excavation activities the Unanticipated Discovery Plan, to aid you in meeting requirements under the Aboriginal Heritage Act 1975 should Aboriginal relics be uncovered. There are requirements that apply under the Aboriginal Heritage Act 1975 . It is an offence to destroy, damage, deface, conceal or otherwise interfere with relics without a permit granted by the Minister. There is an obligation to report findings of relics as soon as practicable. This Search Record is confirmation that you have checked the Aboriginal Heritage Property Search website for this property. This Search Record will expire in six months from the search date.
If you have any queries please do not hesitate to contact Aboriginal Heritage Tasmania on 1300 487 045 or at [email protected] .
Aboriginal Heritage Tasmania Depar tment of Primar y Industries, Parks, Water and Environment Aboriginal Heritage SEARCH RECORD
This search for EAST GLEN PORT SORELL TAS 7307 (PID 7597962) has not identified any registered Aboriginal relics or apparent risk of impacting Aboriginal relics.
This Search Record has been requested for Payal Patel at 11:21AM on 03 October 2019 and delivered to [email protected]. This Search Record expires on 03 April 2020. Your personal Search Identification Number is PS0082526.
Please be aware that the absence of records on the Aboriginal Heritage Register for the nominated area of land does not necessarily mean that the area is devoid of Aboriginal relics. If at any time during works you suspect the existence of Aboriginal relics, cease works immediately and contact Aboriginal Heritage Tasmania for advice. It is also recommended that you have on hand during any ground disturbance or excavation activities the Unanticipated Discovery Plan, to aid you in meeting requirements under the Aboriginal Heritage Act 1975 should Aboriginal relics be uncovered. There are requirements that apply under the Aboriginal Heritage Act 1975 . It is an offence to destroy, damage, deface, conceal or otherwise interfere with relics without a permit granted by the Minister. There is an obligation to report findings of relics as soon as practicable. This Search Record is confirmation that you have checked the Aboriginal Heritage Property Search website for this property. This Search Record will expire in six months from the search date.
If you have any queries please do not hesitate to contact Aboriginal Heritage Tasmania on 1300 487 045 or at [email protected] .
Aboriginal Heritage Tasmania Depar tment of Primar y Industries, Parks, Water and Environment
F3.0 Hawk Hill Road / East Glen Specific Area Plan
F3.1 Hawk Hill Road / East Glen Specific Area Plan Purpose
The purpose of the Hawk Hill Road / East Glen Specific Area Plan is:
F3.1.1 To provide for residential use or development in a bush land setting where services are limited and existing natural landscape values are to be retained;
F3.1.2 To assist protection of wildlife habitat and landscape values of the Hawk Hill Road / East Glen Specific Area
F3.1.3 To protect and maintain the integrity of the existing skyline
F3.1.4 To minimise the visual intrusion of development on elevated areas that provide a green backdrop when viewed from the water and foreshore of Rubicon Estuary.
F3.1.5 To provide for visitor accommodation that is compatible with residential character
F3.2 Application of this Plan
F 3.2.1 This Specific Area Plan applies to the area of land designated as Hawk Hill Road / East Glen Specific Area Plan on the overlay maps.
F1.2.2 In the area of land this plan applies to, the provisions of the Specific Area Plan are in substitution for and in addition to the provisions of the Rural Living Zone and the Clearing and Conversion of Vegetation Code as specified in the relevant provisions. F3.3 Local Area Objectives
This subclause is not used in this specific area plan.
F3.4 Definition of Terms
F3.4.1 In this Specific Area Plan, unless the contrary intention appears: Terms Definition
Hawk Hill Road / East Glen means the land subject of this Specific Area Plan.
landscape values means the combined effect of visual qualities associated with landform, vegetation, pattern and visibility of development and infrastructure within a landscape unit as viewed from the water and foreshore of Rubicon Estuary
scenic quality means the visual impression of a landscape available from publicly accessible locations and which is relative to the aesthetic importance or distinctiveness of that landscape.
F3.5 Use Table
This clause in in substitution for Clause 13.2 in the Rural Living Zone.
Use Class Qualification
No Permit Required
Natural and cultural values management
Permitted
Residential If for a single or auxiliary dwelling
Utilities If minor utilities
Visitor Accommodation
Discretionary
Nil
Prohibited
All other uses
F3.6 Use Standards This clause in in substitution for Clause 13.3.1 in the Rural Living Zone.
Objective: That Visitor Accommodation is of a scale that is:
(a) Compatible with the landscape values of the site and surrounding area; (b) Does not cause an unreasonable loss of privacy; and (c) Does not impact the safety and efficiency of local roads or private rights of way
Acceptable Solution Performance Criteria
A1 P1
Visitor Accommodation: Visitor Accommodation must: (a) Guests are accommodated in existing (a) Not cause an unreasonable loss of privacy to buildings; and adjoining properties (b) Has a gross floor area of no more than (b) Be of a scale that respects the character of 300m² the area; (c) Not cause an unreasonable impact on the landscape values of the site; and
(d) Not adversely impact the safety and efficiency of the local road network or unreasonable disadvantage owners and users of right of carriageway
F3.7 Development Standards for Buildings and Works F3.7.1 Site Coverage This clause in in substitution for A3 & P3 for Clause 13.4.3 in the Rural Living Zone.
Objective: That site coverage: (a) Is compatible with the character of existing development in the area; (b) Minimises the impact on wildlife habitat and the landscape values of Hawk Hill Road / East Glen; and (c) Assists with the management of stormwater run off
Acceptable Solution Performance Criteria
A1 P1 The site coverage must be not more than Site coverage must be compatible with the 400m² landscape values of the site and surrounding area having regard to: (a) the topography of the site (b) the capacity of the site to absorb run off; (c) the size and shape of the site; (d) the existing buildings and any constraints imposed by existing development; and (e) the need to remove vegetation.
F3.7.2 Building height, setback, siting and exterior finishes This clause in in substitution for A1, P1, A2, P2, A4 & P4 for Clause 13.4.3 in the Rural Living Zone.
Objective: That building height, siting and exterior finishes: (a) Protects the amenity of adjoining properties; (b) Minimises the impact on the landscape values of Hawk Hill Road / East Glen and the surrounding area; (c) Minimises the visual intrusion of development on elevated areas; and (d) Protects and maintains the integrity of the existing skyline.
Acceptable Solution Performance Criteria
A1 P1 Building height must be not more than 6.5m Building height must be compatible with the landscape values of Hawk Hill Road / East Glen, having regard to: (a) the height, bulk and form of the proposed building; (b) the height, bulk and form of existing buildings; (c) the topography of the site; (d) the visual impact of the building when viewed from roads and the water and foreshore of Rubicon Estuary; and (e) the landscape values of the surrounding area.
A2 P2 Unless within a building area, shown on a Building setback from a frontage must be sealed plan, buildings must have a setback compatible with the landscape values of Hawk from a frontage not less than 10m Hill Road / East Glen and surrounding area, having regard to: (a) the topography of the site; (b) the frontage setbacks of adjacent buildings; (c) the height, bulk and form of existing and proposed buildings; (d) the appearance when viewed from roads and public places; (e) the safety of road users; and (f) the retention of vegetation.
A3 P3 Unless within a building area, shown on a Buildings must be sited to not cause an sealed plan, buildings must have a setback unreasonable loss of amenity, or impact on from side and rear boundaries not less than landscape values of Hawk Hill Road / East 20m Glen and surrounding area or the integrity of the existing skyline having regard to: (a) the topography of the site; (b) the size, shape and orientation of the site; (c) the side and rear setbacks of adjacent buildings; (d) the height, bulk and form of existing and proposed buildings; (e) the need to remove vegetation as part of the development;
(f) the appearance when viewed from roads and the water and foreshore of Rubicon Estuary; and (g) the landscape values of the surrounding area.
A4 P4 Exterior building finishes must have a light Exterior building finishes must not cause an reflectance value not more than 40%, in dark unreasonable loss of amenity to occupiers of natural tones of grey, green or brown. adjoining properties or detract from the landscape values of Hawk Hill Road / East Glen or surrounding area, having regard to: (a) the appearance of the building when viewed from adjacent sites, roads and the water and foreshore of Rubicon Estuary; (b) any screening vegetation; and (c) the nature of the exterior finishes.
F3.7.3 Fencing This clause is in addition to the requirements of the Rural Living Zone.
Objective: Fences: (a) assist to protect native vegetation and wildlife; and (b) have minimal visual impact on Hawk Hill Road / East Glen and surrounding area
Acceptable Solution Performance Criteria
A1 P1 The height of a fence must be no more than The height of a fence must be necessary for 1.3m management of domestic animals or exclusion of native fauna from cultivated areas
A2 P2 Fencing must: Fencing must have minimal impact of the landscape values of Hawk Hill Road / East (a) be constructed of wire, timber, brick or Glen and surrounding area stone; and (b) provide not less than 50% transparency
F3.7.4 Landscape Protection This clause is in addition to the requirements of the Rural Living Zone and the Clearing and Conversion of Vegetation Code
Objective: That the landscape values of the site and surrounding area are protected or managed to minimise adverse impacts.
Acceptable Solutions Performance Criteria
A1 P1 Building and works must: Building and works must be located to minimise native vegetation removal and the impact on (a) be located within a building area shown on landscape values, having regard to: a sealed plan; or (a) the extent of the area from which (b) be located on land already cleared. vegetation has been removed; (b) the extent of native vegetation to be removed; (c) any remedial or mitigation measures or revegetation requirements; (d) provision for native habitat for native fauna; (e) the management and treatment of the balance of the site or native vegetation areas; (f) the type, size, and design of development; and (g) the landscape values of the site and surrounding area.
F3.8 Development Standards for Subdivision
F3.8.1 Lot Design This clause in in substitution for A1 & P1, A2 & P2 in Clause 13.4.1 and Clause 13.4.7 in the Rural Living Zone.
Objective: That each lot: (a) Has an area and dimensions appropriate for use and development in Hawk Hill Road / East Glen; (b) Is provided with appropriate access to a road; (c) Contains areas which are suitable for residential development; (d) Minimises the impact on the landscape values of Hawk Hill Road / East Glen and surrounding area.
Acceptable Solution Performance Criteria
A1 P1 Each lot, or a lot proposed in a plan of Each lot, or a lot proposed in a plan of subdivision, must: subdivision, must have sufficient useable area
(a) have an area not less than 1.0ha; and and dimensions suitable for its intended use, having regard to: (i) be able to contain a minimum area of 15m x 20m clear of: (a) the relevant requirements for development of existing buildings on the a. all setbacks required by clause lots; F3.7.2 A2 and A3; and (b) the intended location of buildings on the b. easements or other restrictions lots; that limit or restrict development; and (c) the topography of the site; (ii) existing buildings are consistent with (d) any natural or landscape values; the setbacks required by clause (e) adequate provision of private open space; F3.7.2 A2 and A3; or and (b) Be required for public use by the Crown, a (f) the pattern of development existing on council or a State authority; established properties in the area, (c) Be required for the provision of Utilities; or and must be no more than 20% smaller than (d) be for the consolidation of a lot with the applicable lot size required by clause another lot provided each lot is within the F3.6.1 A1. same zone.
A2 P2 A lot must not be an internal lot An internal lot on a plan of subdivision must be: (a) reasonably required for the efficient use of land as a result of a restriction on the layout of lots imposed by: (i) slope, shape and topography of land; (ii) an established pattern of development; (iii) connection to the road network; (iv) a requirement to protect ecological, scientific, historic, cultural or aesthetic values, including vegetation; and (b) without likely impact on: (i) the amenity of adjacent land; and (ii) the landscape values of Hawk Hill Road / East Glen and surrounding area.
A3 P3 Each lot, or a lot proposed in a plan of Each lot, or a lot proposed in a plan of subdivision, excluding for public open space or subdivision must be provided with a frontage or Utilities, must have a frontage not less than legal connection to a road by a right of 6m. carriageway, that is sufficient for the intended use, having regard to: (a) the width of frontage proposed, if any;
(b) the number of other lots which have the land subject to the right of carriageway as their sole or principal means of access; (c) the topography of the site; (d) the functionality and useability of the frontage; (e) the ability to manoeuvre vehicles on the site; and (f) the pattern of development existing on established properties in the area,
and is not less than 3.6m wide.
A4 P4 Each lot, or a lot proposed in a plan of Each lot, or a lot proposed in a plan of subdivision must be provided with a vehicular subdivision must be provided with reasonable access from the boundary of the lot to a road in vehicular access to a boundary of a lot or accordance with the requirements of the road building area on the lot, if any, having regard authority. to: (a) the topography of the site; (b) the length of the access; (c) the distance between the lot or building area and the carriageway; (d) the nature of the road and the traffic; (e) the anticipated nature of vehicles likely to access the site; and (f) the ability for emergence services to access the site.
F3.8.2 Roads This clause is in addition to the requirements of the Rural Living Zone
Objective:
That the arrangement of new roads with a subdivision provides: (a) safe, convenient and efficient connections to assist accessibility and mobility of the community; (b) adequate accommodation of vehicular, pedestrian, cycling and public transport traffic; and (c) the efficient ultimate subdivision of the entirety of the land and of surrounding land.
Acceptable Solution Performance Criteria
A1 P1
The subdivision includes no new The arrangement and construction of roads within a roads subdivision must provide an appropriate level of access, connectivity, safety, convenience and legibility for vehicles, having regard to:
(a) any relevant road network plan adopted by the council; (b) the existing and proposed road hierarchy; (c) maximising connectivity with the surrounding road network; (d) appropriate access to public transport; and access for pedestrians and cyclists.
F3.8.3 Services This clause is in substitution for Clause 13.4.8 of the Rural Living Zone
Objective: To minimise the visual intrusion of electricity and telecommunications infrastructure
Acceptable Solution Performance Criteria A1 P1 Each lot must be connected to No performance criteria telecommunications and electricity supply by . underground services