DISCRETIONARY APPLICATION for Public Display

DISCRETIONARY APPLICATION For Public Display

Applicant: Philip Lighton Architects Pty Ltd

Location: 3096 Marlborough Road, Miena & Adjoining Crown Land and Road Reserve

Proposal: Hotel Industry, Visitor Accommodation & General Retail and Hire

DA Number: DA 2019 / 00088

Date Advertised: 08 April 2020

Date Representation Period Closes: 28 April 2020

Responsible Officer: Jacqui Tyson (Senior Planning Officer)

Contact Phone Number: (03) 6259 5503

Representations to: General Manager 19 Alexander Street BOTHWELL TAS 7030

Email: [email protected]

Report for the

Planning Permit Application

Central Highlands Council

Miena Village Development 3096 Marlborough Highway Miena

December 2019

Central Highlands Tasmania Pty Ltd 068.19106_Development Application Report Miena Village Development

Report for the Planning Permit Application Miena Village 3096 Marlborough Highway Miena Owner: Central Highlands Tasmania Pty Ltd Applicant: Philp Lighton Architects Pty Ltd Project management: Stanton Management Group Pty Ltd

Contents

1. Introduction 1

2. Site 3

3. Proposal + Concept 9

4. Indicative Staging 18

5. Building Design 23

6. Infrastructure + Engineering 25

7. Concept Cost Estimate 26

8. Town Planning 27

9. Community Benefits 29

10. Program of the Works 30

11. Author, Date + Attachments 31

Completed CHC Application for Planning Permit Form

Copy of Title information

Application for Planning Permit Drawings PLA DA01-16 Inclusive

CES Engineers’ Services Assessment Report

GES Preliminary Site Investigation Report

GES Bushfire Hazard Report

GES Onsite Waste Water Management Assessment Report

GES Waste Water Lagoon Decommissioning Report

Central Highlands Tasmania - Johns Group Tasmania December 2019 Page A 1

068.19106_Development Application Report Miena Village Development

1 Introduct i on Miena Village Submission Philp Lighton Architects Pty Ltd on behalf of, and as agents for, Central Highlands Tasmania Pty Ltd, submits this Application for Planning Approval Use and Development for the proposed development on land at 3096 Marlborough Highway, Miena, generally known as the Great Lake Hotel. Proposal Central Highlands Tasmania Pty Ltd proposes to develop the land for as a multi-use village – to be known as Miena Village - and will include the staged provision of: Refurbishment of the existing Hotel and General Store (completed) Demolition of the existing accommodation and construction of new Accommodation Lodges and Huts New Caravan and Motorhome park and associated facilities New Camping ground Refurbished public amenities New speciality retail outlets including a licenced Bottle Shop Demolition of the existing and construction of a new Hotel and General Store New ancillary buildings and facilities The estimated cost of the development is to the order of $20M + GST Consultation The proposal has been presented at various forums and the following consultation has occurred:  Central Highlands Tasmania Pty Ltd – ongoing presentations and displays  Central Highlands Council – presentation to the senior planning officer, for information and briefing  Department of State Growth – presentation to planning engineers in relation to road access  State Government – presentations to Government ministers Developer: Central Highlands Tasmania Pty Ltd The proponent and developer is: Central Highlands Tasmania Pty Ltd The majority shareholder is Johns Group Tasmania Pty Ltd James Johns, Managing Director GPO Box 479 Hobart TAS 7001 P: 0418 127 385 E: [email protected] Applicant: Philp Lighton Architects Pty Ltd The Applicant (and architect) for the development is: Philp Lighton Architects Pty Ltd Peter Gaggin FRAIA, Managing Director 49 Sandy Bay Road Hobart TAS 7000 P: 0419 878 779 E: [email protected]

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 1 068.19106_Development Application Report Miena Village Development

Project Management: SMG The Project manager is: Stanton Management Group Patrick Stanton, Project Manager 22 Groningen Road Kingston TAS 7050 M: 0418 121 595 E: [email protected]

Image: Miena Village – image of the proposed new Hotel

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 2 068.19106_Development Application Report Miena Village Development

2 S i t e Miena Village

Site Property name Great Lake Hotel Street Address 3096 Marlborough Road CNR Lake & Marlborough Highways TAS 7030 Site Location

Image: Tasmania - Great Lake – Miena - Site – Location

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 3 068.19106_Development Application Report Miena Village Development

Image: Great Lake – Miena - Location

Image: Site – Location (Google Earth) – Great Lake Hotel Lake Highway right, Marlborough Highway right to left. Existing Hotel, shop and outbuildings

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 4 068.19106_Development Application Report Miena Village Development

Image: Site – from near the intersection of Lake and Marlborough Highways. Great Lake hotel foreground accommodation cabins beyond

Image: Site from the Hotel looking South over the accommodation cabins and carpark

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 5 068.19106_Development Application Report Miena Village Development

Image: Entry to hotel

Image: Great Lake General Store. Visitor toilets to right

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 6 068.19106_Development Application Report Miena Village Development

Site Survey A site survey has been prepared by Leary & Cox Licensed Surveyors to assist in the production of the Submission. This site information has been electronically included onto the drawings. The land area is:  CT244058/1: 2.954Ha  CT21355/1: 2.032Ha Total 4.986Ha Topography is a gently sloping re-entrant hillside falling North towards the Marlborough Highway and East towards Great Lake. There are areas of rocky ground with cleared sections following a recent bushfire. The bed rock is close to natural ground level.

Image: Site – Survey –Leary & Cox Surveyors

Ownership The owners of the land is Central Highlands Tasmania Pty Ltd, of whom Johns Group Tasmania Pty Ltd is the major shareholder. Existing Site Development + Facilities Existing on the land are: Two storey HOTEL building, recently refurbished, comprising Ground Floor: Bar, Lounge Bar, Dining Room, Kitchen, Offices, Toilets and Stores

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 7 068.19106_Development Application Report Miena Village Development

First Floor: Staff accommodation – Bedrooms, Bathroom, Toilets, Kitchen and Lounge Single storey ACCOMMODATION CABINS: comprising: FISHERMEN’S CABINS FAMILY CABINS One Storey STORE building recently refurbished, incorporating fuel bowsers VISITOR TOILETS: Male and Female cubicles accessible by the public Single storey Colorbond SHED Small PUMP HOUSE Existing Building Services + Infrastructure Refer to the attached CES Services Report Existing Site Landscaping The whole of the land is classified as Biodiversity Protection Area – Low Risk Bushfire The land has been identified as bushfire prone. A bushfire assessment prepared identifies suitable building areas and concludes that: The assessed BAL level capable of being achieved for the building area described on the analysis plan is 12.5 (LOW) subject to the maintenance of the land between the building area and the site boundaries as hazard management areas. A bushfire protection plan and emergency evacuation plan will be incorporated into the Village Management Plan. It is considered that the land is capable of being used and developed in accordance with the Bushfire Prone Areas Code.

Image: Miena Village – view of Great Lake from the Northern lake look-out

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 8 068.19106_Development Application Report Miena Village Development

3 Proposal + C o n c e p t Miena Village Concept Planning Requirements The objective of the Miena Village project is to:  Sustainably redevelop the site that may include re-use, recycling of the existing facilities and buildings  Upgrade the services and infrastructure to provide for the above  Undertake the works in stages to maximise and maintain cash flow  Provide good return on investment Outcome  A mix of accommodation and hospitality venues appropriate to the anticipated clientele that offer a range of styles, experiences, and options dependant on the guests’ needs, budget and expectations.  To take advantage of both current and anticipated future high demand for mountain biking, bushwalking & fishing experiences including accommodation / dining.  Provide for a centrally located winter gourmet weekend escape experiences from throughout the state. Accommodation requirements Central Highlands Tasmania Pty Ltd wish to redevelop the site for: a. Lodges b. Caravan + Campervan park c. Amenities Block d. Camping Ground e. Leased Retail Outlets f. Accommodation Huts g. Hotel h. General Store i. Staff shared accommodation j. Stables k. Boat Shed + Laundry l. Shed + Shed extension m. Camp Kitchen n. Animal Rescue Centre + Visitor Information Centre

Details follow

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 9 068.19106_Development Application Report Miena Village Development a. Lodges BCA Class 3: Hostel accommodation 6 x Lodges shown on plan Dormitory style “Lodge” accommodation 8No. x bedrooms per lodge –with a mix of accommodation for school groups, scouts, friends’ weekends away etc Each with separate amenities and kitchen Floor area: Lodges: Ground Floor (single storey) each nom: 260m2

Image: Miena Village - image of the proposed Lodges Refer also attached Plans

b. Caravan + Campervan park 10No. x motorhome / caravan spaces shown on plan Drive through ability (service road) with concrete hardstand forecourt for each bay, together with power and water outlets

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 10 068.19106_Development Application Report Miena Village Development

c. Amenities Block To service the Caravan Park and Camping ground Male / Female / DDA toilets showers and Laundry Male: 3 x pans, 3 x showers, 4 x handbasins, separate DDA compliant toilet / shower / baby change Female : 3 x pans, 3 x showers, 4 x handbasins, separate DDA compliant toilet / shower / baby change Laundry: 1 x commercial washing machine and dryer - clothes-lines to North facing wall Nominal floor area: Amenities Block: Ground Floor (single storey) nom:160m2

Image: Miena Village - image of the proposed Amenities Block Refer also attached Plans d. Camping Ground Free range Camping ground for tents, swags etc. Amenities shared with caravans / motor homes

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 11 068.19106_Development Application Report Miena Village Development

e. Leased Retail Outlets BCA Class 6: Shop: 4-6 retail outlets / shops for specialised retail for activities associated with the Village, providing advice, parts, hire, accessories, apparel, maintenance, assistance, and repairs. These would be leased to external commercial entities. Mountain / Road Bike hire and sales Fishing Camping Motor Homes & Caravans Bushwalking etc Floor area: Leased Retail Outlets: Ground Floor (Single storey) each nom: 56m2 / 112m2 f. Accommodation Huts BCA Class 1A Dwelling Prefabricated (in part) and to provide different levels of accommodation options concealed / discrete parking, mountain bike secure storage, wet / mud room upon entry 2 Bedrooms with shared Bathroom, Kitchen / Lounge own shower / bathroom Floor area: Huts: Ground Floor (single storey) each nom: 70m2

Image: Miena Village - image of the proposed Accommodation Huts Refer also attached Plans

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 12 068.19106_Development Application Report Miena Village Development

g. Hotel BCA Class 6 Hotel - new building to provide for different levels of food and beverage options Sports bar / tavern – Foxtel, Keno, counter meals - good “pub food” Mid-range Bistro - Highland game style meals – shanks, goat, rabbit, venison etc 30 person restaurant / Lounge 4+ stars Highlighting Tasmanian produce and beverages (whiskey, gin etc) Minimum staffing – shared staff between venues Max 10 staff: 1 x site manager, 2 x domestic, 2 x shop, 4 x bar / kitchen, 1 x maintenance Rostering 7 x 10-12 hour shifts than 7 days off or similar Live on site staff accommodation above shop Wash down area for MTB External recreation areas – MTB, snow slides, snowball fights etc etc Floor area: Hotel: Double Storey: 600m2 Ground Floor, 110m2 First Floor

Image: Miena Village – New Hotel - Ground Floor Plan

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 13 068.19106_Development Application Report Miena Village Development

Image: Miena Village - image of the proposed Hotel from the Village

I mage: Miena Village - image of the proposed Hotel from the Highway side

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 14 068.19106_Development Application Report Miena Village Development h. General Store BCA Class 6 Shop – new building for roadhouse style General Store Look of building to reflect Hotel design style Fuel station One person working shop - point of sale / coffee serving - and one person assisting with rest of shop enquiries. Takeaways especially good coffee General grocery store area on shelving and fridges - Take away counter – bane marie, sandwich and drinks fridges. Magazines / newspapers / books, Coffee machine counter with underbench fridge for dairy, Cake counter for coffee stop / take-away 30 person café area for coffee stop at front of shop (one coach load of tourists) Display of “for sale” high end apparel and souvenirs such as scarves, jackets, rugby jumpers, beanies (eg Smitten quality) etc Fuel bowsers – 91RON, Diesel, 98RON, E-fuel, Hi-speed diesel for trucks, power chargers for EVs Easy parking for heavy vehicles Floor area: General Store: Ground Floor nom: 800m2

Image: Miena Village – New General Store - Ground Floor Plan

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 15 068.19106_Development Application Report Miena Village Development

Image: Miena Village - image of the proposed General Store

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 16 068.19106_Development Application Report Miena Village Development

i. Staff shared accommodation BCA Class 3: Hostel - Staff accommodation is to be “large share house” style accommodation over the shop Private single bedrooms with robe Communal separate Male / Female toilets / showers Kitchen / Living / Lounge Floor area: Staff Accommodation: Upper storey nom: 110m2 j. Stables BCA Class 10A - Shed structure to accommodate 10 x horse bays Floor area: Stables: Ground Floor (single storey)nom 120m2 k. Boat Shed + Laundry BCA Class 10A - Shed carport structure to accommodate 10 x aluminium runabout bays, with infilled walls for visitor and site laundry Floor area: Boat Shed: Ground Floor (single storey) nom: 280m2 Floor area: Laundry: Ground Floor (single storey) nom: 56m2 l. Shed + Shed extension BCA Class 10A - Extensions to an existing shed structure increasing the size by 200% - for general storage requirements Floor area: Shed: Ground Floor (single storey) nom: 110m2 Shed extension: Ground Floor (single storey) nom: 110m2 m. Camp Kitchen BCA Class 10A - Roofed Barbeque area with concrete slab for the Caravan, Motor Home and Camping clientele – bbq, seating, tables, wash-up etc Floor area: Camp Kitchen: Ground Floor (single storey) nom 120m2 n. Animal Rescue Centre + Visitor Information Centre BCA Class 9B - Fitted out shed structure to accommodate: an emergency rescue centre for injured native animals – treatment and recovery holding pens a small visitor information, interpretation and gallery centre Floor area: Animal Rescue Centre: Ground Floor (single storey) 140m2 Visitor Centre: Ground Floor (single storey) 60m2

Village Management Central Highlands Tasmania Pty Ltd will maintain and own title and manage the entire site for and on behalf of the Village occupants and lessees. This will include provision, maintenance and ongoing replacement of all common areas, roadways, footpaths, garden landscaping, common buildings etc. Delivery services, such as garbage collection, mail delivery etc will be established with the appropriate provider.

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 17 068.19106_Development Application Report Miena Village Development

4 I ndicative Staging Miena Village Indicative Staging

Stage 1 (completed December 2019) a. Refurbish Store b. Refurbish Hotel c. Build initial sewage works and connect Hotel and Store d. Decommission sewage ponds e. Demolish miscellaneous / redundant outbuildings etc throughout and generally tidy up the Site f. Rebadge and rebrand the hotel

Image: Miena Village – Stage 1 – view of Hotel refurbishment

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 18 068.19106_Development Application Report Miena Village Development

Stage 2 a. Upgrade infrastructure b. Build new Lodges 1 & 2 c. Build new Boat Store and Laundry d. Build extensions to the existing Shed e. Build new Bottle Shop f. Refurbish Visitor Amenities (Public Toilets) g. Demolish existing dormitories & amenity block

Image: Miena Village – Concept Plan Stage 2

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 19 068.19106_Development Application Report Miena Village Development

Stage 3 a. Upgrade infrastructure b. Build Caravan Park c. Build Amenities Block d. Connect to infrastructure

Image: Miena Village – Concept Plan Stage 3

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 20 068.19106_Development Application Report Miena Village Development

Stage 4 a. Upgrade infrastructure b. Build new Lodges 3-6 c. Build carparking d. Connect to infrastructure e. Build new Speciality Retail outlets

Image: Miena Village – Concept Plan Stage 4

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 21 068.19106_Development Application Report Miena Village Development

Stage 5 a. Upgrade infrastructure b. Build new Store + Hotel c. Build carparking and associated roadworks d. Demolish existing Store e. Build new Huts 1-14 f. Demolish existing Hotel g. Build new Stables, Animal Rescue Centre + Visitor Centre h. Connect to infrastructure

Image: Miena Village – Concept Plan Stage 5

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 22 068.19106_Development Application Report Miena Village Development

5 Building Design Miena Village General The proposal concept is for Miena Village to convey a highland homestead atmosphere, and a proposed relaxed lifestyle. The buildings will be positioned and built to the existing contours as practicable, minimising the extent of earthworks and disruption of existing land profiles and will be designed as contemporary structures to compliment the existing building fabric and materials and general built typography of the area. Current building materials and forms utilised on site, such as non-reflective coloured steel cladding and roofs, powdercoated aluminium windows, pitched roofs etc, will be integrated in a modern way with other complimentary low maintenance materials such as external timber cladding and screens The design of the buildings will incorporate variations in wall and rooflines to minimise the visual mass of the building and will ensure: (a) external finishes are limited to muted tones; (b) construction materials and colour of buildings are complementary to the landscape setting; (c) all plant and equipment, except for those for a dwelling, will be located within the overall building envelope or screened from view; (d) excavation of the land will be kept to a minimum and buildings will step down the slope Structure It is anticipated the buildings’ structure will comprise reinforced concrete waffle-pod slabs, to a future certified design by the project structural engineer. Floors will be reinforced concrete slab, either on grade or suspended “Bondek” formwork on structural steel frame as appropriate. Walls External walls will be:  Timber cladding over a heavy insulated structural frame – colours to weather to natural greys  Pre-finished non-reflective claddings, such as painted compressed cement sheet, stone facings or similar. Roof The roofs will be engineered clear span beams and / or trusses with pre-finished non-reflective corrugated steel roofing (ie LBI Colorbond Custom-orb – in a combination of natural colours to reflect the bushland setting from the standard range), and will have a foil building membrane under the roof sheeting and bulk insulation to the roof and ceiling space. The colours will be natural greys from the Lysaght Colorbond range Windows and Doors Glazing will be high performance double glazing as a high energy and acoustic rating is required and will be housed in powder-coated aluminum frames. Doors will be key-lockable under a Master Key system and fitted with insect screens. External doors will be solid core timber and / or glazed powder-coated aluminium framed and internal doors will be semi-solid core, painted. Colours will be natural greys etc as for wall linings

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 23 068.19106_Development Application Report Miena Village Development

Lighting (external) External lighting is proposed as commercial fittings including sensor-motion activated floodlights and path bollard lighting. Street lighting will be Authority approved pole mounted street standards. Security All external doors will be to be fitted with security screen doors and to be key-lockable. All buildings will be fitted with hardwired smoke detection, and the Hotel will be fitted with smoke and fire detection, in accordance with BCA requirements. Emergency escape lighting shall be installed in accordance with code requirements. A comprehensive fire and smoke alarm system shall be installed throughout all areas of the buildings and evacuation practices and procedures will be instigated. Hot Water All hot water outlets within body immersion areas will be fitted with thermostatic mixing valves that allow local setting of temperatures in order to prevent scalding, in accordance with the relevant codes. Communications and Data Networking Provision will be made for connection to the existing data services, including the National Broadband Network (NBN), as appropriate. Energy Conservation Passive solar design through the careful siting and orientation, as well as the use of thermally improved glazing systems is installed to access heating and daylight penetration into the building. Design of buildings will incorporate the use of materials with high thermal insulation properties and high thermal mass and natural ventilation to minimise the need for mechanical heating and cooling. Highly efficient and intelligent lighting systems will also be used to minimise power usage. Energy Consumption and Costs Optimum life cycle costs involve a balance between initial capital costs and ongoing owning and operating costs. The heating, lighting, domestic hot water and ventilation system shall be optimised to provide the lowest overall life cycle costs for the facility – reflected in the ongoing owning and operating costs.

Image: Miena Village – The existing Hotel under winter snow

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 24 068.19106_Development Application Report Miena Village Development

6 Infrastructure + Engineering Miena Village Overview Design and construction of Miena Village will be in accordance with all applicable regulations and standards. In particular the design and construction of the built structures will be in accordance with the Building Code of Australia. The engineering services to the site appear to be sufficient for operational requirements and there appears to be no issues with the founding conditions for a new building and associated facilities and infrastructure on this site. Project Consultants Project management: Stanton Management Group (SMG): Patrick Stanton Architects: Philp Lighton Architects (PLA): Peter Gaggin Geotechnical, Environmental and Bushfire: Geo-Environmental Solutions (GES): Dr J-P Cumming Building Services: Co-ordinated Engineering Services (CES): Alan Coote Structural, Civil and Hydraulic Services: Aldanmark Consulting Engineers: Dr Mark Gardner Land Surveyor: Leary & Cox Surveyors: Tim Cox Quantity Surveyors: WT Partnership: Chris Hawkins Building Surveyor: Pitt & Sherry: Julian Willoughby Certification Requirements All architectural, electrical, mechanical, fire services, bushfire, environmental, hydraulic and structural works will be certified by the consultants Assessments and reports The following have been undertaken by the listed consultants and are attached as Appendices to this Report Preliminary Site Assessment has been undertaken by GES and included an assessment of the site history, soil testing, site usage and potential contamination. Bushfire Hazard Report has been undertaken by GES On Site Waste Water Assessment has been undertaken by GES Waste Water Lagoon Decommissioning Management Plan has been undertaken by GES Engineering Services Report has been undertaken by CES Bulk Excavation The development is to be laid out to the general requirements of the site plan and site preparation work including cut and fill and retaining walls will be proposed. Overspoil and site topsoil is to be retained and recycled into the works for bulk fill / landscaping requirements. Roads Internal street design, carparking and infrastructure is compliant with requirements Village access roadways will be compacted gravel sourced locally. Some roadways will be swale drained for water retention recycling and re-use, subject to future detail design from the civil / hydraulics engineer. Branch driveways and minor access road will be similar. Carparking areas will be compacted gravel paving, constructed, levelled and surfaced to drain to stormwater pits, marked with reflective “cats-eye”, as required Village street signs will be aluminium banner signs on galvanised steel standards to an approved design.

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 25 068.19106_Development Application Report Miena Village Development

Stormwater Management The development will adopt Best Practice Site Stormwater Management. Diversion of hard pavement storm water run-off from paths, car parks, roads and open space areas to bio-swales which clean the water removing oils and sediment through filtration will also be investigated. There will then be some detention where possible prior to the water leaving the development site. This will reduce the velocity and impact of the water during a significant rain event on the existing storm water infrastructure, erosion and sediment passage downstream. The slope of the land will allow for the management and disposal of stormwater from the subject land. Wastewater Management The existing sewage treatment ponds will be emptied, remediated and demolished. The consultant civil and environmental engineers will design and certify a sewer waste water disposal system appropriate to the usage demand, infrastructure and all required Council and Taswater requirements. On site primary treatment will be in a package treatment plant, above ground secondary treatment will be via irrigation to prepared beds. The plant will be similar to an enviro-cycle system. The proposal is to upgrade the wastewater system of the hotel and restaurant and decommission the existing lagoon system. The hotel and restaurant will be serviced by a commercial sized AWTS unit and a grease trap connected to the kitchen Refer also to the Waste Water Management Report prepared by GES Water Supply The consultant civil and environmental engineers will design and certify a water supply and reticulation system appropriate to the usage demand, infrastructure and all required Council and Taswater requirements. The existing bore water supply will be treated and / or supplemented by storage tank potable water Fire fighting capability Ring main and hydrants to Tasmania Fire Service requirements is proposed Electricity Supply Mains supply is proposed to be from the existing Aurora’s 250kVA pole supply to a pole transformer and then reticulated underground to turret distribution stations. Refer also to the Building Services Engineering Report prepared by CES Engineers. Landscaping The village areas will be landscaped to emulate the natural planting and flora endemic to the location, and will provide for paths and paving to outdoor areas, covered ways, all necessary retaining walls and embankments, drainage, planting beds, plants, seeding and turfing. Refer also above for irrigation bed requirements for the waste water system. Landscaping will require low maintenance once established.

7 Concept Cost Estimate Miena Village Cost Estimate The preliminary cost estimate for the proposal is to the order of $20,000,000, exclusive of the goods and services tax. These costs have been assessed on recognised average construction costs for similar scope projects, and are preliminary only and subject to detail design and review. They have been rounded up. Costs are GST exclusive, and costs associated with the land purchase are not included.

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 26 068.19106_Development Application Report Miena Village Development

8 Town Planning Miena Village Overview The proposed works meet the intent and development standards of the Central Highlands Interim Planning Scheme 2015. A Planning Permit is required. Planning Scheme The relevant Planning Scheme for this site is the Central Highlands Interim Planning Scheme 2015 Urban design context Since established in the 1980s the subject land is currently a Hotel, cabin style accommodation and a Shop / Fuel Station. This proposal aims to improve, expand and develop the existing use. Consultation with various utility agencies and departments indicates that all services have adequate capacity to service the development. The existing use is as a Local Business. Zoning The site is zoned 20.0 Local Business on the eastern half of the site and 26.0 Rural Resource on the western half of the site under the Central Highlands Interim Planning Scheme 2015 and is surrounded by similar uses plus Utilities. Application will be made to amalgamate the titles under one, with the zoning being 20.0 Local Business, or similar

Image: ListMap – Zoning

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 27 068.19106_Development Application Report Miena Village Development

Zone Purpose Statements The development provides for business, professional and retail services which meet the convenience needs of the local area. All facilities are accessible by public transport and walking and cycling are encouraged and catered for. The development provides for small scale dining and entertainment activities at night within food premises or the local hotel. There are no neighbouring residential properties that may be impacted: the nearest being some 450m North of the site. The building design and use is compatible with surrounding development and use and includes for a small shopping centre that includes a supermarket and specialty shops. Local Area Objectives No requirement Desired Future Character Statement No requirement Use The proposed use is an intensification and expansion of the current use and includes: Permitted Food Services (shop) General retail and hire Discretionary Tourist Operation Hotel industry Vehicle Fuel sales and service Visitor Accommodation Use and Development Standard - Height The scale of the development is appropriate for the context. The maximum height of the tallest building (2 storey Hotel) is less than 9m above natural grade. Use and Development Standard - Setbacks Buildings are appropriately located allowing for view corridors between buildings and activity spaces within the primary frontage. The set backs are consistent with the existing buildings on site. Use and Development Standard - Outdoor storage areas (a) will be located behind the building line; (b) all goods and materials stored will be screened from public view; (c) will not encroach upon car parking areas, driveways or landscaped areas. Use and Development Standard - Passive Surveillance The architectural design of all of the buildings has: (a) the main pedestrian entrance to the building so that it is clearly visible from the road or publicly accessible areas on the site (b) windows and door openings at ground floor level in the front façade which amount to no less than 40 % of the surface area of the ground floor level facade (c) windows and door openings at ground floor level in the façade of any wall which faces a public space or a car park which amount to no less than 30 % of the surface area of the ground floor level facade (d) no entrapment spaces around the building site, such as concealed alcoves near public spaces

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 28 068.19106_Development Application Report Miena Village Development

(e) external lighting to illuminate carparking areas and pathways (f) well-lit public access at the ground floor level from any external car-parking Use and Development Standard - Other Some demolition of existing redundant building stock is proposed to provide space for the works. Attenuation Code The existing sewage treatment ponds, the subject of the attenuation code, are to be decommissioned and removed. This will remove any potential for environmental harm.

Image: ListMap – Attenuation Area

9 Community benefits Miena Village Community benefit The construction of the proposed Miena Village will bring to the municipality many benefits. The development will provide a central destination hub for activities within Great Lake and the surrounding areas and will bring visitors to the area, all contributing financially. Increased employment opportunities It is anticipated in excess of 50 contractors / employees will be involved in the construction phases of the village. Once established approximately 10 staff will be employed to provide a range of services on the site. Increased Business It will be expected that local businesses within close proximity to the Village development will financially benefit from the staff employed and from the number of visitors. Additionally, over the course of construction the contractors will invariably utilise local businesses. Investment benefit to the Municipality The development of the proposed Miena Village will add approximately an additional $20M to the building stock and assets of the municipality.

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 29 068.19106_Development Application Report Miena Village Development

1 0 P rogram of the works Miena Village Anticipated programme The following “best case scenario” preliminary program is subject to:  Timely resolution of the Planning Application, Building and Plumbing Permits  Wet weather and other construction delays Indicative Programme Item Stage Anticipated start date Anticipated completion Date Stage 1 Hotel + General Store September 2019 Completed November 2019 refurbishment

Miena Village All works December 2019 February – March 2020 Development Application Submission Building Approval February 2020 March 2020 Application Stage 2A 2 x Lodges March 2020 August 2020

Stage 2B Boat Store + Laundry March 2020 October 2020 Shed extension Demolish existing accommodation cabins Stage 3 Caravan park October 2020 September 2021 Amenities Building Refurbish toilets Bottle Shop Stage 4 4 x Lodges December 2021 October 2021 Retail outlets Stage 5 Hotel November 2021 March 2023 General Store 14 x Huts Demolish current Hotel and Store Practical Completion All Stages April 2023

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 30 068.19106_Development Application Report Miena Village Development

1 1 A uthor, date + a t t a c h m e n t s Miena Village Author The Author of this Report is Peter Gaggin FRAIA, Director Philp Lighton Architects Pty Ltd 49 Sandy Bay Road Hobart TAS 7000 T: +61(3) 6223 2333 E1: [email protected] E2:[email protected] M: 0419 878 779 W: www.philplighton.com.au This Report is intended for the sole use of the Central Highlands Council regarding the proposed Central Highlands Tasmania Pty Ltd’s Miena Village development project. Please direct all correspondence or inquiries regarding this Submission to Peter Gaggin, as above. Date This Submission is dated 20 December 2019 Appendices Completed CHC Application for Planning Permit Form Copy of Title information Application for Planning Permit Drawings Philp Lighton Architects Pty Ltd DA-01 Cover Sheet DA-02 Stage 2 Site Plan DA-03 Stage 3 Site Plan DA-04 Stage 4 Site Plan DA-05 Stage 5 Site Plan DA-06 Lodge Plan DA-07 Lodge Elevations DA-08 Lodge Image DA-09 Amenities Plan DA-10 Amenities Image DA-11 Hut Plan DA-12 Hut Image DA-13 Hotel Plans DA-14 Hotel Images DA-15 General Store Ground Floor Plan DA-16 General Store First Floor Plan + Images

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 31 068.19106_Development Application Report Miena Village Development

Reports CES Engineers’ Services Assessment Report GES Preliminary Site Investigation Report GES Bushfire Hazard Report GES Onsite Waste Water Management Assessment Report GES Waste Water Lagoon Decommissioning Report

Central Highlands Tasmania Pty Ltd – Johns Group Pty Ltd December 2019 Page 32 COUNCIL CERTIFICATE DEPUTY RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980

Search Date: 30 Apr 2019 Search Time: 01:18 PM Volume Number: 21355 Revision Number: 01 Page 1 of 1 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au FOLIO PLAN DEPUTY RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980

Search Date: 30 Apr 2019 Search Time: 01:19 PM Volume Number: 244058 Revision Number: 01 Page 1 of 1 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au RESULT OF SEARCH DEPUTY RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980 SEARCH OF TORRENS TITLE

VOLUME FOLIO 21355 1

EDITION DATE OF ISSUE 3 25-Oct-2005 SEARCH DATE : 30-Apr-2019 SEARCH TIME : 01.15 PM

DESCRIPTION OF LAND

Parish of FENWICK, Land District of CUMBERLAND Lot 1 on Sealed Plan 21355 Derivation : Part of Lot 1256 Gtd. to P.T. Smith and Part of Lot 23253 Gtd. to E.N. Cameron. Prior CT 4046/63

SCHEDULE 1

C670476 TRANSFER to GREAT LAKE HOTEL PTY LTD Registered 25-Oct-2005 at 12.01 PM

SCHEDULE 2

Reservations and conditions in the Crown Grant if any SP 21355 FENCING COVENANT in Schedule of Easements C670731 MORTGAGE to National Australia Bank Limited Registered 25-Oct-2005 at 12.02 PM

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 RESULT OF SEARCH DEPUTY RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980 SEARCH OF TORRENS TITLE

VOLUME FOLIO 244058 1

EDITION DATE OF ISSUE 4 25-Oct-2005 SEARCH DATE : 30-Apr-2019 SEARCH TIME : 01.16 PM

DESCRIPTION OF LAND

Parish of FENWICK, Land District of CUMBERLAND Lot 1 on Plan 244058 Derivation : Whole of Lot 39624 Gtd to Fishermens World Pty Ltd. Prior CT 4159/39

SCHEDULE 1

C670476 TRANSFER to GREAT LAKE HOTEL PTY LTD Registered 25-Oct-2005 at 12.01 PM

SCHEDULE 2

Reservations and conditions in the Crown Grant if any C670731 MORTGAGE to National Australia Bank Limited Registered 25-Oct-2005 at 12.02 PM

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 SCHEDULE OF EASEMENTS DEPUTY RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980

Search Date: 30 Apr 2019 Search Time: 01:18 PM Volume Number: 21355 Revision Number: 01 Page 1 of 3 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au SCHEDULE OF EASEMENTS DEPUTY RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980

Search Date: 30 Apr 2019 Search Time: 01:18 PM Volume Number: 21355 Revision Number: 01 Page 2 of 3 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au SCHEDULE OF EASEMENTS DEPUTY RECORDER OF TITLES Issued Pursuant to the Land Titles Act 1980

Search Date: 30 Apr 2019 Search Time: 01:18 PM Volume Number: 21355 Revision Number: 01 Page 3 of 3 Department of Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au