PLANNING SCHEME AMENDMENT Job Name V_Messmate Make Address Messmate Road, Torquay NorthREPORT – Western Growth Area Version & Date Version D 24.07.2020 Author (s) Nicola Smith and Naomi Beck Checked By Nicola Smith FOR THE: This report is subject to copyrightCOUNTRY the owner of which CLUB is Niche Planning ESTATE Studio. All unauthorised copying or reproduction of this report or any part of it is forbidden by law and is subject to civil and criminal penalties as set out in the Copyright Act 1968. All requests for permission to reproduce this report or its contents must – PROSPECT VALE, LAUNCESTON be directed to Niche Planning Studio. Country Club Estate | Planning Scheme Amendment Request Page | 1 Job Name T_Country Club ER Address 100 Country Club Avenue, Prospect Vale TAS 7250 Version & Date Version v8 02.02.2021 Author (s) Nicola Smith, Jeremy Gammon, Olivia Cootes Checked By Nicola Smith This report is subject to copyright the owner of which is Niche Planning Studio. All unauthorised copying or reproduction of this report or any part of it is forbidden by law and is subject to civil and criminal penalties as set out in the Copyright Act 1968. All requests for permission to reproduce this report or its contents must be directed to Niche Planning Studio. Country Club Estate | Planning Scheme Amendment Request Page | 2 CONTENTS EXECUTIVE SUMMARY ................................................................................................................................... 6 1. INTRODUCTION....................................................................................................................................... 8 2. SUBJECT SITE AND SURROUNDS ............................................................................................................ 10 2.1. SUBJECT SITE .................................................................................................................................................... 10 2.2. REGIONAL CONTEXT ........................................................................................................................................ 12 2.3. LOCAL CONTEXT ............................................................................................................................................... 14 3. PLANNING CONTEXT ............................................................................................................................. 16 3.1. STRATEGIC CONTEXT ....................................................................................................................................... 16 3.2. STATUTORY CONTEXT – MEANDER VALLEY INTERIM PLANNING SCHEME ..................................................... 34 3.3. OVERLAYS ........................................................................................................................................................ 37 3.4. CODES .............................................................................................................................................................. 39 4. PROPOSED AMENDMENT ...................................................................................................................... 41 4.1. THE PROPOSAL................................................................................................................................................. 41 4.2. CONSULTATION AND ENGAGEMENT ............................................................................................................... 41 5. STRATEGIC JUSTIFICATION .................................................................................................................... 43 5.1. SECTION 32(E) - AVOIDING POTENTIAL LAND USE CONFLICT WITH USE AND DEVELOPMENT PERMISSIBLE UNDER A PLANNING SCHEME APPLYING IN THE ADJACENT MUNICIPAL AREA ........................................................ 44 5.2. SECTION 30(O) - BEING, WHERE PRACTICABLE, CONSISTENT WITH THE RELEVANT REGIONAL LAND USE STRATEGY AND ANY COMMON PROVISIONS (REQUIRED BY A PLANNING DIRECTIVE) OR OVERRIDING LOCAL PROVISIONS ............................................................................................................................................................... 45 5.3. SECTION 32(F) - HAVING REGARD TO THE IMPACT ON THE REGION IN ENVIRONMENTAL, ECONOMIC AND SOCIAL TERMS ........................................................................................................................................................... 48 5.4. SECTIONS 20(2), (3), (4), (5), (6), (7), (8) AND (9) - BEING CONSISTENT WITH THE OVERARCHING REQUIREMENTS FOR PLANNING SCHEMES ............................................................................................................... 48 5.5. SECTION 21(1)(A) - FURTHER THE OBJECTIVES SET OUT IN SCHEDULE 1 WITHIN THE AREA COVERED BY THE SCHEME ..................................................................................................................................................................... 49 5.6. SECTION 21(1)(B) – BE IN ACCORDANCE WITH STATE POLICIES MADE UNDER SECTION 11 OF THE STATE POLICIES AND PROJECTS ACT 1993 ............................................................................................................................ 51 5.7. SECTION 21(1)(D) - HAVE REGARD TO THE STRATEGIC PLAN OF A COUNCIL REFERRED TO IN DIVISION 2 OF PART 7 OF THE LOCAL GOVERNMENT ACT 1993 AS ADOPTED BY THE COUNCIL AT THE TIME THE PLANNING SCHEME IS PREPARED ................................................................................................................................................ 52 5.8. SECTION 21(1)(E) - HAVE REGARD TO THE SAFETY REQUIREMENTS SET OUT IN THE STANDARDS PRESCRIBED UNDER THE GAS PIPELINES ACT 2000 ........................................................................................................................ 52 6. COUNTRY CLUB SPECIFIC AREA PLAN (F6) .............................................................................................. 53 6.1. PROPOSED SAP ................................................................................................................................................ 53 6.2. SAP JUSTIFICATION .......................................................................................................................................... 57 7. CONCLUSION ........................................................................................................................................ 60 Country Club Estate | Planning Scheme Amendment Request Page | 3 APPENDICES APPENDIX A: APPLICATION FORMS, OWNERS CONSENT AND TITLE CERTIFICATES ........................................ ….62 APPENDIX B: LETTERBOX DROP AND DOOR KNOCK PLANS……………………………………………………………………………..63 APPENDIX C: COMPARATIVE ANALYSIS BETWEEN INTERIM PLANNING SCHEME AND TPS……………………………..64 APPENDIX D: RESIDENTIAL LAND DEMAND AND SUPPLY ASSESSMENT ……………………………………………………….…67 APPENDIX E: SITE HISTORY STATEMENT………………………………………………………………………………………………………….68 APPENDIX F: BUSHFIRE HAZARD MANAGEMENT PLAN ADVICE………………………………………………………………………69 APPENDIX G: NATURAL VALUES ASSESSMENT…………………………………………………………………………………………………70 APPENDIX H: LANDSCAPE VISUAL IMPACT ANALYSIS REPORT………………………………………………………………………...71 APPENDIX I: TRAFFIC IMPACT ASSESSMENT…………………………………………………………………………………………………...72 APPENDIX J1: SERVICES REPORT…………………………………………………………………………………………………………………..…73 APPENDIX J2: CIVIL PLAN SET……………………………………………………………………………………………………………………….…74 APPENDIX K1: STORMWATER MANAGEMENT PLAN…………………………………………………………………………………….…75 APPENDIX K2: STORMWATER RFI RESPONSE LETTER…………………………………………………………………………………..….76 APPENDIX L: GEOTECHNICAL INVESTIGATION…………………………………………………………………………………………………77 APPENDIX M1: CONCEPT LANDSCAPE DESIGN………………………………………………………………………………………………..78 APPENDIX M2: CONCEPT LANDSCAPE PLAN………….……………………………………………………………………………………..…79 APPENDIX N1: SPECIFIC AREA PLAN ORDINANCE…………………………………………………………………………………………….80 APPENDIX N2: SAP PLAN…………………………………………………………………………………………………………………………………86 FIGURES FIGURE 1: SUBJECT SITE AERIAL ........................................................................................................................... 9 FIGURE 2: LAND OWNERSHIP DETAILS & SUBJECT SITE ..................................................................................... 11 FIGURE 3: REGIONAL CONTEXT PLAN ................................................................................................................ 13 FIGURE 4: LOCAL CONTEXT PLAN ...................................................................................................................... 15 FIGURE 5: MAP D.1 REGIONAL FRAMEWORK PLAN ........................................................................................... 23 FIGURE 6: PROSPECT VALE BLACKSTONE HEIGHTS FRAMEWORK PLAN ............................................................ 31 FIGURE 7: IDENTIFICATION OF USES WITHIN 50M BUFFER OF SAP ................................................................... 35 FIGURE 7: CURRENT ZONING PLAN .................................................................................................................... 36 FIGURE 8: CURRENT OVERLAY PLAN……………………………………..………………………………………………………………………..38 FIGURE 9: SCHEME AMENDMENT PLAN ............................................................................................................ 42 FIGURE 10: SPECIFIC AREA PLAN ....................................................................................................................... 54 FIGURE 11: