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345 MAIN ROAD, GLENORCHY
345 MAIN ROAD, GLENORCHY
Planning Scheme Amendment Request
Glenorchy Interim Planning Scheme 2015
Last Updated – 28 June 2021
Author - Kim Nguyen
Reviewed by Jacqui Blowfield
This report is subject to copyright the owner of which is Planning Tas Pty Ltd, trading as Ireneinc and Smith Street
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 Irene Duckett.
TASMANIA
49 Tasma Street, North Hobart TAS 7000
Tel 03 6234 9281
Fax 03 6231 4727
Mob 0418 346 283
Email planning@ireneinc.com.au
ireneinc PLANNING & URBAN DESIGN
CONTENTS CONTENTS 3 1. INTRODUCTION 5 1.1 THE PROPOSAL 5 1.2 SITE DESCRIPTION 5 2. CURRENT PLANNING SCHEME PROVISIONS 8 2.1 ZONES 8 2.2 RELEVANT USES 9 2.2.1 Current Use 9 2.2.2 Use Comparison between the Utilities and Central Business Zones 11 2.3 OTHER RELEVANT PROVISIONS 12 2.3.1 Waterway and Coastal Protection Code 13 2.3.2 Road and Railway Assets & Parking and Access Codes 14 2.3.3 Stormwater Management Code 14 2.3.4 Glenorchy Activity Centre Urban Design Specific Area Plan 14 3. STRATEGIC ANALYSIS 16 3.1 PARKING SYSTEM 16 3.2 UTILITIES AND INFRASTRUCTURE SYSTEM 16 3.3 SERVICES PROXIMITY 17 3.4 GREATER GLENORCHY PLAN 18 3.4.1 Strategic framework 18 3.4.2 Precinct Plan – Glenorchy CBD 19 3.5 SOUTHERN TASMANIAN REGIONAL LAND USE STRATEGY 19 3.5.1 Managing Risks and Hazards 19 3.5.2 Physical Infrastructure 20 3.5.3 Activity Centres 21 3.6 TASMANIAN PLANNING SCHEME – LOCAL PROVISIONS SCHEDULE 23 4. AMENDMENT FORMAT 24 4.1 INTENT OF THE PROPOSED AMENDMENT 24 4.2 SPECIFIC AMENDMENT 24 5. ASSESSMENT UNDER LUPAA 26 5.1 LAND USE CONFLICTS 26 5.2 REQUIREMENTS OF SECTION 30O 27 5.3 REGIONAL IMPACT 27 5.4 SCHEDULE 1 OBJECTIVES OF LUPAA 28 5.4.1 Part 1 – Objectives of the Resource Management and Planning System of Tasmania 28 5.4.2 Part 2 – Objectives of the Planning Process Established by this Act 28 5.5 STATE POLICIES 29 5.5.1 The State Coastal Policy 1996 29 5.5.2 The State Policy on Water Quality Management 1997 30 5.5.3 The State Policy on the Protection of Agricultural Land 2009 30 ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 3
5.5.4 National Environment Protection Measures (NEPMs) 30 ATTACHMENT A – TITLE 31 ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 4
1. INTRODUCTION
This report forms part of a request for an amendment to the Glenorchy Interim Planning Scheme
2015 (the Scheme), under Section 3 of Schedule 6 - Savings and Transitional Provisions of the
current Land Use Planning and Approval Act 1993 (LUPAA), which requires Parts 2A and 3 of the
former LUPAA to be considered until the day on which the LPS comes into effect to a municipal
area.
The amendment proposed is a rezoning of land at 345 Main Road, Glenorchy and is owned by
Glenorchy City Council. The Council has previously determined that the land is surplus to
requirements.
The application is accompanied by the following documentation:
• Property Title (Attachment A)
1.1 THE PROPOSAL
The proposal seeks rezoning of the subject land to provide for future use and development
consistent with the urban central business on adjoining land.
1.2 SITE DESCRIPTION
The site is located at the intersection of Main Road, Elwick Road and King George V Avenue. It has
a total area of 1180m2 and is comprised of three certificate titles of CT 77918/2, CT64613/7 and
CT 64613/9. The site location and surrounds are further described in the following figure:
Figure 1. Site location with topographic plan and cadastre (The LIST 2021)
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 5
Figure 2. The site with aerial imagery, cadastre and titles (The LIST 2021)
As described in the aerial image above the site does not involve an existing building. It is currently
being used as a car park which provides for 28 leasehold car parking spaces for Highgrove
Bathrooms on the adjoining land.
An existing vehicle crossing point (crossover) from Main Road and two crossing points from King
George V Avenue; however, the Main Road crossing point and one of the King George V Avenue
crossing points are being blocked at present. Vehicle access from and to the site is via the crossing
point located in the north west of the land. The site is serviced with water and sewer utilities.
Some native trees are observed along the eastern boundaries of the site, but there is no significant
tree listed.
The adjacent land to the west, and the land on the southern side of Main Road which is opposite
to the subject land are developments for business purposes. The site is also in close proximity to
commercial and inner residential developments to the east and south east. Within 35m to the
north is the King George V (KGV) Sports Ground.
The following figure describes the site in further detail:
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 6
Figure 3. View of the site (Google Maps 2019) ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 7
2. CURRENT PLANNING SCHEME PROVISIONS
The subject land is within the area of the Glenorchy Interim Planning Scheme 2015 (the Scheme),
the following provides the provisions of the Scheme relevant to the site and use and development
proposed for the land.
2.1 ZONES
Figure 4. Zone plan with zones and cadastre (The LIST 2021)
As described above the subject land is within the Utilities Zone (yellow).
Adjacent to the subject land to the west is the Central Business Zone (dark blue), and adjacent to
the land to the north, south and east is the Utilities Zone. In the wider area there is Commercial
Zone (violet) to the east, Inner Residential Zone (maroon) to the north east, Recreation (green) to
the north and Central Business to the south.
The Zone Purpose Statements for the Utilities Zone are as follows:
28.1.1.1 To provide land for major utilities installations and corridors.
28.1.1.2 To provide for other compatible uses where they do not adversely impact on the
utility.
The Zone Purpose Statements for the Central Business Zone are as follows:
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 8
22.1.1.1 To provide for business, civic and cultural, community, food, hotel, professional,
retail and tourist functions within a major centre serving the region or sub-region.
22.1.1.2 To maintain and strengthen the principal activity centre providing for a wide
range of services and facilities to serve the surrounding subregion, with a strong
focus on the retail and commercial sector.
22.1.1.3 To facilitate high density residential development and visitor accommodation
within the activity centre above ground level and surrounding the core
commercial activity centre.
22.1.1.4 To ensure development is highly accessible by public transport, walking and
cycling.
22.1.1.5 To maintain and strengthen Hobart’s Central Business District and immediate
surrounds including, the waterfront, as the primary activity centre for Tasmania,
the Southern Region and the Greater Hobart metropolitan area with a
comprehensive range of and highest order of retail, commercial, administrative,
community, cultural, employment areas and nodes, and entertainment activities
provided.
22.1.1.6 To provide a safe, comfortable and pleasant environment for workers, residents
and visitors through the provision of high quality urban spaces and urban design.
22.1.1.7 To facilitate high density residential development and visitor accommodation
within the activity centre above ground floor level and surrounding the core
commercial activity centre.
There are no Local Area Objectives or Desired Future Character Statements relevant for either
zone.
2.2 RELEVANT USES
2.2.1 Current Use
The site is being used for vehicle parking. The definition of vehicle parking use in the Glenorchy
Interim Planning Scheme 2015 is as follows:
Vehicle parking use of land for the parking of motor vehicles. Examples include single
and multi-storey car parks.
The sealed car park of approximately 1400m2 at the subject land is not for public use but is
currently leased to Highgrove Bathrooms business on the adjoining lot (CT 64613/8). It is for the
exclusive use of and provides support for the business use of Highgrove Bathrooms at present. The
site does not involve any other services or utility infrastructure that may provide benefits to the
public community. Therefore, it is not anticipated that there would be any need for the subject
land to be quarantined from surrounding central business and commercial developments to be
zoned as Utilities.
As per the Council meeting minutes in April 2020, this car park has been historically leased to the
tenants of the adjoining lot (CT 64613/8). However, because the tenants require fewer spaces and
there are many free public parking spaces nearby, the car park is generally underutilised.
Historical Google images of the subject site from November 2007 to November 2019 (Figures 5-8
below) show that there were often many unoccupied spaces in the car park.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 9
Figure 5. View of the site in November 2007 (Google Maps 2007)
Figure 6. View of the site in March 2010 (Google Maps 2010)
Figure 7. View of the site in October 2018 (Google Maps 2018)
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 10Figure 8. View of the site in November 2019 (Google Maps 2019)
2.2.2 Use Comparison between the Utilities and Central Business Zones
As a comparison the following table identifies the use status for various uses within the Utilities
and Central Business Zones.
USE CLASS UTILITIES CENTRAL BUSINESS
Any permitted use Not applicable No Permit Required - Only if replacing
an existing use on the site and there is
no associated development requiring a
permit
Bulky good sales Discretionary – Only if at a refuse Discretionary
disposal site or waste transfer station
Business and Prohibited Permitted
professional services
Community meeting Prohibited Permitted
and entertainment
Custodial facility Prohibited Discretionary – Only if a remand centre
Educational and Prohibited Permitted – Only if an employment
occasional care training centre
Discretionary – Except if permitted
Emergency services Discretionary Discretionary
Equipment and Prohibited Discretionary
machinery sales and
hire
Extractive industry Discretionary – Only for landfill gas Prohibited
extraction
Food services Prohibited Permitted – Except if a take away food
premises with a drive through facility
Discretionary – Except if permitted
General retail and Prohibited Permitted – Except if adult sex product
hire shop or supermarket
Discretionary – Except if permitted
Hospital services Prohibited Discretionary
Hotel industry Prohibited Discretionary
Natural and cultural No Permit Required Discretionary
values management
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 11Passive recreation Discretionary Permitted
Recycling and waste Permitted – Only if existing facility Prohibited
disposal Discretionary – Except if Permitted
Research and Discretionary Permitted
development
Residential Prohibited No Permit Required – Only if home-
based business
Permitted – Except if No Permit
Required. Only if above ground floor
level (except for access)
Discretionary – Except if No Permit
Required or Permitted.
Service industry Discretionary Discretionary – Only if an extension to
an existing use
Sports and recreation Discretionary Discretionary
Storage Discretionary – Only if associated with Prohibited
a utility
Tourist operation Discretionary – Only if visitor Discretionary
information or visitor centre
adjacent to or on a road
Transport depot and Discretionary Discretionary - Only for public
distribution transport or a taxi service (other than
a taxi depot)
Utilities No Permit Required – Only if minor No Permit Required – Only if minor
utilities utilities
Permitted – Except if No Permit Discretionary – Except if No Permit
Required Required
Vehicle fuel sales and Prohibited Discretionary
service
Vehicle parking Discretionary Discretionary
Visitor Prohibited Discretionary – Except if camping
accommodation caravan or overnight camping area
As detailed in the comparative use table above, there are not many overlapping uses within these
two zones. Uses within the Utilities Zone are heavily restricted, meaning that the subject land
which is currently zoned Utilities cannot be developed or utilised to its full potential, despite its
location, size, and quality.
The table shows that a number of prohibited uses in the Utilities Zone would be allowable in the
Central Business Zone, including business and professional services, community meeting and
entertainment, custodial facility (only if a remand centre), educational and occasional care,
equipment and machinery sales and hire, food services, general retail and hire, hospital services,
hotel industry, residential, vehicle fuel sales and service and visitor accommodation. Being zoned
Central Business would allow the subject land to be utilised to a further extent and developed for
uses that would strengthen the Glenorchy central area.
2.3 OTHER RELEVANT PROVISIONS
Part of the site is located within the Waterway and Coastal Protection Areas Overlay. The
Waterway and Coastal Protection Code will apply. Other Codes will also apply dependant on the
specific future use and development of the land, as described below.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 122.3.1 Waterway and Coastal Protection Code
The site is in close proximity to Barossa Creek. Part of the lot with the title reference of 64613/9
is located within the Waterway and Coastal Protection Areas overlay, as described by the following
figure:
Figure 9. The subject site, Waterway and Coastal Protection Areas overlay, and simplified topographic map
(The LIST 2021)
The subject site
Waterway and Coastal Protection Area overlay
This code applies to development within Waterway and Coastal Protection Areas.
Barossa Creek is a class 4 watercourse, as specified by Table E11.1 in the planning scheme. The
width of the relevant Waterway and Coastal Protection Area is 40m, measured from each bank of
the watercourse.
Watercourse, Wetland, other Waterbody or the Coast Width
Class 1: 40m
Watercourse named on the 1:100,000 topographical series maps, lakes, artificial
water storages (other than farm dams), and the high water mark of tidal waters
The purpose of the Waterway and Coastal Protection Code is as follows:
E11.1.1 The purpose of this provision is to manage vegetation and soil disturbance in the
vicinity of wetlands, watercourses and the coastline in order to:
(a) minimise impact on water quality, natural values including native riparian vegetation, river
condition and the natural ecological function of watercourses, wetlands and lakes;
(b) minimise impact on coastal and foreshore values, native littoral vegetation, natural coastal
processes and the natural ecological function of the coast;
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 13(c) protect vulnerable coastal areas to enable natural processes to continue to occur, including
the landward transgression of sand dunes, wetlands, saltmarshes and other sensitive coastal
habitats due to sea-level rise.
(d) minimise impact on water quality in potable water supply catchment areas.
Any future applications for development, including subdivision, will be required to detail how the
relevant standards within the Waterway and Coastal Protection Code can be met.
However, it is noteworthy that the section of Barossa Creek that runs close to the subject site is
currently channelled underground. Therefore, most of the provisions of the code, which relate to
managing erosion, sedimentation, in-stream natural habitat, natural streambank, water quality
and other natural values, are not necessarily relevant.
It is considered that this code can be adequately met by the future development.
2.3.2 Road and Railway Assets & Parking and Access Codes
These 2 codes apply to all use and development. Any future applications for use or development,
including subdivision, will be required to detail how the relevant standards within the codes can
be met, to ensure that appropriate provision is made for access to the road network and any
parking generated, to meet the purpose of each of these codes.
It is considered that these codes can be adequately considered at any future development stage.
2.3.3 Stormwater Management Code
At present, this code applies to all development requiring management of stormwater but does
not apply to use.
2.3.4 Glenorchy Activity Centre Urban Design Specific Area Plan
The Glenorchy Activity Centre Urban Design Specific Area Plan (the SAP) covers the Central
Business Zone in the Glenorchy CBD. As the subject land is currently in the Utilities Zone, it is not
covered by the existing SAP. However, if the land is rezoned and included in the Central Business
Zone, it is logical for the SAP to also extend over the subject site.
The following figure describes the subject land adjoining the SAP at present.
Figure 10: The subject site adjoins the existing Glenorchy Activity Centre Urban Design Specific Area Plan
(The LIST 2021)
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 14Future applications relating to use or development on the site will be required to meet the
standards in the Glenorchy Activity Centre Urban Design Specific Area Plan, such as standards on
ground floor uses, building height, setback, design, passive surveillance, and landscaping, to
ensure an enhancement of urban design quality on the land and in the Glenorchy CBD.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 153. STRATEGIC ANALYSIS
3.1 PARKING SYSTEM
There is a wide range of on-street and off-street parking available to public in the Glenorchy CBD,
as illustrated by the map below.
Figure 11. Parking facilities in Glenorchy CBD (produced by Ireneinc Planning and Urban Design, based on
Google Maps 2019, Glenorchy City Council 2021 and The LIST 2021). The subject site highlighted dark blue;
off street parking highlighted grey; and on-street parking highlighted yellow.
The preceding figure shows a substantial number of public parking spaces within a close proximity
to the site and the adjacent property at 347-349 Main Road. The time restrictions of these spaces
range from 5 minutes to 4 hours and unlimited.
The Glenorchy City Council’s meeting report on 27 April 2020 suggests that the current parking
demand of the tenants at 347-349 Main Road has been insignificant. It is expected that the subject
land would no longer needed for a car park, and the tenants of the adjoining properties could use
the nearby public parking as an alternative to the existing car park at the subject land.
3.2 UTILITIES AND INFRASTRUCTURE SYSTEM
The map below shows the Utilities zoned lands in the area.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 16Figure 12. System of Utilities zoned lands (The LIST 2021). Utilities lands are highlighted yellow. The subject
site is highlighted red.
Most of the Utilities lands in the area are to provide for major utilities installations or corridors,
including State highways, arterial roads, Metro head office (at 220 Main Road Derwent Park), and
Telstra service (at 264 Main Road, Derwent Park).
The subject site, which is also located in the Utilities Zone, does not provide for utilities or
infrastructure that benefit the public community. Its current use of vehicle parking is also not to
support the surrounding utilities and infrastructure system, but to support the business on the
adjoining land at 347-349 Main Road. In addition, this existing use is considered no longer necessary
on the land, due to the low demand of parking by the users and the substantial availability of
public parking in the Glenorchy CBD. It is considered that a rezoning of the land from Utilities to
Central Business would not result in an adverse impact on the utilities and infrastructure system
in the area.
The Council’s meeting report on 27 April 2020 also suggests that the zoning and long-term lease of
the land will not affect the option to utilise the land for future roadworks (if any). Any potential
impact on the future requirements for road widening would be addressed if and when a
Development Application was submitted for the site.
3.3 SERVI CES PROXIMITY
The map below shows the public transport services in the area.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 17Figure 13. Public transportation proximity with simplified topographic (The LIST 2021)
As described by the figure above, the site is located on the major corridor of Main Road and thus
is in close proximity to a number of public transport services. It is within 80m to the bus stops of
the 500, 501, 502, 503, 504, 510, 511, 512, 513, 520, 522, 530, 694, 722 and X22 buses. The site
is also close to the major bus interchange on Tolosa Street, Glenorchy.
3.4 GREATER GLENORCHY PLAN
3.4.1 Strategic framework
The Greater Glenorchy Plan adopted in Glenorchy since February 2021 includes the following
strategic objectives:
Strategic objective 1: Reinforcing the activity centre hierarchy
Strategic objective 2: Increasing urban densities
Strategic objective 3: Delivering new employment opportunities
Strategic objective 4: Improving movement and access
Strategic objective 5: Creating places for people
Strategic objective 6: Greening Glenorchy
Strategic objective 7: Integrating high-quality design outcomes
Glenorchy CBD is one of the fundamental commercial centres in the Glenorchy local government
area (LGA). To achieve the Strategic Object 1, the Greater Glenorchy Plan identifies a need to
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 18consolidate and maintain the Glenorchy CBD’s primacy in the active centre hierarchy, as well as
to manage commercial and retail land supply in the Glenorchy CBD. Rezoning the subject site from
Utilities Zone to Central Business Zone would provide opportunities for enhance the business and
commercial function of the Glenorchy CBD and thus would be consistent with the Greater
Glenorchy Plan.
3.4.2 Precinct Plan – Glenorchy CBD
A site analysis included in the Precinct Plan for the Glenorchy CBD identifies the subject land to
be an under-utilised site in the city centre. Rezoning the site from Utilities to Central Business
would provide opportunities for a further utilisation of the land and a further enhancement of the
current CBD.
3.5 SOUTHERN TASMANI AN REGIONAL LAND USE STRATEGY
3.5.1 Managing Risks and Hazards
The Southern Tasmanian Regional Land Use Strategy (STRLUS) includes the following provisions
and Regional Policies related to managing risks and hazards:
8. MANAGING RISKS AND HAZARD
8.1 OVERVIEW
The key land hazards to take into account are:
• Sea level rise and storm surge
• Bushfire
• Land Instability
• Flooding;
• Soil Erosion & Dispersive Soils;
• Contaminated Land
• Salinity
• Acid Sulphate Soils.
8.4 REGIONAL POLICIES
MRH 2 Minimise the risk of loss of life and property from flooding.
MRH 2.1 Provide for the mitigation of flooding risk at the earliest possible stage of
the land use planning process (rezoning or if no rezoning required;
subdivision) by avoiding locating sensitive uses in flood prone areas.
MRH 2.2 Include provisions in planning schemes for use and development in flood
prone areas based upon best practice in order to manage residual risk.
MRH 3 Protect life and property from possible effects of land instability.
MRH 3.1 Prevent further development in declared landslip zones;
MRH 3.2 Require the design and layout of development to be responsive to the
underlying risk of land instability;
MRH 3.2 Allow use and development in areas at risk of land instability only where
risk is managed so that it does not cause an undue risk to occupants or
users of the site, their property or to the public.
MRH 5 Respond to the risk of soil erosion and dispersive and acid sulphate soils.
MRH 5.1 Prevent further subdivision or development in areas containing sodic soils
unless it does not create undue risk to the occupants or users of the site,
their property or to the public;
MRH 5.2 Wherever possible, ensure development avoid disturbance of soils
identified as containing acid sulfate soils. If disturbance is unavoidable
then ensure management is undertaken in accordance with the Acid
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 19Sulphate Soils Management Guidelines prepared by the Department of
Primary Industries.
Part of the subject land is located within the waterway and coastal protection area of a class 1
watercourse (Barossa Creek). The section of the creek close to the subject is currently channelled
below ground, and the creek infrastructure is maintained and upgraded by the Glenorchy City
Council on a regular basis. Future development on the subject land will be required to meet the
standards of the Waterway and Coastal Protection Code. It is unlikely that it will cause an
unreasonable risk in relation to land instability or a disturbance of soils.
The site is not within an inundation area on the current planning scheme maps, but a large portion
of it is located in the Flood-Prone Areas under the Draft Glenorchy Local Provisions Schedule.
Future use and development on the site will need to ensure the provisions included in the code
will be met. In addition, it is understood that the Glenorchy City Council is prioritising an upgrade
of stormwater infrastructure in the Glenorchy CBD and its surrounding areas to prevent and
mitigate the impacts of future flooding. It is also noteworthy that sensitive uses such as residential
are not prioritised in the Central Business Zone. Only residential in the forms of home-base business
(shop top housing) and residential use above ground floor level is permitted in the zone. The
rezoning of the subject site from Utilities to Central Business would not be inconsistent with the
regional policies related to managing risks and hazards.
3.5.2 Physical Infrastructure
The provisions and Regional Policies related to physical infrastructure are provided in the STRLUS
as follows:
12. PHYSICAL INFRASTRUCTURE
12.1 OVERVIEW
The use of an infrastructure program to support and direct development can
substantially influence the preferred settlement pattern and urban form. This
includes greenfield areas, urban infill and redevelopment sites, and activity
centres. Combined with the broader regional strategic planning work now being
undertaken should ensure efficient delivery of infrastructure in the Region.
12.5 REGIONAL POLICIES
PI 1 Maximise the efficiency of existing physical infrastructure.
PI 1.1 Preference growth that utilises under-capacity of existing infrastructure
through the regional settlement strategy and Urban Growth Boundary for
metropolitan area of Greater Hobart.
PI 1.2 Provide for small residential scale energy generation facilities in planning
schemes.
PI 2 Plan, coordinate and deliver physical infrastructure and servicing in a timely
manner to support the regional settlement pattern and specific growth
management strategies.
PI 2.1 Use the provision of infrastructure to support desired regional growth,
cohesive urban and rural communities, more compact and sustainable
urban form and economic development.
PI 2.2 Coordinate, prioritise and sequence the supply of infrastructure
throughout the region at regional, sub-regional and local levels, including
matching reticulated services with the settlement network.
PI 2.3 Identify, protect and manage existing and future infrastructure corridors
and sites.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 20PI 2.4 Use information from the Regional Land Use Strategy, including
demographic and dwelling forecasts and the growth management
strategies, to inform infrastructure planning and service delivery.
PI 2.5 Develop a regionally consistent framework(s) for developer charges
associated with infrastructure provision, ensuring that pricing signals
associated with the provision of physical infrastructure (particularly
water and sewerage) is consistent with the Regional Land Use Strategy.
PI 2.6 Ensure electricity generation and major transmission assets are recognised
and protected within planning schemes to provide for continued
electricity supply.
Given the relatively small size of 1400m2 and the existing use of vehicle parking, the subject site
is not considered relevant to the regional infrastructure policy.
3.5.3 Activity Centres
The STRLUS includes the following provisions and Regional Policies related to activity centres:
18. ACTIVITY CENTRES
18.1 OVERVIEW
The benefits of an Activity Centre approach are significant in that it:
• Enhances the viability and vibrancy of centres and the surrounding urban
environment;
• Enables a more efficient and equitable use of resources and infrastructure;
• Assists in focussing the delivery of key community services;
• Provides a centre around which housing opportunities can be strategically
planned;
• Creates opportunities to live and work more closely;
• Assists in creating a more sustainable urban environment by reducing private
vehicle travel and facilitating use of non motorised forms of transport (walking
and cycling); and
• Facilitates agglomeration economies for business and industry.
18.6 REGIONAL POLICIES
AC 1 Focus employment, retail and commercial uses, community services and
opportunities for social interaction in well-planned, vibrant and accessible regional
activity centres that are provided with a high level of amenity and with good
transport links with residential areas.
AC 1.1 Implement the Activity Centre Network through the delivery of retail,
commercial, business, administration, social and community and
passenger transport facilities.
AC 1.2 Utilise the Central Business, General Business, Local Business Zones to
deliver the activity centre network through planning schemes, providing
for a range of land uses in each zone appropriate to the role and function
of that centre in the network.
AC 1.6 Encourage an appropriate mix of uses in activity centres to create multi-
functional activity in those centres.
AC 1.12 Provide for 10 – 15 years growth of existing activity centres through
appropriate zoning within planning schemes.
As detailed in the diagram below, the subject land is located within a Major Zone of Influence and
a Major Activity Centre identified by the Southern Tasmanian Regional Land Use Strategy.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 21The subject land
Figure 14. STRLUS Map 8 – The Activity Centre Network, with red dot indicating approximate site location
(adapted from Southern Tasmanian Councils Authority 2013)
The subject land is currently adjacent to the boundary of the Central Business Zone in the
Glenorchy CBD. A rezoning of this land from Utilities to Central Business will enable a more
efficient use of land resources and infrastructure and hence consistent with the benefits of the
Active Centre approach. The rezoning is also expected to strengthen and provide for growth of the
existing business zone and activity centre, and to provide for a further mix of uses which enhances
diversity in the CBD. The rezoning is considered consistent with the STRLUS provisions relating to
activity centres.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 223.6 TASMANIAN PLANNI NG SCHEM E – LOCAL PROVISIONS SCHEDULE
Under the Glenorchy draft Local Provisions Schedule the subject land is proposed to be zoned
Utilities and the surrounding commercial properties zoned Central Business, these zones are
therefore a like for like translation of the current planning scheme.
The site is in the Flood-Prone Areas under the Draft Glenorchy Local Provisions Schedule. Future
use and development on the site will be subject to the Flood-Prone Hazard Areas Code in the
Tasmanian Planning Scheme after the Local Provisions Schedule come into effect. Future
applications for use and development on the site will need to detail how the provisions under this
Code will be met.
Figure 15: The subject site (highlighted red) in the Flood-Prone Areas in the Draft Glenorchy Local
Provisions Schedule
The LPS’s will also replace the existing Waterway and Coastal Protection Code through the TPS
Natural Assets Code, which has the purpose to minimise impacts on water quality and natural
values.
The LPS’s also include the Glenorchy Activity Centre Urban Design Specific Area Plan which brings
forward the current SPA from the current planning scheme.
As detailed above the various zones and Codes are in effect a like for like translation between the
current planning scheme and the future Tasmanian State Planning Provisions and drafted Local
Provisions Schedules.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 234. AMENDMENT FORMAT
4.1 INTENT OF THE PRO POSED AMENDMENT
The intent of the amendment request is to allow the subject land which is no longer required for
its previous use to be redeveloped for use and development consistent with the adjacent land.
The location, access to services and regional strategies make the land suitable for development
consistent with the neighbouring Central Business Zone. The land is partially located within the
waterway and coastal protection area. Future developments will be required to ensure impacts on
water quality and natural values are minimised.
4.2 SPECIFIC AMENDM ENT
The amendment proposed is for rezoning of the land having certificate titles of 77918/2, 64613/7
and 64613/9, 345 Main Road, Glenorchy, from Utilities to Central Business, and to extend the
Overlay related to the Glenorchy Activity Centre Urban Design Specific Area Plan as described in
the following figures:
Figure 16: Area proposed to be to Central Business
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 24Figure 17: Area proposed to be included within the Glenorchy Activity Centre Urban Design Specific Area
Plan
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 255. ASSESSMENT UNDER LUPAA
Section 3 of Schedule 6 – Savings and Transitional Provisions states that Parts 2A and 3 of the
former provisions remain in force until the day the LPS comes into effect to a municipal area. In
accordance with Section 32 within Part 3 of the former Land Use Planning and Approval Act,
amendments to the Glenorchy Interim Planning Scheme 2015 are required to be considered against
the following:
(1) A draft amendment of a planning scheme, and an amendment of a planning scheme,
in the opinion of the relevant decision-maker within the meaning of section 20(2A)–
(a) . . . . . . . .
(b) . . . . . . . .
(c) . . . . . . . .
(d) . . . . . . . .
(e) 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
(ea) must not conflict with the requirements of section 30O; and
(f) 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.
(2) The provisions of section 20(2), (3), (4), (5), (6), (7), (8) and (9) apply to the
amendment of a planning scheme in the same manner as they apply to planning
schemes.
Section 20 also includes the following:
20.(1) (a) seek to further the objectives set out in Schedule 1 within the area covered
by the scheme; and
(b) prepare the scheme in accordance with State Policies made under section
11 of the State Policies and Projects Act 1993; and
(c) . . . . . . . . ...
The above provisions are considered in the following sections.
5.1 LAND USE CONFLICTS
The rezoning of the subject land to provide for business use and development will not conflict with
any existing neighbouring uses and will be a continuation of the business zoned adjacent land.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 265.2 REQUIREMENTS OF SECTION 30O
Section 30O provides as follows:
30O. Amendments under Divisions 2 and 2A of interim planning schemes
(1) An amendment may only be made under Division 2 or 2A to a local provision
of a planning scheme, or to insert a local provision into, or remove a local
provision from, such a scheme, if the amendment is, as far as is, in the
opinion of the relevant decision-maker within the meaning of section
20(2A), practicable, consistent with the regional land use strategy, if any,
for the regional area in which is situated the land to which the scheme
applies.
(2) An amendment, of a planning scheme, that would amend a local provision
of the scheme or insert a new provision into the scheme may only be made
under Division 2 or 2A if –
(a) the amendment is not such that the local provision as amended or
inserted would be directly or indirectly inconsistent with the
common provisions, except in accordance with section 30EA, or an
overriding local provision; and
(b) the amendment does not revoke or amend an overriding local
provision; and
(c) the amendment is not to the effect that a conflicting local provision
would, after the amendment, be contained in the scheme.
(3) Subject to section 30EA, an amendment may be made to a local provision if
–
(a) the amendment is to the effect that a common provision is not to
apply to an area of land; and
(b) a planning directive allows the planning scheme to specify that some
or all of the common provisions are not to apply to such an area of
land.
(4) An amendment may not be made under Division 2 or 2A to a common
provision of a planning scheme unless the common provision, as so amended,
would not be inconsistent with a planning directive that requires or permits
the provision to be contained in the planning scheme.
(5) Subject to section 30EA, an amendment of a planning scheme may be made
under Division 2 or 2A if the amendment consists of –
(a) taking an optional common provision out of the scheme; or
(b) taking the provision out of the scheme and replacing it with another
optional common provision.
The amendment proposed is a rezoning of an area of land and as such is a local provision which
can be amended under Division 2 or 2A. The amendment will not conflict with any common or
overriding local provision.
5.3 REGIONAL IMPACT
The land area of the subject site is relatively small and will not impact in any significant way on
the region. As detailed previously the proposed amendment is consistent with the Southern
Tasmanian Regional Land Use Strategy, which provides strategic direction of the Region, including
by being within the Major Zone of Influence and the Major Activity Centre.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 275.4 SCHEDULE 1 OBJECTIVES OF LUPAA
The objectives of the current LUPAA are considered in the following tables:
5.4.1 Part 1 – Objectives of the Resource Management and Planning System of
Tasmania
PROVISION RESPONSE
(a) to promote the sustainable development of The proposed amendment relates to minor
natural and physical resources and the rezoning of an individual parcel to make it
maintenance of ecological processes and consistent with the zoning of adjacent land.
genetic diversity; and The land is located within a major activity
centre in the Glenorchy urban area and is
intended to support economic growth in a
sustainable manner.
Part of the site is located close to Barossa
Creek and is within the waterway and coastal
protection area. However, the section of the
creek running close to the subject site is
currently channelled underground. It is
expected that future development on the land
will not exert an impact on natural resources,
ecological processes or genetic diversity of
this watercourse.
(b) to provide for the fair, orderly and The rezoning will provide for the fair, orderly
sustainable use and development of air, land and sustainable development by providing an
and water: and additional area of land zoned for business
development supporting the regional policies
of growth of existing activity centres through
appropriate zoning.
(c) to encourage public involvement in The process required for the assessment of
resources management and planning; and amendments to planning schemes provides
interested parties with an opportunity to
make representations during public exhibition
as well as attending subsequent hearings. This
process additionally provides Council and
subsequently the TPC to consider issues raised
during their assessment.
(d) to facilitate economic development in The proposal is aimed at facilitating economic
accordance with the objectives set out in development of an existing parcel that is
paragraphs (a), (b) and (c): and underutilised.
(e) to promote the sharing of responsibility for Assessment of the amendment will occur at
resource management and planning between local and state level and will include the
the different spheres of Government, the opportunity for involvement of the
community and industry in the State. community.
5.4.2 Part 2 – Objectives of the Planning Process Established by this Act
PROVISION RESPONSE
(a) to require sound strategic planning and co- The proposal is consistent with the strategic
ordinated action by State and local directions for the region described through
government; and the STRLUS and is consistent with the local
zoning plan.
(b) to establish a system of planning The system as per LUPAA provides the
instruments to be the principle way of setting instruments to achieve these objectives.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 28objectives, policies and controls for the use,
development and protection of land; and
(c) to ensure that the effects on the There are unlikely direct effects caused
environment are considered and provide for through the proposed rezoning, given the site
explicit consideration of social and economic is located in an urban area and the section of
effects when decisions are made about the use Barossa Creek running close to the site is
and development of land; and channelled underground.
(d) to require land use and development The proposed amendment is consistent with
planning and policy to be easily integrated with the regional policies on supporting economic
environmental, social, economic, conservation growth and multi-functional activity in the
and resource management policies at State, Glenorchy CBD. The proposal is also to provide
regional and municipal levels; and for a more efficient use of land and resources
in the urban area.
(e) to provide for the consolidation of Not directly applicable to the proposed
approvals for land use and development and amendment.
related matters, and to co-ordinate planning
approvals with related approvals; and
(f) to promote the health and wellbeing of all The subject site is located in the Glenorchy
Tasmanians and visitors to Tasmania by CBD, and thus is well serviced with utilities
ensuring a pleasant, efficient and safe and is in close proximity to transport services.
environment for working, living and The proposed rezoning will support activity
recreation; and diversity and provide opportunities for
employment in the CBD.
(g) to conserve those buildings and areas or The proposed rezoning does not alter any
other places which are of scientific, aesthetic, matter related to any area of significance.
architectural or historical interest, or
otherwise of special cultural value; and
(h) to protect public infrastructure and other The subject land does not provide for public
assets and enable the orderly provision and co- utilities or infrastructure for the benefit of
ordination of public utilities and other the community at present. The proposed
facilities for the benefit of the community; and rezoning will not have an impact of the
existing public infrastructure on the
surrounding lands.
(i) to provide a planning framework which fully The subject land is well located in the
considers land capability. Glenorchy CBD, but it is underutilised at
present. The proposed rezoning of the land
from Utilities to Central Business will enable
the land to be utilised more efficiently within
its capability.
5.5 STATE POLICIES
5.5.1 The State Coastal Policy 1996
‘Coastal Zone’ is defined in the State Coastal Policy 1996 as follows:
Under the State Coastal Policy Validation Act 2003, a reference in the State Coastal Policy 1996
to the coastal zone is to be taken as a reference to State waters and to all land to a distance of
one kilometre inland from the high-water mark.
The subject site is within one kilometre of the high-water mark. Therefore, it is in a Coastal Zone.
Future use or development on the land would be required to meet the relevant standards in the
Waterway and Coastal Protection Code (or the Natural Assets Code after the Glenorchy Local
Provisions Schedule comes into effect), to ensure that it will not have an unreasonable impact on
the coastal resources or processes.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 29The site is located in the Flood-Prone Hazard Areas of the Glenorchy Local Provisions Schedule.
Future use and development on the site would also need to meet the standards of the Flood-Prone
Hazard Areas Code in the State Planning Provisions of the Tasmania Planning Scheme, and to ensure
that they will not be exposed to unreasonable coastal hazard risks. The proposal is therefore
consistent with the State Coastal Policy 1996.
5.5.2 The State Policy on Water Quality Management 1997
The proposed rezoning of the subject land will not directly impact on any issues related to water
quality, given Barossa Creek is currently channelled underground and protected by pipeline
infrastructure.
Any future use or development applications for the land, regardless of the zoning, would be
required to detail appropriate water management, through connection to services and appropriate
stormwater management practices to meet existing planning scheme standards and therefore will
be consistent with this Policy.
5.5.3 The State Policy on the Protectio n of Agricultural Land 2009
The subject land is not agricultural land and therefore this Policy does not relate to the subject
land.
5.5.4 National Environment Protection Measures (NEPMs)
NEPMs are also taken to be State Policies in Tasmania. NEPMs are made under Commonwealth
legislation, and given effect in Tasmania through the State Policies and Projects Act.
The Codes within the Scheme deal in detail with the relevant matters (noise and air quality) and
the assessment of the submitted application can be undertaken against the appropriate Use and
Development Standards. The proposed amendment is not considered affected by the other NEPMs.
ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy 30ATTACHMENT A – TITLE ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy
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ireneinc PLANNING & URBAN DESIGN 345 Main Road, Glenorchy
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