Planning Application by Chloe Lyne

PLANNING EXHIBITED
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Ref. No: DA 0598/2017
Date
advertised: 02/12/2017
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CPD Planning
Application
Document Produced by: Chloe

Lyne
Project: 2 Bridge Road,

Launceston
Client: Kim Seagram & Rod Ascui
Document Set ID: 3669785

Version: 1, Version Date: 13/11/2017
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CPD Planning Application

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Table of Contents
1 Introduction ..................................................................................................................................... 3
2 Site and Surrounds ........................................................................................................................ 4
2.1.1 Location ............................................................................................................................... 4
Natural Hazards ........................................................................................................................ 5
Heritage ....................................................................................................................................... 5
Surrounding Area ..................................................................................................................... 5
Infrastructure Services ............................................................................................................ 5
2.5.1 Transport Network ........................................................................................................... 5
2.5.2 Reticulated Services ......................................................................................................... 6
Site Contamination .................................................................................................................. 6
Landslide Hazard ...................................................................................................................... 6
3 Development Application ........................................................................................................... 7
Applicant ..................................................................................................................................... 7
Proposed Use and Development ....................................................................................... 7
4 Planning Assessment .................................................................................................................... 8
Zoning .......................................................................................................................................... 8
Use Categorisation .................................................................................................................. 9
4.2.1 Visitor Accommodation use class............................................................................. 9
4.2.2 Approval Status ................................................................................................................. 9
Urban Mixed Use Zone Provisions..................................................................................... 9
4.3.1 Zone Purpose ..................................................................................................................... 9
4.3.2 Use Standards .................................................................................................................. 10
Development Standards ...................................................................................................... 10
Codes.......................................................................................................................................... 15
4.5.1 Bushfire Prone Areas Code E1.0 ................................................................................ 15
4.5.2 Potentially Contaminated Land E2.0 ....................................................................... 15
4.5.3 Landslide Code E3.0 ...................................................................................................... 15
4.5.4 Road and Railway Assets Code E4.0 ........................................................................ 16
4.5.5 Flood Prone Areas Code E5.0..................................................................................... 16
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4.5.6 Car Parking and Sustainable Transport Code E6.0 ............................................. 19

4.5.7 Scenic Management Code E7.0................................................................................. 33
4.5.8 Biodiversity Code E8.0 .................................................................................................. 33
4.5.9 Water Quality Code E9.0 .............................................................................................. 33
4.5.10 Recreation and Open Space Code E10.0............................................................ 33
4.5.11 Environmental Impacts and Attenuation Code E11.0.................................... 33
4.5.12 Airports Impact Management Code E12.0 ........................................................ 33
4.5.13 Local Historic Heritage Code E13.0 ...................................................................... 33
4.5.14 Coastal Code E14.0 .................................................................................................... 36
4.5.15 Telecommunications Code E15.0 .......................................................................... 36
4.5.16 Invermay/Inveresk Flood Inundation Area Code E16.0 ................................ 37
4.5.17 Cataract Gorge Management Area Code E17.0 .............................................. 37
4.5.18 Signs Code E18.0 ........................................................................................................ 38
4.5.19 Development Plan Code E19.0 .............................................................................. 38
5 Conclusion ...................................................................................................................................... 38
6 Appendix A Certificate of Title ............................................................................................. 40
7 Appendix B Development Plans .......................................................................................... 41
8 Appendix C Flood Management Plan ............................................................................... 42
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1 Introduction
This report has been prepared in support of a Development Application being
lodged by Commercial Project Delivery on behalf of Kim Seagram and Rod Ascui for
use and development of land at 2 Bridge Road, Launceston for the purposes of
Visitor Accommodation, specifically seven short term accommodation units.
The report provides an assessment against the relevant provisions of the Launceston
Interim Planning Scheme 2015 (The Planning Scheme).
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2 Site and Surrounds

2.1.1 Location
The subject site is located at land known as 2 Bridge Road, Launceston (see Figure 1).
Base image from theLIST (www.thelist.tas.gov.au). State of Tasmania.
Figure 1 - Location Plan
The subject site comprises an area of 1204m2 and is contained within a single,
irregular shaped title with frontage to Bridge Road. The site contains the Ritchies Mill
building within which the Stillwater Restaurant is located. There are several silos at
the western end of the site which are currently vacant owing to heritage constraints
with their development. Stillwater restaurant is located on the ground floor of the
mill building whilst a Providore and Art Gallery occupy the second and third storeys.
The building has ground level access both from Bridge Road and from the car park
associated with the site, accessed off Bridge Road.
The proposed development application relates to the following titles:
Land Area
Address Owner(s) Title Reference
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2 Bridge Road Rodrigo Ivan Ascui 133965/1 1204m2
A copy of the titles is included as Appendix A.
Natural Hazards
The subject site is not shown on the Planning Scheme maps as being subject to a
potential flooding and landslip hazard. It is not located within or near bushfire prone
land.
Heritage
The subject site is listed on the Tasmanian Heritage Register and at Local Council
level.
Surrounding Area
The site is located within a tourism/hospitality precinct on the western side of the
Launceston CBD adjacent to the Cataract Gorge. The site is bounded to the south
and west by Bridge Road and the West Tamar Highway, and to the north and east by
the Tamar River and Kings Park respectively.
There are a range of accommodation and restaurants within 100 metres of the site
including the Penny Royal complex and the Cataract on Paterson.
Infrastructure Services
2.5.1 Transport Network

Access to the site is via an unnamed road which extends off Bridge Road via a
crossover as shown on the aerial below.
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2.5.2 Reticulated Services

The subject site is a fully serviced urban lot located in a commercial area.
Site Contamination
The site is not listed on Councils register of potentially contaminated sites.
Landslide Hazard
The site is contained within the medium landslide hazard band.
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3 Development Application
Applicant
The applicant is Commercial Project Delivery Obo Rod Ascui and Kim Seagram. The
appropriate contact is:
Chloe Lyne, Planning and Development Consultant, CPD
M: 0408397393
E: chloe@cpdelivery.com.au
Proposed Use and Development
Approval is sought to use and develop part of the existing building on site for the
purposes of Visitor Accommodation. It is proposed to convert the existing
hairdressing salon, Providore and art gallery on the site into 7 boutique
accommodation suites for short term accommodation.
Proposed suites 1-3 will be located on the first floor (existing Providore location) and
will have entry via the existing stairs from Bridge Road as well as internally into the
restaurant on ground floor level. Each suite will be provided with a king bed and
ensuite as well as lounge facilities.
Proposed suites 4-6 will be located on the second floor (existing gallery) and will be
accessed from the foyer via the first floor. The suites will each also contain a king
bed, ensuite and lounge facilities.
Proposed suite 7 will be located within the ground floor within the existing cottage
(hairdresser) to the east of the restaurant. This suite will be DDA compliant and will
be accessed from the existing carpark.
No external building works are proposed and as such no change to the appearance
of the building. There will only be minor remedial works to the exterior in regards to
replacement of windows (to match existing).
Access and car parking will remain as per existing.
A copy of the development plans is included as Appendix B to this report.
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4 Planning Assessment
Zoning
The subject site is zoned Urban Mixed Use under the Launceston Interim Planning
Scheme 2015 as identified in Figure 2 below. It is included within the Cataract Gorge
Management Area (17), Flood Risk and Heritage Overlays as identified in Figure 3.
Base image from theLIST (www.thelist.tas.gov.au). State of Tasmania.
Figure 2 - Zoning Plan
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Figure 3 Overlay Plan
Use Categorisation
4.2.1 Visitor Accommodation use class

The broad use classification for the proposed use is Visitor Accommodation which is
defined as follows in Table 8.2 of the Planning Scheme.
use of land for providing short or medium-term accommodation for persons

away from their normal place of residence. Examples include a backpackers
hostel, bed and breakfast establishment, camping and caravan park, holiday
cabin, holiday unit, motel, overnight camping area, residential hotel and
serviced apartment.
4.2.2 Approval Status

Visitor Accommodation is identified in the Use Table at Clause 15.2 as being a
discretionary use class in the Urban Mixed Use Zone if the use is on the ground floor
(permitted if above ground floor). The application also requires a permit as it does
not comply with the acceptable solutions identified below. It relies on an assessment
against the associated performance criteria.
E5.5.1 Risk to Sensitive Use (P1)

E5.6.1 Development subject to flooding (P1)
E6.5.1 Car Parking Numbers (P1)
E13.6.1 Demolition (P1)
Urban Mixed Use Zone Provisions
4.3.1 Zone Purpose

15.1 Zone Purpose
15.2.1.1 To provide for integration of residential, retail, community services
and commercial activities in urban locations.
15.2.1.2 To provide for a diverse range of urban uses and increased intensity of
development including residential densities that support the role of
activity centres.
15.2.1.3 To encourage residential, visitor accommodation and tourist
operation uses as a means of increasing activity outside normal
business hours.
15.2.1.4 To create:
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(a) activity at pedestrian levels, with active road frontages offering

interest and engagement to shoppers; and
(b) appropriate provision for car parking, pedestrian access and traffic
circulation.
The Zone Purpose statements are relevant to the exercise of the general
discretion which applies to the Visitor Accommodation use class in accordance
with Clause 8.10.2 of the Interim Planning Scheme. They are considered
individually below.
15.2.1.1 Consistent. The proposal to use and develop boutique accommodation

units within close proximity to the Gorge and within an existing building adds
to the mix of commercial offerings in the precinct.
15.2.1.2 Consistent. The addition of boutique accommodation on the site of one

of Launcestons premier restaurants, within proximity to the Gorge and walking
distance to the CBD within an existing building will assist in increasing visitor
numbers to the City.
15.2.1.3 Consistent. The proposed use and development of the site for visitor
accommodation purposes will assist in furthering this objective.
15.2.1.4. Consistent. The faade of the building along Bridge Road will not be
altered.
4.3.2 Use Standards

The use standards at Clauses 15.3.1-15.3.5 do not apply to the Visitor
Accommodation Use Class.
Development Standards
15.4.1 Building height, setback and siting

Objective
To ensure that building bulk and form, and siting:
(a) Is compatible with the streetscape and character of the surrounding area;
(b) Protects the amenity of the adjoining lots;
(c) Promotes and maintains high levels of public interaction and amenity.
Acceptable Solution Performance Criteria
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A1 Building height must be no P1 Building height must be

greater than: compatible with the streetscape
and character of the surrounding
area, having regard to:
a) 12m: or
a) the topography of the site;
b) 1m greater than the
average of the building b) the height of buildings on the
height on the site or site, adjoining lots and adjacent
adjoining lots; lots;
Whichever is higher. c) the bulk and form of existing
and proposed buildings;
d) the allowable building heights;
e) the apparent height when
viewed from roads and public
places; and
f) any overshadowing of adjoining
lots or public places.
Not applicable
No change to the existing building height is proposed.

A2 Setback from a frontage: P2 Buildings must be sited to be
compatible with the streetscape
and character of the surrounding
a) must be built to the frontage at
area, having regard to:
ground level;
b) be setback a distance that is not a) the level of public interaction
more than the maximum and and amenity, and pedestrian
minimum setbacks of the buildings
activity
on adjoining lots
b) the topography of the site
c) the setbacks of surrounding
building
d) the height bulk and form of existing
and proposed buildings
e) the appearance when viewed from
roads and public places
f) the retention of vegetation
g) the existing or proposed
landscaping and
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h) the safety of road users.

Complies with A2
No change to the existing building footprint is proposed.

A3 Setback from a side boundary: P3
(a) must be built to the side boundaries Buildings must be sited such that
at ground level; or there is no unreasonable loss of
(b) be setback a distance that is not amenity to the occupiers of adjoining
more or less than the maximum lots, having regard to:
and minimum setbacks of the
building on adjoining lots
(a)the topography of the site
(b)the size, shape, and orientation of
the site
(c) the setbacks of surrounding
building
(d)the height bulk and form of existing
and proposed buildings
(e) the existing buildings and private
open space areas on the site
(f) the privacy to private open space
and windows of habitable rooms
on adjoining lots
(g)sunlight to private open space
and windows of habitable
rooms on adjoining lots
(h)any existing screening or the

ability to implement screening
and
(i) the character of the surrounding
area.
Complies with P3
No change to the existing building footprint is proposed.
15.4.2 Location of car parking

Objective
To ensure that car parking:
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(a) does not detract from the streetscape; and

(b) provides for vehicle and pedestrian safety
A1 Car parking must be located: P1 Car Parking must be located to
(a) within the building structure; ore minimise the visibility from a road,
mall, laneway or arcade, having regard
(b) behind the building
to:
(a) the existing streetscape;
(b) the location of car parking;
(c) vehicle and pedestrian traffic safety;
(d) measures to screen parking; and
(e) any landscaping proposed.
Not applicable
No new parking is proposed at the site.
15.4.3 Active ground floor

Objective
To ensure that the building faade promote and maintain high levels of
pedestrian interaction and amenity.
A1 New buildings with nonresidential P1 New buildings must be designed
uses on ground floors must: to maximise interaction between the
use of the building and pedestrians,
(a)have clear glazing, display having regard to:
windows or glass doorways for a
minimum of 80% of all ground (a)an adequate level of glazing,
floor facades to, roads, malls, openness and transparency on the
laneways or arcades ground floor facades to roads,
(b)not have security grilles or screens malls, laneways or arcades
that obscure the ground floor (b)the potential for security grills or
facades to roads, malls, laneways screens to reduce the amenity of
or arcades the building or reduce levels of
(c) not have mechanical plant or interaction with the public
equipment, such as air (c) screening or obscuring all
conditioning units or heat pumps mechanical plant or equipment
located on the facade and such as air conditioning units or
(d)not have blank walls, signage heat pumps so they are not
recognisable or visible from ground
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panels or blocked out windows, level public view points and

wider than 2m on ground floor (d)minimising the area of all blank
facades to roads, malls, laneways walls, signage panels or blocked
or arcades. out windows on ground floor
facades to roads, malls, laneways
or arcades
A2 P2
Alterations to ground floor facades Alterations to ground floor facades of
of nonresidential buildings must nonresidential buildings must be
not: designed to maximise interaction
between the use of the building and
(a)reduce the level of glazing on
pedestrians, having regard to :
a facade to a road, mall,
laneway or arcade that is (a)the level of glazing, openness and
present prior to alterations transparency on the ground floor
(b)have security grilles or screens that facades to roads, malls, laneways or
obscure the ground floor facade arcades
(c) introduce new or additional (b)the potential for security grills or
mechanical plant or equipment screens to reduce the amenity of
such as airconditioning units or the building or reduce levels of
heat pumps located on the interaction with the public
faade and (c) screening or obscuring all
(d)increase blank walls, signage mechanical plant or equipment
panels or blocked out windows, such as air conditioning units or
wider than 2m on ground floor heat pumps so they are not
facades to roads, malls, laneways recognisable or visible from ground
or arcades. level public view points and
(d)minimise the area of all blank
walls, signage panels or blocked
out windows on ground floor
facades to roads, malls, laneways
or arcades.
A3 P3
The building must: Buildings must be clearly visible
from the road or publicly
(a)provide a direct access for
accessible areas, having regard
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pedestrians from the road or to:

publicly accessible areas and
(b)be orientated to face a road, (a)the safety and convenience of
mall, laneway or arcade, except pedestrians and
(b)the existing streetscape.
where the development is not
visible from these locations.
A4 P4
The total width of the door or doors on Garage doors should not be a
a garage facing a frontage must be no
visually dominant element in the
wider than 6m.
streetscape and must be designed,
having regard to:
(a)the location of existing buildings on

the site
(b)the existing streetscape and
(c) the design and locations of garages
in the surrounding area.
A1 Not applicable
A2 Not applicable there will be no changes to the facades of the
building
A3 and A4 Not applicable
Clauses 15.4.4 to 15.4.9 not applicable

Clauses 15.4.10 15.4.13 not applicable
Codes
4.5.1 Bushfire Prone Areas Code E1.0

Not applicable because the subject site is not located within a bushfire prone area.
4.5.2 Potentially Contaminated Land E2.0

The Code does not apply as the site is not listed as being potentially contaminated.
4.5.3 Landslide Code E3.0

Not applicable because the subject site is not mapped as or otherwise known to be
subject to a landslip hazard.
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4.5.4 Road and Railway Assets Code E4.0

It is submitted that the Road and Railway Assets Code is not applicable to this
application as the proposed change of use from a hairdressing salon, Providore and
art gallery to 7 short term visitor accommodation suites does not require a new
vehicle crossing and will not intensify the use of an existing access.
In terms of traffic generation, at full occupancy, the boutique accommodation would
generate approximately 35 vehicle movements per day (based on two movements in
and two movements out per day for each accommodation suite and an additional 7
movements to cater for cleaning and servicing of the accommodation).
The existing hairdresser alone could generate between 30-40 vpd based on 15-20
clients per day (there were three hairdressers operating from the salon). The gallery
and Providore would each generate a minimum of 15-20 vpd so it is evident that the
proposed change of use will not intensify the use of an existing access and indeed
the number of car parks on site will not be altered therefore car parking capacity will
not change.
4.5.5 Flood Prone Areas Code E5.0

The Flood Prone Areas Code applies as part of the site is mapped as being within a
flood prone area (see Figure 3).
Code Purpose
E6.1.1 a) ensure that use or development subject to risk from flooding is

appropriately located and managed; and
b) to minimise the risk of damage or pollution in the event of a flood
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Use Standards
E5.5.1 Risk to sensitive use
Objective
To minimise the risk of injury to, or loss of human life or damage to property, in
relation to sensitive uses in the event of a flood.
A1 No acceptable solution P1 Sensitive use must be located to
minimise the risk of injury to or
loss of human life or damage to
property, having regard to:
(a) the need for the location;
(b) the characteristics and scale of the
use;
(c) the characteristics of the inundation
of the land that is subject to the
risk;
(d) the nature and frequency of the
inundation;
(e) any measures proposed to mitigate
the risk;
(f) the nature, degree, practicality and
obligation for any management
activities to mitigate the risk; and
(g) the level of risk identified in any
report prepared by a suitably
qualified person.
Complies with P1
It is noted that only a small portion of the Mill Building within which proposed
Suites 1-3 and 4-6 is actually situated within the Flood Risk Area and that in
recent large flood events (2016), that the flood did not reach the Providore level
(the lower of the two proposed accommodation unit levels). Proposed Suite 7 is
situated outside of the Flood Risk Area and therefore the Code does not apply
to Suite 7.
Appendix C includes a flood management plan and a cover letter from Rare
Engineering which addresses risk of the proposed change of use. Provided the
Flood Management Plan is followed, there is no risk to life. There has, and
always will be risk to property in this location and this will not change as a
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result of the proposed change of use. It is noted that it is mainly the existing
Stillwater Restaurant that has the potential property risk.
There are a range of factors which mitigate the risk posed as follows:
The location of Suites 1-7 above ground floor level (or at ground floor
level on the higher street side, outside of the Flood Risk Area).
The small scale of the proposed accommodation (only 7 suites means it

is relatively easy to inform guests of the need for evacuation);
The early warning system that Launceston has in place for flooding
means that it is unlikely flooding would occur without the opportunity
for authorities to notify all potentially effected businesses prior.
E5.6.1 Development Subject to flooding
Objective
To minimise the risk of injury to, or loss of human life, or damage to property or
the environment, by avoiding areas subject to flooding where practicable, or
mitigating the adverse impacts of inundation to an acceptable level.
A1 No acceptable solution P1 It must be demonstrated that the
risk of injury to or loss of human
life or damage to property or the
environment is minimised,
having regard to:
(a) the need for the location;
(b) the characteristics and scale of the
use;
(c) the characteristics of the inundation
of the land that is subject to the
risk;
(d) the nature and frequency of the
inundation;
(e) any measures proposed to mitigate
the risk;
(f) the need for and the availability of
infrastructure, including access
and reticulated services;
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(g) accessibility to the development

during flooding;
(h) the capacity of the development to
withstand flooding;
(i) the capacity of the owner or
occupants to respond to or
manage the flood risk;
(j) the location of effluent disposal or
sewerage reticulation or storage
of materials;
(k) the nature of any works required to
mitigate the risk;
(l) any mitigation works proposed to
be carried out outside the
boundaries of the site;
Complies with P1
It is noted that only a small portion of the Mill Building within which proposed
Suites 1-3 and 4-6 is actually situated within the Flood Risk Area and that in
recent large flood events (2016), that the flood did not reach the Providore level
(the lower of the two proposed accommodation unit levels). Proposed Suite 7 is
situated outside of the Flood Risk Area and therefore the Code does not apply
to Suite 7.
Appendix C includes a flood management plan and a cover letter from Rare
Engineering which addresses risk of the proposed change of use. Provided the
Flood Management Plan is followed, there is no risk to life. There has, and
always will be risk to property in this location and this will not change as a
result of the proposed change of use. It is noted that it is mainly the existing
Stillwater Restaurant that has the potential property risk and that the risk to the
accommodation units is limited.
4.5.6 Car Parking and Sustainable Transport Code E6.0
Code Purpose
E6.1.1 a) ensure that an appropriate level of car parking facilities are

provided to service use and development;
b) ensure that cycling, walking and public transport are supported as
a means of transport in urban areas;
c) ensure access for cars and cyclists and delivery of people and
goods is safe and adequate;
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d) ensure that parking does not adversely impact on the amenity of

a locality;
e) ensure that parking spaces and accesses meet appropriate
standards; and
f) provide for the implementation of parking precinct plans.
In accordance with Clause 8.10.2 of the Interim Planning Scheme, the Code
Purpose is relevant to the exercise of discretion in relation to Car Parking
Numbers (E6.5.1).
The purpose statements are considered separately below. They comprise a list
of matters which Council is to have regard to in assessing consistency. Some of
the matters are not relevant, however all of them have been addressed. In an
overall sense, the Code seeks to provide an appropriate level of parking
facilities, which will be provided on-site for the proposed use.
a) It is submitted that the number of car parks provided is appropriate for
the use proposed.
b) There are cycling, walking and public transport routes in the area.
c) The existing access is safe and adequate.
d) The parking does not adversely not impact on the amenity of the locality.
No new car parking spaces are proposed and the change of use will
reduce the demand on the existing car parking spaces.
e) The existing car parking areas are designed in accordance with the design
requirements in the Interim Planning Scheme and the relevant Australian
Standard.
f) There is no relevant parking precinct plan.
Use Standards
E6.5.1 Car Parking Numbers
Objective
To ensure that an appropriate level of car parking is provided to meet the needs
of the use.
A1 The number of car parking P1.1 The number of car parking
spaces must; spaces for other than residential
a) not be less than 90% of the uses, must be provided to meet
requirements of Table E6.1; the reasonable needs of the use,
(except for dwellings in the having regard to:
General Residential Zone) or
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advertised:
b) not be less than 100% of the a) the availability of off-road

requirements of Table E6.1 public car parking spaces within
for dwellings in the General reasonable walking distance;
Residential Zone; or b) the ability of multiple users to
c) not exceed the share spaces because of:
requirements of Table E6.1 (i) variations in car parking
by more than 2 spaces or 5% demand over time; or
whichever is the greater, (ii) efficiencies gained by
except for dwellings in the consolidation of car parking
General Residential Zone; or spaces;
d) be in accordance with an c) the availability and frequency
acceptable solution of public transport within
contained within a parking reasonable walking distance of
precinct plan. the site;
d) any site constraints such as
existing buildings, slope,
drainage, vegetation and
landscaping;
e) the availability, accessibility
and safety of on-road parking,
having regard to the nature of
the roads, traffic management
and other uses in the vicinity;
f) an assessment of the actual
car parking demand
determined in light of the
nature of the use and
development;
g) the effect on streetscape; and
h) the recommendations of any
traffic impact assessment
prepared for the proposal; or
P1.2
The number of car parking spaces for

residential uses must be provided to
meet the reasonable needs of the use,
having regard to:
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advertised:
a) the intensity of the use and car

parking required;
b) the size of the dwelling and the
number of bedrooms; and
c) the pattern of parking in the
locality; or
P1.3
The number of car parking spaces

complies with any relevant parking
precinct plan.
A2
The number of accessible car parking P2
spaces for use by persons with a
No performance criteria
disability for uses that require 6 or
more parking spaces must be in
accordance with Part D3 of the
National Construction Code 2014, as
amended from time to time.
Complies with P1.1
A2 Not applicable
Table E6.1 requires for Visitor Accommodation 1 space per self-contained
accommodation unit or 1 space per 4 beds, whichever is greater. The
accommodation units are not self-contained as they do not include kitchens or
kitchenettes. Therefore 1 space per 4 beds is required to be provided and given
there are 7 beds proposed, 2 spaces are required.
The existing restaurant is defined as Food Services under the Scheme and Table
E6.1 requires the provision of 1 space per 15m2 of gross floor area. The
restaurant component has a gross floor area of 201.85m2, resulting in a
required car parking provision of 13 spaces.
The overall number of spaces required to be provided on site to meet the
permitted standards of the Planning Scheme is therefore 15.
Only 6 spaces are provided on site therefore the application is assessed against
P1.1.
Firstly, it is noted that the car parking requirement for the current uses on site
exceeds the requirement for the proposed uses therefore demand on the
existing spaces will be reduced. The hairdresser and Providore uses (General
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Retail and Hire) require 1 space per 30m2 gross floor area which given a GFA of
approximately 150m2 for both these spaces, resulted in a requirement for 5
spaces. The existing gallery (community meeting and entertainment) requires 1
space per 20m2 floor area available to the public generating a requirement for 6
spaces based on a floor are of 120m2. Therefore, in total, the demand on car
parking in accordance with Table E6.1 will reduce from 11 spaces to 2 spaces
with the proposed change of use.
It is submitted that the 11 Council spaces shown within the Ritchies Mill
Precinct are primarily utilised by customers of the Ritchies Mill complex and
indeed negotiations are well underway to adhere these spaces to the Ritchies
Mill title, in which case, sufficient spaces would be provided for on-site to meet
the requirements of E6.1. These 11 spaces include an accessible space.
Additional car parking spaces are located adjacent to the silos which are
primarily utilised for staff parking.
6.5.2 Bicycle Parking Numbers
Objective
To ensure that an appropriate level of bicycle parking spaces are provided to
meet the needs of the use.
A1 The number of bicycle parking P1 Bicycle parking spaces must be

spaces must be provided on provided to meet the reasonable
either the site or within 50m of needs of the use, having regard
the site in accordance with the to:
requirements of Table E6.1 a) likely number and
characteristics of users of the
site and their opportunities
and likely need to travel by
bicycle;
b) location of the site and the
likely distance a cyclist needs
to travel to reach the site;
and
c) availability and accessibility
of existing and planned
parking facilities for bicycles
in the vicinity.
Complies with A1
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Table E6.1 of the Planning Scheme, does not set a requirement for the provision
of bicycle parking for visitor accommodation.
E6.6.3 Taxi Drop-off and Pickup
Objective
To ensure that taxis can adequately access developments.
A1 Except for dwellings in the P1 Taxi parking spaces must be

General Residential Zone, uses provided to meet the reasonable
that require greater than 50 car needs of the use, having regard
spaces by Table E6.1 must provide to:
one parking space for a taxi on a) the nature of the proposed use
site, with one additional taxi
and development;
parking space provided for each
additional 50 car parking spaces b) the availability and
required. accessibility of taxi spaces on
the road or in the vicinity; and
c) any site constraints such as
landscaping.
Complies with A1.

The proposed use does not require greater than 50 car spaces.
E6.6.4 Motorbike Parking Provisions
Objective
To ensure that motorbikes are adequately provided for in parking considerations.
A1 Except for dwellings in the P1 Motorcycle parking spaces must

General Residential Zone, uses be provided to meet the
that require greater than 20 car reasonable needs of the use,
parking spaces by Table E6.1 having regard to:
must provide one motorcycle
parking space on site with one
additional motorcycle parking a) the nature of the proposed use
space on site for each additional and development;
20 car parking spaces required.
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b) the availability and

accessibility of motorcycle
parking spaces on the road or
in the vicinity; and
c) any site constraints such as
landscaping
Complies with A1
The proposed use does not require greater than 20 car spaces.
E6.6.5 Loading Bays
Objective
To ensure adequate access for goods delivery and collection, and to prevent loss
of amenity and adverse impacts on traffic flows.
A1 A loading bay must be provided P1 Adequate space for loading and

for uses with a gross floor area unloading must be provided,
greater than 1000m2 in a single having regard to:
occupancy.
a) the types of vehicles associated

with the use;
b) the nature of the use;
c) the frequency of loading and
unloading;
d) the location of the site;
e) the nature of traffic in the
surrounding area;
f) the area and dimensions of the
site; and
(g) any site constraints such as
existing buildings, slope, drainage,
vegetation and landscaping.
Not applicable
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E6.6.1 Construction of Parking areas

Objective
To ensure that parking areas are constructed to an appropriate standard
A1 All parking, access ways, P1 All parking, access ways,
manoeuvring and circulation manoeuvring and circulation
spaces must: spaces must be readily
identifiable and constructed to
ensure that they are useable in
(a) have a gradient of 10% or less;
all weather conditions, having
(b) be formed and paved;
regard to:
(c) be drained to the public
stormwater system, or contain
(a) the nature of the use;
stormwater on the site;
(b) the topography of the land;
(d) except for a single dwelling, and
all uses in the Rural Resource, (c) the drainage system available;
Environmental Management and (d) the likelihood of transporting
Open Space zones, be provided sediment or debris from the site
with an impervious all weather onto a road or public place;
seal; and (e) the likelihood of generating
(e) except for a single dwelling, be dust; and
line marked or provided with (f) the nature of the proposed
other clear physical means to surfacing and line marking.
delineate parking spaces.
Complies with A1
All parking, accessways, manoeuvring and circulation spaces are existing.
E6.6.2 Design and Layout of parking areas

Objective
To ensure that parking areas are designed and laid out to provide convenient,
safe and efficient parking.
A1 Car parking, access ways, P1 Car parking, access ways,
manoeuvring and circulation spaces manoeuvring and circulation
must: spaces must be convenient, safe
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(a) provide for vehicles to enter and efficient to use, having

and exit the site in a forward direction regard to:
where providing for more than 4
parking spaces; (a) the characteristics of the site;
(b) have a width of vehicular (b) the proposed slope, dimensions
access no less than the requirements and layout;
in Table E6.2, and no more than 10% (c) vehicle and pedestrian traffic
greater than the requirements in Table safety;
E6.2; (d) the nature and use of the
development;
(c) have parking space dimensions
(e) the expected number and type of
in accordance with the requirements vehicles;
in Table E6.3;
(f) the nature of traffic in the
(d) have a combined access and surrounding area; and
manoeuvring width adjacent to (g) the provisions of Australian
parking spaces not less than the Standards AS 2890.1 - Parking
requirements in Table E6.3 where Facilities, Part 1: Off Road Car
there are 3 or more car parking Parking and AS2890.2 Parking
spaces; and Facilities, Part 2: Parking facilities
- Off-street commercial vehicle
(e) have a vertical clearance of not facilities.
less than 2.1 metres above the parking
surface level.
A1.2
All accessible spaces for use by

persons with a disability must be
located closest to the main entry point
to the building.
A1.3
Accessible spaces for people with

disability must be designated and
signed as accessible spaces where
there are 6 or more.
A1.4
Accessible car parking spaces for use

by persons with disabilities must be
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designed and constructed in

accordance with AS/NZ2890.6 2009
Parking facilities Off-street parking
for people with disabilities.
Complies with A1
All car parking spaces are existing.
E6.6.3 Pedestrian Access
Objective
To ensure pedestrian access is provided in a safe and convenient manner
A1 Uses that require 10 or more P1 Safe pedestrian access must be

parking spaces must: provided within car parks, having
regard to:
(a) have a 1m wide footpath that is

separated from the access ways or (a) the characteristics of the site;
parking aisles, except where (b) the nature of the use;
crossing access ways or parking
aisles, by: (c) the number of parking spaces;
(i) a horizontal distance of 2.5m (d) the frequency of vehicle

between the edge of the footpath movements;
and the access way or parking (e) the needs of persons with a
aisle; or disability;
(ii) protective devices such as (f) the location and number of
bollards, guard rails or planters footpath crossings;
between the footpath and the
(g) vehicle and pedestrian traffic
access way or parking aisle; and
safety;
(b) be signed and line marked at points
(h) the location of any access ways or
where pedestrians cross access ways or
parking aisles; and
parking aisles; and
(i) any protective devices proposed
for pedestrian safety.
A1.2
In parking areas containing
accessible car parking spaces for
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use by persons with a disability, a

footpath having a minimum
width of 1.5m and a gradient not
exceeding 1 in 14 is required from
those spaces to the main entry
point to the building.
Complies with A1
All car parking spaces are existing.
E 6.6.4 Loading Bays
E6.6.4 Loading Bays
Objective
To ensure adequate access for goods delivery and collection and to prevent loss
of amenity and adverse impacts of traffic flows.
A1 P1
The area and dimensions of loading Loading bays must have area and
bays and access way areas must be dimensions suitable for the use, having
designed in accordance with AS2890.2 regard to:
2002, Parking Facilities, Part 2:
Parking facilities - Off-street
commercial vehicle facilities, for the (a) the types of vehicles likely to use
type of vehicles likely to use the site. the site;
(b) the nature of the use;
(c) the frequency of loading and
unloading;
(d) the area and dimensions of the
site; and
(e) the location of the site and nature
of traffic.
A1.2 P2
It must be demonstrated that the type Access for vehicles commercial vehicles
of vehicles likely to use the site can to and from the site must be safe,
enter, park and exit the site in a having regard to:
forward direction, without impact or
conflicting with areas set aside for
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parking or landscaping, in accordance (a) the types of vehicles associated

with AS2890.2 2002, Parking with the use;
Facilities, Part 2: Parking facilities - Off- (b) the nature of the use;
street commercial vehicle facilities.
(c) the frequency of loading and
unloading;
(d) the area and dimensions of the
site;
(e) the location of the site and nature
of traffic;
(f) the effectiveness or efficiency of
the surrounding road network;
and
(g) site constraints such as existing
buildings, slope, drainage,
vegetation, parking and
landscaping.
Not applicable
E 6.6.5 Bicycle Facilities
E6.6.5 Bicycle facilities

Objective
To ensure that cyclists are provided with adequate facilities.
A1 Uses that require 5 or more P1 Shower and change room
bicycle spaces by Table E6.1 must facilities must be provided at
provide 1 shower and change adequate level to cater for the
room facility on site, with one reasonable needs of cyclists,
additional shower and change having regard to:
room on site for each 10 (a) the location of the proposed use;
additional bicycle spaces (b) the existing network of cycle paths
required. and bicycle lanes and other means
of access to the site for cyclists.
(c) the nature of the proposed use;
(d) the number of employees;
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(e) the users of the site and the

likelihood of travel by bicycle;
(f) whether there are facilities on the
site for other reasons that could be
used by cyclists; and
(g) the opportunity for sharing bicycle
facilities on nearby sites.
.
Not applicable
E 6.6.6 Bicycle parking and storage facilities
E6.6.6 Bicycle parking and storage facilities

Objective
To ensure that cyclists are provided with adequate facilities.
A1 Bicycle parking and storage P1 Bicycle parking and storage
facilities for uses that require 5 or facilities must be provided in a
more bicycle spaces by Table safe, secure and convenient
E6.1 must: location, having regard to:
(a) be accessible from a road, cycle (a) the accessibility to the site:
path, bicycle lane, shared path or (b) the characteristics of the site;
access way. (c) the nature of the proposed use;
(b) be located within 50 metres of the (d) the number of employees;
main entrance;
(e) the users of the site and the
(c) be visible form the main entrance likelihood of travel by bicycle;
or otherwise signed;
(f) whether there are facilities on the
(d) be available and adequately list site for other reasons that could be
during the times they will be used by cyclists;
used, in accordance with Table
(g) the opportunity for sharing bicycle
2.3 of AS/NZS 1158.3.1:2005
facilities on nearby sites;
Lighting for road and public
spaces Pedestrian area (h) whether there are other parking
(Category P) lighting and storage facilities on the site;
Performance and design and
requirements. (i) the opportunity for sharing bicycle
parking and storage facilities on
nearby sites.
A2 P2
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Bicycle parking spaces must: Bicycle parking spaces and access

must be convenient, safe and
(a) have minimum dimensions
efficient to use having regard to:
of:
(a) the characteristics of the site;
(i) 1.7m in length; and
(b) the space available;
(ii) 1.2m in height; and
(c) the safety of cyclists;
(iii) 0.7m in width at the (d) the proposed measures to secure
handlebars bicycles; and
(b) have unobstructed access (e) the provisions of AS 2890.3 1993
with a width of at least 2m and a Parking facilities Bicycle
gradient of no more than 5% parking facilities.
from a road, cycle park, bicycle
lane, shared path or access way;
and
(c) include a rail or hoop to lock
a bicycle to that meets AS 2890.3
1993 Parking facilities- Bicycle
parking facilities.
Not applicable
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advertised:
4.5.7 Scenic Management Code E7.0

Not applicable because the subject site is not mapped as being within a scenic
management tourist road corridor or local scenic management area.
4.5.8 Biodiversity Code E8.0

Not applicable because the subject site is not mapped as being within an area
identified as priority habitat and because the application does not involve
removal of native vegetation.
4.5.9 Water Quality Code E9.0

Not applicable because the existing development is connected to reticulated
sewer and stormwater.
4.5.10 Recreation and Open Space Code E10.0

Not applicable because the application does not involve a subdivision.
4.5.11 Environmental Impacts and Attenuation Code E11.0

Not applicable because the application does not involve a sensitive use or an
activity listed in Tables E11.1 or E11.2 with the potential to create environmental
harm or nuisance.
4.5.12 Airports Impact Management Code E12.0

Not applicable because the subject site is not mapped as being within aircraft
noise exposure forecast contours and is not within prescribed airspace.
4.5.13 Local Historic Heritage Code E13.0

The code is applicable as the site is listed on the Tasmanian Heritage Register.
Code Purpose
E13.1 a) protect and enhance the historic cultural heritage significance of

local heritage places and heritage precincts;
b) encourage and facilitate the continued use of these places;
c) encourage the maintenance and retention of buildings and places
of assessed historic cultural heritage significance; and
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(d) ensure that development is undertaken in a manner that is

sympathetic to, and does not detract from, the historic cultural
heritage significance of the places and their settings
The new development is considered to:
a) protect and enhance the historic cultural heritage significance of the local
heritage place.
b) encourage and facilitate the continued use of the item for beneficial
purposes.
c) encourage the maintenance and retention of this building of assessed

heritage significance.
d) be undertaken in a manner that is sympathetic to, and does not detract

from, the cultural significance of the land, buildings and items and their
settings.
E13.6.1 Demolition
Objective
To ensure that the demolition or removal of buildings and structures does not
impact on the historic cultural heritage significance of local heritage places and
their settings.
A1 No acceptable solution P1 Buildings or parts of buildings and

structures may be demolished, provided
there is no unreasonable impact on the
historic cultural heritage significance of
the local heritage place and setting,
having regard to:
(a) the physical condition of the local

heritage place;
(b) the extent and rate of deterioration

of the building or structure;
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(c) the safety of the building or

structure;
(d) the streetscape or setting in which

the building or structure is located;
(e) the cultural heritage values of the

local heritage place;
(f) the need for the development;
(g) any options to reduce or mitigate

deterioration;
(h) whether demolition is the most

reasonable option to secure the long-
term future of a building or structure;
and
(i) any overriding economic

considerations.
The only demolition proposed is in relation to internal walls, all of which

are not original. There will be no changes to any external walls proposed.
a, b, c, g) N/A. internal demolition is not required due to the physical

condition of the place, the rate of deterioration or the safety of the
building or structure
d) The demolition will not be evident in the streetscape or setting in

which the building or structure is located.
e) The demolition of internal fabric is considered to be very minor and

will not impact on the cultural heritage values of the property.
f, h, i) The proposed works are required to facilitate a change of use of part of

the property to visitor accommodation.
E13.6.2 Maintenance and Repair
Not applicable the works are generally not considered as maintenance and repair
E13.6.3 Lot size, dimensions and frontage
Not applicable subdivision does not form part of this application.
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E13.6.4 Site coverage
Not applicable the existing site coverage will not be altered.
E13.6.5 Height and bulk of buildings
Not applicable no change to the height of form of the buildings on site proposed.
E13.6.6 Siting of buildings and structures
Not applicable no extensions to the existing buildings on site are proposed.
E13.6.7 Fences
Not applicable no new fencing is proposed
E13.6.8 Roof form and materials
Not applicable no change to the existing roof line or form is proposed.
E13.6.9 Wall materials
Not applicable no new external walls are proposed.
E13.6.10 Outbuildings and structures
Not applicable no new outbuildings or structures are proposed.
E13.6.11 Driveways and parking
Not applicable no new driveway or parking areas are proposed.
E13.6.12 Tree and vegetation removal
Not applicable no tree or vegetation removal proposed.
E13.6.13 Signage
Not applicable no signage proposed.
4.5.14 Coastal Code E14.0

Not applicable because the subject site is not located in a coastal
environment.
4.5.15 Telecommunications Code E15.0

Not applicable because the application does not involve telecommunications
facilities.
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4.5.16 Invermay/Inveresk Flood Inundation Area Code E16.0

Not applicable because the subject site is not mapped as being within the
Invermay/Inveresk Flood Inundation Area.
4.5.17 Cataract Gorge Management Area Code E17.0

The subject site is mapped as being within the Cataract Gorge Management
Area 17.
Code Purpose
E13.1 a) protect the Cataract Gorge Reserve from incremental loss and
degradation of its character and values; and
b) ensure that development within the Cataract Gorge Management
Area is appropriately planned, located, designed and constructed
to minimise the impact on the natural, historic, cultural, heritage,
landscape and scenic character and values of the Cataract Gorge
Reserve.
E17.6.1 Acceptable development
Objective
To protect the character and values of the Cataract Gorge Reserve.
A1 Subdivision must no create internal P1 No performance criteria

lots in MU1
A2 Must not be a new building, P2 No performance criteria

structure (except landscaping
fences, pergolas, dog kennels and
the like) or works on slopes with a
maximum average slope steeper
than 1:3
A3 Must not be for residential in MU14 P3 No performance criteria
A4 Development within the Residential P4 No performance criteria

Use Class must be for single
dwelling only in management
units 12, 13, 15 and 18
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A5 Development must be inevident on

the military crest or on the face of
the slope equal to the point that is
11 vertical metres below the
military crest when viewed from
prime viewpoints or from scenic
drives.
A1 Not applicable no subdivision proposed

A2 Not applicable no new building proposed
A3 Not applicable not in MU14
A4 Not applicable no residential use class proposed
A5 Not applicable all building works are internal only
E17.6.2 Intensification
Not applicable
E17.6.3 Siting of buildings, structures and works
Not applicable
E17.6.4 Height and Bulk of Buildings
Not applicable no increase in height of existing building proposed and there
is no increase in building footprint.
E17.6.5 Tree and Vegetation removal
Not applicable.
4.5.18 Signs Code E18.0

Not applicable as no signage is included as part of this development
application.
4.5.19 Development Plan Code E19.0

Not applicable because the application does not involve subdivision and is not
mapped within an area mapped as DPC.
5 Conclusion
The proposed change of use to three existing tenancies on the Ritchies Mill Site at 2
Bridge Road, to provide for 7 boutique accommodation units is in keeping with the
Urban Mixed Use Zone and further cements the location as a key tourism/hospitality
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precinct in Launceston. In addition to the use being discretionary on the basis of it

being on ground floor level, the application relies on the following performance
criteria:
E5.5.1 Risk to Sensitive Use (P1)
E5.6.1 Development subject to flooding (P1)
E6.5.1 Car Parking Numbers (P1)
E13.6.1 Demolition (P1)
In all instances, compliance with the Performance Criteria has been demonstrated
and significant supporting information and assessments are included with the
application.
Based on all the supporting information provided in this report, it is submitted that
there is sufficient justification to approve the proposed change of use which will
enhance the existing restaurant offering in Stillwater at the subject site.
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6 Appendix A Certificate of Title
P a g e | 40

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

PLANNING EXHIBITED
DOCUMENTS
VOLUME FOLIO
Ref. No: DA 0598/2017
Date
advertised: 02/12/2017 133965 1
EDITION DATE OF ISSUE

4 04-Jan-2006
SEARCH DATE : 17-Oct-2017

SEARCH TIME : 10.41 AM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Plan 133965 (Section 27A of the Land Titles Act.)
Derivation : Whole of Lot 1 on Plan 133965 Gtd. to The Crown
SCHEDULE 1
C246944 TRANSFER to RODRIGO IVAN ASCUI Registered
02-Aug-2000 at noon
SCHEDULE 2
C231511 Land is limited in depth to 15 metres, excludes
minerals and is subject to reservations relating to
drains sewers and waterways in favour of the Crown
C628108 BURDENING EASEMENT: A pipeline right in favour of
Launceston City Council over the Pipeline Easement 1.
00 Wide shown passing through the said land within
described (subject to provisions)
C628108 BURDENING EASEMENT: A Right of Footway in favour of
Launceston City Council over the Footway (Variable
Width) shown passing through the said land within
described Registered 04-Jan-2006 at noon
C231511 FENCING PROVISION in Transfer
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
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Document
DepartmentSetofID: 3669785
Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
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Ref. No: DA 0598/2017
Date
Search Date: 17 Oct 2017 Search Time: 10:42 AM Volume Number: 133965 Revision Number: 02 Page 1 of 1
Document
DepartmentSetofID: 3669785
Primary Industries, Parks, Water and Environment www.thelist.tas.gov.au
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0598/2017

Date
02/12/2017
November 17
advertised:
7 Appendix B Development Plans
P a g e | 41

rev date purpose
RITCHIES MILL ACCOM, 2 BRIDGE ROAD LAUNCESTON TAS 7250 AUS DA DRAWING LIST A 11.07.2017 DEVELOPMENT APPLICATION
B 18.10.2017 DEVELOPMENT APPLICATION
GENERAL NOTES Set N Drawing Name Rev Scales

da plan da01 COVER PAGE
PROJECT GLAZING
PLANNING EXHIBITED da plan da02 SITE PLAN
DOCUMENTS
da plan da03 MILLER'S COTTAGE ACCOM
Ref. No: DA 0598/2017
DESIGNER da plan da04 THE MILL ACCOMMODATION
ALLDate GLAZING TO BE CONSTRUCTED TO COMPLY
02/12/2017
CUMULUS STUDIO PTY LTD
advertised:
da plan da05 THE MILL ACCOMMODATION
WITH AS1288 - 2006 AND AS2047 - 1999 AS
CERTIFIED ARCHITECT: PETER WALKER da sections da06 SECTION 01

REQUIRED UNDER THE BCA. WINDOW SYSTEMS
ACCREDITATION N: CC2143E
(GLASS & FRAME) MUST ACHIEVE THE FOLLOWING

ARCHITECTS ADDRESS: LEVEL 1, 60

MINIMUM THERMAL GLAZING PERFORMANCE (GP)
CAMERON STREET
OR GREATER:
LAUNCESTON
TAS
GLAZING PERFORMANCE
+61(3) 6333 0930
U VALUE REFER TO GLAZING CALCULATOR FOR
EACH WINDOW
LOCATION
SHGC REFER TO GLAZING CALCULATOR FOR
PROJECT N: 00310
EACH WINDOW
PROJECT NAME: RITCHIES MILL
ACCOMMODATION
A SAMPLE OF THE GLASS IS TO BE SUPPLIED TO
TITLE REFERENCE: 133965/1
THE CLIENT FOR APPROVAL PRIOR TO
PROJECT ADDRESS: 2 BRIDGE ROAD
CONSTRUCTION.
LAUNCESTON
TAS
STAIR CONSTRUCTION
SITE DETAILS
BAL: NA
GROUND TO FIRST FIRST TO SECOND
CLIMATE ZONE: ZONE 7
F2F 3250 F2F 3050
WIND SPEED REFER ENG
STAIRS 18 STAIRS 17
SOIL CLASS: REFER ENG
TREADS 250 TREADS 250
ALPINE AREA: NO
RISERS 180.5 RISERS 179.5
CORROSION: TBA
TACTILE INDICATORS:
TACTILE GROUND SURFACE INDICATORS ARE TO BE
PROVIDED AT STAIRS & RAMPS IN ACCORDANCE WITH
AS1428.4. TYPE (OR EQUIV) IS:
DTAC CLASSIC, POLYRESIN CUMULUS

COLOUR: BLACK
DRILL AND PRESSURE FIT
STUDIO
copyright
STAIR NOSINGS: Cumulus Studio Pty Ltd

STAIR NOSINGS ARE TO BE PROVIDED IN ACCORDANCE info@cumulus.studio
WITH AS1428.1. TYPE IS: Hobart
Level 1, 17 Brisbane Street, Hobart, TAS 7000
DTAC CORDUROY, FLAT, +61(3) 6231 4841
COLOUR: NATURAL
Launceston
FIXTURES AND FINISHES SCHEDULE ADHESIVE FIXED LOCATION Level 1, 60 Cameron St, Launceston, TAS 7250
+61(3) 6333 0930
Melbourne
PO Box 234, Elwood, VIC 3184
ROOF CLADDING: +61(3) 9531 7548
R01: EXISTING. NO WORK EXTERNALLY T A M A R R I V E R The copyright for these designs, plans and specications
belongs to Cumulus Studio Pty Ltd and must not be used,
reproduced or copied without their written permission.
general notes
These drawings show design intent & are suitable as a guide
only. Do not scale o the drawings. All dimensions in
EXTERNAL FINISHES: millimetres. Dimensions of existing building are indicative only -
they should not be relied on and are to be veried on site
before commencing work. All documents shall be read in
conjunction with specications and any consultants detail. All
EF01: EXISTING. NO WORK EXTERNALLY work shall be in accordance with the Building Code of
Australia, relevant Australian Standards & local authority by-
laws and regulations. Any discrepancies, errors or omissions
shall be referred to the Architects. Drawings are not to be used
for construction until issued Construction
CLADDINGS: accredited designer:

Peter Walker, CC2143E
EC01: EXISTING. NO WORK EXTERNALLY
A D
W R O drawn by checked by
FLOOR FINISHES:
G E MG TH
E I D reason of issue
FF01: CARPET. COLOUR AND STYLE TO BE CONFIRMED

S B R Development Application
FF02: CERAMIC TILES. COLOUR AND STYLE TO BE CONFIRMED T client:
KIM SEAGRAM
T 2 BRIDGE RD.
WALL LININGS: A LAUNCESTON
TAS, 7250
WL01: 10MM 'KNAUF MASTASHIELD' PLASTERBOARD, PAINT FINISH, DULUX PROFESSIONAL M

A
project:
ENVIRO2 LOW SHEEN INTERIOR ACRYLIC COLOUR T.B.A RITCHIES MILL ACCOM
WL02: 6MM 'VILLABOARD' OR 10MM 'KNAUF MASTASHIELD' WET AREA PLASTERBOARD,
R drawing title
DULUX PROFESSIONAL WASH & WEAR KITCHEN & BATHROOM LOW SHEEN COLOUR T.B.A COVER PAGE
(plan)
print date original size
CEILING LININGS: Location Plan 18/10/17 A3
drawing n issue
CL01:10MM 'KNAUF MASTASHIELD' PLASTERBOARD, DULUX PROFESSIONAL ENVIRO2 LOW
00310-da01 B
SHEEN INTERIOR ACRYLIC COLOUR T.B.A, 'RONDO FIXING CLIP' 'PART NO. 226' AND 'PART NO.
GSPublisherVersion 343.63.64.100
129' 28MM
Document Set ID: FURRING
3669785 CHANNEL, 'PROCTOR GROUP' DOW 'TUFF-R PIR' FOAM CORE BOARD
DIRECT
Version: FIXED TO
1, Version TRUSSES
Date: WITH 'BRADFORD GOLD' HI- PERFORMANCE BATTS R6.0 260MM
13/11/2017
THICK INSULATION OVER
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Ref. No: DA 0598/2017
Date
rev date purpose
advertised: 02/12/2017 A 11.07.2017 DEVELOPMENT APPLICATION
T A M A R R I V E R
Ex. LCC C
ARP
EXISTING ART GALLERY AND PROVIDORE (11 SPAC ARKING
CONVERTED INTO SHORT TERM ES)
ACCOMMODATION
THE MILL - STUDIO'S 01- 06 EXISTING HAIRDRESSER CONVERTED
INTO SHORT TERM ACCOMMODATION
MILL
Ex. CAR PARKING MILLER'S COTTAGE - STUDIO 07
NOT MARKED SILOS
(APPROX 10 SPACES)
APPROX RESTAURANT Ex. C
AR
FLOOR AREA; COTTAGE (6 SP PARKIN
2
201.85 m ACE G
S)
50.80 m2 CUMULUS
STUDIO
copyright
RITCHIES MILL COMPLEX Cumulus Studio Pty Ltd
NOTE:
NO WORK EXTERNALLY. A D info@cumulus.studio
INTERNAL WORK ONLY

R O Hobart
G E +61(3) 6231 4841
W I D Launceston
R
Level 1, 60 Cameron St, Launceston, TAS 7250
E B +61(3) 6333 0930

Melbourne
S PO Box 234, Elwood, VIC 3184

+61(3) 9531 7548
T The copyright for these designs, plans and specications

T general notes
A only. Do not scale o the drawings. All dimensions in

millimetres. Dimensions of existing building are indicative only -
M they should not be relied on and are to be veried on site

A
work shall be in accordance with the Building Code of
R
R O
accredited designer:
A
D drawn by checked by
MG TH
reason of issue
Development Application
client:
KIM SEAGRAM
2 BRIDGE RD.
LAUNCESTON
TAS, 7250
project:
RITCHIES MILL ACCOM

drawing title
SITE PLAN
(plan)
18/10/17 A3
0. Site Plan drawing n issue
1:500 00310-da02 B
PLANNING EXHIBITED
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Date
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1,306 3,092 1,200
440
Ex RL
ADJUST EXISTING LEVELS APPROX+10,000
TO SUIT NEW ENTRY.
1,500
1:14 RAMP
LANDING LANDING
RL+10,250 RL+10,029
NEW INFILL FLOOR TO RAISE

EXISTING FLOOR LEVEL.
EXISTING KING
1830 x 2030
HAIRDRESSER DDA
SUITE 07 FOYER ENSUITE
SPACE
NEW FIRE RATED WALL. Ex FFL

FFL +10,250
1 1 +10,250 1
da03 da03 da03
110 3,535 1,967 110 2,028
Ground Floor - Hairdresser - Demo Ground Floor - Hairdresser

1:100 1:100
CUMULUS
STUDIO
copyright
Cumulus Studio Pty Ltd

info@cumulus.studio
Hobart
+61(3) 6231 4841
Launceston
+18,350 Level 1, 60 Cameron St, Launceston, TAS 7250
+61(3) 6333 0930
4 Roof Structure
Melbourne
+61(3) 9531 7548
The copyright for these designs, plans and specications
general notes
+15,950 These drawings show design intent & are suitable as a guide
3 Second Floor - Gallery millimetres. Dimensions of existing building are indicative only -
work shall be in accordance with the Building Code of
OFFICE
+13,000
2 First Floor - Providore drawn by checked by
NEW FIRE RATED WALL MG TH
TO PROTECT ACCOMM reason of issue
FROM REMAINDER OF Development Application
SHORT TERM ACCOMMODATION
BUILDING. EX STAIR
client:
500
NEW RAISED FLOOR TO KIM SEAGRAM

ACCOMMODATION 2 BRIDGE RD.
LAUNCESTON
250
+10,000 TAS, 7250

1 Ground Floor - Hairdresser project:
RITCHIES MILL ACCOM

drawing title
MILLER'S COTTAGE
1
Section 2 ACCOM
(plan)
1:100 print date original size
18/10/17 A3
drawing n issue
00310-da03 B
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0598/2017
Date
rev date purpose
da06
da06
1
ROBE
KING KING
1830 x 2030 1830 x 2030
KING
1830 x 2030
SUITE 01 SUITE 02 SUITE 03

EXISTING PROVIDORE SPACE
ROBE
ROBE
Ex. NEW FIRE RATED Ex.

STAIR CEILING STAIR CUMULUS
ENSUITE ENSUITE STUDIO
copyright
STORE Cumulus Studio Pty Ltd

info@cumulus.studio
STORE ENSUITE Hobart
+61(3) 6231 4841
FOYER
Launceston
SPRINKLER SPRINKLER Level 1, 60 Cameron St, Launceston, TAS 7250
CONTROLLS CONTROLLS
1 1 +61(3) 6333 0930
2 2 Melbourne
3 3 PO Box 234, Elwood, VIC 3184
+61(3) 9531 7548
4 4
The copyright for these designs, plans and specications
5 4 5 4
6 3 6 3 reproduced or copied without their written permission.
7 2 7 2
general notes
VOID VOID VOID VOID
1 1
ENTRY ENTRY work shall be in accordance with the Building Code of
da06
da06
1
1
drawn by checked by
MG TH
reason of issue
client:
KIM SEAGRAM
First Floor - Providore - Demo First Floor - Providore 2 BRIDGE RD.
LAUNCESTON
1:100 1:100 TAS, 7250
project:
RITCHIES MILL ACCOM

drawing title
THE MILL
ACCOMMODATION
(plan)
18/10/17 A3
drawing n issue
00310-da04 B
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0598/2017
Date
rev date purpose
da06
da06
1
1
REMOVE EXISTING A/C DUCTING KING KING
1830 x 2030 1830 x 2030
REMOVE EXISTING STUD FRAMED WALLS
REMOVE EXISTING STUD FRAMED WALLS

REMOVE EXISTING A/C DUCTING
KING
1830 x 2030
SUITE 04 SUITE 05 SUITE 06

EXISTING GALLERY SPACE
1,550
ROBE
ROBE
ENSUITE ENSUITE
CUMULUS
STUDIO
1,500
FFL
+16,130 copyright
1,550
ENSUITE Cumulus Studio Pty Ltd
info@cumulus.studio
Hobart
REMOVE EXISTING STUD FRAMED WALLS Level 1, 17 Brisbane Street, Hobart, TAS 7000
900 110 900 FOYER FFL +61(3) 6231 4841
1,500
+16,130 Launceston
Level 1, 60 Cameron St, Launceston, TAS 7250
Ex FL
8 8 +61(3) 6333 0930
+15,950
7 7 Melbourne
6 6 PO Box 234, Elwood, VIC 3184
110 +61(3) 9531 7548
5 5
900 900 400 The copyright for these designs, plans and specications
general notes
ENTRY ENTRY work shall be in accordance with the Building Code of
da06
da06
1
1
drawn by checked by
MG TH
reason of issue
client:
KIM SEAGRAM
Second Floor - Gallery - Demo Second Floor - Gallery 2 BRIDGE RD.
LAUNCESTON
1:100 1:100 TAS, 7250
project:
RITCHIES MILL ACCOM

drawing title
THE MILL
ACCOMMODATION
(plan)
18/10/17 A3
drawing n issue
00310-da05 B
PLANNING EXHIBITED
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Date
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TIMBER TRUSS AND FRAMING

RETAINED AND EXPOSED.
REPLACE GLASS IN
EXISTING SKYLIGHTS.
+18,350
4 Roof Structure
SHORT TERM ACCOMMODATION NEW RAISED FLOOR TO
ACCOMMODATION
2,325
180
+15,950 CUMULUS
3 Second Floor - Gallery CAP FIRE RATED COATINGS STUDIO
"CAP 508" INTUMESCENT copyright
PAINT TO ACHIEVE A MINIMUM Cumulus Studio Pty Ltd
60 MINUTE
SHORT TERM ACCOMMODATION info@cumulus.studio
Hobart
2,500
+61(3) 6231 4841
NEW RAISED FLOOR TO Launceston
+13,000 ACCOMMODATION Level 1, 60 Cameron St, Launceston, TAS 7250
+61(3) 6333 0930
2 First Floor - Providore Melbourne
+61(3) 9531 7548
CAP FIRE RATED COATINGS
"CAP 508" INTUMESCENT The copyright for these designs, plans and specications
PAINT TO ACHIEVE A MINIMUM reproduced or copied without their written permission.
STILLWATER RESTAURANT 60 MINUTE
general notes
+10,000 before commencing work. All documents shall be read in
1 Ground Floor - Hairdresser work shall be in accordance with the Building Code of
1
Section 1 for construction until issued Construction
1:100 accredited designer:

drawn by checked by
MG TH
reason of issue
client:
KIM SEAGRAM
2 BRIDGE RD.
LAUNCESTON
TAS, 7250
project:
RITCHIES MILL ACCOM

drawing title
SECTION 01
(sections)
18/10/17 A3
drawing n issue
00310-da06 B
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Date
02/12/2017
November 17
advertised:
8 Appendix C Flood Management Plan
P a g e | 42

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Date
Our Ref: 17226
th
9 November 2017
Director
Cumulus Studio
1/60 Cameron Street
Launceston TAS 7250
ATTENTION: T HENDERSON
Dear Todd
RITCHIES MILL ACCOMM

ACCOMMODATION - 2 BRIDGE ROAD, LAUNCESTON
nd
Following your instructions in your email dated 22 October 2017, we have prepared a flood management
plan for your client to review and action.
The flood management plan prepared by us considers the current plan by Stillwater and how best to
manage risks with the hair salon located on the ground floor, which we understand will be converted to
DDA compliant accommodation.
Provided the flood management plan is adopted and continuously improved by the building owner and
early warning systems are followed, we see no risk to life. However, there is significant risk damage may
occur to property, which has and always will be present.
Should you have any further queries please do not hesitate to contact us.
Yours faithfully,
Alan J. Leake
Director
Buildings
Distribution
Architect Cumulus Studio todd@cumulus.studio
File Copy Launceston

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STILLWATER FLOOD EVACUATION

EVACUATION PLAN
1. Key Personnel
Flood Coordinator: Rod Ascui 0438 210 460

Alternate flood coordinators: James Welsh 0447 747 725 and Craig Will 0433 780 724
2. Flooding
This area is vulnerable to flooding.
The site is within a flood inundation area. We understand from anecdotal data the flood level at this site for
a 1 in 100 ARI is a relative level of 3.64m.
Peak flow in 2016 flooding was 2150 cubic meters per second with a 3.96 metre tide. This nearly reached
the floor level of the Wine Bar, Bar and Ripples Store/Hairdresser.
A detailed flood risk assessment for the area has not been carried out by Rare and it is our understanding
Launceston Flood Authority would consider this with their flood strategy.
3. Flood Management Plan
In the event of a 1 in 100 year flood, it is expected that the flood level at the site will be approximately 3.64
metres. This is as advised by the Launceston City Council. The site is located on the river side of the levee and
exposed to flooding.
The following plan will be issued to the building owners and their representatives and tenants and must be
prominently displayed at the premises.
All evacuation supervised by Stillwater flood co-ordinators and carried out be Stillwater employees and
representatives. Stillwater directors estimate that fourteen (14) personnel are adequate to evacuate the site in
approximately six hours. Stillwater flood co-ordinators believe they have at least 12 hours from final warning.
In the event of a flood warning
Listen to local radio (ABC 91.7FM) and TV

Regularly check the Bureau of Meteorology website for warnings www.bom.gov.au click on TAS
Regularly contact the Launceston City Council Customer Service on 6323 3000 for flooding updates
Check for rising water levels at and around the premises
Listen for public address warnings
Monitoring will be the responsibility of the Stillwater Flood Coordinator Rod Ascui and alternate flood
coordinators James Welsh and Craig Will
Create a roster for 24 hour presence on-site

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When flood warnings are issued
Approximately 24 hours notice will be issued by authorities prior to premises being flooded, however only 6 to 7
hours will be available before the area will need to be evacuated. In this time the following must be done to
minimise damage to the company and customers property as well as harm to the environment:
Remove hazardous materials to higher ground.

Move all vehicles to higher ground.
Move portable electrical and other equipment (computers, tools etc) documents and manageable
furniture to higher areas.
Procure sandbags which should be placed in toilet bowls and around all doors - silicon may also be
used to seal all doors and windows.
Weigh manhole covers down with sandbags or heavy objects.
Block drains with plugs.
Leave all drawers, cabinet doors and internal doors open to prevent swelling and sticking shut.
Lock all windows.
Turn power off at the main switchboard.
Lock all external doors.
Install flood mitigation pumps to pump stormwater over the levee and out of buildings (where
applicable)
Recycling bin to be taken out and placed outside front gates. Veolia to be called to remove front load
bin. If bin not picked up it needs to be tied back to the building.
Pump out sewage tank using manual override, notify Ian McFawn at Taswater 0417 582 694.
All shutters and main door to be closed like normal.
If evacuation
evacuation is required
Notify all tenants of requirements to evacuate.

Follow all directions given by police and other authorities to leave the area.
Do not re-enter the area or premises until advised by authorities that it is safe to do so.
In the event of an evacuation as much of Stillwaters equipment will be moved off site to 16 Laura Street,
92 Arthur Street and 96 Balfour Street.
Transport of equipment and goods will be in trucks and utilities. Cool store goods are to be taken to
Island Fresh at 16 Merino Street, Kings Meadows 6341 1900.
Frozen foods are to be taken to PFD Wholesale at Connector Park 6326 7199 and Doppio Food
0418 540 812 (Shane Delanty).
Wine and spirit to be transported using borrowed crates from Mr Adam Standage 6344 5637 and taken
to James Welsh property or moved upstairs.

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Once the building has been evacuated Hydro Tasmania shall be notified to disconnect power into the
building. Main connector is above 100 year flood level so very simple process. For Tasnetworks call
Glenn Campbell 0417 891 526, Nick Blackberry 0417 891 523 or emergency hotline.
Turn off at switchboard power to refrigeration compressor and hot water heater.

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Date
02/12/2017
November 17
advertised:
Commercial Project Delivery ABN 51 921 459 008

PO Box 210 Newstead 7250
1/47A Brisbane Street, Launceston, 7250
T: 0408 397 393 E: chloe@cpdelivery.com.au
Document Status
Author: Chloe Lyne

Version: 1
Date: 13/11/2017
P a g e | 43

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CUMULUS
STUDIO
architecture + design
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CUMULUS DA0598/2017: Ritchies Mill CMP response to request for additional info.
STUDIO
architecture & design
The following document is a response to the RFI from the Tasmanian Heritage
Council in regards to the proposed work at Richies Mill. The response has been
prepared by Todd Henderson of Cumulus Studio.
4.0 Conservation policy
4.1 General policy
1. All building fabric, elements, material and evidence from the period up to 1943
(the period of the fire and reconstruction of much of the back and upper level of
the mill) are of highest significance and should be conserved.
Adaptation of this material should be carried out only if there is no prudent and
feasible alternative. Where possible material from this period of the buildings
history should be recovered and interpreted.
The proposed works will further reveal more of the significant fabric and seek to
conserve it.
2. The building fabric from the 1943 fire until the closure of the mill in 1973 is of
lesser significance and is capable of adaptation. Evidence of processes related
to milling should be retained where possible to demonstrate the predominant
historical use of the building overtime.
The existing evidence of processes already existing will be retained under the
current works.
3. Changes made after closure of the mill related to the reconstruction of the
residence, the adaptation of the store and mill and the general upgrade of the
building are of minimal significance and in many cases are intrusive on significant
fabric. These may be altered, removed or further adapted as required for
contemporary use.
Existing wall lining additions previously added to the Mill, the Residence and Flour
Store are to be removed to expose as much of the existing fabric as practicable.
4. The place should be interpreted throughout the buildings using extant material
and elements to demonstrate the former uses and configurations of the buildings.
The place should be capable of demonstrating its former function as a mill, its
various transformations to accommodate new machinery and processes as well
as house new uses.
The proposed works are configured to allow the buildings former use to be
interpreted. The new works will be designed in such a way so as to be easily
recognized as new interventions.
Cumulus Studio launceston hobart melbourne

Cumulus Studio Pty Ltd Level 1, 60A Level 2, 147 Level 1,127
http://cumulus-studio.net Cameron St, Macquarie St, Greville St,
abn: 69 985 768 418 launceston, tas 7250 Hobart, tas 7000 prahran, vic 3181
launceston@cumulus.studio hobart@cumulus.studio melbourne@cumulus.studio
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CUMULUS
STUDIO
5. Future fitout and adaptation of the building should minimise the covering up of
significant fabric.
The majority of the existing significant fabric will remain exposed.
Significant fabric should only be covered when it is required for functional reasons
where an adverse impact on that fabric would otherwise take place.
There will be cases where the existing fabric will be covered in order to comply
with the NCC fire rating requirements.
Such work must be reversible and be implemented without impact on the

significant fabric and must be restricted to specific parts of the site.
It is intended that this work will be reversible
6. Minor additions to accommodate access (particularly disability access) may be

made provided the Tasmanian Heritage Council is satisfied there is no prudent
and feasible alternative.
The only area relevant to disability access is the addition of the ramp to the
residence (old hairdresser) the ramp will disturb the existing modern pavers only.
7. New work should be clearly discernible from existing fabric. Additions should
be of contemporary design and to sections of the building of low significance:
Suitable areas for adaptation are:

the interior of the loading dock,
the toilet annex,
the hopper access from the street, and,
the upper levels of the store building.
Not applicable to this application; No work is proposed to these areas.
8. The external treatment of the site should retain the relationship of the building
to the ground in the pre-1973 layout of the site. New external elements, if
required, should lightweight, related to specific elements of the building, should
allow the building to be seen in relation to the ground and should favour
contemporary design.
Not applicable to this application; No external work proposed.
9. New openings should not be made on the exterior of significant elements of

the building.

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CUMULUS Not applicable to this application; No new openings proposed.
STUDIO
10. All signs on the building should be co-ordinated in design and approach with
a theme that relates them to the place subject to research and validation. Signage
should be avoided that obscures the building or which dominates any element of
the place.
Any proposed signage will match existing and is yet to be designed, the intention
is that it will be worked through with the THC.
11. Any future development of the adjacent area should involve a re-design of the
carpark area to minimise its visual impact on the setting of the mill building.
Not applicable to this application; No work proposed to the carpark area.
12. The site boundary should be rationalised to reflect the early sub-division
pattern of the place (the road alignment), the foreshore as it currently exists and
the need for access through and around the site.
It is recommended that the rear boundary remain the face of the retaining wall to
the street but the waterside boundary be adjusted as indicated on the proposed
site boundary drawing (see Appendix 5). The boundary would follow the
waterside of the path and extend in a line towards the entry gates running parallel
to the original road alignment.
Not applicable to this application; No reconfiguration of titles is intended as part

of this application.
4.2 Specific Policies
4.2.1 Residence
1. Retain the room configuration from the pre-1979 work. The present opening to
the rear corridor may be retained if required.
The room configuration is retained.
2. Reinstate missing window shutters and joinery to complete the window

installation.
Previously completed.
3. Make clear in the interpretation of the place that all interior finishes are
conjectural.
Not applicable to this application; No interpretation is intended with this

application.

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CUMULUS 4. Allow the adapted kitchen with its present services to be further adapted for
STUDIO
future uses as required.
architecture & design Not applicable to this application; Kitchen is no longer a component of the
residence.
5. Retain the external appearance of the building generally in its present form.
Apart from the addition of the disability access ramp; no external work is
proposed that will have an adverse effect on the external form
4.2 .2 Flour Store

6. Remove the infill to the loading dock.
Not applicable to this application; Already undertaken during previous works.
7. Retain the sliding door element.
Not applicable to this application; As no works intended to the exterior of the

Flour Store.
8. Retain the existing corrugated iron wall cladding to the exterior with existing
window units. Re-painting of exterior allowable to a selected colour scheme.
9. Allow some adaptation for new entry through the raised floor area.
10. Remove the existing switchboard and platform.
11. Retain skillion roof form.
12. Allow to remove internal post-1973 finishes as required.
13. Retain the surviving external wall fabric and cladding to the former outside
wall of the mill building.
Not applicable to this application; As no work is intended to the exterior of the

Flour Store.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0598/2017
Date
developing great
ideas together
CUMULUS
STUDIO
4.2.3 Store Building
architecture & design 14. Retain all early framing and elements of the building including stonework,
early brickwork, timber posts and floor structure.
Not applicable to this application; As no work is intended to this area.
15. Limited adaptation of fabric is possible to facilitate movement through the

building.
Not applicable to this application; As no work is intended to this area.
16. Adaptation of the building to provide toilet areas is allowable provided that
early fabric is retained and protected.
17. Adaptation of the upper levels reconstructed post-1944 is acceptable

provided that the overall significant form of the building is retained.
Not applicable to this application; As none of the proposed works will effect the
external form of the building.
18. Removal the external stair from the top level to the exterior is allowable.
4.2.4 Mill Building
19. Retain the present structure throughout. Minor adaptation to the structure
to allow access and BCA compliance 28 is possible but should be minimised to
avoid the removal of significant fabric.
All of the present structure will be retained throughout the Mill Building.
20. Window shutters may be retained or removed.

Mill.
21. Later windows, particularly post 1973 windows may be removed or retained
as required.
Location of all existing windows will be retained. Where possible existing glazing
will be replaced with glazing with increased energy efficiency.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0598/2017
Date
developing great
ideas together
CUMULUS 22. The kitchen fitout should be removed with surviving fabric from the post-1973
STUDIO
fitout.
architecture & design Not applicable to this application; Already undertaken during previous works.
23. All extant machinery and elements related to milling use are to be retained
within the building and are to be capable of interpretation.
All existing machinery is to be retained.
24. Internal linings post-1973 may be retained or removed.
All post 1973 wall linings to the top two floors (currently providore and gallery) will
be removed.
25. Evidence of changes to the building should be retained throughout the

building.
Evidence of changes will be retained.
26. Surviving finishes and surfaces should be retained throughout the building
including floors, timber elements, corrugated iron, concrete and other
miscellaneous finishes. Finishes should be cleaned for future use but not sanded,
sand-blasted, pressure cleaned or replaced. Replacement of materials should
be minimal, elective and should not disturb the pattern and patina of existing
finishes.
All surviving finishes will be retained where practicable. Any surviving finishes
that will require alteration or concealing will be undertaken in a way that will allow
reversal.
27. The steel entry and exit stairs to the rear of the building should be removed
and windows installed in the existing door openings.
28. The evidence of hoppers and chutes in the 1944 additions to the buildings
should be retained in situ and new access provided in the form of bridges and
platforms over these elements. Where intervention is necessary for public safety
or egress requirements, minimise change to the fabric.

Mill.
29. The raised roof over the loading dock (post-1944) may be retained or altered.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0598/2017
Date
developing great
ideas together
CUMULUS Mill.
STUDIO
30. The steel fire stair adjacent to the silos should be reconfigured to minimise the
impact on the site.
31. The building may be repainted, preferably in a colour consistent with the
existing unless evidence of an earlier colour scheme is uncovered.

Mill.
4.2 .5 Silos
32. The silo building should be retained in its present form with access to the
upper areas restricted. The ground floor under the hoppers should be available
for interpretation of the place.
Not applicable to this application; As no work is intended to the Silos.
4 .2 .6 Exterior Elements
33. Remove the planting behind the building and regrade the pavements to direct
water away from the buildings.
34. Clear all drains around the building and ensure that surface and groundwater
is running clear of the building. If required provide additional drainage to protect
the base of the building.
35. Retain evidence of earlier construction including foundation walls, walls of the
former engine house, steel spikes from the fluming and other elements uncovered
during work.
36. Consider recovery of the relationship of the buildings to the water by removal
of the fill area presently covering the low level remains of the former swimming
baths (noting that the place is located in a designated flood risk area that is
subject to planning controls which may constrain options for altering waterfront
conditions).
Not applicable to this application.

PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0598/2017
Date
developing great
ideas together
CUMULUS
STUDIO
37. Remove the car parking from immediately in front of the mill buildings and
provide landscaped and paved areas. Reference to the 1915 survey provides
architecture & design evidence of picket fencing and the alignment of boundaries, access paths etc.
This document could be used as a guide to site presentation.

4 .2.7 Archaeological Remnants
38. Potential subsurface impacts in Zones 2 or 1 (areas of archaeological

potential) as defined in Figure 11 should be assessed and treated in line with the
procedure outlined in Tasmanian Heritage Council Practice Note No. 2 - Historic
Archaeological Requirements
4.2.8 Mill Related Fittings & Machinery
39. Evidence of former mill fittings and apparatus, including attachment points,
floor openings and machinery should ideally be retained and interpreted.

buildings.
40. The smutter (currently housed in a cl943 infill structure between the mill
building and the silos) should ideally be retained in situ.
If this is not prudent due to functional requirements linked to a viable,
contemporary, use of the building then;
(i) an archival record of the machine should be compiled including annotated
measured drawings and photographs. A copy of the record should be lodged in
an appropriate repository (e.g., Tasmaniana Library)3,
(ii) the machine should be detached in such a way as to leave the chute from the
floor above, and the chute to the silos in place at the respective wall junctions.
This will require cutting at the wall line. Linkages and fittings removed during
detachment should be boxed, labelled and stored to enable future reinstatement
if desired,
(iii) the machine should be displayed internally as a sculptural element to prevent
any spurious interpretation arising from false linkages with other parts of the
building,
(iv) the machine should be cleaned only to the extent required to make it
presentable in an eating environment (i.e., judicious brushing and washing), and,
(v) the function and historical associations of the machine should be interpreted.
Conclusion: The proposed works address the policies outlined in in the

Conservation Management Plan August 2000.


Planning Application by Chloe Lyne

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PLANNING EXHIBITED

Document Produced by: Chloe

Project: 2 Bridge Road,

Client: Kim Seagram & Rod Ascui

Document Set ID: 3669785

CPD Planning Application

Document Set ID: 3669785

CPD Planning Application

4.5.6 Car Parking and Sustainable Transport Code E6.0 ............................................. 19

Document Set ID: 3669785

CPD Planning Application

Document Set ID: 3669785

CPD Planning Application

2 Site and Surrounds

Base image from theLIST (www.thelist.tas.gov.au). State of Tasmania.

Figure 1 - Location Plan

The proposed development application relates to the following titles:

Document Set ID: 3669785

CPD Planning Application

2 Bridge Road Rodrigo Ivan Ascui 133965/1 1204m2

A copy of the titles is included as Appendix A.

2.5.1 Transport Network

Document Set ID: 3669785

CPD Planning Application

2.5.2 Reticulated Services

Document Set ID: 3669785

CPD Planning Application

Chloe Lyne, Planning and Development Consultant, CPD

Proposed Use and Development

Access and car parking will remain as per existing.

A copy of the development plans is included as Appendix B to this report.

Document Set ID: 3669785

CPD Planning Application

Base image from theLIST (www.thelist.tas.gov.au). State of Tasmania.

Figure 2 - Zoning Plan

Document Set ID: 3669785

CPD Planning Application

Figure 3 Overlay Plan

4.2.1 Visitor Accommodation use class

use of land for providing short or medium-term accommodation for persons

4.2.2 Approval Status

E5.5.1 Risk to Sensitive Use (P1)

Urban Mixed Use Zone Provisions

4.3.1 Zone Purpose

Document Set ID: 3669785

CPD Planning Application

(a) activity at pedestrian levels, with active road frontages offering

15.2.1.1 Consistent. The proposal to use and develop boutique accommodation

15.2.1.2 Consistent. The addition of boutique accommodation on the site of one

4.3.2 Use Standards

15.4.1 Building height, setback and siting

Document Set ID: 3669785

CPD Planning Application

A1 Building height must be no P1 Building height must be

Acceptable Solution Performance Criteria

Document Set ID: 3669785

CPD Planning Application

h) the safety of road users.

Acceptable Solution Performance Criteria

(h)any existing screening or the

15.4.2 Location of car parking

Document Set ID: 3669785

CPD Planning Application