Glamping at Nunamara

LAUNCESTON INTERIM PLANNING SCHEME 2015
REPORT TO SUPPORT A
DEVELOPMENT APPLICATION
116 PROSSER’S ROAD, NUNAMARA

CT 175167-1 and CT175167-2
For
Mr G Hextall
Amended Sept 2018
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Ref. No: DA 0527/2018
Date
advertised: 03/10/2018
Planning Administration
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Contents
1. Proposal ................................................................................................................... 3
2. Subject Land ............................................................................................................. 3
2.1 Location ................................................................................................................. 3
2.2 Title Reference ....................................................................................................... 4
2.3 Land Area ............................................................................................................... 4
3. Existing Conditions ................................................................................................... 4
3.1 Use of site and surrounding lands............................................................................ 4
3.3 Availability and Capacity of Infrastructure ............................................................... 7
3.4 Land Capability ....................................................................................................... 8
4. Planning Controls ........................................................................................................ 8
4.1 Existing zoning of the subject land and surrounding land ......................................... 8
4.2 Special controls and effect on subject and surrounding land .................................... 9
4.3 Planning Matters .................................................................................................... 9
4.4 Planning Definitions .............................................................................................. 10
5. Launceston Interim Planning Scheme 2015 ................................................................. 10
26.2 Use Table............................................................................................................ 11
26.3 Use Standards ..................................................................................................... 11
26.4 Development Standards ...................................................................................... 14
Part E Codes................................................................................................................... 17
6. Strategic Planning ...................................................................................................... 23
6.1 State Policies ........................................................................................................ 23
7. Summary ................................................................................................................... 24
Appendix A – Plans of Works .......................................................................................... 25
Appendix B – Title .......................................................................................................... 26
Appendix C – Agricultural Report .................................................................................... 27
Appendix D - Bushfire Report……... ……………………………………………..25
Appendix E - Waste Water Report ……………………………………………………26
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1. Proposal
This is an application for title boundary adjustment (subdivision) and erection of one
dwelling on a rural lot and the establishment of a “glamping” facility on another title
in Prosser’s Road – the link between Nunamara and Lilydale Road. Plans of the
house, glamping site and subdivision are submitted at Appendix A
Figure 1 – Site Plan
It is proposed to carry out a boundary adjustment (being a subdivision) between two

existing lots. The subdivision will recognise that Prossers Road is a natural boundary
for the new lots. On Lot 2 (the smaller lot) to the south of Prossers Road a dwelling is
proposed, using an existing access and driveway. On Lot 1 (to the north of Prossers
Road) it is proposed to convert an existing shed to an amenity and communal facility
associated with six “glamping” units (tents) and the use of an existing house as a
manager’s residence.
2. Subject Land
2.1 Location
The site is known as 116 Prosser’s Road, Nunamara. Title CT 175167/1 straddles
Prosser’s Road – with the majority of the lot being to the NE of the public road. Title
CT 175167/2 is in practical terms land locked. There is a reserve road bisecting the lot
– practically this is not a reasonable access to the site due to topography and
vegetation.
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Figure 2. Location Map – source theLIST
2.2 Title Reference
Title Details (Full copies of Titles in Appendix B)
Property Address 116 PROSSERS RD NUNAMARA TAS 7259

Property ID 6934509
Title Reference 175167/1
Property Address 116 PROSSERS RD NUNAMARA TAS 7259

Property ID 6934509
Title Reference 175167/2
2.3 Land Area
The land area is 56.47ha (approx.)
3. Existing Conditions
3.1 Use of site and surrounding lands
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The site is a rural property on 2 titles. Prosser’s Road bisects the property to the south.
A reserve road runs through the property from Prosser’s Road in a NE direction. To
the SE of the lot is a forest plantation – with a native vegetation buffer of some 100 to
200m in width. To the west is a dwelling and dam on a large, cleared rural lot.
Within Lot 1 is an existing dwelling and shed – the house (it is believed) was brought
into the site to accommodate loggers in the 1940’s – it is understood it was moved
from around George Town as part of a road or railway upgrade. Also, on this part of
the site is a shed which was part of the logging operation – assumed maintenance
shed. There was a “long drop” toilet servicing the site but that has been removed.
Figure 3 – Existing house
As part of this proposal a proper on-site waste unit will be installed to serve the house,
shed and glamping area. This element will be described in other sections.
Special or significant features of the subject land
The land is well vegetated and, in the past, has been logged on a number of occasions
(there is evidence of old hand cut marks in butts as well as newer chain saw marks).
There is also evidence of logging roads through the site, particularly the small section
to the SW of Prosser’s Road.
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Figure 4 – former logging track through the site.
There is a dwelling and a large shed on the land area north of Prosser’s Road. Both
the dwelling and shed would pre-date planning (and building) control. There is also a
dam on this part of the site, fed from a spring.
Figure 5 – the shed on site
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3.3 Availability and Capacity of Infrastructure
The site is serviced by Prosser’s Road. The proposal allows both titles to have direct
access to Prosser’s Road. Whereas the current arrangement sees one title practically
land locked. There is no water, sewer nor stormwater on site.
Both proposed lots will make use of existing access points (gates).
Figure 6 Prosser’s Road – looking towards Lilydale
Figure 7. Prosser’s Road – looking towards Nunamara
The current dwelling has no on-site waste water system – having been serviced by a
long drop since the 1940’s. This will be rectified with this application. Water will
come from roof tanks from the dwelling and the shed on site.
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3.4 Land Capability
Published Land Capability mapping at 1:100 000 scale shows the Land Capability of
both subject titles to be Class 6. Class 6 land is defined on the LIST as; land
marginally suited to grazing due to severe limitations.
Figure 8 – Land Capability
4. Planning Controls
4.1 Existing zoning of the subject land and surrounding land
The subject site and the lands to the north, east, south and part west are zoned Rural
Resource use. Part of the land to the west is zoned Environmental Living.
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Figure 9. Zoning of site and surrounds
4.2 Special controls and effect on subject and surrounding land
Part of the site (western section) is covered by a Priority Habitat Overlay.
Figure 10. Priority Habitat Overlay
4.3 Planning Matters
The land is under the jurisdiction of the Launceston City Council. The relevant
planning instrument is the Launceston Interim Planning Scheme 2015.
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4.4 Planning Definitions
Within the Planning Scheme there are a series of definitions into which use and
development must fit. If there is no definition which describes the use or development
the principle of “best fit” applies. In this instance the definition which describes the
development is:
Residential and Visitor Accommodation (glamping)
Subdivision is classed as a development.
5. Launceston Interim Planning Scheme 2015
This section details how the proposed development complies with the zone
requirements of the Launceston Interim Planning Scheme 2015. The following section
numbering is the same as found in the Planning Scheme.
26.1 Zone Purpose
26.1.1 Zone Purpose Statements
26.1.1.1 To provide for the sustainable use or development of resources for

agriculture, aquaculture, forestry, mining and other primary industries, including
opportunities for resource processing.
26.1.1.2 To provide for other use or development that does not constrain or
conflict with resource development uses.
26.1.1.3 To provide for uses that add value to primary industries.
26.1.1.4 To provide for uses that support or service rural communities.
26.1.2 Local Area Objectives

There are no local area objectives
26.1.3 Desired Future Character Statements
There are no desired future character statements
Other than some limited forestry, the titles have no obvious primary industry use. Due
to the Priority habitat overlay covering a large portion of the site it is highly unlikely
that the land could be cleared for grazing or cropping. Also, as the land is only Class 6
it would be unviable to invest in mass clearing of vegetation when the outcome at the
best will be marginal grazing.
A dwelling on Lot 2 will not impact on the use of surrounding lands for primary
purposes. The Agricultural Report which supports this application discusses this
aspect further. The report is attached at Appendix C.
The use of Lot 1 for glamping aligns well with the objectives of the zone in that is
provides for another use or development which does not impact on resource
development uses.
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26.2 Use Table
Within the zone use table Residential and Visitor Accommodation use are
Discretionary uses. Subdivision is a Discretionary use in any case.
26.3 Use Standards

Within the zone are Use Standards which need to be considered for the erection of the
dwelling.
26.3.1 Location and intensity

Objectives:
To:
(a) protect the long term productive capacity of prime agricultural land by minimising
conversion of the land to non-agricultural uses or uses not dependent on the soil as a growth
medium, unless an overriding benefit to the region can be demonstrated;
(b) minimise the conversion of non-prime agricultural land to a non- primary industry uses;
(c) ensure that non-primary industry uses are located appropriate to the zone;
(d) discourage non-primary industry uses that can be reasonably located on land zoned for
that purpose;
(e) provide for uses that are co-located with a dwelling and are of similar intensity to a
home-based business;
(f) provide for tourism uses to enhance the experience and promotion of touring routes and
natural and cultural features;
(g) locate uses so that they do not unreasonably confine or restrain the operation of primary
industry uses; and
(h) provide for uses that are suitable in the locality and do not create an unreasonable
adverse impact on existing uses or local infrastructure.
Acceptable Solutions Performance Criteria
A1 P1
If for permitted or no permit required uses. Uses (except for a single dwelling) are
established at a location and at an intensity
that is appropriate in the zone, having regard
to:
(a) the nature of the use, including:
(i) the scale and extent of the use;
(ii) the utilisation of existing buildings and
infrastructure;
(iii) the number of employees;
(iv) the customer visitation and deliveries;
(v) the hours of operation;
(vi) the nature of any emissions;
(vii) external storage of goods, materials or
waste; and
(b) the area of the site proposed to be used,
including:
(i) the existing use and development;
(ii) the surrounding use and development;
(iii) its capacity for productive agricultural
use;
(iv) the topography of the site;
(v) current irrigation practices and the
potential for irrigation;
(vi) the effect, if any, of the loss of the site
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on the continuing or potential agricultural
use of the site and the surrounding area; and
(c) the potential to confine or constrain
adjoining primary industry uses;
(d) the location being reasonably required
for operational efficiency;
(e) the need to locate on the site;
(f) the capacity of the local road network to
accommodate the traffic generated by the
use; and
(g) the capability of the site to accommodate
all aspects of the use.
COMMENT – this Clause applies to the glamping site. The development is clustered around
an already altered part of this site. It is set well off any roadway or site boundary and will
be inevident from any public place. There will be one caretaker on site (part-time). There
will be six glamping units based around the existing shed/dwelling. The shed will be used
as a communal meeting area. Deliveries to the site will be one small van per day (provided
there are visitors) to deliver prepacked meals and collect laundry. At full capacity there
will be a maximum of 7 vehicles generated by the site each day. Prosser’s Road is a
connecting rural road and this degree of use will have no impact on the road network. The
proposal makes use of an already altered area of the site without the need for further
clearing. The glamping use will have no impact on rural pursuits on adjoining lots. The site
is perfectly capable of absorbing this level of development with little or no adverse
impacts. Hours of operation – check in time will be 2.00pm – check out 10.00am (or later
by arrangement). The site will be available for use 7 days a week – 365 days a year.
A2 P2.1
If for permitted or no permit required uses. Use of prime agricultural land for Utilities,
Extractive industry and controlled
environment agriculture not dependent on
the soil as a growth medium must be
minimised, having regard to:
(a) the area of land converted;
(b) impacts on surrounding agricultural use;
and
(c) the location being reasonably required
for operational efficiency; or
P2.2
Use of prime agricultural land for uses other
than Utilities, Extractive industry or
controlled environment agriculture not
dependent on the soil as a growth medium
uses, must demonstrate a significant benefit
to the northern region having regard to the
economic, social and environmental costs
and benefits of the proposed use.
COMMENT This Clause does not apply as the land is not classed as Prime Agricultural land
(Class A, B and C)
26.3.2 Dwellings
Objectives
To ensure that dwellings are:
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(a) directly associated with and a subservient part of a Resource development use; or
(b) located on land with limited primary industry uses potential; and
(c) located where they do not constrain surrounding agricultural uses; and
(d) accessible by vehicles for residential purposes and emergency services.
A1 P1.1
If for the alteration, extension or A dwelling may be constructed where it is
replacement of existing dwellings. directly associated with and a subservient
part of a Resource development use, having
regard to:
(a) the scale of the use;
(b) the complexity of the use;
(c) the operational requirements of the use;
(d) the requirement for the occupier of the
dwelling to attend to the use; and
(e) the proximity of the dwelling to the use;
or
P1.2
A dwelling may be constructed where the
site is practically incapable of supporting an
agricultural use or being included with other
land for agricultural or other primary
industry uses, having regard to:
(a) limitations created by any existing use or
development surrounding the site;
(b) the topography of the site;
(c) the capacity of the land for primary
industry uses; and
(d) a report from a suitably qualified person.
COMMENT – Compliance will be claimed against P1.2 – a report prepared by a suitably
qualified person supports this application. The report is attached to this application.
A2 P2
New dwellings must be located on lots that New dwellings must have suitable access to
have frontage with access to a road a road, having regard to:
maintained by a road authority. (a) whether the access is by right-of-
carriageway or other formal legal
arrangements;
(b) the number of users of the access;
(c) the length of the access;
(d) the suitability of the access for use by the
occupants of the dwelling;
(e) the suitability of the access for
emergency services vehicles;
(f) the topography of the site;
(g) the construction and maintenance of the
access; and
(h) the construction, maintenance and usage
of the road.
COMMENT – Complies with A2 – the new dwelling will have frontage to Prosser’s Road
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26.4 Development Standards
Within the zone are Development Standards which need to be considered
26.4.1 Building height, setback and siting

Objective
To ensure that:
(a) buildings minimise the impact on the visual character of the area; and
(b) buildings for sensitive uses do not constrain primary industry uses.
A1 P1
Building height must be no greater than: Building height must minimise the impact on the
(a) 12m; or visual character of the area, having regard to:
(b) 8m for dwellings. (a) the impacts on skylines and ridgelines;
(b) the topography of the site;
(c) the visibility of the building when viewed
from an adjoining road;
(d) any existing vegetation;
(e) the proposed colours and external materials of
the building; and
(f) the character of the surrounding area.
COMMENT – Compliance can be claimed against A1 as the dwelling is less than 8m in
height. The glamping units will not exceed 3m in height.
A2 P2
Buildings, other than for sensitive uses, Buildings, other than for sensitive uses, must be
must be setback from a frontage: setback an appropriate distance, having regard to:
(a)no less than 30m; or (a)the topography of the site;
(b)no less than the existing building for (b)the prevailing setbacks of existing buildings on
an extension. nearby lots;
(c)the location of existing buildings on the site;
(d)the visual impact of the building when viewed
from an adjoining road;
(e)any proposed upgrading of adjoining roads;
and
(f)retention of vegetation within the front setback.
COMMENT – For glamping units only – complies with Acceptable Solutions. The
setback exceeds 30m.
A3 P3
Buildings for a sensitive use: Buildings for sensitive uses must be setback so as
(a) must be setback no less than 200m not to constrain adjoining primary industry uses,
from the frontage, side and rear having regard to:
boundaries; or (a) the topography of the site;
(b) must be setback no less than 50m to (b) the prevailing setbacks of existing buildings
frontage, side and rear boundaries for on nearby lots;
extensions to existing buildings; or (c) the location of existing buildings on the site;
(c) where the setback of an existing (d) the visual impact of the building when viewed
building is less than 50m to a frontage, from an adjoining road;
side or rear boundary, the extension must (e) any proposed upgrading of adjoining roads;
be setback no less than the existing (f) the retention of vegetation within the front
building. setback;
(g) the existing use on adjoining and immediately
opposite sites;
(h) nature, frequency and intensity of emissions
produced by primary industry uses on adjoining
and immediately opposite lots;
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(i) any proposed attenuation measures; and
(j) any buffers created by natural or other
features.
COMMENT – For dwelling only – Compliance relies on performance criteria. The site
has been selected to minimise the visual impact form Prossers Road; to retain existing
vegetation (other than Hazard Management Area for bushfire); to keep clear of priority
habitat; make use of the flattest part of the site; and give a reasonable separation
between the proposed dwelling and the dwelling on the site to the NW of the subject
land. In regard to forestry operations on the adjoining plantation it will be noted that
the separation between the dwelling and the plantation is in excess of 100m. Any
emissions from the forestry operation will be very infrequent and only during daylight
hours (noise). This will have a negligible impact on the proposed dwelling.
A4 P4
Where the site is located on the boundary Buildings must be designed and sited so that there
of the General Residential, Village, is no unreasonable loss of amenity to adjoining
Urban Mixed Use or Low Density sensitive uses, having regard to:
Residential zones, new buildings or (a) the bulk and form of the building;
alterations to existing buildings must (b) the size and dimensions of the lot;
have side and rear setbacks no less than (c) the topography of the site;
30m from the zone boundary. (d) any retaining walls, fencing or any existing or
proposed screening;
(e) the impact on the solar access of habitable
room windows and private open spaces;
(f) the location of the building openings;
(g) the orientation of any external lighting; and
(h) any need to screen open storage.
COMMENT – Not applicable
26.4.2 Lot size and dimensions
Objective
To ensure that subdivision is only to:
(a) improve the productive capacity of land for primary industry uses; or
(b) enable Resource processing use where compatible with the zone; or
(c) facilitate use and development for allowable uses in the zone; and
(d) enable natural and cultural heritage protection.
Acceptable Solution Performance Criteria
A1.1 P1.1
Each lot, or a lot on a plan of Each lot, or a lot on a plan of subdivision, must
subdivision, must: have sufficient useable area and dimensions
(a) be required for public use by the suitable for Resource development use, having
Crown, an agency, or a corporation all regard to:
the shares of which are held by Councils (a) not materially diminishing the productivity of
or a municipality; or the land;
(b) be required for the provision of public (b) the capacity of the new lots and the balance
utilities; or lot for productive agricultural use;
(c) be for the consolidation of a lot with (c) any topographical constraints to agricultural
another lot, provided each lot is within use;
the same zone; and (d) current irrigation practices and the potential
for irrigation; and
A1.2 (e) have an area of no less than 35ha and be able
Lots must have new boundaries aligned to contain a minimum inscribed circle of no less
from buildings that satisfy the relevant than 100m in diameter; or
acceptable solutions for setbacks.
P1.2
Each lot, or a lot on a plan of subdivision, must
have sufficient useable area and dimensions that
comply with a non-Resource development use
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other than Residential uses, approved under this
scheme, having regard to:
(a) the development area of the approved use; and
(b) any conditions of approval; or
P1.3
Each lot, or a lot on a plan of subdivision, must
have sufficient useable area and dimensions to
facilitate the protection of a place of Aboriginal,
natural or historic cultural heritage; or
P1.4
A dwelling existing at the effective date, may be
excised, where:
(a) the balance land is no less than 35ha, or
through consolidation with adjoining land is no
less than 35ha;
(b) an agreement pursuant to section 71 of the Act
is entered into and registered on the title
preventing future Residential use where there is
no dwelling on the balance lot;
(c) any existing dwellings must meet the
performance criteria for setback standards to new
boundaries of clause 26.4.1; and
(d) excised lots are no greater than 12.5ha; or
P1.5
Subdivision not creating additional lots and not
meeting the requirements of clause 9.3 may be
approved, having regard to:
(a) the size, shape and orientation of the lots;
(b) the setback to any existing buildings;
(c) the capacity of the lots for productive
agricultural use;
(d) any topographical constraints to agricultural
use; and
(e) current irrigation practices and the potential
for irrigation.
COMMENT – In this instance P1.5 is the relevant Performance Criteria by which this
proposal should be assessed. The proposal is recognising that Prosser’s Road bisects one
of the subject sites. It is using the public road as the boundary for the re-configured lots.
The proposal gives each lot frontage to a public road. Lot 1 is totally unsuitable for any
productive use due to size and shape (triangle). The nearest house is 250m west of the
proposed dwelling. There are few topographical constraints to agriculture – other than
the land classification (Class 6) does not openly encourage any clearing to create
productive land. Another barrier would be that half the site is covered by Priority
Habitat overlay. The proliferation of large rocks would make the land totally suitable
for productive agriculture. There is no irrigation in the area.
26.4.3 Frontage and access
Objectives
To ensure that lots provide:
(a) appropriate frontage to a road; and
(b) safe and appropriate access suitable for the intended use.
A1 P1
Each lot, or a lot proposed in a plan of Each lot, or a lot proposed in a plan of
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subdivision, must have a frontage to a subdivision, must be provided with a frontage, or
road maintained by a road authority of no legal connection to a road by a right-of-
less than 3.6m. carriageway, of no less than 3.6m width, having
regard to:
(a) the width of frontage proposed, if any;
(b) whether any other land has a right-of-
carriageway as its sole or principal means of
access over the frontage;
(c) the number of immediately adjacent rights-of-
carriageway;
(d) the topography of the site;
(e) the proposed use of the lot;
(f) the construction and maintenance of the road;
(g) the existing pattern of development in the
surrounding area; and
(h) the advice of the road authority.
COMMENT – Complies with A1 – prior to the proposed subdivision one of the lots had
no frontage to a road maintained by a road authority. In many respects the proposal
brings the subject land into greater conformity.
A2 P2
No acceptable solution. Each lot, or a lot proposed in a plan of
subdivision, is capable of being provided with
reasonable vehicular access to a boundary of a lot
or building area on the lot, if any, having regard
to:
(a) the topography of the site;
(b) the distance between the lot or building area
and the carriageway;
(c) the nature of the road and the traffic;
(d) the character of the area; and
(e) the advice of the road authority.
COMMENT – not applicable – there is an existing access to each lot which will be used
without any alteration.
26.4.4 Wastewater management
Objective
To ensure each lot provides for appropriate wastewater disposal.
A1 P1
No acceptable solution. It must be demonstrated that each lot, or a lot
proposed in a plan of subdivision, is capable of
accommodating an on-site wastewater
management system for the intended use, which
does not have adverse environmental impacts.
COMMENT – A waste water report supports the proposed subdivision and
development. As a result, compliance can be claimed against P1. A copy of the report is
attached.
Part E Codes
Within the Planning Scheme are a series of Codes which need consideration. Only
those relevant to the development will be discussed.
E1.0 Bushfire-Prone Areas Code
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A Bushfire Assessment supports this application in regard to subdivision only. The
dwelling will be considered in terms of bushfire risk at the Building Permit stage.
E1.6.1 Subdivision: Provision of hazard management areas
Objective:
Subdivision provides for hazard management areas that:
(a) facilitate an integrated approach between subdivision and subsequent building on a
lot;
(b) provide for sufficient separation of building areas from bushfire-prone vegetation
to reduce the radiant heat levels, direct flame attack and ember attack at the building
area; and
(c) provide protection for lots at any stage of a staged subdivision.
Compliance Measure Comment
A1 Compliance is claimed against A1 – the HMA’s
(a) TFS or an accredited person meet BAL 19 rating; there is a building envelope
certifies that there is an insufficient for each lot (noting that there is a current
increase in risk from bushfire to dwelling on one of the lots).
warrant the provision of hazard The application is supported by a report and
bushfire management plan by a certified bushfire
management areas as part of a assessor.
subdivision; or No land outside the subject lands are needed to
(b) The proposed plan of subdivision: create HMA’s.
(i) shows all lots that are within or
partly within a bushfire-prone area,
including those developed at each
stage of a staged subdivision;
(ii) shows the building area for each
lot;
(iii) shows hazard management areas
between bushfire-prone vegetation
and each building area that have
dimensions equal to, or greater than,
the separation distances required for
BAL 19 in Table 2.4.4 of Australian
Standard AS 3959 – 2009
Construction of buildings in bushfire-
prone areas; and
(iv) is accompanied by a bushfire
hazard management plan that
addresses all the individual lots, and
that is certified by the TFS or
accredited person, showing hazard
management areas equal to, or greater
than, the separation distances required
for BAL 19 in Table 2.4.4 of
Australian Standard AS 3959 – 2009
Construction of buildings in bushfire-
prone areas; and
(c) If hazard management areas are to
be located on land external to the
proposed subdivision the application
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is accompanied by the written
consent of the owner of that land to
enter into an agreement under section
71 of the Act that will be registered
on the title of the neighbouring
property providing for the affected
land to be managed in accordance
with the bushfire hazard management
plan.
E1.6.2 Subdivision: Public and fire fighting access

Objective
Access roads to, and the layout of roads, tracks and trails, in a subdivision:
(a) allow safe access and egress for residents, firefighters and emergency service personnel;
(b) provide access to the bushfire-prone vegetation that enables both property to be
defended when under bushfire attack and for hazard management works to be undertaken;
(c) are designed and constructed to allow for fire appliances to be manoeuvred;
(d) provide access to water supplies for fire appliances; and
(e) are designed to allow connectivity, and where needed, offering multiple evacuation
points.
Criteria for Compliance Comment
A1 Compliance can be claimed against A1 – the
(a) TFS or an accredited person certifies that proposed roads will comply with required
there is an insufficient increase in risk from standards.
bushfire to warrant specific measures for The application is supported by a report and
public access in the subdivision for the bushfire management plan by a certified
purposes of fire fighting; or bushfire assessor.
(b) A proposed plan of subdivision showing
the layout of roads, fire trails and the
location of property access to building areas
is included in a bushfire hazard management
plan that:
(i) demonstrates proposed roads will comply
with Table E1, proposed private accesses will
comply with Table E2 and proposed fire trails
will comply with Table E3; and
(ii) is certified by the TFS or an accredited
person.
E1.6.3 Subdivision: Provision of water supply for fire fighting purposes

Objective
Adequate, accessible and reliable water supply for the purposes of fire fighting can be
demonstrated at the subdivision stage and allow for the protection of life and property
associated with the subsequent use and development of bushfire-prone areas.
Criteria for Compliance Comment
A1 Na
In areas serviced with reticulated water by
the water corporation:
(a) TFS or an accredited person certifies that
there is an insufficient increase in risk from
bushfire to warrant the provision of a water
PLANNING EXHIBITED
DOCUMENTS
Date
DA 0527/2018
supply for fire fighting purposes;
(b) A proposed plan of subdivision showing
the layout of fire hydrants, and building
areas, is included in a bushfire hazard
management plan approved by the TFS or
accredited person as being compliant with
Table E4; or
(c) A bushfire hazard management plan
certified by the TFS or an accredited person
demonstrates that the provision of water
supply for fire fighting purposes is sufficient
to manage the risks to property and lives in
the event of a bushfire.
A2 Complies with A1 – the proposed static
In areas that are not serviced by reticulated water supply will be provided and located
water by the water corporation: compliant with regulation.
(a) The TFS or an accredited person certifies The application is supported by a report and
that there is an insufficient increase in risk bushfire management plan by a certified
from bushfire to warrant provision of a bushfire assessor.
water supply for fire fighting purposes;
(b) The TFS or an accredited person certifies
that a proposed plan of subdivision
demonstrates that a static water supply,
dedicated to fire fighting, will be provided
and located compliant with Table E5; or
(c) A bushfire hazard management plan
certified by the TFS or an accredited person
demonstrates that the provision of water
supply for fire fighting purposes is sufficient
to manage the risks to property and lives in
the event of a bushfire.
A copy of a Bushfire Report is attached.
E4.0 Road and Railway Asset Code

E4.1.1
The purpose of this provision is to:
(a) protect the safety and efficiency of the road and railway networks; and
(b) reduce conflicts between sensitive uses and major roads and the rail network.
This Code applies to use or development of land:
(a) that will require a new vehicle crossing, junction or level crossing; or
(b) that intensifies the use of an existing access; or
(c) that involves a sensitive use, a building, works or subdivision within 50m metres
of a Utilities zone that is part of:
(i) a rail network;
(ii) a category 1 - Trunk Road or a category 2 - Regional Freight Road, that is subject
to a speed limit of more than 60 kilometres per hour.
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Clause a) and c) do not apply. Existing access points will be used for both the
dwelling and the Glamping site. Both accessed are currently used – for the new
dwelling there will be no increase in use of the access. For the Glamping site the
expected maximum vehicle movements per day will be 14 – both campers and
caretakers.
E4.5.1 Existing road accesses and junctions
Compliance will be claimed against A2 - The annual average daily traffic (AADT) of
vehicle movements, to and from a site, using an existing access or junction, in an area
subject to a speed limit of more than 60km/h, must not increase by more than 10% or
10 vehicle movements per day, whichever is the greater.
At an estimated maximum 14 vehicle movements per day this will be less than 10% of
the likely vehicles using Prossers Road each day. Realistically the occupancy will
only occur at weekends and holidays – the likely occupancy will be 50% - meaning 7
vehicle movements per day. For most of the week the only vehicle entering and
leaving the site will be the caretaker. Remembering this is a small scale business to
supplement the income of persons in full employment elsewhere. Any planned
expansion will have to go through a further planning process and changes in impact
will be discussed and assessed then.
E4.6.2 Road accesses and junctions
Compliance will be claimed against A1 - No new access or junction to roads in an

area subject to a speed limit of more than 60km/h.
No new access is proposed.
E4.6.4 Sight distance at accesses, junctions and level crossings
Compliance will be claimed against A1 for both access points - Sight distances at:
(a) an access or junction must comply with the Safe Intersection Sight Distance
shown in Table E4.6.4
Both access points have a sight line distance greater than 175m (80kph).
E6.0 Parking and Sustainable Transport Code
(a) ensure that an appropriate level of 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;
(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.
This Code applies to all use and development.

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Car Parking – a space will be provided for each Glamping site – the space will be
hardstanding (not sealed). The dwelling will be provided with two spaces. Complies
with A1 – E6.5.1
E6.6.1 Construction of parking areas
Compliance will be claimed against A1 - All parking, access ways, manoeuvring and
circulation spaces must:
(a) have a gradient of 10% or less;
(b) be formed and paved;
(c) be drained to the public stormwater system, or contain stormwater on the site;
(d) except for a single dwelling, and all uses in the Rural Resource, Environmental
Management and Open Space zones, be provided with an impervious all weather seal;
and
(e) except for a single dwelling, be line marked or provided with other clear physical
means to delineate parking spaces.
The site for the Glamping is basically flat – if it does exceed 10% the excess will be
removed. The parking spaces will be hardstanding, unsealed. The space will drain to
the site. The spaces will be identified with a discrete sign which does not take away
form the whole basis of the development – a bush camp site.
E6.6.2 Design and layout of parking areas
Given the whole theme for this very small business is a camping experience in a rural
setting it will be argued that parking should not and will not ruin the experience by
providing spaces and access ways to an urban standard. To that end compliance will
rely on P1
Car parking, access ways, manoeuvring and circulation spaces must be convenient, safe and
efficient to use, having regard to:
(a) the characteristics of the site; This is a very large rural site – the intention is
not to create a car park – but a workable,
rural camping area of a small scale with
minimal clearing
(b) the proposed slope, dimensions and The area for the Glamping is basically flat – it
layout; has been spoilt be previous uses. The site is
large enough to support the low level of
development proposed.
(c) vehicle and pedestrian traffic safety Access to the site will via a gravel road. Once
at each camp site pedestrians will have easy,
clear access to the communal building and
the existing walking tracks around the site.
(d) the nature and use of the development A small rural camping business
(e) the expected number and type of No more than 7
vehicles;
(f) the nature of traffic in the surrounding Not relevant – this is a large rural site.
area; and
(g) the provisions of Australian Standards AS These standards have been considered.
2890.1 - Parking Facilities, Part 1: Off Road Whether they are taken any further is a
Car Parking and AS2890.2 Parking Facilities, matter for the Planning Authority not the
PLANNING EXHIBITED
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Date
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Part 2: Parking facilities - Off-street applicant.
commercial vehicle facilities
No other provisions apply.
E8.0 Biodiversity Code

E8.1.1
(a)support the conservation of biodiversity in the planning scheme area and the
northern region, including the extent, condition and connectivity of important habitats
and priority vegetation communities, and the number and status of threatened species;
and
(b)consider and manage the impact of use or development on biodiversity through:
(i) minimisation of vegetation and habitat loss or degradation; and
(ii) appropriate location of development.
E8.2 Application of this Code
E8.2.1
Subject to clause E8.2.2, this code applies to use or development of land:
(a) shown as priority habitat on the planning scheme overlay maps; or
(b) identified in a flora and fauna report prepared by a suitably qualified person, that
is lodged with an application for a permit or required in response to a request under
section 54 of the Act, which identifies that the removal of native vegetation will have
a significant impact on priority vegetation communities.
E8.2.2
This Code applies in the following zones:
Rural Resource
This Code does apply to the site through both zoning and the Priority Habitat overlay
covering part of the site.
E8.6.1 Habitat and vegetation management
In terms of Development Standards the key to application is - Clearance or

disturbance of priority habitat is in accordance with a certified Forest Practices Plan.
The location of the dwelling has been selected so as not to involve any clearance or
disturbance of the priority habitat – thus this Code has no further application. The area
set aside for glamping is well removed from any Priority habitat area.
6. Strategic Planning
6.1 State Policies
The following State Policies are currently in force:

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Date
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• Tasmanian State Coastal Policy 1986;
• State Policy on Water Quality and Management1997;
• State Policy on the Protection of Agricultural Land 2009;
• National Environment Protection Council (Ambient Air Quality) Measure;
• National Environment Protection Council (Assessment of Site Contamination)
Measure 1999;
• National Environment Protection Council (Movement of Controlled Wastes
between States and Territories) Measure;
• National Environment Protection Council (National Pollutant Inventory)
Measure; and
• National Environment Protection Council (Used Packaging Materials)
Measure.
The proposed development is not known to conflict with or contravene any of the
above State Policies.
7. Summary
This is a matter of changing the boundaries of two existing lots – giving each a road
frontage and recognising that prior to the proposal Prosser’s Road bisected the subject
land. Permitting a dwelling on one lot and developing the other for glamping.
The proposal will not impact on the very limited primary production which might
occur on the site and surrounding lands.
There are few reasons why this application should not be approved.
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Appendix A – Plans of Works
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Appendix B – Title
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Appendix C – Agricultural Report
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Appendix D – Bushfire Report
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Appendix E – Wastewater Report
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PLANNING THIS PLAN WAS PREPARED AS A PROPOSAL PLAN
TO ACCOMPANY A DEVELOPMENT APPLICATION TO COUNCIL
AND SHOULD NOT BE USED FOR ANY OTHER PURPOSE.
ALL MEASUREMENTS AND AREAS ARE SUBJECT TO SURVEY.
PLANNING EXHIBITED LOT 2 PATERSONIA ROAD,

DOCUMENTS
Ref. No:
Date
DA 0527/2018 NUNAMARA
TITLE BOUNDARY
237.58 C.T. TITLE BOUNDARY
111.25 C.T.
MOUNT ARTHUR ROAD,
PATERSONIA
116.07 C.T.
#236 PROSSERS ROAD,
NUNAMARA
TITLE BOUNDARY
510.36 C.T.
TITLE BOUNDARY
390.06 C.T.
565.89 C.T.
DISAPPEARING BOUNDARY
C.T. 175167-2
LOT 1 LOT 3 PATERSONIA ROAD,

NUNAMARA
53.26Ha±
C.T. 175167-1
AD
347.22 C.T.
RO
TITLE BOUNDARY
#39410 TASMAN HIGHWAY,
ED
742.51 C.T.
NUNAMARA
RV
#116 PROSSERS ROAD, #211 PATERSONIA ROAD,

SE
942.47
NUNAMARA NUNAMARA
RE
TITL
C.T.
E
TITLE BOUNDARY
BOUND
ARY
#187 PATERSONIA ROAD,

NUNAMARA
#163 PROSSERS ROAD, PR 83.08 C.T.

NUNAMARA O
SS
133.78 C.T.
ER
S
RO
LOT 2 AD TITLE BOUNDARY
3.22Ha±
C.T. TASMAN HIGHWAY,

335.15 NUNAMARA
RY
LE B OUNDA
TIT
TASMAN HIGHWAY,
NUNAMARA
PROSSERS ROAD
STAGE 1: 2 LOT BOUNDARY ADJUSTMENT

STAGE 2: PROPOSED HOUSE ON LOT 2
STAGE 3: GLAMPING SITE ON LOT 1
10 Goodman Court Invermay TAS 7248
PROPOSED 2 LOT SUBDIVISION & DEVELOPMENT PO Box 593 Mowbray Heights TAS 7248 Job Number
Phone (03) 6332 3760
OWNERS: HEXTALL SUPERANNUATION FUND PTY LTD N Fax (03) 6332 3764 L180324
#116 PROSSERS ROAD, NUNAMARA, 7259 Email: admin@woolcottsurveys.com.au
C.T. 175167/1 & C.T. 175167/2 Drawn File name Date Scale Edition Sheet
NJK L180324_PROPOSALPLAN_300818_PLANE_3D 30/08/18 1:5000@A3 2 1/3
Conditions:
PLANNING Lot Number BAL Rating Setback required and/or comment
THIS PLAN WAS PREPARED AS A PROPOSAL PLAN Lot 1 BAL 19 30m in all directions from the defined building envelope.
TO ACCOMPANY A DEVELOPMENT APPLICATION TO COUNCIL Lot 2 BAL 19 30m in all directions from the defined building envelope.
AND SHOULD NOT BE USED FOR ANY OTHER PURPOSE. 1. Each lot has a BAL 19 rating.
ALL MEASUREMENTS AND AREAS ARE SUBJECT TO SURVEY. 2. 10,000 static firefighting water supply must be located within 3m of accessble hard standing (access road, turning bay
etc.), sited greater than 6m but closer than 120m to the habitable building.
3. Tanks, above ground pipes and fitting must be made non-rusting, non-combustible, non-heat-deforming materials.
4. Tanks must have an opening in the top not less than 250mm diameter or be fitted with a standard compliant forged Storz
65mm adaptor fitted with a standard (delivery) washer rated to 1800kPa working pressure and 2400kPa burst pressure.
5. Firefighting water tanks require signs which comply with the regulations which signifies a supply for fire fighting.
6. A Hazard Management Area of 30m from the building envelope and the existing dwelling as described above will be
required.
7. the access driveway will be formed to the following specifications:
The following design and construction requirements apply to property access:
PLANNING EXHIBITED
a. All-weather construction; DOCUMENTS
DA 0527/2018
Ref. No:
b. Load capacity of at least 20 tonnes, including for bridges and culverts; Date
03/10/2018
#116 PROSSERS ROAD,
advertised:
c. Minimum carriageway width of 4 metres; Planning Administration

NUNAMARA
d. Minimum vertical clearance of 4 metres; website are intended for public perusal only and should not be reproduced
e. Minimum horizontal clearance of 0.5 metres from the edge of the carriageway;
f. Cross falls of less than 3 degrees (1:20 or 5%);
g. Dips less than 7 degrees (1:8 of 12.5%);
h. Curves with a minimum inner radius of 10 metres;
AD
i. Maximum gradient of 15 degrees (1:3.5 or 28%) for sealed roads, and 10 degrees (1:5.5 or 18%) for unsealed roads;
and
RO
j. Terminate with a turning area for fire appliances provided by one of the following:
#39410 TASMAN j.a. A turning circle with a minimum inner radius of 10 metres; or
HIGHWAY,
ED
j.b. A property access encircling the building; or
NUNAMARA j.c. A hammerhead 'T' or 'Y' turning head 4 metres wide and 8 metres long.
RV
SE
RE
LOT 1
53.26Ha±
TITLE
PR
TIT OS
SE
BOUND
TITLE BOUNDARY
LE RS
BO
UN RO
EXISTING ACCESS DAR
AD
ARY
AND DRIVEWAY Y
TO BE UPGRADED
#163 PROSSERS ROAD,

NUNAMARA LOT 2 PROPOSED
3.22Ha± HOUSE
HAZARD MANAGEMENT AREA

73m AROUND DWELLING - 30m
ALL SIDES
53m
Y
E B OUNDAR
TITL
N
NT A O
TIO
PLA 1m T
11
TASMAN HIGHWAY,
NUNAMARA
STAGE 1: 2 LOT BOUNDARY ADJUSTMENT

Phone (03) 6332 3760
PLANNING THIS PLAN WAS PREPARED AS A PROPOSAL PLAN
TO ACCOMPANY A DEVELOPMENT APPLICATION TO COUNCIL
AND SHOULD NOT BE USED FOR ANY OTHER PURPOSE.
ALL MEASUREMENTS AND AREAS ARE SUBJECT TO SURVEY.
PLANNING EXHIBITED
DOCUMENTS
Ref. No: DA 0527/2018
Date
CAR SPACE
GLAMPING
TENT
LEGEND:
5.7m
-PROPOSED GLAMPING UNIT
5.0m 2.6m
NOTE: POSITION OF GLAMPING
TYPICAL CARPARK LAYOUT
UNITS TO BE CONFIRMED
HARDSTANDING-DRAIN TO SITE
TITLE BOUNDARY
35 #211 PATERSONIA ROAD,
m
NUNAMARA
36
m
40m
EXISTING SHED TO BE
CONVERTED TO
COMMUNAL AREA
34
m
36m
49m
32
m
AD
#187 PATERSONIA ROAD,

RO
NUNAMARA
ED
EXISTING DWELLING
RV
TO BE CONVERTED TO
POSSIBLE VEHICLE ACCESS
SE
CARETAKERS HOUSE
TO EACH SITE
RE
HAZARD MANAGEMENT AREA

AROUND DWELLING - 30m
ALL SIDES
EXISTING ACCESS
LOT 1
LOT 1
53.26Ha±
ENLARGED AREA
NOTE: ACCESS TO SITE WILL BE VIA EXISTING
DRIVEWAY. THE DRIVEWAY WILL BE GRADED AND
FINISHED WITH TOP GRAVEL, ROLLED AND DRAINED TO
PUSH STORMWATER OFF ROAD SURFACE. FIRST 5m OFF
PROSSERS ROAD WILL BE SEALED
STAGE 1: 2 LOT BOUNDARY ADJUSTMENT LOT 2

Phone (03) 6332 3760
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Glamping at Nunamara

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LAUNCESTON INTERIM PLANNING SCHEME 2015

116 PROSSER’S ROAD, NUNAMARA

Amended Sept 2018

Figure 1 – Site Plan

It is proposed to carry out a boundary adjustment (being a subdivision) between two

2.2 Title Reference

Title Details (Full copies of Titles in Appendix B)

Property Address 116 PROSSERS RD NUNAMARA TAS 7259

Property Address 116 PROSSERS RD NUNAMARA TAS 7259

2.3 Land Area

The land area is 56.47ha (approx.)

Figure 3 – Existing house

Special or significant features of the subject land

Figure 5 – the shed on site

Figure 6 Prosser’s Road – looking towards Lilydale

Figure 7. Prosser’s Road – looking towards Nunamara

Figure 8 – Land Capability

4.2 Special controls and effect on subject and surrounding land

Part of the site (western section) is covered by a Priority Habitat Overlay.

Figure 10. Priority Habitat Overlay

4.3 Planning Matters

Residential and Visitor Accommodation (glamping)

Subdivision is classed as a development.

5. Launceston Interim Planning Scheme 2015

26.1.1.1 To provide for the sustainable use or development of resources for

26.1.1.3 To provide for uses that add value to primary industries.

26.1.1.4 To provide for uses that support or service rural communities.

26.1.2 Local Area Objectives

26.3 Use Standards

26.3.1 Location and intensity

26.4.1 Building height, setback and siting

E1.0 Bushfire-Prone Areas Code

E1.6.1 Subdivision: Provision of hazard management areas

E1.6.2 Subdivision: Public and fire fighting access

E1.6.3 Subdivision: Provision of water supply for fire fighting purposes

A copy of a Bushfire Report is attached.

E4.0 Road and Railway Asset Code

This Code applies to use or development of land:

E4.6.2 Road accesses and junctions

Compliance will be claimed against A1 - No new access or junction to roads in an

No new access is proposed.

E4.6.4 Sight distance at accesses, junctions and level crossings

E6.0 Parking and Sustainable Transport Code

The purpose of this provision is to:

This Code applies to all use and development.

E6.6.1 Construction of parking areas

E6.6.2 Design and layout of parking areas

No other provisions apply.

E8.0 Biodiversity Code

E8.2 Application of this Code

E8.6.1 Habitat and vegetation management

In terms of Development Standards the key to application is - Clearance or

The following State Policies are currently in force:

PLANNING EXHIBITED LOT 2 PATERSONIA ROAD,

237.58 C.T. TITLE BOUNDARY

LOT 1 LOT 3 PATERSONIA ROAD,

#116 PROSSERS ROAD, #211 PATERSONIA ROAD,

#187 PATERSONIA ROAD,

#163 PROSSERS ROAD, PR 83.08 C.T.

C.T. TASMAN HIGHWAY,

STAGE 1: 2 LOT BOUNDARY ADJUSTMENT

c. Minimum carriageway width of 4 metres; Planning Administration

#163 PROSSERS ROAD,

HAZARD MANAGEMENT AREA