Clayton Road East, Turners Beach, Tasmania

SEARCH DATE : 18-Dec-2020SEARCH TIME : 02.03 PM

DESCRIPTION OF LAND Parish of ABBOTSHAM, Land District of DEVON Town of TURNERS BEACH Lot 3 on Plan 115441 Derivation : Part of Lot 463 Gtd. to W. Titley, Whole of Lot 1, 2110 m2 Granted to the Crown and Whole of lot 41396 granted to D.M. BOON Prior CTs 104969/1, 106864/1, 33492/1 and 33511/1

SCHEDULE 1 M858319 TRANSFER to JOHN GRAHAM BRIGGS and NICOLA JANE BRIGGS Registered 17-Dec-2020 at noon

SCHEDULE 2 Reservations and conditions in the Crown Grant if any B841840 Transfer made Subject to Fencing Provision A822260 PROCLAMATION under Section 9A and 52A of the Roads and Jetties Act 1935 Registered 01-Dec-1982 at noon B738897 PROCLAMATION under Section 9A and 52A of the Roads and Jetties Act 1935 Registered 10-May-1995 at noon B841844 ADHESION ORDER under Section 110 of the Local Government (Building and Miscellaneous Provisions) Act 1993 Registered 05-Jun-1996 at 12.01 PM

UNREGISTERED DEALINGS AND NOTATIONS No unregistered dealings or other notations

SEARCH OF TORRENS TITLE

VOLUME

115441FOLIO

3

EDITION

3DATE OF ISSUE

17-Dec-2020

RESULT OF SEARCHRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

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FOLIO PLANRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Search Date: 04 Nov 2020 Search Time: 09:43 AM Volume Number: 115441 Revision Number: 01

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FOLIO PLANRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Search Date: 04 Nov 2020 Search Time: 09:43 AM Volume Number: 115441 Revision Number: 01

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FOLIO PLANRECORDER OF TITLES

Issued Pursuant to the Land Titles Act 1980

Search Date: 04 Nov 2020 Search Time: 09:43 AM Volume Number: 115441 Revision Number: 01

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Central Coast Council

OFFICES ALSO AT:

127 Bathurst Street, Hobart, 7000

6 Freeman Street, Kingston, 7050

(03) 6229 2131

(03) 6264 1277

6 Queen Street, Burnie, 7320 (03) 6431 4400

3/23 Brisbane Street, Launceston, 7250 (03) 6331 4099

16 Emu Bay Road, Deloraine, 7304 (03) 6362 2993

BURNIE & DEVONPORT

A.W. Eberhardt, B. GEOM. (Tas.), M.SSSI (Director)

HOBART

C.M. Terry, B. SURV. (Tas.), M.SSSI. (Director)

H. Clement, B. SURV. (Tas.), M.SSSI (Director)

M.S.G. Denholm, B. GEOM. (Tas.), M.SSSI (Director)

KINGSTON

A.P. (Lex) McIndoe, B. SURV. (Tas.), M.SSSI. (Director)

LAUNCESTON

J.W. Dent, OAM, B. SURV. (Tas.), M.SSSI. (Director)

M. Reid B.Geom (Hons), M.SSSI (Director)

PDA Surveyors

Surveying, Engineering & Planning

77 Gunn St ABN 71 217 806 325

Devonport Tasmania, 7320 Fax (03) 6431 6663

Phone (03) 6423 6875 Email: pda.dpt@pda.com.au

www.pda.com.au

18 December 2020

Planning Authority Central Coast Council Sent by email to: planning@centralcoast.tas.gov.au

Dear Planning Authority,

FARM SHED AT CLAYTON ROAD EAST, TURNERS BEACH (CT115441/3)

We act on behalf of J & N Briggs in the submission of this application for farm shed at Clayton Road East, Turners Beach (CT115441/3). The farm shed is part of the infrastructure necessary to support the establishment of a horticultural enterprise on the lot including a vineyard. The vineyard is considered to be exempt from requiring approval because it is a no permit required use and does not involve development.

Use Standards

The proposal falls within the Resource Development use class and is a discretionary use due to the potential to alter or disturb the existing soil profile. The LISTMap land capability mapping indicates that the whole site has a class 4 capability, which appears to be generally accurate. The soil composition varies across the site but generally comprises free draining alluvial soils.

The site is benefitted by access to water from the Clayton Rivulet but broadacre farm activity, including pivot and linear irrigation is constrained by the water courses on the site. The proximity of dwellings at the eastern end of the site is also constraint to agricultural operations that may generate noise and dust.

Local Area Objectives

The shed site would be suitably accessible and central to farm operations. Whilst some land may be physically excluded from agricultural use that relies on the soil as a growth medium, the shed is a necessary piece of farm infrastructure and without it, agricultural use of the site is impractical an inefficient. The shed would activate agricultural activity on the site and for this reason, it is considered that this farm shed would be consistent with the Local Area Objectives within 26.1.2(c).

Desired Future Character Statements

In accordance with the Desired Future Character Statement 26.1.3(a)(iv), it is considered that the shed would be a service and support building of substantial size, utilitarian character, and visual prominence that would be sited and managed with priority for operational efficiency.

26.3.1 P1(c)(iv)

In accordance with 26.3.1 P1(c)(iv), the shed would service and support a primary industry (vineyards) on the site.

26.3.1 P1(d)

In accordance with (i) and (ii), whilst some land may be physically excluded from agricultural use, the shed is a necessary piece of farm infrastructure that maximises potential use of the adjacent soil resource. Physical loss of land would be outweighed by gain in productivity of remaining land. Constraint and interference would be outweighed by practicalities and efficiency of having a necessary piece of farm infrastructure in a convenient location.

In accordance with (iii) the site is not within a proclaimed irrigation district. Pivot and linear irrigation is already unviable for the site due to the physical obstruction of the creek but other smaller water systems are still possible and the shed is considered to be unlikely to adversely impact on this potential.

Development standards

26.4.1

The Planning Scheme does not require water supply or drainage for the building as it is for an agricultural use. Nevertheless, roof water would be collected into tanks and overflows drained to an appropriate on-site system. The shed would contain basic sanitary services, which would also be drained to appropriate on-site systems. The design of each system would be resolved at the building application stage.

26.4.2

As shown on the site plan, the building setbacks are well in excess of the Acceptable Solutions. The height of 9.3m exceeds the Acceptable Solution of 8.5m.

The criteria of P2 are considered below:

a) In accordance with (a), there is no likelihood of overshadowing of a habitable room or a required minimum area of private open space in any adjacent dwelling.

b) In accordance with (b) there are no adjacent buildings. Many of the buildings at the Camp Clayton site to the west are far larger.

c) In accordance with (c) the shed would have little impact on the streetscape. It would be over 180m from the street and be minor in the field of view. The adjacent Camp Clayton site has far more development and in this context, the impact on the rural landscape is also minimal;

d) In accordance with (d) the flatness of the site would make the shed less visually prominent in the landscape.

e) In accordance with (e), screening is not considered necessary to attenuate visual impacts.

Water and Waterways Code

The proposed shed would be located within an already cleared area. As shown on the site plan, it would be 30m from the watercourse to the west of the shed site and 17m from the land marked as a watercourse to the north. The land marked as a watercourse to the north is recorded on some mapping but in fact, no water body or water course of significance exists. It could be characterised more accurately as a depression where water pools in some places along the alignment during rain events. It does not hold water for any significant period of time and does not flow. The photos below show the land in the location of the marked watercourse to the north of the shed site:

Photo looking west across site marked as a watercourse.

Performance Criteria E10.6.1 P1(a) is considered below:

(i) With a 17 setback, risk to the function of hydraulic performance of the depression would be negligible.

(ii) No economic value is attributable to this depression.

(iii) No water based activity takes place in this depression.

(iv) Disturbance and change in natural ground level is minimal and wold not affect the depression.

(v) Sediment and contaminants from the proposal will not adversely impact on the depression.

(vi) The site has no public access. The depression is not publicly used.

(vii) The aesthetic and scenic quality qualities of the depression are negligible.

(viii) Stormwater and sewage disposal would be addressed to meet appropriate plumbing and environmental standards through the building, plumbing and special plumbing permit process.

(ix) No modification of a natural drainage channel would take place.

(x) The site has been used for agricultural purposes for many years. The biodiversity and ecological functions of the depression are not significant and are also unlikely to be adversely affected by the proposal.

(xi) The proposed development is exposed to risk from flooding and inundation. However, the test is whether such risk impacts on the function and values of a water body and it is considered that the potential for such impacts is negligible. It is noted that the shed would be non-habitable and thereby exempt from the standards of the Hazard Management Code.

(xii) The shed involves no safety risk to the public or the community.

Further to Performance Criteria E10.6.1 P1(b), the depression is not significant enough that advice or decisions of a relevant entity administering or enforcing compliance with an applicable protection and conservation regulation is considered to be necessary.

Thank you for your consideration of this application. Please contact me on 6423 6875 if you have any questions.

Yours sincerely PDA Surveyors per: Tom Reilly

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DRAWN APPR.DATE

DATE

DRAWN

SURVEYOR

CHECKED

GEOCIVIL

JOB NUMBER

46365 - 1

DRAWING

PAPERSCALE

PHONE: +61 03 6423 6875EMAIL: pda.dpt@pda.com.au

77 Gunn StreetDevonport, Tasmania, 7310

www.pda.com.au Also at: Burnie, Launceston,

Hobart & KingstonPDASurveyorsSurveying, Engineering & Planning

Incorporating

ABN 71 217 806 325

WALTERSURVEYS

SITE PLANCLATON ROAD, TURNERS BEACHFOR J BRIGGS

0

SCALE

Metres

1: (A3)

30 60 90 120 150

3000

15m

17m

35m

30m

9.3 m

5.0 m

30°9.

3 m

15.0 m35.0 m

BASS HIGHWAY

AND ELEVATIONS

NATURALHARDWOOD

CLADDING

ELEVATIONS 1:200

FARM SHED AT CLAYTON RD EAST, TURNERSBEACH (CT115441/3) FOR J & N BRIGGS

CT115441/3

WESTERN LINE

MM TR

18 DECEMBER 2020

1:3000 A3

GRAPE VINES (INDICATIVE ONLY)

PROPOSEDFARM SHED

COLORBOND DARKER SHADE LRV LESS THAN 40%