On 24 January 2025, the Commission decided to modify the Kentish draft Local Provisions Schedule (LPS). The Kentish LPS (as modified) became effective on

As part of its decision, the Commission found that the draft LPS required substantial modification and accordingly, under section 35KB of the Act, the Commission directed the Kentish planning authority (the Planning Authority) to prepare a draft amendment to the Kentish LPS and to submit the draft amendment to the Commission after the LPS came into effect.

The Planning Authority has publicly exhibited the draft amendment in accordance with section 40G and provided the Commission with a letter sufficient to meet section 40K requirements.

The draft amendment relates to land known as Lot 2, Main Street, Sheffield, folio of the Register 182689/2 (the subject site) and arose from representations to the Kentish draft LPS which were supported by the Planning Authority in their section 35F report. The representations sought to revise the zoning of part of the subject site from the General Residential Zone to the Urban Mixed Use Zone in order to support tourism and accommodation uses linked to the Sheffield Steam and Heritage Centre.

In supporting the representations, the Planning Authority referred to a prior concept plan for the development of the subject site which provided the basis for Kentish Council's purchase of the land in 2022. The Planning Authority recommended that a split zone be applied to the subject site between the Urban Mixed Use Zone and the General Residential Zone and that the boundary of the Sheffield Tourism Specific Area Plan be extended to incorporate the new portion of Urban Mixed Use Zone. The location of the zone boundary was based upon the prior concept plan referred to by the Planning Authority in its section 35F report.

In making its decision on the Kentish LPS, the Commission agreed that the Urban Mixed Use Zone and the KEN-1.0 Sheffield Tourism Specific Area Plan (the SAP) should be applied to the subject site as recommended by the Planning Authority.

The Commission formed a view that the proposed modification was consistent with UMUZ 2 of Guideline No. 1, but as there was a public interest, particularly those of adjoining landowners, the decision should be a substantial modification under section 35KB of the Act.

Exhibition included the direct notification of adjoining landowners. It is noted that the Commission direction to the Planning Authority to exhibit the draft amendment, specifically required the direct notification of the owners of 133b and 135 Main Street, Sheffield, being those properties which adjoin the subject site's access handle to Main Street. The Planning Authority has provided evidence that direct notification to these landowners was undertaken alongside the direction notification of the landowners of 137 to 161 Main Street, Sheffield.

The Planning Authority has advised that no representations to the draft amendment were received.

(a) Split zone the subject site between the General Residential Zone and the Urban Mixed Use Zone (see Figure 1 below);

(b) Apply the KEN-1.0 Sheffield Tourism Specific Area Plan to the portion of the site to be rezoned Urban Mixed Use Zone (see Figure 2 below); and

(c) Amend the written document to replace Figure KEN-S1.1 with a modified precinct diagram which shows the precincts within the Sheffield Tourism Specific Area Plan and incorporates the new portion of Urban Mixed Use Zone within the Sheffield Steam and Heritage Precinct (see Figure 3 below).

Figure 1: Proposed zone application applying the Urban Mixed Use Zone to folio of the Register 182689/2.

Figure 2 - Proposed Sheffield Tourism Specific Area Plan boundary showing the inclusion of folio of the Register 182689/2.

Figure 3 - Proposed Sheffield Tourism Specific Area Plan Precincts showing the inclusion of folio of the Register 182689/2 (as set out in Figure KEN-S1.1 of KEN-1.0 Sheffield Tourism Specific Area Plan).

The subject site is currently wholly located within the General Residential Zone and subject to the following code and general overlays:

• KEN-S3.0 Sheffield Specific Area Plan
• Priority Vegetation Area overlay
• Waterway and Coastal Protection Area overlay

The subject site is irregular in shape with an overall lot area of 2.28ha. The subject site is undeveloped and presents as an open grassed area. The subject site has an access handle providing frontage to Main Street. The access handle is adjoined to the east and west by 133B Main Street, Sheffield (folio of the Register 179149/3) and 135 Main Street, Sheffield (folio of the Register 176927/1).

Both properties are developed by single dwellings and are located within the General Residential Zone. The subject site is otherwise adjoined to the south and east by land also in the General Residential Zone and similarly occupied by single dwellings. To the west and north, the subject site adjoins land owned by Kentish Council being the Sheffield Apex Park (within which the Sheffield Steam and Heritage Centre is located) and land accommodating sporting facilities.

Since approval of the Kentish LPS, the State Emergency Service (SES) Statewide Flood Hazard mapping has been published and is available on LISTmap. The Statewide Flood Hazard map covers the same area as the Code overlays but extends further and indicates that the subject site could experience 1% AEP overland flooding events. A small rear portion of the subject site is within the Waterway and Coastal Protection Area and the Priority Vegetation Area overlays under the Natural Assets Code. This mapping indicates the rear portion of the land is lower lying with occasional drainage flows and minor flooding. It is noted that LISTmap identifies a 'drain' in this part of the site.

Figure 4 - Statewide Flood Hazard mapping available on LISTmap showing 1% AEP overland flooding (adjusted for climate change) with hazard categories. The blue line indicates the approximate location of the proposed zone boundary.

The draft amendment was referred to TasWater under section 56S of the Water and Sewerage Industry Act 2008. In response TasWater made a representation stating it had no objection to the draft amendment and had no formal comments.

No other representations were received in relation to the draft amendment.

Planning authority's response to the representations

The Planning Authority did not recommend any modification to the draft amendment.

1. Under section 40M of the Land Use Planning and Approvals Act 1993 (the Act), the Commission is required to consider the draft amendment to the LPS and the representations, statements and recommendations contained in the planning authority's section 40K report and any information obtained at a hearing.
2. No opposing representations were received, and the Commission dispensed with a hearing in accordance with section 40L(2) of the Act.
3. The Commission must also consider whether the draft amendment meets the LPS criteria as set out under section 34(2) of the Act:

(a) contains all the provisions that the SPPs specify must be contained in an LPS; and

(b) is in accordance with section 32; and

(c) furthers the objectives set out in Schedule 1; and

(d) is consistent with each State policy; and

(da) satisfies the relevant criteria in relation to the TPPs; and

(e) as far as practicable, is consistent with the regional land use strategy, if any, for the regional area in which is situated the land to which the relevant planning instrument relates; and

(f) has regard to the strategic plan, prepared under section 66 of the Local Government Act 1993, that applies in relation to the land to which the relevant planning instrument relates; and

(g) as far as practicable, is consistent with and co-ordinated with any LPSs that apply to municipal areas that are adjacent to the municipal area to which the relevant planning instrument relates; and

(h) has regard to the safety requirements set out in the standards prescribed under the Gas Safety Act 2019.

1. In its approval of the draft LPS the Commission determined that it met the LPS criteria. As part of that decision, it follows that the Commission now establishes that the directed modification to the LPS through section 35KB is also consistent with the LPS criteria.
2. The Commission notes the overlays that apply to the rear portion of the site and the SES Statewide Flood Hazard mapping. The Australian Rainfall and Runoff Guidelines refer to flood hazard curves. Flood hazard curves are a general classification of flood hazard on a floodplain. The classifications of flood hazard are categorised from H1 being 'generally safe for people, vehicles and buildings'[1] to H6 being 'unsafe for vehicles and people. All building types considered vulnerable to failure'[2]. The Commission notes that H1 and H2 hazard categories are primarily mapped on the subject site, with H2 being categorised as 'unsafe for small vehicles'[3].
3. The Commission notes that the provisions in the Flood-Prone Areas Hazard Code allow the Planning Authority to consider the SES flooding mapping and to apply the provisions of the Code for any development applications seeking approval for the use or development of the subject site.
4. The Commission also notes the requirements under the Natural Assets Code relating to the overlays, for any future use or development in the rear portion of the site. The Commission is satisfied that this together with the relatively low hazard flooding scenario modelled in the Statewide Flood Hazard map is sufficient to ensure proper assessment of the suitability of future use or development on the subject site. These provisions will address both flood risk (tolerable risk from potential minor flooding) and environmental impacts (natural values associated with the watercourse and priority vegetation). The Commission notes all Code provisions will apply in addition to the underlying proposed Urban Mixed Use Zone provisions.

1. The Commission agrees that the Urban Mixed Use Zone and the KEN-1.0 Sheffield Tourism Specific Area Plan should be applied to the subject site, and concludes the following:

(a) the LPS criteria is met

(b) UMUZ 2(b) of Guideline No. 1 supports application of the Urban Mixed Use Zone

(c) including the subject site within the KEN-1.0 Sheffield Tourism Specific Area Plan supports local strategic planning for the township; and

(d) potential risks associated with flood and environmental impacts on the subject site can be managed through applicable Code provisions.

1. Under section 40M of the Act the Commission must consider whether modifications to a draft amendment of an LPS ought to be made.
2. The Commission considers the following minor revision is necessary to the drafting of the KEN-1.0 Sheffield Tourism Specific Area Plan under section 40N(1)(b), to ensure compliance with the State Planning Provisions drafting conventions:

(a) The preparation and application of an overlay map depicting KEN-S1.3.1.3 (Sheffield Steam and Heritage Precinct) as shown in exhibited Figure KEN-S1.1. The precincts within the Sheffield Tourism Specific Area Plan are defined terms linked to Figure KEN-S1.1 and must be shown in an overlay map. Accordingly, the preparation and application of an overlay map depicting the modified Sheffield Steam and Heritage Precinct is required.

1. Subject to the modification described above, the Commission is satisfied that the draft amendment meets the LPS criteria and gives its approval.

Modified amendment AM-KEN-PSA-1-2025 to the Tasmanian Planning Scheme - Kentish

1. Apply Urban Mixed Use Zone as shown in Figure 1 below:

Figure 1: Application of the Urban Mixed Use Zone to Lot 2, Main Street, Sheffield, folio of the Register 182689/2.

1. Apply KEN-S1.0 Sheffield Tourism Specific Area Plan overlay as shown in Figure 2 below:

Figure 2 - Application of KEN-S1.0 Sheffield Tourism Specific Area Plan overlay boundary showing the inclusion of Lot 2, Main Street, Sheffield, folio of the Register 182689/2.

1. Apply KEN-S1.3.1.3 Sheffield Steam and Heritage Precinct overlay to include Lot 2, Main Street, Sheffield, folio of the Register 182689/2 as shown in Figure 3 below:

Figure 3 - Application of KEN-S1.3.1.3 Sheffield Tourism Specific Area Plan overlay showing the inclusion of Lot 2, Main Street, Sheffield, folio of the Register 182689/2.

1. Modify KEN-S1.0 Sheffield Tourism Specific Area Plan to replace Figure KEN-S1.1 with a modified precinct diagram as shown below:

The purpose of the Sheffield Tourism Specific Area Plan is:

KEN-S1.1.1 To provide a focal area for tourist activity and facilities.

KEN-S1.1.2 To promote new tourist use and development and expansion of existing tourism activity.

KEN-S1.1.3 To provide for compatible use and development that supports tourist activity or services to the Sheffield township.

KEN-S1.1.4 To provide for residential use and development where compatible with the mix of allowable uses within the Tourism and Services Precinct.

KEN-S1.2.1 The specific area plan applies to the area of land designated as

KEN-S1.0 Sheffield Tourism Specific Area Plan on the overlay maps and in Figure KEN-S1.1.

KEN-S1.2.2 In the area of land this plan applies to, the provisions of the specific area plan are in substitution for, and in addition to, the provisions of Urban Mixed Use Zone, as specified in the relevant provision.

Tourism and Services Precinct shown on an overlay map and in figure KEN-S1.1 as KEN-S1.3.1.1.

The local area objectives for the Tourism and Services Precinct are:

(a) To provide for a mix of uses that support the tourism sector.

(b) To provide for other compatible uses that service the Sheffield township and optimise the location on Main Street.

(c) To provide for a mix of uses in a manner that takes account of the sensitivities of existing residential use and existing and future visitor accommodation use.

Resource Processing Precinct shown on an overlay map and in figure KEN-S1.1 as KEN-S1.3.1.2.

The local area objectives for the Resource Processing Precinct are:

(a) To provide opportunity for expansion of the existing resource processing operations and the development of a resource processing orientated tourism facility through value-adding; and

(b) To provide for other compatible uses in support of the specific area plan purpose.

Sheffield Steam and Heritage Precinct shown on an overlay map and in figure KEN-S1.1 as KEN-S1.3.1.3.

The local area objectives for the Sheffield Steam and Heritage Precinct are:

(a) To provide for a mix of uses that are compatible with the historic character of the precinct;

(b) To provide for a mix of uses that support the future operation of the heritage focused activities and community functions of the precinct; and

(c) To provide for other compatible uses in support of the specific area plan purpose.

KEN-S1.3.1 Figure KEN-S1.1 Precincts as required by clause KEN-S1.3.1.1, KEN-S1.3.1.2 and KEN-S1.3.1.3

KEN-S1.4.1 In this Specific Area Plan, unless the contrary intention appears:

shown on an overlay map as KEN-S1.3.1.1 and in Figure KEN-S1.1.

shown on an overlay map as KEN-S1.3.1.2 and in Figure KEN-S1.1.

shown on an overlay map as KEN-S1.3.1.3 and in Figure KEN-S1.1.

This clause is in substitution for Urban Mixed Use Zone - clause 13.2 Use Table.

If for alterations or extensions to an existing Residential use or home-based business use in the Tourism and Services Precinct.

If associated with existing use in the Sheffield and Steam Heritage Precinct.

If for a neighbourhood centre or place of worship in the Tourism and Services Precinct.

If not for a take-away food premises with a drive through facility.

(a) for a beauty salon, commercial art gallery, arts and craft sales, hairdresser or market in the Tourism and Services Precinct;

(b) associated with Resource Processing in the Resource Processing Precinct; or

(c) associated with Sheffield Steam and Heritage activities in the Sheffield Steam and Heritage Precinct.

If in the Sheffield and Steam Heritage Precinct and associated with historic/heritage machinery.

If in the Resource Processing Precinct and not for a Level 2 Activity or animal meat processing.

(a) for bicycle repairs or a laundromat in the Tourism and Services Precinct; or

(b) for historic machinery in the Sheffield Steam and Heritage Precinct.

(a) in the Sheffield and Steam Heritage Precinct; or

(b) in the Resource Processing Precinct and associated with Resource Processing.

If in the Tourism and Services Precinct and not for a drive-through facility or nightclub.

If for distillery, brewery, cidery or ice-creamery.

If in the Tourism and Services Precinct and for a single-storey car park.

This clause is in substitution for Urban Mixed Use Zone - clause 13.3.1 All uses.

That uses do not cause unreasonable loss of amenity to adjoining sensitive uses or uses within the adjoining General Residential Zone.

Hours of operation of a use, excluding Natural and Cultural Values Management, Passive Recreation, Residential or Visitor Accommodation, must be within the hours of:

(a) 7.00am to 11.00pm if for cafe or restaurant; or

(b) 7.00am to 7.00pm for all other uses.

Hours of operation of a use, excluding Natural and Cultural Values Management, Passive Recreation, Residential or Visitor Accommodation, must not cause an unreasonable loss of amenity to existing or potential future adjoining sensitive uses, having regard to:

(a) the timing, duration, number and type of vehicle movements;

(b) noise or odour emissions;

(c) the location of the proposed use and its separation from adjoining sensitive uses;

(d) any proposed mitigation measures; and

(e) any relevant local area objectives.

External lighting for a use must be baffled or directional lighting be installed, so that direct light does not extend into the adjoining property.

External lighting for a use must not cause an unreasonable loss of amenity to adjoining uses on the adjoining property, having regard to:

(a) the number of proposed light sources and their intensity;

(b) the location of the proposed light source;

(c) the ambient effect of existing light sources;

(d) any mitigation of impacts through existing or proposed screening;

(e) the topography of the site; and

(f) any relevant local area objectives.

This clause is in substitution for Urban Mixed Use Zone - clause 13.3.2 Discretionary uses and clause 13.3.3 Retail impact.

(a) do not compromise or distort the role of the commercial centre of Sheffield in the General Business Zone;

(b) do not compromise the role and function of the industrial zones; and

(c) are appropriate in scale and intensity in consideration of the preferred mixed-use character.

A use listed as Discretionary, must be of an appropriate scale, nature and intensity for the area, having regard to:

(a) the size and scale of the proposed use;

(b) the impact on the functions of the Sheffield Business and Light Industrial zones and whether the use is more appropriately located in those zones;

(c) the degree to which the use supports tourism and the local area objectives for each precinct;

(d) potential impacts on the amenity of sensitive uses through emissions;

(e) potential impacts on the primary purpose of adjoining precincts in the specific area plan and permitted uses;

(f) the aggregated impacts of vehicle movements on the road network and pedestrian pathways;

(g) the character of the streetscape; and

(h) any relevant local area objectives.

KEN-S1.7 Development Standards for Buildings and Works

This clause is in substitution for Urban Mixed Use Zone - clause 13.4.1 Building height.

(a) is compatible with the streetscape; and

(b) does not cause an unreasonable loss of amenity to adjoining uses.

(a) 6m, if within 8m from the Main Street frontage;

(b) 8.5m, where located greater than 8m from the Main Street frontage in the Tourism and Services Precinct; and

(c) 10m, where located greater than 8m from the Main Street frontage in the Resource Processing Precinct or the Sheffield Steam and Heritage Precinct.

Building height must be compatible with the character of the streetscape, having regard to:

(a) the height, bulk and form of existing buildings on the site and adjacent and nearby properties;

(b) the bulk and form of proposed buildings;

(c) the apparent height when viewed from the road and public places;

(d) the topography of the site;

(e) potential impacts on the primary purpose of adjoining precincts in the Specific Area Plan and Permitted uses;

(f) impacts of overshadowing and overlooking; and

(g) any relevant local area objectives.

This clause is in substitution for Urban Mixed Use Zone - clause 13.4.2 Setback.

(a) is compatible with the streetscape; and

(b) does not cause an unreasonable loss of amenity to adjoining uses.

Buildings must have a setback from a frontage of not less than 3.5m.

Buildings must have a setback from a frontage that is compatible with the character of the streetscape, having regard to:

(a) the setbacks of existing buildings on the site and adjacent and nearby properties;

(b) the height, bulk and form of proposed buildings and the ability to integrate with the streetscape;

(c) the topography of the site;

(d) access, and pedestrian and road safety; and

(e) any relevant local area objectives.

Buildings must have a setback from a side and rear boundary of not less than 3m.

Buildings must be sited so that there is no unreasonable loss of amenity to the proposed use and adjoining sensitive uses, having regard to:

(a) the topography of the site;

(b) the size, shape and orientation of the site;

(c) the bulk and form of adjoining buildings;

(d) potential impacts on the primary purpose of adjoining precincts in the Specific Area Plan and permitted uses;

(e) the height, bulk and form of proposed buildings;

(f) impacts of overshadowing and overlooking;

(g) any mitigation measures proposed; and

(h) any relevant local area objectives.

Air conditioning, air extraction, pumping, refrigeration systems, compressors or generators, excluding residential and visitor accommodation use, must have a setback from a side or rear boundary of not less than 10m.[4]

Air conditioning, air extraction, pumping, refrigeration systems, compressors or generators, excluding residential and visitor accommodation use, must be designed, located, baffled or insulated to not cause an unreasonable loss of amenity to adjoining properties, having regard to:

(a) the characteristics and frequency of emissions generated;

(b) the nature of the proposed use;

(c) the topography of the site and location of sensitive uses;

(d) potential impacts on the primary purpose of adjoining precincts in the specific area plan and permitted uses;

(e) any mitigation measures proposed; and

(f) any relevant local area objectives.

Buildings in the Sheffield Steam and Heritage Precinct must be setback from the boundary of the Recreation Zone not less than 20m.

Buildings must be sited so that there is no unreasonable loss of amenity to the adjoining recreation ground, having regard to:

(a) the topography of the site;

(b) the size, shape and orientation of the site;

(c) the nature of existing recreation activities;

(d) the location of buildings;

(e) the height, bulk and form of proposed buildings;

(f) any mitigation measures proposed; and

(g) any relevant local area objectives.

This clause is in substitution for, and in addition to, Urban Mixed Use Zone - clause 13.4.3 Design and clause 13.4.4 Fencing.

(a) enhances visual amenity and is compatible with the streetscape; and

(b) does not cause an unreasonable loss of amenity to adjoining sensitive uses.

Building roof forms in the Tourism and Services Precinct must have a pitch of between 24 degrees and 45 degrees, excluding:

(a) verandahs, porches and awnings;

(b) outbuildings located to the rear of the principal building; and

(c) extensions and alterations to an existing building with a lesser pitch.

Roof form for buildings in the Tourism and Services Precinct must be compatible with, and not detract from, the character of the streetscape, having regard to:

(a) the built form of adjoining and nearby buildings;

(b) the degree of visibility from the road;

(c) measures to visually integrate the building into the streetscape; and

(d) materials and finishes.

New buildings must have not less than 40% of the façade surface area facing the Main Street frontage consisting of windows or doorways.

New buildings must be designed to be compatible with the streetscape, having regard to:

(a) how the main pedestrian access to the building will address the street or other public access areas;

(b) windows on the façade facing the frontage for visual interest and passive surveillance;

(c) providing architectural detail on blank facade walls facing the frontage, or visual interest within the frontage, so as to positively contribute to the streetscape;

(d) installing security shutters or grilles over windows or doors on a façade facing the frontage or other public spaces only if essential for the security of the premises and any other alternatives are not practical; and

(e) the need for provision of awnings or verandas and the relationship to the public footpath.

New buildings must be designed to satisfy all of the following:

(a) mechanical plant and other service infrastructure, such as heat pumps, air conditioning units, switchboards, hot water units and the like, must be screened from the street and other public places;[5] and

(b) roof-top mechanical plant and service infrastructure, including lift structures, must be contained within the roof.

New buildings must be designed to enhance visual amenity in the streetscape, having regard to:

(a) measures to minimise the visual impact of mechanical plant and other service infrastructure, such as heat pumps, air conditioning units, switchboards, hot water units and the like, when viewed from the street or other public places;

(b) the practical ability to locate mechanical plant in a less visible location; and

(c) the functional requirements of the use.

A fence (including a free-standing wall) within 4.5m of a frontage must be designed to promote visual amenity and be compatible with the streetscape, having regard to:

(a) the height, design, location and extent of the fence;

(b) the types and styles of fencing on adjoining and nearby properties;

(c) the degree of transparency; and

(d) the proposed materials and construction.

A driveway or parking area, excluding for Residential or Visitor Accommodation, must be separated from a window, or glazed door, to a habitable room of an adjoining sensitive use, by a horizontal distance of 10m.

A driveway or parking area, excluding for Residential or Visitor Accommodation, must be designed and sited so that there is no unreasonable loss of amenity to adjoining sensitive uses, having regard to:

(a) the topography of the site;

(b) the size, shape and orientation of the site;

(c) potential impacts on the primary purpose of adjoining precincts in the Specific Area Plan and permitted uses;

(d) the timing, duration, number and type of vehicle movements; and

(e) any mitigation measures proposed to address light and noise intrusion.

This clause is in addition to Urban Mixed Use Zone - clause 13.4 Development Standards for Buildings and Works.

(a) is compatible with the Local Area Objectives and the streetscape; and

(b) provides sufficient area for private open space and landscaping for residential use.

Site coverage must be of an appropriate extent, having regard to:

(a) the topography of the site;

(b) the size and shape of the site;

(c) the apparent scale of buildings in the streetscape;

(d) the character of development on established properties in the area;

(e) the proposed provision of landscaping and private open space; and

(f) the capacity of the stormwater system.

This clause is in substitution for Urban Mixed Use Zone - clause 13.4.6 Dwellings.

To provide adequate and useable private open space for the needs of residents.

A dwelling must have private open space that is not less than:

(a) 24m2 with a minimum horizontal dimension of not less than 4m; or

(b) 8m2 with a minimum horizontal dimension of not less than 1.5m if the dwelling is located wholly above ground floor level.

A dwelling must be provided with sufficient private open space that includes an area capable of serving as an extension of the dwelling for outdoor relaxation, dining and entertainment.

This clause is in substitution for Urban Mixed Use Zone - clause 13.5.1 Lot design.

(a) has an area and dimensions appropriate for use and development in the relevant precinct; and

(b) is provided with appropriate access to a road.

For a site that is located within the Tourism and Services Precinct, each lot, or a lot proposed in a plan of subdivision, must:

(a) have an area of not less than 600m2 and:

(i) be able to contain a minimum area of 10m x 15m clear of:

1. all setbacks required by clause KEN-S1.7.2 A1 and A2; and
2. easements or other title restrictions that limit or restrict development; and

(b) existing buildings are consistent with the setback required by clause KEN-S1.7.2 A1 and A2;

(c) be required for public use by the Crown, a council or a State authority;

(d) be required for the provision of Utilities; or

(e) be for the consolidation of a lot with another lot provided each lot is within the same zone.

For a site that is located within the Resource Processing Precinct or the Sheffield Steam and Heritage Precinct, each lot, or a lot proposed in a plan of subdivision, must:

(a) be required for public use by the Crown, a council or State authority;

(b) be required for the provision of utilities; or

(c) be for the consolidation of a lot with another lot provided both lots are within the same zone.

Each lot, or a lot proposed on a plan of subdivision, must have sufficient useable area and dimensions suitable for its intended use, having regard to:

(a) the relevant requirements for development of buildings on lots;

(b) the existing buildings and intended location of buildings on the lots;

(c) adequate provision of private open space for dwellings; and

(d) the accessibility for vehicles providing for supplies, waste removal and emergency services.

Each lot, or a lot proposed in a plan of subdivision, excluding for public open space, a riparian or littoral reserve or Utilities, must have a frontage:

(a) within the Tourism and Services Precinct, not less than 12m; or

(b) within the Resource Processing Precinct or the Sheffield Steam and Heritage Precinct, not less than 3.6m.

Each lot, or a lot proposed in a plan of subdivision, excluding for public open space, a riparian reserve or Utilities, must be provided with a frontage or legal connection to a road by a right of carriageway, that is sufficient for its intended use, having regard to:

(a) the relevant requirements for development of buildings on lots;

(b) existing buildings and intended location of buildings on the lots; and

(c) the accessibility for vehicles providing for supplies, waste removal and emergency services for development.

Each lot, or a lot proposed in a plan of subdivision, must be provided with a vehicular access from the boundary of the lot to a road in accordance with the requirements of the road authority.

Each lot, or a lot proposed in a plan of subdivision, must be provided with reasonable vehicular access to a boundary of a lot or building area on the lot, if any, having regard to:

(a) the nature of the road and traffic;

(b) the anticipated nature of vehicles likely to access the site; and

(c) the ability for emergency vehicles to access the site.

This clause is in substitution for Urban Mixed Use Zone - clause 13.5.2 Services.

That the subdivision of land provides services for the future use and development of the land.

Each lot, or a lot proposed in a plan of subdivision, excluding for public open space, a riparian reserve or Utilities, must have connection to a reticulated water supply service.

A lot, or a lot proposed in a plan of subdivision, excluding for public open space, a riparian reserve or Utilities, must have a connection to a limited water supply service, having regard to:

(a) flow rates;

(b) the quality of potable water;

(c) any existing or proposed infrastructure to provide the water service and its location;

(d) the topography of the site; and

(e) any advice from a regulated entity.

Each lot, or a lot proposed in a plan of subdivision, excluding for public open space, a riparian reserve or Utilities, must have a connection to a reticulated sewerage system.

Each lot, or a lot proposed in a plan of subdivision, excluding for public open space, a riparian reserve or Utilities, must be capable of connecting to a public stormwater system.

Each lot, or a lot proposed in a plan of subdivision, excluding for public open space, a riparian or littoral reserve or Utilities, must be capable of accommodating an on-site stormwater management system adequate for the future use and development of the land, having regard to:

(a) the size of the lot;

(b) topography of the site;

(c) soil conditions;

(d) any existing buildings on the site; and

(e) any area of the site covered by impervious surfaces.

This sub-clause is not used in this specific area plan.

[1] Australian Rainfall and Runoff; A Guide to Flood Estimation; Version 4.2, published by Commonwealth of Australia (Geoscience Australia) 2019 p. 260 (Smith et al., 2014)

[2] Australian Rainfall and Runoff; A Guide to Flood Estimation; Version 4.2, published by Commonwealth of Australia (Geoscience Australia) 2019 p. 260 (Smith et al., 2014)

[3] Australian Rainfall and Runoff; A Guide to Flood Estimation; Version 4.2, published by Commonwealth of Australia (Geoscience Australia) 2019 p. 260 (Smith et al., 2014)