Tasmanian Planning Scheme - Sorell amendment AM-SOR-5-2025-51-1 [2026] TASPComm 2 (14 January 2026)

Southern Beaches On-site Wastewater Management Specific Area Plan.

1. The Southern Beaches On-site Wastewater Management Specific Area Plan (SAP) provides localised provisions which are intended to ensure that:
   • development has sufficient land available for onsite wastewater management; and
   • stormwater quality and quantity is managed to protect natural assets, infrastructure and property.
2. While the SAP is applied to the Local Business zoned adjacent site, the site that is the subject of the draft amendment is currently outside of the SAP application area.
3. The applicant submitted a Site and Soil Evaluation Report prepared by Rock Solid Geotechnics Pty Ltd, dated 10 April 2024, to support the draft amendment.
4. Rock Solid Geotechnics Pty Ltd stated that:

The proposal provides a site area of approximately 6767m2 which is considered to be of sufficient size to provide for future commercial development to occur on the site in the manner that can facilitate an adequate development area that would be capable of ensuring storm water and waste water management is able to occur and be appropriately managed on site which would be anticipated to be able to comply with the relevant provisions of the Southern Beaches On-Site Wastewater Management Specific Area Plan.

5. The applicant submitted that the draft amendment would result in on-site wastewater controls applying to the site, consistent with those applied to the surrounding area.
6. The planning authority noted that stormwater management is available to the site in association with detention and rainwater harvesting with recent upgrades to the stormwater network.

1. The Commission considers that the site:
   • is not adversely constrained by natural values or hazards;
   • planning scheme standards allow the impacts of use and development on the character of the area and of the activity centre hierarchy to be appropriately assessed;
   • site is capable of ensuring storm water and wastewater is able to be appropriately managed on site; and
   • site is centrally located in the township of Primrose Sands near existing business activity and community facilities.
2. The Commission finds with the application of the provisions and standards of the planning scheme, the site is suitable for Local Business zoning and the application of the SAP.

1. The Commission finds, with the application of the SAP, the draft amendment is consistent with the State Policy on Water Quality Management 1997 (Water Quality Policy).

1. The State Coastal Policy 1996 (Coastal Policy) applies as the site is less than 1km from the high-water mark.
2. Outcomes 2.4.1 and 2.4.2 of the Coastal Policy are relevant to the draft amendment:

2.4.1 Care will be taken to minimise, or where possible totally avoid, any impact on environmentally sensitive areas from the expansion of urban and residential areas, including the provision of infrastructure for urban and residential areas > > 2.4.2 Urban and residential development in the coastal zone will be based on existing towns and townships. Compact and contained planned urban and residential development will be encouraged in order to avoid ribbon development and unrelated cluster developments along the coast

3. In consideration of site suitability, the Commission finds the draft amendment for Local Business zoning and the application of the SAP is consistent with the Coastal Policy.
4. State Policy on the Protection of Agricultural land 2009 The State Policy on the Protection of Agricultural land 2009 **(**PAL Policy) does not apply as the site is not agricultural land as defined in the State Policy.

1. The National Environmental Protection Measures (NEPMs) relate to:
   • ambient air quality;
   • ambient marine, estuarine and fresh water quality;
   • the protection of amenity in relation to noise;
   • general guidelines for assessment of site contamination; and
   • environmental impacts associated with hazardous wastes.
2. The relevant measures to the site concern water quality, contamination and hazardous wastes. The submissions for the applicant and the planning authority contended that there are no known contamination issues relating to the site. With no evidence to the contrary, the Commission finds the draft amendment is consistent with the NEPMs.

Resource Management and Planning System Objectives

1. The draft amendment is for additional Local Business zoning near existing local business activity and community facilities that are central to the settlement area of Primrose Sands. In consideration of site suitability and with specific reference to Objective Part 1 1(b):

'to provide for the fair, orderly and sustainable use and development of air, land and water'

the Commission finds the draft amendment furthers the Schedule 1 Objectives.

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 makes the following modifications to the draft amendment:
   • amend the draft amendment mapping to include adjacent road casement to comply with Commission drafting practices
   • amend the text of the draft amendment to further clarify the land proposed to be rezoned and included in the SAP
3. The modification to the draft amendment is outlined in Annexure A.

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

Modified amendment AM-SOR-5-2025-51-1 - Tasmanian Planning Scheme - Sorell

1. Apply the Local Business Zone to part of the land known as Primrose Sands Road, Primrose Sand (folio of the Register 139347/1), as shown in Figure 1 below.

1. Apply the Southern Beaches On-site Wastewater and Stormwater Management Specific Area Plan to part of the land known as Primrose Sands Road, Primrose Sands (folio of the Register 139347/1), as shown in Figure 2 below.