Bogan Road Distillery

Planning Submission
Construction and Use of Whisky Distillery and Bond Store and

Associated Car Parking
Bogan Road, Quamby Brook
Tasmanian Whisky Selectors (Karin Ketelaar and Shane Spencer)
1
Contents
1. Executive Summary 3
1.1 Proposal Overview 3
2. Subject Land and Locality 3
2.1 Subject Land Description 3
2.1 Locality Description 4
2.2 Access and Movement 4
2.3 Services 4
2.4 Heritage 4
2.5 Flora and Fauna 4
3. Proposal 5
3.1 Development Proposal 5
4. Planning Assessment 6
4.1 Meander Valley Interim Planning Scheme 2013 6
4.2 Other Planning Considerations 12
4.3 State Policies 24
4.3.1 State Coastal Policy 1996 24
4.3.2 State Policy on Water Quality Management 1997 24
4.3.3 State Policy on Protection of Agricultural Land 2009 25
4.4 Land Use Planning and Approvals Act 1993 25
4.5 National Environment Protection Measures 25
5. Conclusion 26
Figure Index
Figure 1: Location Map
Figure 2: Zoning Map
Appendices
Appendix A: Certificate of Title
Appendix B: Site Plans, Floor Plans and Elevations - Wilkin Design and Rainbow Building Solutions
Appendix C: Agricultural Report – AK Consultants
Appendix D: Traffic Impact Assessment – Andrew Howell
Appendix E: Production Process of Single Malt Whisky
2
1. Executive Summary
1.1 Proposal Overview
This submission is prepared on behalf of Tasmanian Whisky Selectors (Karin Ketelaar and Shane
Spencer), in support of a proposal for a whisky distillery and bond store operation at Bogan Road,
Quamby Brook.
The owner of the subject land is Thirty Second Newcomer Pty Ltd. A contract of sale is pending
receipt of planning approval to Karin Ketelaar and Shane Spencer. This application is made with the
knowledge of the land owner (First National notified 14 February 2018, contract date).
This application is made under Section 57 of the Land Use Planning and Approvals Act 1993, which
provides for the submission of an application for a discretionary planning permit. The proposal has
been prepared in accordance with the provisions of the Meander Valley Interim Planning Scheme
2013 and the objectives of the Land Use Planning and Approvals Act 1993.
The proposal is summarised as:
• Use and Development of a Whisky Distillery, to be known as Bogan Road Distillery, and is
illustrated in plans, provided at Appendix B.
2. Subject Land and Locality
2.1 Subject Land Description
The subject site is comprised in Certificate of Title Volume 121743 Folio 1. The registered owner of
the site is Thirty Second Newcomer Pty Ltd. A copy of the title is contained in Appendix A.
Lot 1 has an area of 66 hectares and has primary road frontage to Bogan Road. The site is located on
the eastern side of Bogan Road, halfway between Golden Valley and Quamby Brook and is a sloping
lot. The development footprint coverts 0.64ha of Class 5 land currently utilised for coppiced
regrowth Eucalypt plantation to a non-agricultural use. The remaining plantation will continue to be
utilised for production forestry.
3
2.1 Locality Description
CT 121743/1
Figure 1: Locality Map
The subject site is located within the rural settlement known as Quamby Brook. The site is
surrounded by private freehold titles to the north, west and south which vary in size from 28ha to
42ha and are zoned Rural Resource. Land use on these surrounding titles is comprised of
predominantly native vegetation to the north and south and grazing to the west. Adjacent land to
the east as well as a portion adjoining the northern boundary and southern boundary is State Forest.
Half of the eastern boundary adjoins an ‘informal reserve’ on State Forest.
2.2 Access and Movement
There are two existing vehicular access points to the land. The proposal will see access continue
only from the existing access point to the north to Bogan Road. The south access is to be made
redundant and natural revegetation is to take place.
2.3 Services
The subject site is located within the rural settlement of Quamby Brook; it is not provided with
reticulated sewerage and stormwater; however, the site can be provided with power and
communications supplies, as required. Onsite provision of water, and collection and disposal of
wastewater and stormwater is proposed for the development.
2.4 Heritage
The subject site is not identified to be of heritage significance.
2.5 Flora and Fauna
The site is located within the rural area of Quamby Brook. A search of the Natural Values Atlas has
revealed no recorded species on the subject site.
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3. Proposal
3.1 Development Proposal
The proposal is for the construction of two sheds, including a 20.0m x 12.0m x 2.7m (spouting) dutch
barn colorbond shed with fit-out as shown in Appendix B and a 12.0m x 10.0m x 2.7m (spouting)
gabled colorbond storage shed. The larger shed is to be used as a Whisky Distillery and Bond Store.
The building will comprise of a reception area, office area, bond store and main distillery area and
amenities. The Distillery will operate up to seven days per week. The business may operate up to 24
hours per day, due to the nature of the distilling processes, further information regarding operating
hours follows later in this section. The cellar door component will be by appointment only. It is
unlikely due to the two proponents work arrangement that this will occur at immediate business
start up. It is expected that up to 2 full time equivalent staff may be employed once the operation
reaches full potential.
The two operators intend to work on their days off and after work to try and develop an
exceptionally high quality small batch Boutique product.
Bogan Road Distillery is proposing to be, but not limited to, a Single Malt Whisky Distillery, however,
it is the businesses intention to experiment and produce some small batches of Gin, Brandy and
Rum. These products would be for domestic market and cellar door type sales.
Current annual estimates for Bogan Road Distillery are approximately, but not limited to, 6000 litres
a year, this may vary depending on success of the business in the future. It is proposed to complete 1
x 100 litre batch per week.
Hours of operation are not possible during normal business hours, because of the nature of this type
of business, distillation runs may take in excess of 12 hours to complete. Also, in running this
business as intended, production will be likely on the operators days off from their normal
occupations, meaning operation will run across every day of the week at some stage.
The business of distilling is a silent business with no requirements for public access or regular
deliveries. There is no audible noise outside the premises walls, having zero impact or disturbance
with neighbours.
There may be the occasional delivery to the site, nothing regularly scheduled, via car and trailer. The
operators would likely to be picking up a 1000 litre IBC, possibly 3 times weekly eventually from local
breweries. Empty barrel delivery may be by a small truck, but will involve at most 200 barrels per
year, which equates to possibly once a month, if that. Further movement details in relation to the
distillery including cellar door operations are provided within the submitted Traffic Assessment,
prepared by Andrew Howell (see Appendix D).
As discussed above, this is a silent business. The subject area is primarily used for plantations with
associated noises including machinery operations and livestock noises which may occur 24 hours per
day. Pumps will be small domestic pumps used for short periods of time and unlikely to be heard
outside the shed. Should the operators use a mechanical rather than hand forklift in the operations,
the movement of such machinery will be limited, and intermittent. The reverse beeper would
5
probably be the loudest noise audible of the operations, and again it is unlikely to be heard from the
road.
The potential for odour issues is classed as low to minor, with only very isolated odour issues
expected. There is little to no change of this odour being detected outside the building and certainly
not past the property boundary.
Even if there is a small odour, it is generally considered pleasant.
There will be two types of waste water.
1. The water left in the still after a run. This will go into a portable tank.
2. Water used to clean equipment, this will be only hot water under pressure, NO chemicals as
the operators are using copper in their stills and the product is sterilized as the water boils
for production, this will go down the pit outside.
There will be Oak Casks of spirits maturing and associated materials for the production of the
beverages stated above stored on site. Further details of the production process of single malt
whisky is contained in Appendix E to this submission.
Barrels, once stored are left in place to mature and are possibly tested and/or moved once a year.
After 2 years the product can be called whisky, 100 litre barrels usually taking from 3-5 years to
mature. It is possible the Distillery will also have some 200 litre barrels, these will take longer to
mature, possibly from 6-10 years.
Bottling and movement of product involves very small volumes, moved mostly in cardboard cartons.
Each 100 litre barrel only holds at maturation approximately 140-210 bottles of product depending
on ABV. Sales will be mostly local distribution of small numbers of bottles or internet sales, involving
deliveries to the post office for single bottle mailings by the operators.
Associated car parking is also proposed, and is further detailed later within this submission. A small
property identification sign will be placed beside the entrance with the property number and the
Tasmanian Whisky Selectors symbol only.
Approximately 80m x 80m (0.64ha) of coppiced regrowth Eucalypt plantation will be cleared for the
development footprint. The balance of the land outside of the development footprint will continue
to be used for regrowth coppiced Eucalypt plantation and retention of native vegetation where
characteristics limit the plantation use.
4. Planning Assessment
4.1 Meander Valley Interim Planning Scheme 2013
The subject site is zoned Rural Resource within the Meander Valley Interim Planning Scheme 2013.
No overlays burden the subject site.
6
Subject
site
Figure 2: Zoning Map
(Cream = Rural Resource Zone)
26 Rural Resource Zone
26.1 Zone Purpose
26.1.1.1 To provide for 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 economic development that is compatible with primary industry,
environmental and landscape values.
26.1.14 To provide for tourism-related use and development where the sustainable
development of rural resources will not be compromised.
Proposal Response
The proposal meets the zone purpose statements, as it provides for a complementary use to the
tourism sector, being cellar door (by appointment only), as well as providing growth of a resource
processing use, which is for the utilisation of rural resources. The use of development will not
constrain, or conflict resource development uses.
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26.2 Use Table
The proposed use fits the use class of Resource Processing which is a Discretionary use within the
Rural Resource Zone, as some of the time the resource processing will not be directly associated
with produce from the subject site.
Use Class
Resource Processing
“use of land for treating, processing or packing plant or animal resources. Examples include an
abattoir, animal saleyard, cheese factory, fish processing, milk processing, winery and sawmilling.”
The Draft Tasmanian Planning Scheme has expanded upon this use class definition as follows:
“use of land for treating, processing or packing plant or animal resources. Examples include an
abattoir, animal saleyard, cheese factory, fish processing, milk processing, winery, brewery, cidery,
distillery and sawmilling.”
26.3 Use Standards
26.3.1 Discretionary Uses if not a single dwelling
Objective:
a) To provide for an appropriate mix of uses that support the Local Area Objectives and the
location of discretionary uses in the rural resource zone does not unnecessarily compromise the
consolidation of commercial and industrial uses to identified nodes of settlement or purpose built
precincts.
b) To 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.
c) To minimise the conversion of non-prime land to non-primary industry use except where that
land cannot be practically utilised for primary industry purposes.
d) Uses are located such that they do not unreasonably confine or restrain the operation of
primary industry uses.
e) Uses are suitable within the context of the locality and do not create an unreasonable adverse
impact on existing sensitive uses or local infrastructure.
f) The visual impacts of use are appropriately managed to integrate with the surrounding rural
landscape.
Acceptable Solution Performance Criteria Proposal Response
A1 If for permitted or no permit P1.1 It must be demonstrated that P1.1 The proposal is a
required uses. the use is consistent with local areatourism-based operation
objectives for the provision of non- that will be an important
primary industry uses in the zone, ifcontributor to the rural
applicable; and economy once
P1.2 Business and professional established. The facility is
services and general retail and hire located on a local tourist
must not exceed a combined gross route with many nearby
floor area of 250m2 over the site. destinations, and will
promote local and
regional environmental
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features and values,
cultural heritage and
landscape, whilst not
unduly compromising to
primary industry
resources.
P1.2 Not applicable.
A2 If for permitted or no permit P2.1 Utilities, extractive industries P2.1 Not applicable.
required uses. and controlled environment
agriculture located on prime P2.2 Not applicable, the
agricultural land must demonstrate site is not prime
that the: agricultural land.
i) Amount of land
alienated/converted is
minimised; and
ii) Location is reasonably
requires for
operational efficiency;
and
P2.2 Uses other than utilities,
extractive industries or controlled
environment agriculture located on
prime agricultural land, must
demonstrate that the conversion of
prime agricultural land to that use
will result in a significant benefit to
the region having regard to the
economic, social and
environmental costs and benefits.
A3 If for permitted or no permit P3 The conversion of non-prime P3 a) The subject site has
required uses. agricultural to non-agricultural use a Land Capability of Class
must demonstrate that: 5 and 6. There is little
a) The amount of land scope for further
converted is minimised intensification or
having regard to: expansion of the primary
i) Existing use and industry activity on the
development on title due to the physical
the land; and limitation. The road
ii) Surrounding use access for the proposed
and development; development aligns with
and an existing access and as
iii) Topographical such the proposed
constraints; or development is limited to
b) The site is practically clearance of 0.64ha. The
incapable of supporting an development footprint
agricultural use or being impacts on less than 1ha
included with other land of the 25ha of plantation
for agricultural or other area. The proposed
primary industry use, due development is not
9
to factors such as: inconsistent with the
i) Limitations created requirements for the
by any existing use conversion of non-prime
and/or agricultural land. Further
development details are provided at
surrounding the Appendix C, Agricultural
site; and Report, prepared by AK
ii) Topographical Consultants.
features; and
iii) Poor capability of
the land for
primary industry;
or
c) The location of the use on
the site is reasonably
required for operational
efficiency.
A4 If for permitted or no permit P4 It must be demonstrated that: P4 Due to the low impact
required uses. a) Emissions are not likely to of the proposed use,
cause an environmental emissions such as noise,
nuisance; and odour and dust are not
b) Primary industry uses will likely to cause an
not be unreasonably environmental nuisance.
confined or restrained from
conducting normal The road network can
operations; and accommodate the traffic
c) The capacity of the local generated by the use, as
road network can the capacity will not be
accommodate the traffic significantly increased, as
generated by the use. the use will likely draw
existing traffic to the
subject site, rather than
add to the capacity.
A5 The use must: P5 It must be demonstrated that P5 The subject site is a
a) Be permitted or no the visual appearance of the use is sloping site, and screened
permit required; or consistent with the local area sufficiently from Bogan
b) Be located in an existing having regard to: Road by vegetation
building. a) The impacts on skylines between the road
and ridgelines; and boundary and the
b) Visibility from public roads; development site. The
and proposed buildings are
c) The visual impacts of consistent to the scale of
storage of materials or a surrounding buildings,
equipment; and and storage of materials
d) The visual impacts of and equipment will be
vegetation clearance or contained within the
retention; and structure.
e) The desired future The visual appearance of
character statements. the use is consistent with
the local area and the
desired future character
10
statements.
26.3.2 Dwellings – not applicable, no dwelling is proposed as part of this submission.
26.3.3 Irrigation Districts – not applicable, the subject site is not on land within an irrigation district.
26.4 Development Standards
26.4.1 Building Location and Appearance
Objective
To ensure that the:
(a) Ability to conduct extractive industries and resource development will not be constrained
by conflict with sensitive uses; and
(b) Development of buildings is unobtrusive and complements the character of the
landscape.
A1 Building height must not P1 Building height must: A1 The proposed
exceed: (a) Be unobtrusive and
buildings are both less
(a) 8m for dwellings; or complement the character of than 12m in height.
(b) 12m for other the surrounding landscape;
purposes. and
(b) Protect the amenity of
adjoining uses from adverse
impacts as a result of the
proposal.
A2.1 Buildings must be set back P2 Buildings must be setback so that A1 The proposed
a minimum of: the use is not likely to constrain Distillery buildings are
(a) 50m where a non adjoining primary industry operations at least 50 metres from
sensitive use or having regard to: the closest boundary,
extension to existing a) The topography of the land; the buildings would be
sensitive use building is and considered a non
proposed; or b) Buffers created by natural or sensitive use.
(b) 200m where a sensitive other features; and
use is proposed; or c) The location of development
(c) The same as existing for on adjoining lots; and
replacement of an d) The nature of existing and
existing dwelling. potential adjoining uses; and
e) The ability to accommodate a
lesser setback to the road
having regard to:
i) The design of the
development and
landscaping; and
ii) The potential for
future upgrading of
the road; and
iii) Potential traffic safety
hazards; and
iv) Appropriate noise
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attenuation.
26.4.2 Subdivision – not applicable, the proposal does not include subdivision.
4.2 Other Planning Considerations
E1 Bushfire Code – Not applicable at planning application stage, the use is not considered to be a
hazardous use.
E2 Potentially Contaminated Land Code – Not applicable, the subject site is not potentially
contaminated land.
E3 Landslip Code – Not applicable. The subject site is not located within any proclaimed landslip
zones, nor any overlay subject to the Planning Scheme.
E4 Road and Railway Assets Code – Applicable.
E4.6.1 Use and road or rail infrastructure
Objective
To ensure that the safety and efficiency of road and rail infrastructure is not reduced by the
creation of new accesses and junctions or increased use of existing accesses and junctions.
A1 Sensitive use on or within P1 Sensitive use on or within A1 Not applicable, the proposed
50m of a category 1 or 2 50m of a category 1 or 2 road, in use is not considered to be
road, in an area subject to a an area subject to a speed limit sensitive.
speed limit of more than of more than 60km/h, a railway
60km/h, a railway or future or future road or railway must
road or railway, must not demonstrate that the safe and
result in an increase to the efficient operation of the
annual average daily traffic infrastructure will not be
(AADT) movements to or detrimentally affected.
from the site by more than
10%.
A2 For roads with a speed P2 For roads with a speed limit A2 Not applicable.
limit of 60km/h or less the of 60km/h or less, the level of
use must not generate more use, number, location, layout
than a total of 40 vehicle and design of accesses and
entry and exit movements junctions must maintain an
per day. acceptable level of safety for all
road users, including pedestrians
and cyclists.
A3 For roads with a speed P3 For limited access roads and P3 As demonstrated within the
limit of more than 60km/h roads with a speed limit of more Traffic Report, the increased daily
the use must no increase the than 60km/h: movements will minimal. Refer
annual average daily traffic to section 3.2 and section 4.4 of
(AADT) movements at the a) Access to a category 1 the Traffic Impact Assessment,
12
existing access or junction by road or limited access provided at Appendix D.
more than 10%. road must only be via an
existing access or
junction or the use or
development must
provide a significant
social and economic
benefit to the State or
region; and
b) Any increase in use of an
existing access or
junction or development
of a new access or
junction to a limited
access road or a category
1, 2 or 3 road must be
for a use that is
dependent on the site
for its unique locational
attributes and an
alternate site or access
to a category 4 or 5 road
is not practicable; and
c) An access or junction
which is increased in use
or is a new access or
junction must be
designed and located to
maintain an adequate
level of safety and
efficiency for all road
users.
E4.7 Development Standards
E4.7.1 Development on and adjacent to Existing and Future Arterial Roads and Railways – not
applicable, no new roads will be created, and the development is not within 50m from the Category
1 or 2 road.
4.7.2 Management of Road Accesses and Junctions
Objective
To ensure that the safety and efficiency of roads is not reduced by the creation of new accesses and
junctions or increased use of existing accesses and junctions.
A1 For roads with a speed P1 For roads with a speed limit One access is existing and will
limit or 60km/h or less the or 60km/h or less, the number, continue to provide both entry
13
development must include location, layout and design of and exit to the site from Bogan
only one access providing accesses and junctions must Road.
both entry and exit, or two maintain an acceptable level of
accesses providing separate safety for all road users,
entry and exit. including pedestrians and
cyclists.
A2 For roads with a speed P2 For limited access roads and A2 The proposal complies. The
limit of more than 60km/h the roads with a speed limit of more access is existing.
development must not than 60km/h:
include a new access or
junction. a) Access to a category 1
road or limited access
road must only be via an
existing access or
junction or the
development must
provide a significant
social and economic
benefit to the State or
region; and
b) Any increase in use of
an existing access or
junction or
development of a new
access or junction to a
limited access road or a
category 1, 2 or 3 road
must be dependent on
the site for its unique
resources,
characteristics or
locational attributes and
an alternate site or
access to a category 4 or
5 road is not
practicable; and
c) An access or junction
which is increased in
use or is a new access or
junction must be
designed and located to
maintain an adequate
level of safety and
efficiency for all road
users.
E4.7.3 Management of Rail Level Crossings – Not applicable.
E4.7.4 Sight Distance at Accesses, Junctions and Level Crossings
14
Objective
To ensure that use and development involving or adjacent to accesses, junctions and level crossings
allows sufficient sight distance between vehicles and between vehicles and trains to enable safe
movement of traffic.
A1 Sight distances at: P1 The design, layout and P1 Current sight distance is
location of an access, junction or beyond 115m for the northern
a) An access or junction rail level crossing must provide access in both directions.
must comply with the adequate sight distances to AS2890 Figure 3.2 notes for
Safe Intersection Sight ensure the safe movement of frontage road speeds of
Distance shown in Table vehicles. 90km/hr then minimum SSD of
E4.6.4; and 130m is appropriate. For
b) Rail level crossings must frontage road speeds of 70
comply with AS1742.7 km/hr, this reduces to 85m
Manual of uniform minimum SSD. Based on
traffic control devices – consideration of actual vehicle
Railway crossings, speeds for this road link
Standards Association of typically 89km/hr, and on
Australia; or account of adjacent tight
c) If the access is a curves or near to the site
temporary access, the having influence to reduce
written consent of the vehicle speeds, the 115m of
relevant authority has sight distance physically able
been obtained. to provide appears satisfactory
for the nature and volume of
traffic to be using the proposed
access. For additional
information please refer to
section 4.4 of Traffic Impact
Assessment, provided at
Appendix D to this submission.
E5 Flood Prone Areas Code – Not applicable.
E6 Car Parking and Sustainable Transport Code
Table E6.1: Parking Space Requirements
Use Parking Requirement
Vehicle Required
Resource 2 spaces per 3 employees 2 spaces
Processing
15
Proposal Response
The proposal provides for a minimum of 9 spaces, within the formed car park area. The capacity of
this area and the site in general is capable of accommodating well in excess of the required parking
spaces.
E6.6 Use Standards
E6.6.1 Car Parking Numbers
Objective
To ensure that an appropriate level of car parking is provided to service use.
Acceptable Solutions Performance Criteria Proposal Response
A1 The number of car parking P1 The number of car parking A1 The proposal complies
spaces must not be less than the spaces provided must have with the acceptable solution.
requirements of: regard to: The proposal provides a
minimum capacity of 9 spaces
a) Table E6.1; or a) The provisions of any for the Resource Processing
b) A parking precinct plan relevant location use.
contained in Table E6.6: specific car parking
Precinct Parking Plans plan; and
(except for dwellings in the b) The availability of
General Residential Zone). public car parking
spaces within
reasonable walking
distance; and
c) Any reduction in
demand due to
sharing of spaces by
multiple uses either
because of variations
in peak demand or by
efficiencies gained by
consolidation; and
d) The availability and
frequency of public
transport within
reasonable walking
distance of the site;
and
e) Site constraints such
as existing buildings,
slope, drainage,
vegetation and
landscaping; and
f) The availability,
accessibility and
safety of on-road
16
parking, having regard
to the nature of the
roads, traffic
management and
other uses in the
vicinity; and
g) An empirical
assessment of the car
parking demand; and
h) The effect on
streetscape, amenity
and vehicle,
pedestrian and cycle
safety and
convenience; and
i) The recommendations
of a traffic impact
assessment prepared
for the proposal; and
j) Any heritage values of
the site; and
k) For residential
buildings and multiple
dwellings, whether
parking is adequate to
meet the needs of the
residents having
regard to:
i) The size of the
dwelling and
the number of
bedrooms;
and
ii) The pattern of
parking in the
locality; and
iii) Any existing
structure on
the land.
E6.7.1 Construction of Car Parking Spaces and Access Strips
Objective
To ensure that car parking spaces and access strips are constructed to an appropriate standard.
17
A1 All car parking, access strips P1 All car parking, access A1 With appropriate
manoeuvring and circulation spaces strips manoeuvring and conditions contained in an
must be: circulation spaces must be approval, the proposal is
readily identifiable and considered to comply with the
a) Formed to an adequate constructed to ensure that Acceptable Solution. No
level and drained; and they are useable in all formal line markings are
b) Except for a single dwelling, weather conditions. proposed, except for a form
provided with an or delineation of the parking
impervious all weather seal; spaces i.e wheel stops.
and
c) Except for a single dwelling,
line marked or provided
with other clear physical
means to delineate car
spaces.
E6.7.2 Design and Layout of Parking Areas
Objective
To ensure that parking areas are designed and laid out to an appropriate standard.
A1.1 Where providing for 4 or more P1 The location of car A1 The car parking is
spaces, parking areas (other than for parking and manoeuvring proposed behind the building
parking located in garages and spaces must not be line (minimum 50 from the
carports for dwellings in the General detrimental to the front boundary).
Residential Zone) must be located streetscape or the amenity
behind the building line; and of the surrounding areas,
having regard to:
A1.2 Within the general residential
zone, provision for turning must not a) The layout of the site
be located within the front setback and the location of
for residential buildings or multiple existing buildings;
dwellings. and
b) Views into the site
from the road and
adjoining public
spaces; and
c) The ability to access
the site and the rear
of buildings; and
d) The layout of car
parking in the
vicinity; and
e) The level of
landscaping
proposed for the car
parking.
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A2.1 Car parking and manoeuvring P2 Car parking and A2.1 The site of the
space must: manoeuvring space must: development is relatively flat
with a gradient of less than
a) Have a gradient of 10% of a) Be convenient, safe
10%. The site allows for
less; and and efficient to use
vehicles to enter and exit the
b) Where providing for more having regard to
site only in a forward
than 4 cars, provide for matters such as
direction with the width of
vehicles to enter and exit slope, dimensions,
vehicular access no less than
the site in a forward layout and the
prescribed in Table E6.2 and
direction; and expected number
E6.3.
c) Have a width of vehicular and type of vehicles;
access no less than and
prescribed in Table E6.2; b) Provide adequate
and space to turn within A2.2 The layout of car spaces
d) Have a combined width of the site unless and access ways will be
access and manoeuvring reversing from the designed in accordance with
space adjacent to parking site would not Australian Standards AS
spaces not less than as adversely affect the 2890.1 – 2004 Parking
prescribed in Table E6.3 safety and Facilities, Part 1: Off Road Car
where any of the following convenience of users Parking.
apply: and passing traffic.
i) There are three or
more car parking
spaces; and
ii) Where parking is
more than 30m
driving distance
from the road; or
iii) Where the sole
vehicle access is to a
category 1,2,3 or 4
road; and
A2.2 The layout of car spaces and
access ways must be designed in
accordance with Australian
Standards AS 2890.1 – 2004 Parking
Facilities, Part 1: Off Road Car
Parking.
E6.7.3 Car Parking Access, Safety and Security – not applicable, not more than 20 parking spaces
required or to be provided.
E6.7.4 Parking for Persons with a Disability
Objective
To ensure adequate parking for persons with a disability.
19
A1 All spaces designated for use by P1 No performance criteria. A1 With appropriate
persons with a disability must be conditions placed upon an
located closest to the main entry approval, this is possible.
point to the building.
A2 Accessible car parking spaces for P2 No performance criteria. A2 One parking space is to be
use by persons with disabilities must designated and constructed
be designed and constructed in for use by persons with
accordance with AS/NZ2890.6-2009 disabilities in accordance with
Parking facilities – Off-street parking Australian Standards AS/NZ
for people with disabilities. 2890.6 2009.
E6.7.6 Loading and Unloading of Vehicles, Drop-off and Pickup
Objective
To ensure adequate access for people and goods delivery and collection and to prevent loss of
amenity and adverse impacts on traffic flows.
A1 For retail, commercial, industrial, P1 For retail, commercial, A1 Loading will take place in
service industry or warehouse or industrial, service industry or front of the proposed roller
storage uses: warehouse or storage uses, doors. The site allows ample
adequate space must be space for this to occur.
a) At least one loading bay provided for loading and
must be provided in unloading the type of
accordance with Table E6.4; vehicles associated with
and delivering and collecting
b) Loading and bus bays and people and goods where
access strips must be these are expected on a
designed in accordance with regular basis.
Australian Standard AS/NZS
2890.3 2002 for the type of
vehicles that will use that
site.
E6.8 Provisions for Sustainable Transport
E6.8.1 Pedestrian Walkways
Objective
To ensure pedestrian safety is considered in development.
A1 Pedestrian access must be P1 Safe pedestrian access A1 Pedestrian access
20
provided in accordance with Table must be provided within car throughout the areas of the
E6.5. park and between entrances subject site available for
to buildings and the road. public use is to be provided.
E7 Scenic Management Code – Not applicable.
E8 Biodiversity Code
E8.6.1 Habitat and Vegetation Management
Objective
To ensure that:
a) Vegetation identified as having conservation value as habitat has priority for protection
and is appropriately managed to protect those values; and
b) The representation and connectivity of vegetation communities is given appropriate
protection when considering the impacts of use and development.
A1.1 P1 A1.1 and A1.2 Not applicable.
Clearance or disturbance of Clearance or disturbance of native The clearance of native
priority habitat is in vegetation within priority habitat vegetation for the
accordance with a certified may be allowed where a flora and development is not identified
Forest Practices Plan or: fauna report prepared by a as priority habitat.
suitably qualified person
A1.2 demonstrates that development
Use or development does does not unduly compromise the
not clear or disturb native representation of species or
vegetation within the area ofvegetation communities in the
bioregion having regard to the:
the site identified as priority
habitat. a) Quality and extent of the
vegetation or habitat
affected by the proposal,
including the maintenance
of species diversity and its
value as a wildlife corridor;
and
b) Means of removal; and
c) Value of riparian
vegetation in protecting
habitat values; and
d) Impacts of siting of
development (including
effluent disposal) and
vegetation clearance or
21
excavations, in proximity
to habitat or vegetation;
and
e) Need for and adequacy of
proposed vegetation or
habitat management; and
f) Conservation outcomes
and long-term security of
any offset in accordance
with the General Offset
Principles for the RMPS,
Department of Primary
Industries, Parks, Water
and Environment.
A2 Clearance or disturbance P2 Clearance or disturbance of P2 Approximately 80m x 80m
of native vegetation is in native vegetation must be (0.64ha) of coppiced regrowth
accordance with a certified consistent with the purpose of this Eucalypt plantation will be
Forest Practices Plan. Code and not unduly compromise cleared for the development
the representation of species or footprint. There is limited
vegetation communities in the removal of this regrowth that
bioregion having regard to the: is at most 5 years old and 8-9
feet in height. The vegetation
a) Quality and extent of the clearance is to allow the
vegetation or habitat development and will be
affected by the proposal, undertaken with appropriate
including the maintenance machinery. No offsets are
of species diversity and its proposed.
value as a wildlife corridor;
and
b) Means of removal; and
c) Value of riparian
vegetation in protecting
habitat values; and
d) Impacts of siting of
development (including
effluent disposal) and
vegetation clearance or
excavations, in proximity
to habitat or vegetation;
and
e) Need for and adequacy of
proposed vegetation or
habitat management; and
f) Conservation outcomes
and long-term security of
any offset in accordance
22
with the General Offset
Principles for the RMPS,
Department of Primary
Industries, Parks, Water
and Environment.
E9.0 Water Quality Code – Not applicable.
E10 Recreation and Open Space Code – Not applicable, the proposal is not for a subdivision.
E11 Environmental Impacts and Attenuation Code – Not applicable.
E12 Airports Impact Management Code – Not applicable.
E13 Local Historic Heritage Code – Not applicable.
E14 Signage Code
E15.6.1 Design, Character and Form
Objective
To ensure that the design and siting of signs do not detract from the appearance of the locality or
unreasonably compromise the characteristics of the natural and built environment in which they
are located and are constructed and maintained to essential standards of public safety.
All Signs
A1 P1 The proposal complies.
All signs must be on the site to No performance criteria.
which the sign relates.
A2 P2 Not applicable, the sign is not
to be illuminated.
Illuminated signs must not spill light No performance criteria.
over the site boundary.
A proposed property identification only sign is proposed beside the entrance. This site will contain
only the property number (street address) and a symbol of Tasmanian Whisky Selectors. This sign
meets the definition of “Identification Sign”, as the sign is to bear only information pertaining only to
the premises on which such sign is to be located and carries no advertising message.
23
4.3 State Policies
4.3.1 State Coastal Policy 1996
The State Coastal Policy was created under the State Policies and Projects Act 1993. This Policy
applies to the Coastal Zone, which is defined as the area within State waters and all areas within one
kilometre of the coast.
Proposal Response
The subject site is located not within one kilometre from the coast, meaning that the provisions of
the State Coastal Policy 1996 do not apply.
4.3.2 State Policy on Water Quality Management 1997
This Policy applies to all surface waters, including coastal waters, and ground waters, other than:
i. Privately owned waters that are not accessible to the public and are not connected
to, or flow directly into, waters that are accessible to the public; or
ii. Waters in any tank, pipe or cistern.
The purpose of the Policy is to achieve the sustainable management of Tasmania's surface water and
groundwater resources by protecting or enhancing their qualities while allowing for sustainable
development in accordance with the objectives of Tasmania's Resource Management and Planning
System (Schedule 1 of the State Policies and Projects Act 1993).
The objectives of this Policy are to:
1. Focus water quality management on the achievement of water quality objectives which will
maintain or enhance water quality and further the objectives of Tasmania's Resource
Management and Planning System;
2. Ensure that diffuse source and point source pollution does not prejudice the achievement of
water quality objectives and that pollutants discharged to waterways are reduced as far as is
reasonable and practical by the use of best practice environmental management;
3. Ensure that efficient and effective water quality monitoring programs are carried out and
that the responsibility for monitoring is shared by those who use and benefit from the
resource, including polluters, who should bear an appropriate share of the costs arising from
their activities, water resource managers and the community;
4. Facilitate and promote integrated catchment management through the achievement of
objectives (1) to (3) above; and
5. Apply the precautionary principle to Part 4 of this Policy.
Proposal Response
The proposal involves collection and discharge of stormwater via tank and in-ground filtration. The
objectives of this Policy will therefore be managed in this rural environment.
The proposal is consistent with the policy.
24
4.3.3 State Policy on Protection of Agricultural Land 2009
The subject site is Class 5 and 6 land, meaning that that site is not prime agricultural land.
4.4 Land Use Planning and Approvals Act 1993
The Land Use Planning and Approvals Act 1993 provides objectives for all development considered
under this Act. The proposal has been considered against the objectives of this Act. The proposal has
been prepared to be consistent with the provisions of the Meander Valley Interim Planning Scheme
2013. The proposal is therefore considered to be consistent with the objectives of the Act.
4.5 National Environment Protection Measures
A series of National Environment Protection Measures (NEPMs) have been established by the
National Environment Protection Council. These measures are:
• Ambient air quality;
• National pollutant inventory;
• Movement of controlled waste;
• Use packaging materials;
• Assessment of site contamination; and
• Diesel vehicle emissions.
Proposal Response
It is considered that the NEPMs are not relevant to the proposed development.
25
5. Conclusion
The proposal is for the use and construction of a Whisky Distillery (Resource Processing) and Bond
Store with associated car parking at Bogan Road, Quamby Brook, and is illustrated in plans, provided
at Appendix B.
The proposal complies with the development standards prescribed by the Scheme, and can be
approved under the Meander Valley Interim Planning Scheme 2013. This application is therefore
made due to the use and development pursuant to Section 57 of the Land Use Planning and
Approvals Act 1993.
The proposal is consistent with the relevant State and local policies, Planning Scheme objectives and
considerations and objectives of the Land Use Planning and Approvals Act 1993. It is therefore
recommended that the proposal be considered for planning approval.
Author Version Date
Rebecca Green 1 22 June 2018
26
Appendix A: Certificate of Title
27
Appendix B: Site Plan, Floor Plans and Elevations
Wilkin Design & Rainbow Building Solutions
28
Appendix C: Agricultural Report
AK Consultants
29
Appendix D: Traffic Impact Assessment
Andrew Howell
30
Begin each batch with 1000L wash (basically ‘beer’ without the hops)
Bought from a local brewery, Spreyton, Railton or Launceston being current options, and made to
our specifications, regarding types of malted barley and yeast used.
The wash shall ferment for 7 days in a 1000 litre IBC. It will be transported from brewery to distillery
on a trailer towards the end of the ferment when the yeast is no longer active.
Then the 1000L ferment will be charged into the still.
This first distillation will be to strip the wort and produce low wines. This will be a volume exercise,
approx. 280 to 310 litres collected from each stripping run and stored into the Low Wines IBC. The
left over liquid in the still – called spent wash or pot ale is high in protein and suitable for use in
compost, mixing with animal feed (except sheep – copper content not good for sheep) or spread
over land for tree growth.
Once this has occurred, 3 Stripping Runs and Heads-Tails from the previous Spirit Runs will be
charged into the Still for a Spirit Run. (Diluted to 30% ABV or Less, Record the ABV)
The first 10 Litres to come out of the still, called the foreshots, contains acetone and is collected and
kept as cleaning product or disposed of as poisonous for human consumption – we will use it for
cleaning.
The collection of Heads begins; they will be run until there is a distinct flavour change and the
distillate becomes pleasant to drink. (Note the ABV of the heads collected and the ABV of the CUT,
record both readings)
The collection of Hearts will take hours (MOST IMPORTANT – Do Not Run the still too hard during
the collection of the heart, draw the flavour out slower than the low wines and the heads, this is
crucial in flavour control)
Do Not let the hearts run lower than 60% ABV as distillate, (Must Cut Tails before that, record ABV
during tails cut)
To Cut the tails, stir the hearts already collected, then take a sample, then add some of the distillate
still being collected, if it still tastes good, keep collecting, when it starts to taste off or earthy, make
the tails cut. (Record ABV of hearts collected and ABV of distillate still running.
Collect tails into the Heads/Tails IBC with the heads, let this run through to between 5% and 1% or
volume required and then stop collection.
Once hearts has been collected, measure ABV and Temp, weigh collected amount and then use
ALCODENS to calculated required water to bring hearts to 63.4% ABV.
Once this is done, hearts are ready for barrelling.
31
Remaining liquid in the still after spirit run, called spent lees will be collected in a separate tank for
cooling and adjustments of pH so that it can also be spread on tree lines or transferred to septic
system.
Water treatment
This Distillery will be using rain water from tanks collected from roof of shed and then UV and
particulate filtered.
This will be demineralized. Therefore the addition of ions and salts may be necessary to add to
production water prior to a run. Specifics will vary as mash PH changes. PH meter used to determine
mash PH. Additional salts added to counteract this, either to increase or decrease the PH to an
optimum level of 5.0 to 5.4.
Production Process of Gin
Cane Sugar neutral used for base spirit approx. 96% ABV. Purchased from a Melbourne supplier.
This will be cut down to 30% ABV, specific botanicals will be submerged in the alcohol for 24 to 48
hours, then distilled as a spirit run. Same process as above. First amount off the still discarded as
poison, then the heads, heart and tails will be cut.
Hearts will be kept for use and heads and tails set aside for the next run.
Remaining liquid in the still and botanicals will be retrieved and transported around the surrounding
garden and land for compost of botanicals and irrigation water on trees.
Production Process of Rum
Cane Sugar Molasses used for Carbohydrate to be fermented. Purchased from Bundaberg Molasses
QLD.
Molasses will be cut down with water, yeast added and allowed to ferment
After a set number of days, approx. 2/3, the fermented liquid will be stripped in our pot still and the
low wines collected.
This will be cut down to 30% ABV then distilled as a spirit run. Same process as above. First amount
off the still discarded as poison, then the heads, heart and tails will be cut.
Remaining liquid in the still will be retrieved, transported around the property and used as irrigation
water and fertilizer.
32
CHECK CAREFULLY ALL ASPECTS OF THESE
DOCUMENTS BEFORE COMMENCING ASSESSMENT.
ANY ERRORS OR ANOMALIES TO BE REPORTED
TO THE DRAWER BEFORE ASSESSMENT IS CONTINUED
CONFIRM ALL SIZES AND HEIGHTS ON SITE
DO NOT SCALE OFF PLAN
THESE DOCUMENTS ARE INTENDED FOR COUNCIL PLANNING APPLICATION
ONLY, THEY ARE NOT TO BE USED FOR ANY OTHER PURPOSES.
THIS DESIGN IS COVERED UNDER COPYRIGHT AND ANY
CHANGES MUST BE CONFIRMED BY "WILKIN DESIGN & DRAFTING"
THE DRAWER RETAINS ALL "INTELLECTUAL PROPERTY"
P.O. BOX 478
LAUNCESTON
TASMANIA 7250
ACCREDITATION NO:
CC678 X
DATE:
05/03/2018
DEVELOPMENT APPLICATION ONLY JOB NUMBER:
[NOT FOR CONSTRUCTION] DA-181138
C WDD '18
BOGAN RD QUAMBY
BROOK TAS 7304
TITLE REF: 121743/1
PROPERTY ID: 7746331
DENOTES APPROXIMATE AREAS
OF BUSHLAND
310
300
320 330 340 350
400
C.T. BOUNDARY 1668.49m.
EX. ENTRANCE TO BE
UTILISED
BOG
AN R
D.
EX.

ENTRANCE
P.O. BOX 478
NEW GRAVEL ACCESS ROAD LAUNCESTON
TASMANIA 7250
ACCREDITATION NO:
CC678 X
NOTES:
----------.
PROJECT TITLE:
BOGAN RD. DISTILLERY.
BOGAN RD.
QUAMBY BROOK
REVISION:
----------.
DATE:
05/03/2018
SCALE:
20.12w. RESERVED ROAD AS SHOWN
(NO DIMENSIONS) 0.0 50.0 100.0 150.0 200.0 250.0 300.0 350.0 400.0 450.0 500.0
LOCALITY PLAN JOB NUMBER:
DA-181138
METRES dns
DEVELOPMENT APPLICATION ONLY PAGE:
[NOT FOR CONSTRUCTION] 01 of 04
A3
NOTE: TABLE FOR UNPROTECTED EMBANKMENT SLOPES
SLOPE = H:L
SOIL TYPE COMPACTED FILL CUT
STABLE ROCK 2:3 8:1
SAND 1:2 1:2 310
SILT 1:4 1:4
CLAY (FIRM) 1:2 1:1 300
(SOFT) NOT SUITABLE 2:3
SOFT SOILS NOT SUITABLE NOT SUITABLE
BOGAN RD QUAMBY
BROOK TAS 7304
TITLE REF: 121743/1
156.00m. ±
AREA TO BE CLEARED AROUND COMPLEX
EXISTING ACCESS TO BE REUTILISED
FOR NEW USE AND UPGRADED TO SUIT
P.O. BOX 478
LAUNCESTON
80.0
TASMANIA 7250
0m.
ACCREDITATION NO:
CC678 X
NOTES:
----------.
PROJECT TITLE:
110.00m. ± TO ROAD
RY)
(130.00m. ± TO BOUNDA BOGAN RD.
QUAMBY BROOK
0m.
REVISION:
80.0
----------.
DATE:
05/03/2018
SITE PLAN 1# SCALE:
1:1000 AS SHOWN
0.0 25.0 50.0 75.0 100.0 125.0 150.0 175.0 200.0 JOB NUMBER:
DA-181138
DEVELOPMENT APPLICATION ONLY
METRES [NOT FOR CONSTRUCTION]
PAGE:
02 of 04
A3
2400 2400
KERB & CHANNEL OR LINE MARKING TO THIS END
SHARED ACCESSIBLE
AREA CAR SPACE
5400
BOGAN RD QUAMBY
PROPOSED 12.0m. x 10.0m. x 2.7m. (SPOUTING) BROOK TAS 7304
GABLED COLORBOND STORAGE SHED
TITLE REF: 121743/1
150MM DIA BOLLARD 1300MM HIGH
ABOVE GROUND LEVEL WITH ROUNDED
TOP. PAINT SAFETY YELLOW
EA
ACCESSIBLE CAR PARKING SPACES ACCESS AR
GRAVELLED
IN ACCORDANCE WITH AS2890.6
450
0
1.
2.
3. PROPOSED 20.0m. x 12.0m. x 2.7m. (SPOUTING)
EDGE OF 80.0m. x 80.0m. DUTCH BARN COLORBOND SHED
CLEARED AREA WITH FIT-OUT AS SHOWN
4.
5.
P.O. BOX 478
min. LAUNCESTON
.
8.0m
TASMANIA 7250
7.
ACCREDITATION NO:
CC678 X
8.
NOTES:
----------.
STANDARD VEHICLE TURNING 9.
TEMPLATE
PROJECT TITLE:
AD BOGAN RD.
ACCESS RO QUAMBY BROOK
REVISION:
----------.
SITE PLAN 2# DATE:
05/03/2018
1:200 SCALE:
AS SHOWN
JOB NUMBER:
0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 28.0 30.0 32.0 34.0 36.0 38.0 40.0 DA-181138
METRES [NOT FOR CONSTRUCTION] 03 of 04
A3
20000
5500 6230 5000 2800
1320
WASH
OFFICE AREA
RECEPTION
3910
WASH
2537
1800l. POTABLE WATER
TANKS
WASH
20,000l.
COPPER COOLING
12000
P.O. BOX 478

3800
STILL WATER
TANK LAUNCESTON
TASMANIA 7250
ACCREDITATION NO:
MAIN DISTILLERY AREA CC678 X
7800
NOTES:
----------.
COPPER
3910
BOND STORE STILL

PROJECT TITLE:
BARREL
STORAGE BOGAN RD. DISTILLERY.
AREA
BOGAN RD.
QUAMBY BROOK
REVISION:
12000 7710 ----------.
DATE:
05/03/2018
SCALE:
AS SHOWN
JOB NUMBER:
DA-181138
A3
20000
FG-1 FG-1 FG-1 FG-1
CCB-6 CCB-7
CCB-6 CCB-7
CCB-5
CCB-5
P-2 P-1 P-1 P-1 P-2
4000
4000
R-1
R-1
P-2 R-1 P-1 R-1 P-1 R-1 P-1 R-1 P-2
CCB-4
CCB-4
-2 -3
-2 B -3 B
B C B C
C
C P-2 C
P-1 P-1 P-1 C
C P-2 C
FG-1 FG-1 FG-1 FG-1
P-2 P-1 P-1 P-1 P-2
P-2 P-1 P-1 P-1 P-2
CCB-1
R-2
R-2
R-2 R-2 R-2 R-2
P-2 -8 P-1 -4 0 P-1 -4 2 P-1 -4 4 P-2 -9
-3 9 -4 1 -4 3 B -9
B B
B -8
B B B
CC B CC B CC B CC CC
CC CC CC CC CC
4000
4000
P-2 P-1 P-1 P-1 P-2
P-2 P-1 P-1 P-1 P-2
CC CC CC CC CC
CC B -8 CC B -3 CC B -3 CC B -3 CC B -9
B -8 B -3 3 4 B -3 5 6 B -3 7 8 B -9
P-2 P-1 P-1 P-1 P-2
CCB-1
R-2
R-2
R-2 R-2 R-2 R-2
P-2 P-1 P-1 P-1 P-2
P-2 P-1 P-1 P-1 P-2
FG-1 FG-1 FG-1 FG-1
C C
CCB-4
C C
C
B
P-2 -2
B
C
P-1 P-1 P-1 C
B
P-2 -3
B
C
-2 -3
4000
4000
R-1
R-1
P-2 R-1 P-1 R-1 P-1 R-1 P-1 R-1 P-2
CCB-5
P-2 P-1 P-1 P-1 P-2

CCB-6 CCB-7
CCB-6 CCB-7
FG-1 FG-1 FG-1 FG-1
20000
Shed Construction Plan View
Tasmanian Whisky Selectors Dwg No 1 of 14 Project No. LAU01_7927
TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
Deloraine, Tas, 7304
Karin and Shane Spencer
30/1/2018
Scale NA
STEELbuilder (c) Program Plus Pty Limited - v 1.6.2.1111,1.6.2.1111
20000
4000
4000
4216
4000
3568
4000
721
2710
4000
4000
785
4645 2710 7169 920 4556
20000
Shed Floor Plan
TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
Shed ISO Front Left View (Clad)
TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
Shed ISO Front Right View (Clad)
TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
R-1 R-2
C-2
3 G-
G- 2 5
P- 3
G- P-2 P-2 -2-2
R
2 MGH-7
P-
-2
C-1
2 PP
2 P- - 2 G -1
G- R R-P2 - 5 P-
2
-1
C-2
3 2
G- 1 P-
P- 3 G- 3
1 G-2- -1 -1 1 G-
R
P- 1 G P P PP- -1
5
-2
G-
C-1
1 P- -1
10
G- R R-P2 P-
1
P-
2 R
C-1
-1 G -1
C-2
1 2 MH-8
G-
3 P- P- G-
MV-1
1 10
P- -13 1 3 -2 G-
1 G-
R
P- - - 1 1 2 10
1 G P P PP- -1 P-
-2
C-1
1 P- -1 1 G- 2
G- R R-P2 P-
1 P- R- 10P-
C-1
-1 G-
C-2
MV-4
1 1 10
G-
3 P- P- G-
3
C-2
1
P- -13 -1 1 3
1 G-
R
P- - 1 1
1 G P P PP-1
- P-
-2
C-1
G-
1 P- -1 1 2 10
G- R R-P2 P-
1 P- R- P-
1 G-
C-1
-1
C-2
1 1 1
G-
3 P- P- G-
3
C-2
2
P-
MV-2
2 -13 -2 -2 2 3
P- G- 2
R
2 G P P PP-2
- P-
1 G-
MV-2
-2
C-1
2 P- 2
G- P- P-
2
P-
1 1 G-
1
R-2 R- P-
C-1
R-1
C-2
2 1 1
G- P- P- G-
3
C-2
4
2 3 1
G- G- G-
R
G 1
P-
-2
C-1
-7
G- 2 1
4 P- R- P-
1 G-
C-1
G 2 1
-6 P- 3
G- - 2 9
C-2
G-
MV-3
G- MH 1
4 P-
2 G-
G -6 2
R P- G-
9
C-1
G--1
MV-3
3 9
4 G- G-
C-2
G -6
G- 2
4 G- G-
9
C-2
G- 2
4 G-
Shed ISO Front Left View (Unclad)
TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
R-2 G-
-1 3
C-2
P-
GR 2
PP- -2 P-2 P-2 G-3-4 P P-
2
2 -2
2
P G-
R-
7 P- -2
C-1
G- 2 2
4
P-
2 G- R-2 G-
R -1 P- 3
C-2
G- - 6 P G 1
G3 PP- -1 P-1 -1 G--32 P P -1
4 1 -1
2
G- P- G-
R-
P- P- 1
C-1
2 1 1
6
P- G- P-
1 G-
C-1
1 2 R-2
R-4 R -1 P- 3
C-2
G- G
G 1
G- P- 3 PP P- P- --1 P -1
2 6 - 1-1 1 1 3 P-1
G-
2
P- P- G-
R-
P- 1 P- 1
C-1 1
1
-4 2 P- P-
G-G 1 G-
C-1
3 1 1 R-2
R- R -1 P- 3
C-2
G- G
G 1
P PP P- P- --1 P
C-2
3 -1
- 4
-1 - 1-1 1 1 3 P-1
2
GG P- P- G-
R-
P- P- 1
C-1
-2 1 1 1 1
G- P- P- G-
1 C-1 1 1 R-2 P-
MH3 R- R -1 3
C-2
G- 2
G- 9 P- G- PP- -2 P-2 P-2 G
G -
- P-
C-2
2 -2 1 3 2 13 P 2
MV-3
P- -2
2
P- P- G-
R-
P- 2 2
C-1
1 1 2
G- P- P-
9 G 1 2
C-1
-3 1 R-2 -1
R-
C-2
G-
MV-3
9 P- G- GR- 5
G2-
C-2
1 3
2
G- P-
R-
7
C-1
1 P- 2 G- - 1
G- 1 MH
9 P- 5
G- 2 G-
C-1
3 1
G R- P-
-1
C-2
2
5
G-
1 P- G-
2 10
G-
MV-2
G-
C-1
3 1
R--8
MV-2
G-
MV-1
G -2 10
C-2
1
MH G-
G- 10
2 G-
10
G-
MV-4
G- 10
2 G-
C-2
10
G-
Shed ISO Front Right View (Unclad)
TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
1501220 1220 1220 1220
51
51
2710 920
51
51
4149
4149
200
200
3490
3490
2200
12991
12991
2700
2700
150
150
3968
3968 645 4000
2710 645 4000
4000
20000 2524 920
4000 556 3968
3968 3968
3968 4000
4000 4000
4000
20000 4000
4000 3968
3968
2100
20000 20000 4000 0 3720 0 4000

500
500
500
500
500
500
500
500
500
500
500
500
500
500
500
500
4064 4000 4064
FRONT VIEW BACK VIEW LEFT VIEW
1501220 1220 1220 1220
3568
4000
4216
2710
7852710721 3568
4000
3600
3490
3490
2700
2700
2200
4000
645 2710 645
76
0 3568 76
0 4000
4064 4000 4064
4645 2710 7169 920 4556
20000
RIGHT VIEW PLAN VIEW ISO FRONT LEFT VIEW
Elevation Multiview
TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
FOOTING & SLAB SIZING AND PLACEMENT ARE INDICITIVE ONLY.
ACTUAL CONSTRUCTION AND ENGINEERING DETAILS ARE AVAILABLE
3775 4000 4000 4000 3775
UNDER SEPERATE REPORTS TO THIS DRAWING.
450 450 450 450 450 450
450
450
450
450
450
450
4000
4000
3775 4000 4000 4000 3775
450 450 450 450 450 450

450
450
450
450
450
450
3550
3550
450 450 450 450 450 450
450
450
450
450
450
450
450
654
450
3775 4000 4000 4000 3775
4000
2862
450
450 450 450 450 450 450 450 450 450 450
450 450
484
450
450
450
450
450
450
450
450
450
3775 594 2812 594 4000 2507 953 540 3775
Shed Footing Layout

TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
ACTUAL CONSTRUCTION AND ENGINEERING DETAILS ARE AVAILABLE 20000
UNDER SEPERATE REPORTS64TO THIS DRAWING.
3968 4000 4000 4000 3904 64
140
140
4000
4000
4000
4000
64 3968 4000 4000 4000 3904 64
4000
3720
3720
4000
569
64 3968 4000 4000 4000 3904 64
4000
2862
4000
4000
140569
140
64 3968 562 2812 626 4000 2492 920 588 3904 64
20000
Shed Slab Plan

TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
P-2 P-1 P-1 P-1 P-2
CC B- CC B- CC B- CC B- CC B-
CC B-8 8 CC B- 34
40 CC B- 36
42 CC B- 38
44 CC B-9 9
33
39 35
41 37
43
P-2 P-1 P-1 P-1 P-2
R-2 R-2 R-2 R-2
R-2
R-2
R-2
R-2
P-2 P-1 P-1 P-1 P-2
G-3 G-3 G-3 G-3 G-3
G-3 G-3 G-3 G-3 G-3
51
P-2 P-1 P-1 P-1 P-2

CC B-2 CC B-
CCB-1
CC B-
2 P-2 P-1 P-1 P-1 CC B-
3 P-2 3
P-2 R-1 P-1 R-1

R-1 P-1 R-1 P-1 R-1 P-2
R-1
R-1
R-1
R-1
P-2
G-3 P-1
G-3 P-1
G-3 P-1
G-3 P-2
G-3
51
CCB-4
CCB-4
2710 920
MH-2
4149
1200
C-1 C-1 C-1 C-1

CCB-5
C C
C
C
B- 6
B-
C
C-1 C-1 C-1 C-1 C
C
B 7
B-
C
6 -7
G-2 G-9 G-9 G-1 G-1 G-2

C-2 C-2 C-2 MV-2 MV-2
C-2
2200
MV-3 MV-3
2100
1299
G-2 G-9 G-9 G-1 G-1 G-2

150
3968 645 2710 645 4000 2524 920 556 3968

500
500
500
500
500
500
500
500
500
500
3968 4000 4000 4000 3968
20000
20000
Shed Assembly Front View

TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
P-2 P-1 P-1 P-1 P-2
CC B- CC B- CC B- CC B- CC B-
CC B-9 P-2 9 CC B- P-1 37
43 CC B- P-1 35
41 CC B- P-1 33
39 CC B-8 P-2 8
38
44 36
42 34
40
R-2 R-2 R-2 R-2
R-2
R-2
R-2
R-2
P-2 P-1 P-1 P-1 P-2
G-3 G-3 G-3 G-3 G-3
G-3 G-3 G-3 G-3 G-3
51
P-2 P-1 P-1 P-1 P-2

P-2 CC B- P-1 P-1 P-1 P-2 CC B-2
CCB-1
CC B- 3 CC B-
3 2
P-2 R-1 P-1 R-1 P-1 R-1
R-1 P-1 R-1 P-2
R-1
R-1
R-1
R-1
P-2
G-3 P-1
G-3 P-1
G-3 P-1
G-3 P-2
G-3
G-3 G-3 G-3 G-3 G-3
51
CCB-4
CCB-4
MH-2
4149
1200
C-1 C-1 C-1 C-1

CCB-5
CCB-5
C C
C
C
B 7
B-
C
C-1 C-1 C-1 C-1 C
C
B- 6
B-
C
-7 6
G-2 G-1 G-1 G-9 G-9 G-2

G-2 G-1 G-1 G-1 G-2
C-2
MV-2 MV-2 C-2 C-2 C-2
C-2 C-2 C-2 MV-3 MV-3 C-2
1299
G-2 G-1 G-1 G-9 G-9 G-2

G-2 G-1 G-1 G-1 G-2
150
3968 4000 4000 4000 3968

500
500
500
500
500
500
3968 4000 4000 4000 3968
20000
20000
Shed Assembly Back View

TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
100
100 688
688
688
688
688
688
C
CCCBB
--4 CCCC
381
9
0 BB-3
-85
3
4
R-2
1220
R- 2
165 165
900 900
1087 1087
G-7
1087 1087
900 900
1220
CC B-
C
2 CCB-
2
C
C
B
-1
B
-1
R-1 R-1
G-4 G-6 G-4

C
C C
B C
-4 B
-4
4200
C-1
C-1
CCB-6
CCB-6
1220
C
CC B-
C
B- 5
5
3490
3490
G-4 G-6 G-4
C-2
C-2
1220
G-4 G-6 G-4

150
500
500
500
500
4000 0 3720 0 4000
4064 4000 4064
Shed Assembly Left View

TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
100
100 688
688
688
688
688
688
CCCC
BB--3
98 C
CCCBB
6
7
-4
-94
2
3
1220
R-2
R -2
165 165
900 900
1087 1087
3568
G-7
1087
MH-1 1087
900 900
1220
CC B-
3 CCB-
3
R-1 R-1
G-10 G-8 G-10 C

C G-5
B
-4
2710
MH-2
4200
C-1
C-1
CCB-7
CCB-7
1220
C
C
B-
5
3600
3490
3490
MV-1
G-10 G-10 G-5
C-2
C-2
MV-4
2200
1220
G-10 G-10 G-5

150
500
500
500
500
500
500
645 2710 645 7
06 3568 76
0 4000
4064 4000 4064
Shed Assembly Right View

TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
00 1060886
6818 886
8 8688 88
6
1220 1220 1220 1220

CCCB
CC
CB
CC
1
--41
BB-3
39
40
5 65
8
-85
6
3
4
1
0 900 10
087 90
R-2
R-2
87 108
1087 1
P-2 P-1 P-1 P-1 P-2
P-2 P-1 P-1 P-1 P-2
C C B-
8 P-2
8
CCB -
R-2
C C B -3
3
9 P-1
30
4 4
CCB -
R-2
C C B -4
-3 5
1 P-1
32
4 6
CCB -
R-2
C C B -4
-3 7
3 P-1
34
4 8
CCB -
R-2
C C B-
9 P-2
9
CCB -
C C B-
9
P-2 9
CCB -
R-2
C C B -4
-3 8
4
P-1 33
4 7
CCB -
R-2
C C B -4
-3 6
2
P-1 31
4 5
CCB -
R-2
C C B -4
-3 4
0
P-1 39
3
CCB -
R-2
C C B-
8
P-2 8
CCB -
900 79 G-7
00
R-2
R-2
R-2
R-2
R-2
R-2
R-2
R-2
51
51
P-2 P-1 P-1 P-1 P-2
P-2 P-1 P-1 P-1 P-2
G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3
G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3
CCB
-2
C
CCB
-2
C
C
B
P-2 P-1 P-1 P-1 P-2
P-2 P-1 P-1 P-1 P-2
-1
B
2710
-1
R-1
920
CCB - CCB - P-2 CCB - P-1 P-1 P-1 P-2 CCB -
P-2 P-1 P-1 P-1 P-2 R-1
C C B -1
C C B -1
C CB - 2 C CB - 3 C CB - 3 C CB - 2
2 3 3 2
P-2 R-1 P-1 R-1 P-1 R-1
R-1 P-1 R-1 P-2
P-2 R-1 P-1 R-1
R-1 P-1 R-1 P-1 R-1 P-2
R-1
R-1
R-1
R-1
51
51
R-1
R-1
R-1
R-1
G-4 G-6 G-4
P-2 P-1 P-1 P-1 P-2 C
P-2 P-1 P-1 P-1 P-2 C
4149
4149
G-3 G-3 G-3 G-3 G-3
200
200
C
G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3 G-3 B C
C C B -4
C C B -4
C C B -4
C C B -4
B
4200
-4
-4
MH-2
MH-2
3490
3490
C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1
C C B -5
C C B -5
C C B -5
C C C C
CC
B -6
CB C-1 C-1 C-1 C-1 CC
B -7
CB CC
B -7
CB C-1 C-1 C-1 C-1 CC
B -6
CB
C-1
-6 -6
C-1
-7 -7
CCB- 6
CCB- 6
C
C C
C B-
2200
B
2100
5
-5
12991
12991
G-2 G-1 G-1 G-9 G-9 G-2
G-2 G-9 G-9 G-1 G-1 G-2 G-2 G-1 G-1 G-1 G-2
C-2
MV-2 MV-2 C-2 C-2 C-2
C-2 MV-3 MV-3 C-2 C-2 MV-2 C-2
MV-2 C-2 C-2 C-2 MV-3 MV-3 C-2
G-4 G-6 G-4
C-2
C-2
150
150
G-2 G-1 G-1 G-9 G-9 G-2
G-2 G-9 G-9 G-1 G-1 G-2 G-2 G-1 G-1 G-1 G-2
3968
3968 645 2710
4000 645 4000
4000
20000 2524 920
4000 556 3968
3968 3968
3968 4000
4000 4000
4000
20000 4000
4000 3968
3968
150
G-4 G-6 G-4
20000 20000
500
500
500
500
500
500
500
500
500
500
500
500
500
500
500
500
4000 0 3720 0 4000
500
500
500
500
4064 4000 4064
00 1060886
6818
8 8688 886
88
6 CCB-6
FG- 1
CCB-6
FG- 1 FG- 1
CCB-7
FG- 1
CCB-7
1220 1220 1220 1220
CCCB
CC
CB
CC
1
--38
36
37 BB-4
5 69
9
-94
2
3
7 900
1 6 500 10
CCB- 5
CCB- 5
P-2 P-1 P-1 P-1 P-2
R-2
4000
R -2
87 108 3568 87 108

900 10 7 900
R-1
R-1
P-2 P-1 P-1 P-1 P-2
G-7 R-1 R-1 R-1 R-1
MH-1
CCB-4
CCB-4
2 3
B- 3 B-
B-2 B-
CC P-2 CC
P-1 P-1 P-1 CC P-2 CC
CCB
CCB
-3
-3
2710 R-1 FG- 1 FG- 1 FG- 1 FG- 1

R-1 P-2 P-1 P-1 P-1 P-2
G-10 G-8 G-10 C

C G-5
B
4200
-4
P-2 P-1 P-1 P-1 P-2
MH-2
CCB- 1
R-2
R-2
R-2 R-2 R-2 R-2
3600
4000
3490
3490
C-1
C-1
CCB- 7
CCB- 7
C
C -8
P-2 -8 P-1 -40 P-1 -42 P-1 -44
-9
P-2 -9
B- CCB - 39 CCB - 41 CCB - 43 CCB CCB
5 CCB CCB CCB CCB CCB
P-2 P-1 P-1 P-1 P-2

P-2 P-1 P-1 P-1 P-2
2200
MV-1 CCB
CCB
-8 CCB
CCB
- 34 CCB
CCB
- 36 CCB
CCB
- 38 CCB
CCB
-9
G-10 G-10 G-5 -8

P-2
- 33
P-1
- 35
P-1
- 37
P-1
-9
P-2
C-2
C-2
MV-4
CCB-1
R-2
R-2
R-2 R-2 R-2 R-2
P-2 P-1 P-1 P-1 P-2
P-2 P-1 P-1 P-1 P-2

FG- 1 FG- 1 FG- 1 FG- 1
150
G-10 G-10 G-5 CC CC

CCB- 4
CC CC
B-
P-2 B-2 P-1 P-1 P-1 B-
P-2 B-
3
2 3
4000
R-1
R-1
P-2 R-1 P-1 R-1 P-1 R-1 P-1 R-1 P-2
645 2710 645

76
0 3568 76
0 4000
CCB-5
P-2 P-1 P-1 P-1 P-2

500
500
500
500
500
500
4064 4000 4064 CCB-6
FG- 1
CCB-6
FG- 1
20000
FG- 1
CCB-7
FG- 1
CCB-7
Shed Assembly Multiview

TBA
12.0m x 20.0m x 2.7+4.2+2.7m ambarn
30/1/2018
Scale NA
12000
FG-1 FG-1 FG-1

CCB-2
CCB-2
KFT-2
KFT-4
P-2 P-1 P-2
P-2 P-1 P-2
R-1
R-2
R-2 R-2
P-2 P-1 P-2
-1
-1
B
B
C
C
C
C
P-2 P-1 P-2
10000
10000
P-2 P-1 P-2
P-2 P-1 P-2
P-2 P-1 P-2
C
C
C
C
C
C
C
B
B
C
-1
-1
B
-1
-1
-1
-1
6
3
5
P-2 P-1 P-2
CCB-3
CCB-3
R-1 R-1
R-2
R-1
P-2 P-1 P-2
P-2 P-1 P-2

CCB-4
CCB-4
KFT-1
KFT-3
CCB-2
CCB-2
FG-1 FG-1 FG-1
12000
Shed Construction Plan View

TBA
10.0m x 12.0m x 2.7m garage
30/1/2018
Scale NA
12000
1367
820
1458
10000
10000
2710
3645
12000
Shed Floor Plan

TBA
30/1/2018
Scale NA
Shed ISO Front Left View (Clad)
TBA
30/1/2018
Scale NA
Shed ISO Front Right View (Clad)
TBA
30/1/2018
Scale NA
C-2
G- R-2
3
G- 6
P -2
2
P-
MV-2
2
P- G MH
2 2 -6
MV-2
4 - P- -1
T- G -2-2
KF PP
CI-1
MV-1
C-2
R-2
G -3
1 G- 2 R-
P- 6 P- 1
1 2
P- G-
1 AF
P- T-2 P-
2 G-
1
MV-1
1
2 G- P- 6
CI-1
F T- -1-1
PP 2
P-
C-2
K R-2
3
G- 2 1
P- P- R-
1 2 G-
6
P-
2
G-
1 P-
-2 AF 1 -3
2
P
2 T-1 P- G
C-2
G- P-
-2-2
PP G-
1 6
P-
C-2
R-1
KF
G-
5 2
P- R- G-
2
T-3
1
G-
2 1 P-
P -2 3
G- G-
C-2
5
G- 2
CI-1
2 G-
4 P-
KF
1
R- 2 G-
T-1
G- 2 P-
5
G-
4 3
G- G-
C-2
CI-1
5
1
G-
G-
4 2
G-
5 G-
G-
5 C-2 G-
2
Shed ISO Front Left View (Unclad)

TBA
30/1/2018
Scale NA
G-
3
C-2
P-
R -1 5 P-
2
G- 2
P-
2
P- G-
2 2
PP
-2-2 5 KF
G- T G-
4 -2 3
G- P- P-
CI-1
C-2
2 R -2 G P-
1
-2 1
2 5 P-
R- P-
2 G- P-
1
G-
4 1 1
G- T-1 PP
5 P- AF -1-1
G- 2 KF
CI-1
T -4 G-
P- P- 3
C-2
1 2
P- 4 R-2G- P-
2 G- 1 2
- 5 1 P- P-
GG
-3 R- 1 P-
2
G-
2 2
P- T-2 PP
-2-2
C-2
1 AF
-5 P-
GG-
C-2
P- 2
2 R-2G-
T -1
1 2 G- 6
KF
G- -1 P-
R 2
3
MV-2
G- P- 6
C-2
2 2 -1 G-
MV-2
MH
CI-1
G-
MV-1
1 P-
T -3
2
KF
1 6
G- R- G-
3
G-
1
C-2
6
CI-1
MV-1
G-
G-
2
6
G-
G-
2
C-2
6
G-
Shed ISO Front Right View (Unclad)

TBA
30/1/2018
Scale NA
1501174 1174 1174
1501299 120051
1501299 120051
3962 4000 3962 3962 4000 3962 3223 3223 3223
650
650
650
650
650
650
650
650
12000 12000 10000
12000
2710 14588201367
1501174 1174 1174
2710
820
2700
10000
10000
2100
3645
3223 257 2710 2571202 820 1202
10000
12000
Elevation Multiview
TBA
30/1/2018
Scale NA
3775 4000 3775
UNDER SEPERATE REPORTS TO THIS DRAWING.
450 450 450 450
450
450
450
450
3164
3164
450 450
450
450
450
155
450
3223
2913
450
450 450
450
155
450
450
3164
3164
450 450 450 450
450
450
450
450
3775 4000 3775
Shed Footing Layout

TBA
30/1/2018
Scale NA
12000
UNDER SEPERATE REPORTS TO THIS DRAWING. 102 76
76 3785 4000 3861 102
166
166
3261
3261
117
10000
10000
2913
3223
193
3185
3185
166
166
76 3785 4000 3861 102
102 76
12000
Shed Slab Plan

TBA
30/1/2018
Scale NA
P-2 P-1 P-2
CC B P-2 -1
CCB
C CB P-1 -1 4
CCB
CC B P-2 -1 6
CCB
-1 -13 -15
P-2 P-1 P-2
R-2
R-1 R-2
R-1
R-1
R-2
R-2
R-1
P-2 P-1 P-2
P-2
G-3 P-1
G-3 P-2
G-3
51
CCB-3
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150
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12000
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TBA
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Scale NA
P-2 P-1 P-2
P-2 CCB
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P-2 CCB
CC B -1 5 C CB -1 3 CC B -1
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3962 4000 3962
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Scale NA
100 100
900 900
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150
650
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650
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3223 3223 3223
10000
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TBA
30/1/2018
Scale NA
100 100
900 900
1065 1065
1065 1065
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150
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Scale NA
1
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650
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3223 257 2710 2571202 820 1202 P-2 P-1 P-2

CC B -4
CC B -4
KFT -1
KFT -3
650
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650
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650
650
10000
CC B -2
CC B -2
FG-1 FG-1 FG-1
12000
Shed Assembly Multiview

TBA
30/1/2018
Scale NA
Agricultural Report
Report for: Karin Ketelaar and Shane Spencer

55 East Barrack St
Deloraine 7304
TAS
Property Location: Lot 1 Bogan Road (CT 121743/1)
Prepared by: Astrid Ketelaar and Michael Tempest

AK Consultants,
40 Tamar Street,
LAUNCESTON, TAS 7250
Date: 1 March 2018
ABN 34 137 578 440

40 Tamar Street
Launceston Tas 7250
Phone: (03) 6334 1033
E: [email protected]
Web: www.akconsultants.com.au
Summary
Client: Karin ketelaar and Shane Spencer

Property CT 121743/1 (66ha), Lot 1 Bogan Road
identification: Rural Resource Zone, (Meander Valley Interim Planning Scheme 2013).
Proposal: Proposed construction of a Whisky Distillery.
Published Land Capability at 1:100 000 shows 2.5ha Class 4, 35.5ha Class 5 &
Land Capability: 28ha Class 6.
Assessment An initial desktop feasibility assessment was undertaken followed by a field

comments: inspection on the 11th February 2018 to confirm or otherwise the desktop study
findings of the agricultural assessment. This report summarises the findings of
the desktop and field assessment.
Conclusion: The proposed non-agricultural development and use of whisky distillery, bond
store and occasional visitors by appointment on the subject title in the Rural
Resource zone is not inconsistent with the requirements of the Planning
Scheme. The development footprint converts 0.64ha of Class 5 land currently
utilised for coppiced regrowth Eucalypt plantation to a non-agricultural use.
The intention is for the remaining plantation to continue to be utilised for
production forestry, however, if as a result of the development, the entire title
is converted to non-agricultural use, the loss of this land is considered minor.
Retention of the vegetation outside of the development footprint, would be
consistent with the land use pattern of ‘minimal usage and native vegetation’
on the eastern side of Bogan Road.
Assessment
___________________ and
by:
Astrid Ketelaar, Natural Resource ________________
Management Consultant, Michael Tempest,
Member, Agricultural Institute Natural Resource Management
Australia (current) Consultant
Agricultural Report 1 AK Consultants

INTRODUCTION
The subject title (CT 121743/1, Lot 1 Bogan Road) and all surrounding land is zoned as Rural
Resource under the Meander Valley Interim Planning Scheme 2013 (the Planning Scheme).
The proponent seeks to gain discretionary approval to construct a whisky distillery and bond
store. The proposal also includes tasting room facilities for occasional visitors by
appointment. The proposed uses are non-agricultural activities. The proposed uses are not
considered ‘sensitive use’.
This Agricultural report addresses the relevant section of 26.3.1 P3; ie. P3 a).
26.3.1 P3 states:
The conversion of non-prime agricultural land to non-agricultural use must demonstrate that:
a) the amount of land converted is minimised having regard to:
i) existing use and development on the land; and
ii) surrounding use and developments;
iii) topographical constraints;
This assessment considers the current land-use and potential land use both on the title and
surrounding the title, size of the titles, Land Capability, whether there is an irrigation water
resource or potential for an irrigation resource and whether there are any limitations for
agricultural use such as riparian reserves or natural values. Whether the title can be farmed
in conjunction with other land is also considered.
A site assessment was conducted on the 11th February 2018 to confirm or otherwise the
desktop study findings. This report summarises the findings from the desktop and field
assessments to enable Council to make an informed decision.
DESCRIPTION
The subject title (CT 121743/1, Lot 1 Bogan Road) is located on the eastern side of Bogan
Road, halfway between Golden Valley and Quamby Brook. The title is 66ha in area and has a
westerly aspect. The western boundary sits at approximately 290m ASL while the eastern
boundary is approximately 540m ASL. The western portion of the title has an average slope
of 15% and the eastern portion of the title has an average slope of 28%.
Published Land Capability mapping at 1:100 000 scale shows 2.5ha Class 4, 35.5ha Class 5 &
28ha Class 6. For the purposes of this assessment the published information is assumed to be
correct based on observed visual characteristics on the site visit, a detailed Land Capability
assessment was not conducted. The limiting factors for agricultural use include slope, surface
stone and drainage. Land Capability Class descriptions are in Appendix 3.

The eastern third of the title is mapped by Tasveg 3.0 as Eucalyptus amygdalina – E. obliqua
damp sclerophyll forest (DSC) with a small area on the central eastern boundary mapped as
E. delegatensis dry forest and woodland (DDE). The western two thirds of the title are
Eucalypt plantation which has been harvested and re-established as coppice regrowth in
2013-14. There are retained areas of unharvested Eucalypt plantation, remnant DSC and one
area of Broad-leaf scrub (SBR). Tasveg 3 also maps a small area (2.5ha) of agricultural land in
the south west corner, which coincides with the area mapped as Class 4. Imagery indicates
this area may once have been cleared (pre 2006), however the area has since regenerated.
The retained patches in the Eucalypt plantation are mainly riparian reserves associated with
the Forest Practices Plan (FPP).
The Forest Practices Plan (GFP0643) does not quite align with the title boundary to the north
and the area mapped as Class 4 in the SW corner is excluded from the plan as is the eastern
steeper portion of the title. The site visit confirmed that the retained riparian reserves, which
restrict harvesting in proximity to water courses, are a better indicator of water courses on
the title than the LIST drainage mapping or the 1:25 000 Tasmap drainage mapping. There is
one stream crossing and four drainage line crossings defined on the FPP harvesting map. The
FPP indicates the net operational area of the plantation is 25ha. The plantation harvested
within the operational area has been re-established as coppice regrowth. Although the FPP
indicates the trees are E. globulus it is more likely that they are E. nitens as these were more
commonly established at this altitude. A Private Timber Reserve (PTR ID 2404) covers the
entire title.
Bogan Road forms the western boundary of the title and there are several access points off
Bogan Road. All the internal tracks have water bars for erosion control which would have
been installed as part of the required rehabilitation works under the FPP post harvest.
The title is situated within the Meander Catchment and Quamby Brook is approximately 300m
to the west. The Meander Valley Irrigation District is approximately 5.5km to the east and
north. An unnamed tributary of Quamby Brook originates on the title and flows in a westerly
direction through the title and the adjacent title to the west. Quamby Brook forms the
western boundary of the adjacent titles to the west. This tributary is a Class 4 stream under
the Forest Practices Code 2015 because the catchment area is less than 50ha. According to
DPIPWE’s Water Information System of Tasmania (WIST) there are no water allocations
associated with the title, or the neighbouring titles. The closest irrigation water resources are
more than 2km distance to the north west and south west. Under the allocation arrangements
in Tasmania the only irrigation water available outside of the Irrigation District within the
Meander, is Surety 8. This water is subject to Hydro Tasmania flood take triggers and as such
is relatively low reliability water. To utilise this water for summer, a storage would need to
be constructed.
The Groundwater Information Access Portal (available on line at wrt.tas.gov.au/groundwater-

info/ ) indicates there are no bores present on the title or in the vincinty of the title. The
nearest bores in the vicinity of the title are bores associated with stock and domestic use in
prximity to Golden Valley. The yields recorded from these bores ranges from 0 to 1.38 litres
/second. Generally the accuracy of the bore register is unreliable and should only be referred
to as indicative of bore locations and yields, however the data available from the

Groundwater Access Portal database suggests groundwater is not a feasible alternative as an
irrigation water source in the area.
Published soil mapping at 1:100 000 scale (Spanswick and Zund 1999) indicates the following
soils are present on the subject title;
• Miscellaneous Soils (M5); Soils developed on alluvium derived from Quamby Brook.
These soils are adjacent to Bogan Road.
• Miscellaneous Soils (M2); Soils on Cambrian & Precambrian basic volcanic rocks on
rolling to very steep (>56%) land. These soils are up to 300m from Bogan Road on the
lower slopes of the title.
• Quamby Associated (Qu); Soils on Permian mudstone on rolling to steep (10-56%)
land. These soils are present in the central portion of the title.
• Miscellaneous Soils (M1); Soils developed on Jurassic dolerite bedrock and colluvium
on rolling to very steep (10-100%) land. Rock outcrop is frequent. These soils are on
the eastern steeper portion of the soil which is retained under native vegetation.
Soils supporting the pasture to the west are mapped as M2 and M5. Generally soils mapped
as M5, M2 and Qu in the Meander Valley support a mix of forestry and grazing activities. M1
soils are generally retained under native vegetation.
Surrounding private freehold titles to the north, west and south vary in size from 28ha to 42ha
and are zoned ‘Rural Resource’. Land use on these surrounding titles is comprised of
predominantly native vegetation to the north and south and grazing to the west. Adjacent
land to the east as well as a portion adjoining the northern boundary and southern boundary
is State Forest. Half of the eastern boundary adjoins an ‘informal reserve’ on State Forest.
Steep topography effectively limits the land use on the private freehold titles between Bogan
Road and the State Forest on Gum Top Tier.
Adjacent agricultural activity is limited to the western side. Primary industry uses immediately
adjacent to the northern, southern and eastern boundaries are limited to native forest
harvesting and regeneration. There are no mining leases associated with the title or adjoining
titles.
Adjacent land to the west is part of a farm holding comprised of three titles and a total area
of 126 hectares. The majority of the holding is native vegetation which has been harvested
and regenerated and there is approximately 40ha of pasture over two titles. The pasture area
is immediately adjacent to the western side of Bogan Road and on either side of Quamby
Brook. There is a 3.4ha area of vegetation mapped as weed infestation (FWU) between the
pasture area to the north of the adjacent boundary and the subject title. This is comprised of
a Eucalypt woodland with pasture understorey. There is a dwelling and associated farm
buildings on the western side of Quamby Brook as well as a machinery shed on the eastern
side Quamby Brook. Imagery indicates that a small area (1ha) has been cultivated, possibly
for a fodder crop. The cultivated area is 170m from the boundary of the subject title. This

holding displays larger ‘hobby scale’ characteristics1, as do the titles immediately northwest
and south of this holding. The title to the north is a larger title (90ha) owned by a Forestry
Company and there is plantation further north on this title. Further south there is a similar
sized holding comprised of two titles and predominantly pasture based ‘hobby scale’
characteristics.
Under the new State-wide Planning Scheme, the Department of Justice’s Agricultural Land
Mapping Project shows the title as ‘unconstrained’ and in the Agricultural Zone as is land to
the north, west and south. Adjacent land to the east is unmapped and assumed to be destined
for the Rural Zone. The Agricultural Land Mapping Project, was completed by the Department
of Justice to provide Councils with spatial data to assist with segregating the Rural Resource
Zone (and Significant Agriculture Zone where relevant) into the Rural and Agriculture Zones,
as required under the new State-wide Planning Scheme. The constraints analysis that was
utilised in the Ag land Mapping Project was not aimed to provide a comprehensive analysis
of all the factors that may contribute to the constraint of agricultural land as it was perceived
to not be feasible to develop a model at state-wide level that could consider all factors of each
individual title. Instead it was developed to provide a tool for Councils to utilise to identify
areas for further investigation that could be potentially constrained.
The tool is conservative in its approach and errs on the side of retaining all land with some
agricultural potential (other than plantation) in the Agricultural Zone. However, there is scope
for Local Government to conduct local scale analysis and given the characteristics of the title
and connectivity with land likely to be destined for the Rural Zone there is potential for this
title to be zoned Rural, however land to the west is likely to be retained in the Agricultural
Zone.
DEVELOPMENT PROPOSAL
The development proposal is for the construction of a whisky distillery and bond store. The
proposal also includes tasting room facilities for occasional visitors by appointment. The
proposed uses are non-agricultural activities and the uses are not considered ‘sensitive use’.
The access road will be approximately 250m in length and will follow the alignment of an
existing road utilised for timber extraction in 2014. The entry on to Bogan Road will be
approximately 100m north of the entry to the farm holding on the western side of Bogan
Road.
The development footprint is sited to provide for a vegetated screen from the road for
security reasons. The development is set as far back from the road as is practical, before the
land steepens. The proposed access aligns with the previous access road and does not cross
any drainage lines, minimising the clearing and upgrade requirements. The development
footprint does not require any clearance of the riparian reserves retained under the FPP for
the plantation harvesting.
1
As defined by AK Consultants in Ketelaar, A and Armstrong, D. 2012, Discussions paper – Clarification of the
Tools and Methodologies and Their Limitations for Understanding the Use of Agricultural Land in the Northern
Region which was a paper written for Northern Tasmania Development.

Approximately 80m x 80m (0.64ha) of coppiced regrowth Eucalypt plantation will be cleared
for the development footprint. The balance of the land outside of the development footprint
will continue to be used for regrowth coppiced Eucalypt plantation and retention of native
vegetation where site characteristics limit the plantation use.
DISCUSSION
At 66ha with 25ha of coppiced regrowth Eucalypt plantation the title is limited to ‘hobby scale’
primary industry activities. Land with these characteristics is best farmed in conjunction with
other land to be able to realise the benefits of economies of scale. Whilst 25ha of plantation
is sufficiently large to be able to realise a profit from management for timber production (pulp
logs), the scale of the operation is not sufficient to be considered ‘commercial scale’. The
Quamby Brook valley, in the vicinity of the subject title is characterised by forestry, plantation
and hobby scale farming activities. Some of the hobby scale activities could be farmed in
conjunction to achieve commercial scale and there is potential for some of these holdings to
be of commercial scale already if the land is used intensively. The subject title, however, is
unlikely to be attractive for farming in conjunction due to the physical characteristics of the
eastern portion of the title which limit the use of at least half the title and the lack of
connectivity between the title and other immediately adjacent primary industry use.
Land Capability of the subject title is predominantly Class 5 and Class 6 and as such the entire
title is ‘non-prime agricultural land’. The development footprint is on the Class 5 land. Primary
Industry activity on the 66ha title to date has been limited to approximately 25ha of Eucalypt
plantation. There is little scope for further intensification or expansion of the primary industry
activity on the title due to the physical limitations. The road access for the proposed
development aligns with an existing access and as such the proposed development is limited
to clearance of 0.64ha. The development footprint impacts on less than 1ha of the 25ha
plantation area. The loss of less than 1ha of coppiced regrowth Eucalypt plantation on Class
5 land is considered insignificant in terms of conversion to non-agricultural use.
It is likely that the non-agricultural use will dominate the future usage of the title and as such
conversion of the entire title also needs to be considered. In that case there is a risk that
approximately 25ha of Class 5 land currently utilised for an agricultural activity will be
converted to a non-agricultural use and the timber production use will be converted to
retained vegetation. The loss of this ‘hobby scale’ activity is considered minor and the
retention of the vegetation on the title outside of the development footprint is not
inconsistent with the surrounding land use of retained vegetation on the northern, eastern
and southern boundaries.
The proposed development is not inconsistent with the requirements of the planning scheme
for the conversion of non-prime agricultural land.

CONCLUSIONS
The proposed non-agricultural development and use of whisky distillery, bond store and
occasional visitors by appointment on the subject title in the Rural Resource zone is not
inconsistent with the requirements of the Planning Scheme. The development footprint
converts 0.64ha of Class 5 land currently utilised for coppiced regrowth Eucalypt plantation
to a non-agricultural use. The intention is for the remaining plantation to continue to be
utilised for production forestry, however, if as a result of the development, the entire title is
converted to non-agricultural use, the loss of this land is considered minor. Retention of the
vegetation outside of the development footprint, would be consistent with the land use
pattern of ‘minimal usage and native vegetation’ on the eastern side of Bogan Road.
REFERENCES
Meander Valley Council (2013). Meander Valley Interim Plannng Scheme.

DPIPWE. (2009, August). Cadastral Parcels Dataset. TASMAP Department of Primary
Industries, Parks, Water and Environment.
DPIPWE. (2007, November). Land Capability of Tasmania Dataset. Department of Primary
Industries, Parks, Water and Environment.
DPIPWE. (2015,). Tasmanian Register of Water Licences and Dam Permits. Retrieved from
Water Information Management System: http://wims.dpiwe.tas.gov.au.
DPIPWE. (2013). Tasmanian Vegetation Monitoring and Mapping Program TASVEG 3.0.
Department of Primary Industries, Parks, Water and Environment.
Grose, C. J. (1999). Land Capability Handbook. Guidelines for the Classification of
Agricultural Land in Tasmania. (Second Edition ed.). Tasmania, Australia: Department of
Primary Industries, Water and Environment.
Spanswick, S & Zund, P. (1999). Quamby Soils Report – Reconnaisance Soil Map Series of
Tasmania. Department of Primary Industries, Water and Environment and Natural
Heritage Trust.

APPENDIX 1 – MAPS
Figure 1. Location

Figure 2. LIST capture showing subject title (red border), Informal Reserves on State Forest (cream), MVC 2013,
Priority habitat overlay (green shading)

Figure 3. Development footprint.

Figure 4. Google Earth capture with development footprint.

31ha
28ha 66ha
42ha
Figure 5. Published Land Capability and title sizes

.

APPENDIX 2. PHOTOGRAPHS
Plate 1. Alternative less preferred

development site on southern side of
title
Plate 2. Retained riparian vegetation
Plate 3. Coppice regrowth within

development footprint

APPENDIX 3. LAND CAPABILITY DEFINITIONS FROM GROSE (1999)
CLASS 1. Land well suited to a wide range of intensive cropping and grazing activities. It occurs on
flat land with deep, well drained soils, and in a climate that favours a wide variety of crops. While
there are virtually no limitations to agricultural usage, reasonable management inputs need to be
maintained to prevent degradation of the resource. Such inputs might include very minor soil
conservation treatments, fertiliser inputs or occasional pasture phases. Class 1 land is highly
productive and capable of being cropped eight to nine years out of ten in a rotation with pasture or
equivalent without risk of damage to the soil resource or loss of production, during periods of
average climatic conditions.
CLASS 2. Land suitable for a wide range of intensive cropping and grazing activities. Limitations to
use are slight, and these can be readily overcome by management and minor conservation practices.
However, the level of inputs is greater, and the variety and/or number of crops that can be grown
is marginally more restricted, than for Class 1 land.
This land is highly productive but there is an increased risk of damage to the soil resource or of yield
loss. The land can be cropped five to eight years out of ten in a rotation with pasture or equivalent
during 'normal' years, if reasonable management inputs are maintained.
CLASS 3. Land suitable for cropping and intensive grazing. Moderate levels of limitation restrict the
choice of crops or reduce productivity in relation to Class 1 or Class 2 land. Soil conservation
practices and sound management are needed to overcome the moderate limitations to cropping
use. Land is moderately productive, requiring a higher level of inputs than Classes I and 2. Limitations
either restrict the range of crops that can be grown or the risk of damage to the soil resource is such
that cropping should be confined to three to five yens out of ten in a rotation with pasture or
equivalent during normal years.
CLASS 4. Land primarily suitable for grazing but which may be used for occasional cropping. Severe
limitations restrict the length of cropping phase and/or severely restrict the range of crops that
could be grown. Major conservation treatments and/or careful management is required to minimise
degradation. Cropping rotations should be restricted to one to two years out of ten in a rotation
with pasture or equivalent, during 'normal' years to avoid damage to the soil resource. In some
areas longer cropping phases may be possible but the versatility of the land is very limited. (NB some
parts of Tasmania are currently able to crop more frequently on Class 4 land than suggested above.
This is due to the climate being drier than 'normal'. However, there is a high risk of crop or soil
damage if 'normal' conditions return.)
CLASS 5. This land is unsuitable for cropping, although some areas on easier slopes may be cultivated
for pasture establishment or renewal and occasional fodder crops may be possible. The land may
have slight to moderate limitations for pastoral use. The effects of limitations on the grazing
potential may be reduced by applying appropriate soil conservation measures and land
management practices.
CLASS 6. Land marginally suitable for grazing because of severe limitations. This land has low
productivity, high risk of erosion, low natural fertility or other limitations that severely restrict
agricultural use. This land should be retained under its natural vegetation cover.
CLASS 7. Land with very severe to extreme limitations which make it unsuitable for agricultural use.

Traffic Impact Assessment (TIA)
K Ketelaar - Whisky Distillery Development

Bogan Rd, Quamby Brook, Tasmania
______________________________________________
Author: Andrew Howell,

BEng(Hons), MEngSci
May 2018
Document History and Status
Rev Date Revision Details
A 23/05/2018 TIA Draft for Comment
Distribution of Copies
Rev Quantity Issued To
A 1 Client
Author: Andrew Howell, BEng (Hons) - UTAS, MEngSci - UNSW

Client: Karin Ketelaar
Project: Whisky Distillery Development
Subject: ‘TIA report’
Document Report
Job No. A1804
Contents
1. Introduction
Background & Project Scope
Objectives
Subject Site Location
Information Sources & References
Planning Scheme Aspects
2. Existing Conditions
Transport Network
Road Conditions & Road Safety Performance
3. Proposed Development
Site Development
Traffic Generation & Distribution
4. Traffic Impacts
Access/Junctions
Surrounding Road Network Impacts
Parking Assessment
Sight Distances
Road Safety & Traffic Service
Pedestrian and Cyclist impacts
Delivery Vehicles
Public Transport Provision
Summary of Assessment against Planning Scheme E4 – Road and Railway
Assets Code
5. Regulatory Authority Feedback on Traffic Impacts

West Tamar Council Comment/Feedback
DSG comment
6. TIA Conclusions
Limitations 13
Appendices
A Proposed Development Plan
B DSG Crash Stat History (attached separately)
1. Introduction
The proponent has been requested by Meander Valley Council (MVC) to complete a Traffic Impact
Assessment (TIA) relating to a development proposed by Karin Ketelaar to construct a whisky distillery
operation (two sheds and ancillary facilities, etc.) at a currently undeveloped site on Bogan Road Quamby
Brook, Tasmania (Refer Fig 1.1 and 1.2 – Area / Locality Plans).
The property appears to have previously been used for production forestry.
The general layout of the development on the site is as per APPENDIX 1 – Proposed Development Plan.
1.1 Background & Project Scope
The development may generate additional traffic and make changes to existing access arrangements and
this suggests from planning requirements that a TIA would be required to be undertaken to assess traffic
impacts and any issues arising, based on Council feedback. The below report addresses traffic related
aspects where applicable, and attempts to identify and comment on any potential impacts affecting, or
arising from, the development.
1.2 Objectives
The key objectives of this report are:

 Review of the existing road physical characteristics in the vicinity of the site(s).
 Review of existing traffic conditions.
 Describe the development with regards to arrangements for access, including any implications
for traffic efficiency, safety, and amenity.
1.3 Subject Site Location
The subject site considered in this TIA is a property currently accessed off Bogan Road, Quamby Brook
(PID 7746331). This is a Meander Valley Council Road. The property has several existing operational
accesses to Bogan Road, which are likely to have been utilized by the logging operations which have
previously operated on the site. No existing facilities exist on the site; however various formed and partially
gravel tracks and landings from logging operations extend from these existing road accesses.
Fig 1.1 – Locality Plan /Area of site (Existing Image from www.THELIST.tas.gov.au)
Access #1 (NORTH)
Access #2 (SOUTH)
Fig 1.2 – Site (zoom), and proposed access options (Existing Image from www.THELIST.tas.gov.au)
1.4 Information Sources & References
The author has been provided with relevant information on the development, including preliminary plans
prepared for development application stages. These details provide an outline of the proposed works, and
indicate that generally the development proposes no significant change to existing traffic arrangements for
the wider network (no significant traffic increase).
The report has also reviewed publicly available information including www.THELIST.tas.gov.au and online
mapping and street-image tools to ascertain any obvious issues relating to the development. The author
has a 25-year history of the site area generally, and a physical site inspection was undertaken on 4th May
2018.
The report has utilized the DIER (now Department of State Growth or DSG) document “Traffic Impact
Assessment (TIA) Guidelines” in the preparation of this report.
Further referenced documents include:
 DSG Tasmanian State Road Hierarchy
 MVC Interim Planning Scheme 2013 - Specifically, E4 Road and Rail Assets Code
 AUSTROADS Publications (various)
 Australian Standards, including specifically AS2890-Off Street Parking
1.5 Planning Scheme Aspects
The Planning scheme applicable is the Meander Valley Council Interim Planning Scheme 2013
The current zoning for the land and surrounding area is believed to be 26.0 – RURAL RESOURCE.
The Road and Rail Assets Code (E4) from the planning scheme applies.
2. Existing Conditions
2.1 Transport Network
There are currently several property accesses along the property frontage, all direct to Bogan Road, likely
from previous forestry operations on the site. It is likely that two possible access points can be best utilized
for the proposed new development, as per the attached plan of development (APPENDIX 1). Remaining
additional accesses are proposed to be decommissioned at the time of any upgrades to the access(es)
proposed, so existing substandard accesses are not considered further in this report.
Bogan Road is an MVC administered road, noted as Link Road under the LGAT Local Government road
hierarchy (Rural Roads – a Link Road noted as traffic volumes between 100-300 VPD).
Actual vehicle numbers from MVC data (2010) are noted as 156 VPD (Combined directions), with MVC
noting an 85th percentile speed of 89 km/hr (location of count and speed data not able to be confirmed by
MVC, other than on Bogan Road between Golden Valley Road and Quamby Brook Road junction).
Bogan Road has a 100 km/hr speed limit in the vicinity of the site however the road presents with existing
curvature both horizontally and vertically which would make driving at this speed difficult for the entire
length of segment. A driving speed of 70km/hr for some curves presents as more reasonable. It is noted
that some horizontal curves close to the site, and typical of the nearby road network, have estimated radii
of around 125m approximately.
Austroads Part 3: Geometric Design gives guidance on operating speeds (Section 3.4) which notes that
speeds for curves below 150m radii fall into the “low speed rural road” category with curve speeds coming
back in some cases to 50-70 km/hr typically.
Section 3.4 states

“……
These are roads having many curves with radii less than 150 m. Operating speeds on the curves
generally vary from 50 – 70 km/h. Rural roads usually only have these characteristics when difficult
terrain and costs preclude the adoption of higher standard geometry. The alignments provided in
these circumstances could be expected to produce a high degree of driver alertness, so those
lower standards are both expected and acceptable. These roads often have a reduced speed limit
(typically 60 to 80 km/h), which helps to lower the desired speed (Table 3.2). As with intermediate
speed rural roads, drivers will slow down for horizontal curves where necessary, then accelerate
whenever the opportunity arises for large radius horizontal curves or long straights. Long steep
grades may influence operating speeds but the size of crest vertical curves will not. …..”
This appears reflective of site conditions based on site inspection.
The road is built generally to a rural road standard, with a sealed surface, no centre lines (inadequate width
generally), limited shoulder/verge, and table drains adjacent.
The proposed access options (2 presented) to Bogan Road will require upgrading to meet current MVC
standards and will likely require some minor widening and realignment to meet IPWEA/LGAT standards.
It is also noted that driveable endwalls are likely to be required in accordance with the DSG standards for
such accesses where culvert headwalls cannot be removed sufficiently far enough back from edge of road,
(per standard drawing). however the current table drain arrangement means that such modification to drain
alignment can likely be achieved at each site.
Some minor vegetation clearance and embankment cutting where necessary (minor) is also recommended
to ensure adequate sight distance can be maintained at time of construction, for each access site.
2.2 Road Conditions & Road Safety Performance
Generally, the road network in this area appears to function satisfactorily, and provides adequate
carriageway width and surface consistency, however at times somewhat intermittent visibility is available
due to horizontal and vertical road alignment which is not generally consistent with the posted speed limit
and various existing property accesses similarly exist with reduced sight distances. However, it is noted
that this section of road is likely of a reasonably low priority in the MVC road network, and that the crash
history (refer below) for this road is not significant in the immediate vicinity of the subject site.
It is noted that a “concealed entrances sign” is located on the Northern approach to this section of road for
South bound traffic, closer to the Quamby Brook Road junction, and it is recommended that a similar sign
be considered by MVC at a location closer to the Golden Valley Road junction end of Bogan Road for North
Bound traffic. Similarly there appears to be no advisory signage for curves with tight radii in the vicinity of
the site which may otherwise be considered by MVC in future.
Fig 2.2 – Concealed Entrance signage on Bogan Road, North of Site for South-bound traffic
As a rural road there are no footpaths or kerb and channel outside the development location, and no
changes to these aspects by the proposed development
Due to change in traffic use for the proposed access, it should required to be upgraded to MVC
(IPWEA/LGAT) standards to ensure a compliant access is created. Sight distance on this basis is lower
than typically envisaged, and consideration of this aspect is discussed further below and based on several
factors is considered appropriate for the development. Maximum grades for driveways should be checked
to ensure these meet IPWEA/LGAT standards however these should be achievable.
Based on the relatively small traffic numbers additionally generated by the development compared to the
wider network, capacity of the surrounding transport network is not considered an issue.
3. Proposed Development
3.1 Site Development
The development as proposed includes creation of a whisky distillery operation, with the construction of two
main buildings for this purpose. As a food/beverage manufacturing facility only a visitor centre / cellar door
facility is not currently proposed. On this basis, it is likely that the few vehicles servicing the site (staff,
operations, deliveries, etc.) would enter and exit the site typically only a few times per day.
A new property access arrangement is proposed to Bogan Road and other existing (multiple) informal
accesses would otherwise be decommissioned. The proposed junction of the new access(es) to Bogan
Road appear to be able to be constructed to meet necessary MVC standards with sound driveway grades,
widths, and drainage arrangements all possible, and the existing road network can accommodate the
relatively small additional number of vehicle movements arising from this development.
3.2 Traffic Generation & Distribution
It is noted that the development as proposed is likely to present overall a relatively small increase in vehicle
movements to Bogan Road and the wider network. As this is a food/beverage processing factory/facility
only, it is likely that most vehicles would enter and exit the site typically only a small number of times per
day, and it is suggested adding around 18 VPD to the daily traffic on this basis.
These figures can be derived from the RTA Guide to traffic generating development V2 (2002).The RTA
Guide sets out traffic generation rates based on survey data collected in New South Wales for a range of
land uses. This guide is used by DSG and is generally regarded as a suitable standard for guidance on
traffic generation.
The RTA guide notes for factories, trip generation per day can be assumed at 5 trips / 100m2 GFA (VPD).
peak hour vehicle trips are suggested at 1 / 100m2 GFA (Peak Hour Trips). Warehouses generate similar
but slightly lower volumes (for reference).
For 360 sq m of facility proposed (2 x sheds), these figures are not considered significant or likely to create
any foreseeable issues (18 VPD total, 4 peak hour). These figures are likely higher than anticipated by the
proponents based on labour inputs and maintenance etc. for the proposed development facility, and are
thus considered conservative, overestimating traffic.
In terms of traffic distribution, based on the likely destination travel of the site is to and from the Deloraine
access point (North) for the majority of vehicle trips. This means that predominant turning movements
predicted would reduce the volume of vehicles propping for a right turn into the site when arriving from the
South in general.
Due to the development not being seen as a contributor to any major increase in vehicle traffic generated
and this is a Category 3 MVC road with ample capacity, further off-site impacts are not considered further
by this report.
4. Traffic Impacts
4.1 Access/Junctions
Based on the details provided, it is likely that the property access options (2 off) as proposed can be
constructed satisfactorily to cater for the development provided such upgrade is completed to
IPWEA/LGAT standards. The determination of which access to the site is preferable is yet to be
determined; however both appear feasible and able to be constructed appropriately.
The proposed accesses to Bogan Road have been assessed for sight distance based on site inspection, as
well as distance checks on aerial photos and mapping/image tools and on this basis, are deemed
satisfactory, based on the information reviewed.
SISD in excess of 115m in either direction is available for both access points. With site specific
consideration and review of Austroads and Australian Standards requirements, this sight distance is
determined satisfactory.
It is recommended that to ensure ongoing availability of site distance, some vegetation is removed at the
proposed access sites in each case. This will be minor only and will be subject to final access grades and
elevation of exiting vehicles. It is unlikely but some minor embankment cut (<200mm) may be required also
– again subject to installed access check.
Specific checks were undertaken to confirm that vehicles were visible for all areas of the required SISD
visual triangle per planning scheme, including due to any visual obstructions potentially impacting on SISD
from vertical or horizontal curvature. In each case, similar sight distance was available for turning vehicles.
It is also noted separately above that right turn propping manoeuvres from South bound traffic are low
frequency manoeuvres.
Based on site inspection, it is likely that the South Access (#2) has additional sight distance over the North
Access (#1) proposed, however both accesses can be considered to be capable of complying (with
vegetation clearance etc as noted).
4.2 Surrounding Road Network Impacts
Due to the likely reasonably small volume of additional traffic generated from the development, assessment
of additional road network parameters beyond the site are outside the formal remit of this report, however
volumes are not considered material and would have limited to no impact on the wider network.
4.3 Parking Assessment
Not required to be assessed
4.4 Sight Distances
A specific assessment on site has been undertaken to review sight distances with respect to planning
scheme requirements and with reference to Austroads and Australian Standards requirements where
appropriate.
It is noted initially that the current access to Bogan Road for the property opposite the subject site exists
and appears to operate satisfactorily (residential) - this has lower sight distance than the accesses for the
subject site, as do many other properties on this road link. No significant crash history around entering
traffic is noted on this road link (DSG crash history).
Clause E4.7.4 of the Planning Scheme notes that sight distance for accesses for Acceptable Solution A1
must comply with Safe Intersection Sight Distance (SISD) from table E4.7.4. For an 85% speed of 89 km/hr
this SISD is nominally 205m. From site inspection and checks with online mapping tools, on this basis
SISD for Planning Scheme Acceptable Solution is not able to be achieved for the subject site or many other
property accesses on the road, and Performance Solution is thus considered.
Current sight distance is beyond 115m for both accesses in both directions from site inspection.
It is further noted the road alignment curvature (inc horizontal for adjacent curves <125m), suggests curve
speeds at this site could be in the to the 50-70km/hr range.
It is noted that Austroads provides Extended Domain Guidelines for low speed low volume roads with
specific consideration of site factors etc., and Australian Standards such as AS2890 – Off Street Parking,
provide further guidance for such applications. It is noted that minimum sight distance for parking accesses
such as this facility using AS2890 could be appropriate in this case, and appears slightly more conservative
than the Austroads guidance which could also be applied.
AS2890 Figure 3.2 provides Safe Sight Distance guidance (SSD) and notes for frontage road speeds of 90
km/hr then minimum SSD of 130m is appropriate. For frontage road speeds of 70 km/hr, this reduces to
85m minimum SSD. Based on consideration of actual vehicle speeds for this road link typically 89 km/hr
(which is likely a record from a straight based on real world driving exercise), and on account of the
adjacent tight curves on near to the site having influence to reduce vehicle speeds, the 115m of sight
distance physically able to be provided appears satisfactory for the nature and volume of traffic to be using
the proposed access. On this basis, Performance Solution is deemed to comply.
Note that some minor vegetation clearance to ensure this min 115m SISD can be maintained is required
and should be completed and checked prior to use of any new access.
Based on above analysis, E4.7.4 is met by P1. Sight distances can be deemed satisfactory for proposed
increased use of the existing accesses as proposed, with upgrade of access to MVC standard and removal
of vegetation as noted.
Fig 4.4a – View from proposed access #1 NORTH – general visual looking to North, approximate
Fig 4.4b – View from proposed access #1 NORTH – general visual looking to South, approximate,
VEGETATION REMOVAL REQUIRED
Fig 4.4c – View from proposed access #2 SOUTH – general visual looking to NORTH, approximate
Fig 4.4d – View from proposed access #2 SOUTH – general visual looking to SOUTH, approximate
4.5 Road Safety & Traffic Service
Based on the sight distances above being considered appropriate for the road environment, with regard to
Planning Scheme Performance Criteria P1 being deemed met, road safety appears to not be compromised
by the development works proposed, with minor vegetation clearance as noted.
Traffic service for the proposed development is believed adequately provided with the existing
infrastructure (capacity, turning gaps, etc.), based on the very small traffic volumes anticipated overall.
4.6 Pedestrian and Cyclist impacts
Currently there is no pedestrian access and no formal cycle access near to the site, and no changes are
proposed or required.
4.7 Delivery Vehicles
Not required to be assessed, however the rural nature of the site ensures that ample access and delivery
vehicle movements can be accommodated on the site.
4.8 Public Transport Provision
Taxis can service the site. Buses appear to service the general area. No specific changes are proposed.
4.9 Summary of Assessment against Planning Scheme E4 – Road and Railway
Assets Code
Item Comment/Criteria Met

E4.6.1 – Use of Road or Rail Infrastructure A1 – Not Applicable (not Cat 1 or 2)
A2 – Not applicable (Not <60km/hr)
A3 – Not Met – Use increase >10% likely
P3 - REQUIREMENTS ARE MET ((a) and (b) N/A;
(c) is deemed acceptable - refer comments Section
4.4 etc.)
E4.7.1 – Development on and adjacent to A1 – Not applicable (no works/key items
Existing & Future Arterial Roads and Railways proposed within 50m of Cat 1 or 2 Roads or
Railways)
E4.7.2 – Management of Road Accesses and A1 – requirements are met (single access for
Junctions entry and exit proposed)
A2 – Not applicable (Not >60 km/hr)
E4.7.3 – Management of Rail Level Crossings NOT APPLICABLE
E4.7.4 – Sight Distances at Accesses, Junctions A1 – NOT MET

and Level Crossings P1 – REQUIREMENTS ARE MET (Deemed
acceptable - refer comments Section 4.4)
Conclusion: Requirements for E4 are met (subject conditions as noted, inc vegetation clearance at
accesses)
5. Regulatory Authority Feedback on Traffic Impacts
5.1 Meander Valley Council Comment/Feedback
Meander Valley Council provide Traffic Count data on their webpage for use on various road links. The
Bogan Road link (156 AADT combined direction, data from 2010), provided an indeterminate reference
location for the traffic count related to a historical landslip which it is believed is probably on a section of
road to the North of the subject site, and so a Council officer was contacted who confirmed the count was
likely on the road link in question, but was unsure on specific location (P Jones, MVC, April 2018). Further
information was also provided by MVC on the 85th %ile speed for this site, noted as 89kph.
MVC provided further general comment on the proposal and the need for a TIA to review sight distance in
particular (D De Paoli, MVC, May 2018) as part of informal discussions about the existing road
arrangement and the proposal specifically.
5.2 DSG comment
DSG Crash Stats were sought for the site area in general, and in the immediate site access area no
specific issues were noted in the 5 year crash history. However, two accidents were noted further to the
north, in each case noted as a loss of control, including in wet weather.
No specific issues with the proposed access or existing accesses for properties opposite the site are
identified from this crash history record.
6. TIA Conclusions
This TIA has investigated the potential impacts from the development of the site as proposed.
Key findings of this TIA are as follows:

- That the proposed access locations (both NORTH and SOUTH options) to service the
development as proposed with an upgrade to IPWEA/LGAT standards (and check on removal of
minor vegetation and embankment cutting checks on final constructed levels to ensure min SISD),
with general arrangements as per the proposed concept layout can likely to meet the requirements
to service the development and to be able to cater for traffic as proposed.
- It is likely that one access or the other may be utilized, however both accesses appear able to be
constructed to provide adequate site access for development as proposed.
- That traffic service is adequately provided for by the road arrangements as proposed, in order to
service the development,
- Sight distances for the proposed property accesses (both options, North and South) are deemed to
comply with the planning scheme E4.7.4 Performance Criteria P1, with adequate SISD able to be
achieved generally based on an specific assessment of the site, mitigating factors, and the current
successful operation of junction accesses generally on this section of road under existing
conditions (subject to minor vegetation clearance and checks on final constructed levels with
respect to SISD being achieved)
 Other Planning Scheme Requirements under Code E4 are met as noted.
Separate comments for further MVC (regulatory) consideration include:

- Consideration of advisory speed warning curve signage on Bogan Road Curves generally
- Consideration of “Concealed Entrances” signage on Bogan Road for North-bound traffic in vicinity
of Golden Valley Road junction
It is concluded based on the above assessment of available information that traffic aspects associated with
the development are likely to meet the requirements for Traffic Safety and Service, and any potential for
adverse effect on the existing traffic situation is unlikely based on relevant standards and guidelines noted,
subject to recommendations and comments noted.
Limitations
This TIA has been completed based on information provided by the client and available in the public
domain, additional information beyond this has not been considered.
Based on the nature of the development, this TIA has considered the access and operational aspects for
this development only, and has not considered in detail the wider impacts beyond the site (upstream
network impacts), this being outside the scope of this report.
Any subsequent changes to configuration or arrangements relating to the development which may impact
on the content or recommendations of this report must be reviewed and approved by the author.
APPENDIXA
Proposed Development Plan

APPENDIX B
Crash History DSG (Attachment)

Crash_No Crash_Date Severity Descriptio Location X
401244 15/07/2014 18:40 TUE Property Damage Only 189 - Other curve Bogan Road, Quamby Brook, Meander Valley (475956.86,5395532.92)Trips Ref N/A 475956.86000000000
404298 28/09/2014 16:30 SUN Property Damage Only 120 - Wrong side/other head on (not overtaking) Bogan Road, Quamby Brook, Meander Valley (475957.39,5395540.41)Trips Ref N/A 475957.39000000000
404298 28/09/2014 16:30 SUN Property Damage Only 120 - Wrong side/other head on (not overtaking) Bogan Road, Quamby Brook, Meander Valley (475957.39,5395540.41)Trips Ref N/A 475957.39000000000
1443203 25/02/2016 07:30 THU Minor 181 - Off right bend into object/parked vehicle Bogan Road, Quamby Brook, Meander Valley (475942.67,5394080.34)Trips Ref N/A 475942.67000000000
2042071 02/05/2017 15:00 TUE Property Damage Only 120 - Wrong side/other head on (not overtaking) Bogan Road, Quamby Brook, Meander Valley (475941.22,5394084.38)Trips Ref N/A 475941.22000000000
2042071 02/05/2017 15:00 TUE Property Damage Only 120 - Wrong side/other head on (not overtaking) Bogan Road, Quamby Brook, Meander Valley (475941.22,5394084.38)Trips Ref N/A 475941.22000000000
2079997 10/08/2017 17:52 THU Property Damage Only 179 - Other straight Bogan Road, Golden Valley, Meander Valley (477301.32,5391123.08)Trips Ref N/A 477301.32000000000
Y Visibility Surface_Ty Surface_Co Light_Cond Speed_Limi CRASH_DA_1 Unit_No BAC_ Unit_Types Traffic_Co
5395532.92000000000 Heavy rain, hail Sealed Wet Darkness (without street light) 60 15-Jul-14 1 Light Vehicle Not controlled
5395540.41000000000 Light rain, drizzle Unsealed Wet Daylight 60 28-Sep-14 1 Light Vehicle Not controlled
5395540.41000000000 Light rain, drizzle Unsealed Wet Daylight 60 28-Sep-14 2 Light Vehicle Not controlled
5394080.34000000000 Light rain, drizzle Sealed Poor road shoulder/verge condition; Wet Daylight 100 25-Feb-16 1 Light Vehicle Not controlled
5394084.38000000000 Light rain, drizzle Sealed Wet Daylight Not known 2-May-17 1 Light Vehicle Not controlled
5394084.38000000000 Light rain, drizzle Sealed Wet Daylight Not known 2-May-17 2 Light Vehicle Not controlled
5391123.08000000000 Light rain, drizzle Unsealed Gravel or other loose material; Wet Darkness (without street light) 80 10-Aug-17 1 Light Vehicle Not controlled
Begin each batch with 1000L wash (basically ‘beer’ without the hops)
Bought from a local brewery, Spreyton, Railton or Launceston being current options, and made to
our specifications, regarding types of malted barley and yeast used.
The wash shall ferment for 7 days in a 1000 litre IBC. It will be transported from brewery to distillery
on a trailer towards the end of the ferment when the yeast is no longer active.
Then the 1000L ferment will be charged into the still.
This first distillation will be to strip the wort and produce low wines. This will be a volume exercise,
approx. 280 to 310 litres collected from each stripping run and stored into the Low Wines IBC. The
left over liquid in the still – called spent wash or pot ale is high in protein and suitable for use in
compost, mixing with animal feed (except sheep – copper content not good for sheep) or spread
over land for tree growth.
Once this has occurred, 3 Stripping Runs and Heads-Tails from the previous Spirit Runs will be
charged into the Still for a Spirit Run. (Diluted to 30% ABV or Less, Record the ABV)
The first 10 Litres to come out of the still, called the foreshots, contains acetone and is collected and
kept as cleaning product or disposed of as poisonous for human consumption – we will use it for
cleaning.
The collection of Heads begins; they will be run until there is a distinct flavour change and the
distillate becomes pleasant to drink. (Note the ABV of the heads collected and the ABV of the CUT,
record both readings)
The collection of Hearts will take hours (MOST IMPORTANT – Do Not Run the still too hard during
the collection of the heart, draw the flavour out slower than the low wines and the heads, this is
crucial in flavour control)
Do Not let the hearts run lower than 60% ABV as distillate, (Must Cut Tails before that, record ABV
during tails cut)
To Cut the tails, stir the hearts already collected, then take a sample, then add some of the distillate
still being collected, if it still tastes good, keep collecting, when it starts to taste off or earthy, make
the tails cut. (Record ABV of hearts collected and ABV of distillate still running.
Collect tails into the Heads/Tails IBC with the heads, let this run through to between 5% and 1% or
volume required and then stop collection.
Once hearts has been collected, measure ABV and Temp, weigh collected amount and then use
ALCODENS to calculated required water to bring hearts to 63.4% ABV.
Once this is done, hearts are ready for barrelling.
31
Remaining liquid in the still after spirit run, called spent lees will be collected in a separate tank for
cooling and adjustments of pH so that it can also be spread on tree lines or transferred to septic
system.
Water treatment
This Distillery will be using rain water from tanks collected from roof of shed and then UV and
particulate filtered.
This will be demineralized. Therefore the addition of ions and salts may be necessary to add to
production water prior to a run. Specifics will vary as mash PH changes. PH meter used to determine
mash PH. Additional salts added to counteract this, either to increase or decrease the PH to an
optimum level of 5.0 to 5.4.
Production Process of Gin
Cane Sugar neutral used for base spirit approx. 96% ABV. Purchased from a Melbourne supplier.
This will be cut down to 30% ABV, specific botanicals will be submerged in the alcohol for 24 to 48
hours, then distilled as a spirit run. Same process as above. First amount off the still discarded as
poison, then the heads, heart and tails will be cut.
Remaining liquid in the still and botanicals will be retrieved and transported around the surrounding
garden and land for compost of botanicals and irrigation water on trees.
Production Process of Rum
Cane Sugar Molasses used for Carbohydrate to be fermented. Purchased from Bundaberg Molasses
QLD.
Molasses will be cut down with water, yeast added and allowed to ferment
After a set number of days, approx. 2/3, the fermented liquid will be stripped in our pot still and the
low wines collected.
This will be cut down to 30% ABV then distilled as a spirit run. Same process as above. First amount
off the still discarded as poison, then the heads, heart and tails will be cut.
Remaining liquid in the still will be retrieved, transported around the property and used as irrigation
water and fertilizer.
32
BOGAN RD QUAMBY
BROOK TAS 7304
EDGE OF 80.0m. x 80.0m.
CLEARED AREA
TITLE REF: 121743/1
DENOTES OUTLINE OF PROPERTY ID: 7746331
MEDIUM RISK LANDSLIP DENOTES APPROXIMATE AREAS
OF BUSHLAND
310
300
320 330 340 350
400
EX. ENTRANCE TO BE
UTILISED
BOG
AN R
D.
EX.

ENTRANCE
P.O. BOX 478

NEW GRAVEL ACCESS ROAD LAUNCESTON
TASMANIA 7250
ACCREDITATION NO:
CC678 X
NOTES:
----------.
PROJECT TITLE:
BOGAN RD.
QUAMBY BROOK
REVISION:
1# 29-06-18.
DATE:
05/03/2018
SCALE:
20.12w. RESERVED ROAD AS SHOWN
(NO DIMENSIONS) 0.0 50.0 100.0 150.0 200.0 250.0 300.0 350.0 400.0 450.0 500.0
LOCALITY PLAN JOB NUMBER:
DA-181138
METRES dns
A3
NOTE: TABLE FOR UNPROTECTED EMBANKMENT SLOPES
SLOPE = H:L
SOIL TYPE COMPACTED FILL CUT
STABLE ROCK 2:3 8:1

SAND 1:2 1:2 310
SILT 1:4 1:4
CLAY (FIRM) 1:2 1:1 300
(SOFT) NOT SUITABLE 2:3
SOFT SOILS NOT SUITABLE NOT SUITABLE
BOGAN RD QUAMBY
BROOK TAS 7304
TITLE REF: 121743/1

156.00m. ±
AREA TO BE CLEARED
AROUND COMPLEX
EXISTING ACCESS TO BE REUTILISED
FOR NEW USE AND UPGRADED TO SUIT
P.O. BOX 478

LAUNCESTON
80.0
TASMANIA 7250
0m.
ACCREDITATION NO:
CC678 X
NOTES:
----------.
PROJECT TITLE:
110.00m. ± TO ROAD
RY)
(130.00m. ± TO BOUNDA BOGAN RD.
QUAMBY BROOK
0m.
REVISION:
80.0
1# 29-06-18.
DATE:
05/03/2018
SITE PLAN 1# SCALE:
1:1000 AS SHOWN
0.0 25.0 50.0 75.0 100.0 125.0 150.0 175.0 200.0 JOB NUMBER:
DA-181138
DEVELOPMENT APPLICATION ONLY
METRES [NOT FOR CONSTRUCTION]
PAGE:
02 of 04
A3
2400 2400
KERB & CHANNEL OR LINE MARKING TO THIS END
SHARED ACCESSIBLE
AREA CAR SPACE
5400
BOGAN RD QUAMBY
PROPOSED 12.0m. x 10.0m. x 2.7m. (SPOUTING) BROOK TAS 7304
GABLED COLORBOND STORAGE SHED
TITLE REF: 121743/1
150MM DIA BOLLARD 1300MM HIGH

ABOVE GROUND LEVEL WITH ROUNDED
TOP. PAINT SAFETY YELLOW
EA
ACCESSIBLE CAR PARKING SPACES ACCESS AR
GRAVELLED
IN ACCORDANCE WITH AS2890.6
450
0
1.
2.
3. PROPOSED 20.0m. x 12.0m. x 2.7m. (SPOUTING)

DUTCH BARN COLORBOND SHED
WITH FIT-OUT AS SHOWN
4.
5.
P.O. BOX 478
min. LAUNCESTON
.
8.0m
TASMANIA 7250
7.
ACCREDITATION NO:
CC678 X
8.
NOTES:
----------.
STANDARD VEHICLE TURNING 9.
TEMPLATE
PROJECT TITLE:
AD BOGAN RD.
ACCESS RO QUAMBY BROOK
REVISION:
1# 29-06-18.
SITE PLAN 2# DATE:

05/03/2018
1:200 SCALE:
AS SHOWN
JOB NUMBER:
0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 28.0 30.0 32.0 34.0 36.0 38.0 40.0 DA-181138
METRES [NOT FOR CONSTRUCTION] 03 of 04
A3

Bogan Road Distillery

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Bogan Road Distillery

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Planning Submission

Construction and Use of Whisky Distillery and Bond Store and

Bogan Road, Quamby Brook

Tasmanian Whisky Selectors (Karin Ketelaar and Shane Spencer)

C.T. BOUNDARY 523.04m.

P.O. BOX 478

BOND STORE STILL

P-2 P-1 P-1 P-1 P-2

20000 20000 4000 0 3720 0 4000

450 450 450 450 450 450

Shed Footing Layout

64 3968 562 2812 626 4000 2492 920 588 3904 64

Shed Slab Plan

P-2 P-1 P-1 P-1 P-2

P-2 R-1 P-1 R-1

C-1 C-1 C-1 C-1

G-2 G-9 G-9 G-1 G-1 G-2

G-2 G-9 G-9 G-1 G-1 G-2

3968 645 2710 645 4000 2524 920 556 3968

Shed Assembly Front View

P-2 P-1 P-1 P-1 P-2

C-1 C-1 C-1 C-1

G-2 G-1 G-1 G-9 G-9 G-2

G-2 G-1 G-1 G-9 G-9 G-2

3968 4000 4000 4000 3968

Shed Assembly Back View

G-4 G-6 G-4

G-4 G-6 G-4

4064 4000 4064

Shed Assembly Left View

G-10 G-8 G-10 C

G-10 G-10 G-5

4064 4000 4064

Shed Assembly Right View

1220 1220 1220 1220

G-4 G-6 G-4

FRONT VIEW BACK VIEW LEFT VIEW

87 108 3568 87 108

2710 R-1 FG- 1 FG- 1 FG- 1 FG- 1

G-10 G-8 G-10 C

P-2 P-1 P-1 P-1 P-2

G-10 G-10 G-5 -8

P-2 P-1 P-1 P-1 P-2

P-2 P-1 P-1 P-1 P-2

G-10 G-10 G-5 CC CC

645 2710 645

P-2 P-1 P-1 P-1 P-2

4064 4000 4064 CCB-6

RIGHT VIEW PLAN VIEW ISO FRONT LEFT VIEW

Shed Assembly Multiview

FG-1 FG-1 FG-1

P-2 P-1 P-2

P-2 P-1 P-2

P-2 P-1 P-2

P-2 P-1 P-2

FG-1 FG-1 FG-1

Shed Construction Plan View

Shed Floor Plan

Shed ISO Front Left View (Unclad)

Shed ISO Front Right View (Unclad)

FRONT VIEW BACK VIEW LEFT VIEW

RIGHT VIEW PLAN VIEW ISO FRONT LEFT VIEW

Shed Footing Layout