PLANNING REPORT

the subject site

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Property at a glance

Field	Value
Address	the subject site
Cadastre	(lot/plan reference redacted)
Area	To be confirmed
Council	City of Hobart
Planning Scheme	Tasmanian Planning Scheme (State Planning Provisions + Hobart Local Provisions Schedule), effective 22 October 2025
Zones	Open Space Zone (majority), Inner Residential Zone, Utilities Zone
Applicable Code Overlays	Coastal Inundation Hazard Code (high, medium, low bands); Flood-Prone Areas Hazard Code; Natural Assets Code (waterway and coastal protection area); Coastal Erosion Hazard Code (low band)
Tenure	Council-owned land

This is a large, predominantly Council-owned parcel at the subject site fronting the Derwent River, zoned primarily for Open Space with pockets of Inner Residential and Utilities. The site is subject to multiple coastal and flood hazards and sits within a waterway protection area. Residential development is severely constrained by its coastal inundation risk (high, medium, and low bands), flood exposure, and open space zoning.

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Planning controls applying

Zone Overview: Open Space, Inner Residential, Utilities

The property is fragmented across three zones. The dominant zone is Open Space Zone (SPP 29.0), which applies to approximately 80% of the site by inspection. Smaller portions fall within the Inner Residential Zone (SPP 9.0) and Utilities Zone (SPP 26.0). Each zone carries distinct purposes and use permissions.

#### Open Space Zone (SPP 29.0) — Zone Purpose

The purpose of the Open Space Zone is to provide land for open space purposes including passive recreation and natural or landscape amenity, and to provide for use and development that supports the use of the land for open space purposes or for other compatible uses (clause 29.1.1–29.1.2). This is a restrictive, non-residential zone.

#### Open Space Zone — Use Table (clause 29.2)

Use Class	Status	Notes
Natural and Cultural Values Management	No Permit Required	Permitted unconditionally
Passive Recreation	No Permit Required	Permitted unconditionally
Utilities (minor, underground)	No Permit Required	Confined to minor utilities
Community Meeting and Entertainment	Discretionary	Requires merit assessment
Crematoria and Cemeteries (cemetery only)	Discretionary	Requires merit assessment
Emergency Services	Discretionary	Requires merit assessment
Food Services	Discretionary	Requires merit assessment
General Retail and Hire	Discretionary	Requires merit assessment
Pleasure Boat Facility	Discretionary	Requires merit assessment
Resource Development (marine farming, grazing only)	Discretionary	Requires merit assessment
Sports and Recreation	Discretionary	Requires merit assessment
Tourist Operation	Discretionary	Requires merit assessment
Transport Depot and Distribution (wharves/ferries only)	Discretionary	Requires merit assessment
Utilities (not No Permit Required)	Discretionary	Requires merit assessment
Vehicle Parking	Discretionary	Requires merit assessment
Visitor Accommodation (camping/caravan only)	Discretionary	Requires merit assessment
Residential (all uses)	Prohibited	Cannot be used for dwellings or residential purposes

Key finding: Residential development in any form (single dwelling, dual occupancy, multiple dwellings, residential flat buildings) is Prohibited in the Open Space Zone. Clause 29.2 lists "All other uses" as Prohibited, and "Residential" is not listed as Permitted or Discretionary. Under LUPAA section 58 and SPP clause 6.9.1(a), a Prohibited use cannot be granted a permit.

#### Inner Residential Zone (SPP 9.0) — Zone Purpose (applies to smaller portion)

The purpose of the Inner Residential Zone is to provide for a variety of residential use or development accommodating a range of dwelling types at higher densities, and to provide for the efficient utilisation of available social, transport and other service infrastructure (clause 9.1.1–9.1.2). This zone supports residential development including multiple dwellings.

#### Inner Residential Zone — Use Table (clause 9.2)

Use Class	Status	Notes
Natural and Cultural Values Management	No Permit Required	If for managing natural values
Passive Recreation	No Permit Required	If for informal leisure
Residential (single dwelling)	No Permit Required	Single dwelling only
Utilities (minor underground)	No Permit Required	Minor utilities
Residential (not single dwelling, i.e. multiple dwellings, dual occupancy)	Permitted	Meets criteria under 9.2 if all Acceptable Solutions satisfied
Visitor Accommodation	Permitted	Short/medium-term accommodation
Business and Professional Services (specified)	Discretionary	Medical, consulting rooms only
Community Meeting and Entertainment (specified)	Discretionary	Place of worship, art/craft centres
Educational and Occasional Care	Discretionary	If not tertiary
Emergency Services	Discretionary	Police, fire, ambulance
Food Services (not drive-through)	Discretionary	Restaurants, cafés
General Retail and Hire	Discretionary	Retail shops
Sports and Recreation (specified)	Discretionary	Fitness, gymnasium, pools
Utilities (not No Permit Required)	Discretionary	Major utilities
All other uses	Prohibited

Key finding: In the Inner Residential Zone, Residential use including multiple dwellings is Permitted (clause 9.2 "Residential - If not listed as No Permit Required"). This means if the proposal meets all Acceptable Solutions in the Development Standards (clause 9.4), a permit must be granted. If any Acceptable Solution is not met, the proposal becomes Discretionary and must satisfy the corresponding Performance Criterion.

#### Utilities Zone (SPP 26.0) — Zone Purpose (applies to small utilities corridor)

The purpose of the Utilities Zone is to provide land for major utilities installations and corridors and to provide for other compatible uses where they do not adversely impact on the utility (clause 26.1.1–26.1.2). Residential use is not listed in the Use Table and is Prohibited.

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Inner Residential Zone Development Standards (clause 9.4 — applies to the Inner Residential portion only)

Because the majority of the site is zoned Open Space, and residential use is Prohibited in that zone, the following standards apply only to any development on the small Inner Residential portion of the site. However, for completeness:

#### 9.4.1 Residential density for multiple dwellings

Acceptable Solution	Performance Criterion
A1: Multiple dwellings must have a site area per dwelling of not less than 200 m².	P1: Multiple dwellings must only have a site area per dwelling less than 200 m² if: (a) the development contributes to a range of dwelling types and sizes appropriate to the surrounding area; or (b) the development provides for a specific accommodation need with significant social or community benefit.

#### 9.4.2 Setbacks and building envelope for all dwellings

Acceptable Solution	Performance Criterion
A1 (frontage setback): Not less than 3 m from a primary frontage, or existing dwelling setback if less, depending on whether it is a primary frontage and adjoining properties.	P1: A dwelling must have a setback from a frontage that is compatible with the streetscape having regard to any topographical constraints.
A2 (garage/carport setback): Not less than 4 m from a primary frontage, or 1 m behind building line; or 1 m if gradient steeper than 1 in 5.	P2: Garage or carport setback must be compatible with the setbacks of existing garages or carports in the street, having regard to topographical constraints.
A3 (building envelope): Dwelling must be contained within a building envelope (45-degree line from 3 m above ground at side/rear boundaries, max 9.5 m height), with limited allowance for protrusions.	P3: The siting and scale of a dwelling must not cause an unreasonable loss of amenity to adjoining properties, having regard to reduction in sunlight, overshadowing, visual impacts, and consistency with existing separation.

#### 9.4.3 Site coverage and private open space for all dwellings

Acceptable Solution	Performance Criterion
A1: (a) Site coverage not more than 65% (excluding eaves); (b) for multiple dwellings, total private open space of not less than 40 m² per dwelling (unless elevated floor level).	P1: (a) Site coverage consistent with existing properties in area; (b) private open space appropriate for dwelling size and able to accommodate outdoor recreation, operational needs, and planting.
A2: Private open space in one location, minimum 24 m² (or 12 m² if elevated), minimum horizontal dimension 4 m (or 2 m if elevated), not on frontage unless within 30° of north, gradient not steeper than 1 in 10.	P2: Private open space must include area for outdoor relaxation, dining, entertaining, children's play, conveniently located near living area, and oriented to sunlight.

#### 9.4.4 Sunlight to private open space of multiple dwellings

Acceptable Solution	Performance Criterion
A1: A multiple dwelling to the north of another dwelling's private open space must be within a line projecting 3 m from the edge at 45° to 3 m height, or not cause 50% of open space to receive less than 3 hours of sunlight (9 am–3 pm, 21 June).	P1: A multiple dwelling must be designed and sited to not cause an unreasonable loss of amenity by overshadowing the private open space of another dwelling on the same site.

#### 9.4.5 Width of openings for garages and carports

Acceptable Solution	Performance Criterion
A1: Garage or carport within 12 m of primary frontage must have total width of openings not more than 6 m or half the frontage width (whichever is lesser).	P1: Garage or carport must be designed to minimise the width of openings visible from the street.

#### 9.4.6 Privacy for all dwellings

Acceptable Solution	Performance Criterion
A1: Balcony, deck, roof terrace, parking space or carport more than 1 m above ground must have fixed screen to height 1.7 m, transparency not more than 25%, along sides facing: (a) side boundary (unless 3 m setback), (b) rear boundary (unless 4 m setback), (c) dwelling on same site (unless 6 m away from window/glazed door or private open space).	P1: Balcony, deck, roof terrace, parking space or carport must be screened or designed to minimise overlooking of adjoining property dwelling or its private open space, or another dwelling on the same site or its private open space.
A2: Window or glazed door to habitable room (floor level more than 1 m above ground) must: (i) 3 m from side boundary, (ii) 4 m from rear boundary, (iii) 6 m from another dwelling's window/glazed door (if multiple dwelling), (iv) 6 m from another dwelling's private open space (if multiple dwelling); OR be offset 1.5 m horizontally, or sill 1.7 m high, or obscure glazing to 1.7 m, or fixed external screen to 1.7 m with 25% transparency maximum.	P2: Window or glazed door to habitable room must be screened, located or designed to minimise direct views to windows/glazed doors of other dwellings and their private open space.
A3: Shared driveway or parking space (excluding allocated space) must be separated from habitable room window/glazed door by 2.5 m horizontal distance, or 1 m if separated by 1.7 m high screen, or sill height 1.7 m, or obscure glazing to 1.7 m.	P3: Shared driveway or parking space must be screened or designed to minimise vehicle noise or light intrusion to habitable room.

#### 9.4.7 Frontage fences for all dwellings

Acceptable Solution	Performance Criterion
No Acceptable Solution.	P1: Fence (including free-standing wall) within 4.5 m of frontage must: (a) provide security and privacy while allowing passive surveillance of road; (b) be compatible with height and transparency of fences in the street, having regard to topography and traffic volumes.

#### 9.4.8 Waste storage for multiple dwellings

Acceptable Solution	Performance Criterion
A1: Storage area for waste and recycling bins of not less than 1.5 m² per dwelling, either: (a) in exclusive area, excluding frontage; or (b) in common storage area (impervious surface) with setback ≥4.5 m from frontage, ≥5.5 m from any dwelling, screened by wall ≥1.2 m high.	P1: Multiple dwelling must have storage for waste and recycling bins that: (a) is capable of storing required bins; (b) is screened from frontage and dwellings; (c) if common storage, separated from dwellings to minimise odour and noise impacts.

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Code Overlays: Coastal Inundation Hazard Code, Flood-Prone Areas Code, Natural Assets Code, Coastal Erosion Hazard Code

The property is affected by four separate code overlays, each adding mandatory controls on top of the zone standards:

#### C11.0 Coastal Inundation Hazard Code (applies across the site)

Applicability: The property record identifies three overlapping coastal inundation hazard bands: high, medium, and low. The Code applies to "use and development of land within a coastal inundation hazard area" (clause C11.2.1). This property is in multiple bands. Key definitions:

Coastal inundation: Risk of temporary or permanent inundation by sea as a result of storm surge, tides, or sea-level rise (C11.3.1).
Coastal inundation hazard bands: Land classified into low, medium, or high bands based on risk level.
Residential use is explicitly not a use that relies upon a coastal location and is therefore subject to heightened scrutiny in high and medium bands (clause C11.5.1 P1.1 and C11.5.2 P1.1 — the use must rely on coastal location, and Residential does not).

For Residential use in this property:

In the High coastal inundation hazard band (C11.5.1): No Acceptable Solution. Performance Criterion P1.1 requires the use to be for a use which relies upon a coastal location to fulfil its purpose (marine farming, essential utility, open space, etc.). Residential does not meet this. A coastal inundation hazard report must demonstrate (P1.2) that any increase in risk does not require hazard reduction measures, or the use can achieve and maintain tolerable risk from a 1% annual exceedance probability coastal inundation event in 2100 without requiring coastal inundation protection works. This is unlikely to be achievable for dwellings.

In the Medium coastal inundation hazard band, non-urban zone (C11.5.2): Same requirement — the use must rely on a coastal location. In an urban zone (which Inner Residential is), C11.5.2 does not apply. However, clause C11.5.3 (uses within a non-urban zone and low band) applies, and for urban zones with critical, hazardous, or vulnerable uses, clause C11.5.4 applies. Residential is not listed as a critical, hazardous, or vulnerable use.

For building works in coastal inundation hazard areas (C11.6.1): No Acceptable Solution. Buildings and works must achieve a tolerable risk (P1.1) and a coastal inundation hazard report must demonstrate the building/works do not cause or contribute to inundation on the site or adjacent land, and can achieve and maintain tolerable risk from a 1% AEP inundation event in 2100 without specific coastal inundation protection works (P1.2). This will be extremely difficult for residential buildings on this waterfront site.

Outcome: Development of residential dwellings on the portions of the site in high or medium coastal inundation hazard bands will require a detailed coastal inundation hazard report and is likely Discretionary (relying on Performance Criteria). Meeting P1.2 may be infeasible.

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#### C12.0 Flood-Prone Areas Hazard Code (applies across the site)

Applicability: The property record identifies "Flood-prone areas" overlay. Clause C12.2.1 states this Code applies to "development of land within a flood-prone hazard area". Clause C12.2.2 states it applies to use (change of use converting non-habitable to habitable building, or new habitable room) within a flood-prone hazard area. For Residential use:

Clause C12.5 sets out use standards. C12.5.1 applies to habitable buildings (conversion of non-habitable or new habitable room). No Acceptable Solution. Performance Criterion P1.1 requires the use to have tolerable risk, having regard to location and flood hazard report. P1.2 requires a flood hazard report demonstrating any increase in flood risk does not require hazard reduction measures or the use can achieve and maintain tolerable risk from a 1% AEP flood event for the intended life of the use without flood protection measures.

Clause C12.5.2 applies to critical, hazardous, or vulnerable uses (Residential for respite centre, residential care facility, retirement village, or assisted housing only). Standard residential dwellings are not covered, so C12.5.2 does not apply.

For buildings and works (C12.6.1): No Acceptable Solution. Buildings and works must achieve and maintain tolerable risk (P1.1) and a flood hazard report must demonstrate the building/works do not cause or contribute to flood on the site or adjacent land, and can achieve and maintain tolerable risk from a 1% AEP flood event without flood protection measures (P1.2). Outcome: Residential development will trigger a requirement for a flood hazard report. If the site is shown to be at unacceptable flood risk and cannot achieve tolerable risk without protection measures (e.g., fill, stilts, levees), approval is unlikely. This is likely Discretionary relying on Performance Criteria.

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#### C7.0 Natural Assets Code — Waterway and Coastal Protection Area (applies across the site)

Applicability: The property record identifies "Waterway and coastal protection area" overlay. Clause C7.2.1 states this Code applies to development (not use) on land within a waterway and coastal protection area. For buildings and works (C7.6.1):

A1: Buildings and works within a waterway and coastal protection area must: (a) be within a building area on a sealed plan approved under this planning scheme; (b) if Class 4 watercourse, be for a crossing or bridge not more than 5 m wide; or (c) if tidal waters, be an extension to an existing boat ramp, jetty, marina, etc., not more than 20% of existing area.

The Derwent River adjacent to this site is tidal water (Class 1, 40 m width under Table C7.3). Development on this waterfront site will almost certainly not meet A1, as the proposed use (dwellings) is not a crossing, bridge, boat ramp extension, or listed facility.

P1.1: Buildings and works must avoid or minimise adverse impacts on natural assets, having regard to: erosion, siltation, riparian/littoral vegetation, maintaining natural streambank condition, impacts on in-stream habitat, maintaining flow and drainage, maintaining fish passage, avoiding land-fill of wetlands, grouping facilities with existing facilities, minimising cut and fill, building design responding to site contours, minimising coastal processes impacts, and minimising need for future protection works.

P1.2: Buildings and works within tidal waters must be for a use that relies upon a coastal location to fulfil its purpose — accessing a specific resource, marine farming, accessing coastal infrastructure, servicing marine/coastal activity, essential utility, or open space / marine-related educational/research/recreational facilities. Residential dwellings do not meet this test.

Outcome: Residential buildings will not satisfy A1 or P1.2 of C7.6.1. This is a significant barrier to dwelling development on the waterfront portions of the site.

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#### C10.0 Coastal Erosion Hazard Code (applies to portions in low band)

Applicability: The property record identifies "Low coastal erosion hazard band" overlay. Clause C10.2.1 states this Code applies to use and development within a coastal erosion hazard area. For use (C10.5.3 — Critical, hazardous, or vulnerable use):

Residential use that is not for a respite centre, residential care facility, retirement village, or assisted housing is not classified as a "vulnerable use" (C10.3.1 definition). Standard dwellings are not covered by C10.5.3. However, clause C10.5.2 applies to uses located within a non-urban zone and within a low or medium coastal erosion hazard band.

Inner Residential Zone is an urban zone (listed in C10.3.1). So C10.5.2 does not apply.

Clause C10.5.1 (use within a high coastal erosion hazard band) does not apply here (only low band).

If a development proposal includes critical, hazardous, or vulnerable uses, P1.1 requires the use to rely on a coastal location. Standard residential dwellings do not meet this. For buildings and works (C10.6.1):

A1: No Acceptable Solution.

P1.1: Buildings and works must achieve tolerable risk, having regard to whether any increase in risk requires specific hazard reduction or protection measures (clause C10.6.1 P1.1).

P1.2: A coastal erosion hazard report must demonstrate: (a) the building/works do not cause or contribute to coastal erosion on the site, adjacent land, or public infrastructure, and (b) can achieve and maintain tolerable risk from a coastal erosion event in 2100 for the intended life of the use without requiring specific coastal erosion protection works.

Outcome: Residential development in the low coastal erosion hazard band will require a coastal erosion hazard report and may be feasible if risk can be demonstrated as tolerable and no protection works are required. However, this may be difficult given the waterfront location.

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Summary of Code Overlay Effects

All four code overlays (Coastal Inundation, Flood-Prone, Natural Assets, Coastal Erosion) converge on a single outcome: residential dwelling development on this waterfront open space site will be extremely difficult or infeasible because:

1. Residential use is Prohibited in the Open Space Zone (majority of site). 2. Residential use in the Inner Residential Zone portion is not reliant on a coastal location, failing the critical test under C11.5.1 P1.1 (coastal inundation) and C7.6.1 P1.2 (natural assets). 3. Both coastal inundation and flood-prone codes require dwelling development to meet "tolerable risk" criteria without protection works — a very high bar for a low-lying waterfront site. 4. The Natural Assets Code (C7.6.1) explicitly states buildings within tidal waters must be for a use relying on coastal location; residential does not qualify.

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Development capacity

Realistic Development Typologies

Given the planning controls above, the realistic development scenarios are not residential dwellings, but rather:

#### Scenario 1: Open Space Zone uses (No Permit Required / Permitted)

The Open Space Zone permits:

No Permit Required: Natural and Cultural Values Management, Passive Recreation, minor underground Utilities.
Discretionary (merit-based): Community Meeting and Entertainment, Emergency Services, Food Services, General Retail and Hire, Pleasure Boat Facility, Sports and Recreation, Tourist Operation, Transport Depot and Distribution (wharves/ferries), Utilities, Vehicle Parking, Visitor Accommodation (camping/caravan only).

Feasible non-residential uses:

Passive recreation infrastructure: Parks, foreshore promenades, walking trails, picnic areas, public gardens (No Permit Required under clause 29.2).
Natural and Cultural Values Management: Coastal habitat restoration, reserve management offices, interpretation centres (No Permit Required under clause 29.2).
Sports and Recreation: Public swimming pools, sports grounds, boat ramps (Discretionary under clause 29.2, but aligned with waterfront location).
Pleasure Boat Facility: Marina, boat ramp, jetty (Discretionary but feasible given coastal location).
Visitor Accommodation (camping/caravan): Caravan park or camping ground (Discretionary).

These uses do not trigger the coastal inundation/erosion/flood/natural assets code barriers because they are either: 1. Exempt from the codes (e.g., parks, natural values management); 2. Explicitly contemplated by the codes (e.g., open space, marine facilities, pleasure boat facilities); or 3. Designed to be compatible with flood/inundation (e.g., elevated, permeable structures).

#### Scenario 2: Inner Residential Zone uses (very limited area)

The Inner Residential portion of the site is small. If development were proposed only on that portion and outside the high/medium coastal inundation hazard bands, multiple dwellings could theoretically be Permitted if all clause 9.4 Acceptable Solutions were met. However:

The coastal inundation code (C11.5.1 P1.1) still requires the use to rely on a coastal location — Residential does not qualify.
The flood-prone code (C12.5.1) requires a flood hazard report demonstrating tolerable risk — likely Discretionary.
The natural assets code (C7.6.1 P1.2) requires the use to rely on coastal location — Residential fails.

Verdict: Even on the Inner Residential portion, residential dwelling development is unlikely to be approved due to code overlay constraints, even if the zone would otherwise permit it.

#### Scenario 3: Limited Utilities/Infrastructure uses

The Utilities Zone portion is small and zoned for utilities installations. Minor utilities uses (underground) are No Permit Required. Limited new utilities (e.g., electrical substation, water treatment plant) would be Discretionary and subject to the same code constraints.

Dwelling Yield Analysis

For residential dwellings: Zero realistic yield. The combination of:

Open Space Zone prohibiting residential use across the majority of the site;
Code overlays (Coastal Inundation C11.5.1, Natural Assets C7.6.1) rejecting non-coastal-reliant residential use;
Flood-Prone code (C12.5.1) requiring tolerable risk without protection works;
Coastal Erosion code (C10.6.1) requiring tolerable risk without protection works;

...means residential dwelling development is not a realistic option for this property. Any attempt to develop dwellings would require: 1. Rezoning (to remove the Open Space Zone prohibition); and 2. A demonstration that residential use "relies on a coastal location" (impossible for dwellings); and 3. Coastal inundation, flood, and coastal erosion hazard reports demonstrating tolerable risk without protection works (extremely unlikely for a low-lying waterfront site).

Realistic Use Categories and Assessment Pathways

Use Type	Zone Status	Code Overlay Status	Likely Assessment Pathway	Permit Category
Passive recreation (park, walking trail)	Open Space: No Permit Required	Natural Assets Code — compatible with zoning; no residential barrier	No Permit Required (if minimal structures)	No Permit Required
Natural Values Management (habitat restoration, reserve office)	Open Space: No Permit Required	Natural Assets Code — exempt or compatible	No Permit Required	No Permit Required
Sports and Recreation (boat ramp, jetty, public amenity)	Open Space: Discretionary	Coastal Inundation Code C11.5.1 P1.1 / Natural Assets Code C7.6.1 P1.2 — facility relies on coastal location (qualifies as "provision of open space or marine-related recreational facilities")	Discretionary — merit-based assessment; 14-day notification required	Discretionary
Visitor Accommodation (caravan park)	Open Space: Discretionary	Coastal Inundation Code C11.5.1 P1.1 / C11.5.2 P1.1 (if in non-urban zone) — use must rely on coastal location. Camping/caravan relies on coastal access.	Discretionary — merit-based; public notification	Discretionary
Pleasure Boat Facility (marina, boat ramp)	Open Space: Discretionary	Coastal Inundation Code C11.5.1 P1.1 / Natural Assets Code C7.6.1 P1.2 — explicitly listed as coastal-reliant use	Discretionary — merit-based; public notification	Discretionary
Residential dwellings (any type)	Open Space: Prohibited	Coastal Inundation Code C11.5.1 P1.1 / Natural Assets Code C7.6.1 P1.2 — use does not rely on coastal location; Code barriers insurmountable	Prohibited (cannot be granted a permit)	Cannot proceed

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Pathway analysis

For the most realistic project: Public Open Space / Recreational Development

#### Assessment Pathway for Passive Recreation / Open Space Development

Project example: Council develops a waterfront promenade, public gardens, and interpretive walking trail on the site. Development category:

If development is limited to paths, gardens, and minor structures (pavilions, interpretive signs, seating) with minimal site disturbance, the use of land for Passive Recreation is "No Permit Required" under clause 29.2 of the Open Space Zone.
If development involves buildings or works beyond minor structures (e.g., change rooms, public toilets, café), a Discretionary permit is likely required under clause 29.2 (Food Services, General Retail and Hire, Community Meeting and Entertainment).

Public notification:

No Permit Required = no public notification required. The development can proceed once basic compliance with Acceptable Solutions is demonstrated.
Discretionary = 14-day representation period under LUPAA section 57(5). The council must publicly notify the application and allow representations from affected persons.

Relevant authority: City of Hobart planning authority. Agency referrals:

TasWater: For any sewerage/water infrastructure. Minor passive recreation may not require servicing.
TasNetworks: If any power lines, electricity infrastructure.
Natural Assets Code referral: Department of State Growth (if significant clearing or works affecting riparian vegetation or fishery values). The Natural Assets Code (C7.6.1) requires avoidance or minimisation of impacts on riparian vegetation, fish passage, coastal processes.
Crown Land Services (if applicable): If works encroach on Crown land or affect Crown easements.
Department of State Growth (marine planning): If works are within tidal waters or affect marine planning zones.
Aboriginal Heritage Office: If any ground disturbance affects known or potential Aboriginal cultural heritage.

Statutory timeframe:

No Permit Required: No formal statutory timeframe (can proceed once application validated).
Discretionary: 42 calendar days for council to determine (LUPAA section 57), plus 14-day representation period.

Specialist reports required:

Environmental Scoping / Natural Assets Assessment: To demonstrate the proposal will not cause unreasonable

Sources & legislation

Every claim in this report is grounded in the following authoritative documents. Click any link to open the in-force version directly.

LUPA Act 1993 — Land Use Planning and Approvals Act 1993 (Tasmania) — Primary statute. Establishes the Tasmanian Planning Scheme, planning permits, and the No Permit Required / Permitted / Discretionary / Prohibited categories.
State Planning Provisions — Tasmanian Planning Scheme — State Planning Provisions (SPP) — State-wide planning controls. Zones, codes and general provisions that apply across all transitioned councils.
Tasmanian Planning Policies — Tasmanian Planning Policies 2023 — State-level policy framework. Provides the strategic direction the SPP and LPS must align with.
iPlan Tasmania — iPlan Tasmania — Statutory Planning Maps — Authoritative source for the in-force TPS / TIPS map layers, zone boundaries and code overlay extents.
Parking & Sustainable Transport Code — Tasmanian Planning Scheme — Parking and Sustainable Transport Code (C2.0) — Code C2.0 of the SPP. Applies almost universally — sets minimum parking, bicycle parking and end-of-trip standards.
Coastal Inundation Hazard Code — Tasmanian Planning Scheme — Coastal Inundation Hazard Code (C11.0) — Code C11.0 of the SPP. Triggers when the property is mapped within a coastal-inundation hazard band; controls minimum floor levels and habitable-room siting.
Building Act 2016 — Building Act 2016 (Tasmania) — Building approvals and the National Construction Code (NCC) — runs in parallel to the planning permit pathway.
TASCAT — Tasmanian Civil and Administrative Tribunal — Resource Management and Planning Appeal Stream — Appeal jurisdiction for planning permit refusals, conditions, and third-party appeals against discretionary applications.