“84 representations were received within the statutory advertising period, which can be broken down into 53 representations against the proposed development and 31 representations in favour of the proposed development.” Agenda page 44 DVC meeting 16th May 2019
“The proposal is recommended for approval, subject to conditions.
Council must determine the application by 18 May 2019.”
Agenda page 44 DVC meeting 16th May 2019
Even though there were more objections to this planned distillery than support letters, the Council are set to approve the Development Application at their next meeting at the Lachlan Community Hall, Lachlan on Thursday, 16 May 2019 commencing at 6.00pm.
Members of the public are invited to watch as the Derwent Valley Council approve New Norfolk’s next bar.
The full agenda can be viewed on the DVC website: http://www.derwentvalley.tas.gov.au/webdata/resources/minutesAgendas/16%20May%202019%20-%20Agenda.pdf
Concern raised and Planning Response
Why hasn’t the full intended use of the Alonnah building been disclosed? The application seeks approval for the establishment of the distillery operation only, as shown on the proposed plans. Other future uses would be subject to separate planning permit applications.
The Willow Court Barracks Precinct must remain in public ownership Land ownership is not a planning consideration. The benefits of retaining land in public ownership or otherwise does not form part of this assessment.
A rum distillery is disrespectful to people who have suffered psychiatric illness caused by alcohol, especially on this site. The planning scheme allows for the consideration of a distillery. Council, accordingly, must consider the application and decide to what degree the application achieves satisfactory compliance with the scheme.
The site should become a cultural centre for use by artists, musicians, writers, singers and performers. This particular application seeks approval to establish a distillery. The zone does not prohibit the use of the land for performance and other artistic pursuits, should persons wish to apply.
How will this heritage be maintained and reinforced through the proposed new use? How will the significant cultural heritage of the site be protected? The scheme allows of the consideration of prohibited uses within heritage buildings. This is a common conservation strategy which allows for the re-use of heritage buildings. This in itself provides a mechanism for the on-going protection of buildings, rather than allowing buildings to fall into disrepair through dis-use.
What about the other proposed and unclarified stages? The application seeks approval for the establishment of a distillery only, as shown on the proposed plans. Any further stages would be subject to separate planning permit applications and would assessed on their merits.
Already a large number of bottle shops and licensed venues. The business case for the establishment of the proposed distillery is weak. The competitiveness or otherwise of a proposed business is not a planning consideration. The feasibility of the proposed business from an economic perspective does not form part of this assessment.
Concern regarding the expression of interest process initiated in 2018. The expression of interest process initiated in 2018 has no bearing upon the assessment of the application.
Potential for introduction of the cane toad due to the purchase of sugar cane from the mainland. The potential for the transportation of cane toads would be dealt with under relevant biosecurity procedures. Such matters do not form a planning consideration.
Private development will be unsuccessful The feasibility of the proposed business from an ownership perspective does not form part of this assessment. Such matters do not form a planning consideration.
The proposed new opening in the wall fronting the Bronte Courtyard is not discreet and subsequently not recommended by the Conservation Management Plan. The proposed permit does not approve all aspects of the development including: The proposed removal of the window. The proposed removal of the internal wall. The painting of exterior brickwork.
There should be a master plan. The subject site is contained within the Particular Purpose Zone, which identifies Willow Court. The purpose and objectives of the zone is considered to provide a suitable framework to guide the future development of the heritage precinct.
The impact of proposed subdivision upon the heritage significance of the precinct needs to be evaluated. The application does not seek approval for the subdivision of land. Any proposal for subdivision would be subject to a separate planning permit application and assessed accordingly.
Is there noise associated with the distillery? It is not expected that the proposed distillery will generate unreasonable levels of noise. Conditions are proposed in any case around noise and protection of amenity.
Are there any environmental impacts associated with the distillery? The distillery will produce methanol which can affect stonework. The proposed distillery will operate as a closed system. It is not anticipated that by-products such as methanol will be released to the air. Taswater have imposed conditions in relation to trade waste and a condition will be included in relation to the stormwater (relevant to the proposed car park construction works).
What about other services (e.g. heating) which may need to be installed? Will there be works beyond the zone indicated in the application? Any works extending beyond the zone shown on the approved plans, may require a separate planning permit or an amendment to any permit issued in relation to this application. A condition is however proposed requiring the submission of a detailed servicing plan, which will allow proper assessment to ensure the heritage significance of the building is not compromised through the addition of visible elements.
What about the removal of asbestos? Will thereby works beyond the zone indicated in the application? Any works extending beyond the zone shown on the approved plans, may require a separate planning permit or an amendment to any permit issued in relation to this application.
What about other repair works which may extend beyond the zone indicated in the application (e.g. roof repairs)? Any works extending beyond the zone shown on the approved plans, may require a separate planning permit or an amendment to any permit issued in relation to this application.
What about external equipment and plant? Insufficient detail provided. Refer to comments made above in relation to the servicing.
What about outdoor bin storage requirements? Arrangements are not shown on the plans. In relation to outdoor bin storage, an advising note is proposed which alerts the permit holder to the potential need to obtain further permission from both Council and the Heritage Council, should this be proposed.
What about turning circles for trucks? The application states that only commercial vans and small trucks will be seeking access the site. A condition is proposed which requires the submission of further documentation in relation to internal access and the proposed car park. This will include details in relation to turning and loading/unloading areas to ensure that they work.
The Avenue is under pressure. Increased traffic and deliveries will worsen the situation. The proposed development is considered to be relatively modest in scale. Although, at times, the proposed use could experience more than 40 vehicle movements per day, the overall carrying capacity of The Avenue is considered to be adequate to cater for expected maximum usage. It is noted that there may be a level of synergy between the existing restaurant which adjoins the proposed distillery and the distillery itself. This would see an efficiency in vehicle movements, in that visitors may choose to visit both sites at the same time.
The movement of commercial vehicles associated with an industrial installation will impact upon the Willow Court Barracks. The proposed development is considered to be relatively modest in scale. The applicant anticipates the use of commercial vans and small trucks only in terms of deliveries. It is not anticipated that such usage would result in harm to the Willow Court Barracks through vibrations or vehicle exhaust.
The application does not adequately address how the significance of the building will be preserved and how it will continue to be understood as a building which was part of the former Willow Court complex. The application proposes minimal physical alteration to the exterior of the building, meaning it will continue to present a familiar face within the complex. The applicant has proposed the retention of former signage, which from an interpretative perspective will ensure that link is preserved between the former use and the proposed use. A condition is also proposed which will require the preparation of a further interpretive plan to communicate the heritage values of the building and wider context of the Willow Court site.
The attached plans are available here http://www.derwentvalley.tas.gov.au/webdata/resources/minutesAgendas/16%20May%202019%20Attachment%20A%20for%20Agenda%20Item%209.2.pdf
All representations in support of the application have been noted and can be summarised as follows:
Many buildings have been left dilapidated. The application provides an opportunity for the re-invention the building and surrounding site.
The distillery will complement this part of Willow Court which is emerging as a hospitality hub.
The distillery will become an important asset for new Norfolk.
The proposed development will boost jobs and the local economy.
Visitors to Willow Court will promote tourism within the Derwent Valley. The use of the building will deter the further vandalism of buildings.
The proposed development represents an opportunity for the creation of new, happy memories while not forgetting the past.
