What does the proposed development consist of?

The proposed development involves the construction of an 8 storey Hotel development with street level retail and two levels of basement car parking. The proposed development is located on the site of the existing Lenna of Hobart Hotel. Specifically, the proposed development comprises of the following:

  • 78 x hotel suites;
  • 2 x penthouse suites (serviced apartment);
  • 4 x retail tenancies (2 at street level and 2 accessed from street level and hotel lobby);
  • Reception Lounge and lift lobby;
  • 1 x function room (‘Guest Outdoor Room’);
  • Guest recreation space and amenities;
  • Kitchen/Bar area;
  • 6 x Staff rooms; (Admin & Concierge staff on Lower Ground Floor; and one on Level 1 ,2 , 3 & 4);
  • 38 valet car parking spaces across two levels of basements; and
  • New circular driveway servicing the reception drop off/arrival point at lower ground level. An additional 9 parking spaces are provided adjacent to reception.

Vehicular access to basement level valet parking is provided via a new crossover from Salamanca Place. This access also accommodates a loading dock for the hotel. Access to the circular driveway servicing the reception area is provided off Runnymede Street (at the lower ground level) using an existing access. The main pedestrian access is provided via stairs from Runnymede Street and additional pedestrian access is provided via stairs from Salamanca Place.

How high is the building?

The maximum roof height is 24m above ground level, which is 3.5m lower than the roof of the existing 1970’s Lenna Building.

Are any works proposed to the historic Lenna building itself?

No works are proposed to the historic building.  The owners are committed to the ongoing care and restoration of that building and have recently completed a substantial sandstone restoration program.  The new development may allow some ancillary services to be relocated from the historic building in the future (subject to future statutory applications where applicable).

How will the proposal impact on traffic activity in the area?

The proposal will not generate any significant increase in traffic movements to and from the site away from the two frontage streets.

There will be an increase in vehicle movements between the Runnymede Street and Salamanca Place driveways to the site due to the valet parking arrangements, but over the day it will not be a noticeable increase with the mix of other passing traffic. There will not be any change in traffic activity to/from the Arthur Circus area.

Will the proposed development block the sun from surrounding properties?

The shadow diagrams show that with the modified height and stepped design the critical impact (shortest day of the year between 9 am and 3pm) on properties to the west is restricted to the hours between 9 am and 12 noon, and to the east between the hours of 12 noon and 3pm. Most of the impact is onto the development site itself. The diagrams also show that these areas are presently shaded by existing trees and the new building shadows are incremental and relatively minor to the existing shadows falling on these sites.

How is the current building design differing from that previously lodged with Hobart City Council from a height, bulk and massing point of view?

The building envelope is substantially lower than the previous design submitted to Council and has altered to step with the slope of the land and step away from the street at the upper levels to reduce the impact of visual bulk from the street. The building form is also stepped vertically at street level to break the apparent length of the building. Images illustrating the changes are shown below.

Will the safety of pedestrians and children on the area be reduced due to the traffic activity?

Consideration has been given to the safety of all pedestrians. Both driveways to the development site will be designed to ensure there will be good visibility between all vehicle movements at the driveways and pedestrians using the footpath facilities. There will be very few truck movements to and from the loading facility and manoeuvres will be very slow speed. The footpath along Salamanca Place will also be widened to Council standards (1.5m).

How has the building design responded to the historical context of the site and surrounds?

The site of this proposed development is unique in the Salamanca area as it has never been the site of any major development.  A conservation brief was commissioned by the proponent very early in the planning phase to better understand the context of the site and surrounds and to respond to such.  Although once the site of the gardens of Lenna flowing to the waterfront, that has been lost by later surrounding development and following the construction of the 1973 building it has been somewhat divorced from the original Lenna and a void in the urban form.  This provides a challenge, but an exciting opportunity in providing a new development which respects its surroundings and is inspired by a range of historical contexts.  The site has always been a pivotal point in the form of Hobart, as a hub between the former industrial and mercantile sites of Salamanca, Princes Park (former Mulgrave Battery), the early Lenna ‘mansion’ and the later hotel developments of the wider Lenna site.  As per the design statement, the proposed development seeks to respond to these realms.  The Salamanca frontages pay homage to the converted warehouses enigmatic of Salamanca Place, the green wall towards the park extends the greenery of the park.  The building represents a third major phase of the Lenna site as a place of hospitality.  The form, materials palette and articulation of the proposed development seeks to interpret these contexts (as further detailed in the architect’s design statement).

Will the proposed development increase the demand for on street car parking?

No – a total of 47 car parking spaces will be provided on site predominantly for hotel guests. The car parking spaces will therefore generally be used as longer-term parking and not have a very high turnover. At times when the car parking demand by hotel guests is high, there will be arrangements in place for parking off the site, which is a common arrangement for hotels in city locations.

Employees and construction personnel will need to park in the longer term parking areas in Sullivan Cove.

Will there be an archaeological excavation ahead of the project?

No. A statement of historical archaeological potential commissioned by the proponent ahead of the design process determined that the site has little or no historical archaeological potential. Precautions will be taken for any unexpected archaeological remains, but the likelihood is considered to be low. The proponent is consulting with Aboriginal Heritage Tasmania regarding the approach to the management of any possible Aboriginal heritage on the site.

Will the car park earthworks involve excessive vibration?

The existing Lenna Hotel will be operational through the construction process, so it is in the owners best interest to keep vibration impacts to a minimum. The excavation is intended to be a combination of chemical rock breaking and heavy civil machinery, unless this approach proves counterproductive to minimising vibration impact. A construction management plan will be implemented which will manage numerous matters including dilapidation surveys of existing buildings, noise and vibration, dust and traffic management. A draft construction management plan has been submitted to Council for consideration as part of the Development Application.

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