Hobart Draft Local Provisions Schedule - Heritage FAQs

Most of the heritage places listed in the Hobart draft LPS are already listed under the existing Hobart Interim Planning Scheme 2015. There are, however, 42 new heritage places proposed to be included in the Hobart draft LPS that were not included in the Hobart Interim Planning Scheme 2015.

Details on the new listings can be viewed below in Appendix D New heritage places datasheets of the Draft LPS Supporting report:

Appendix D - New heritage places datasheets(PDF, 5MB)

The extent of the Heritage Precincts under the Hobart draft LPS are largely the same as under the Hobart Interim Planning Scheme 2015 with some changes. Three (3) existing heritage precincts are being removed and three (3) new heritage precincts are being added.

The new heritage precincts are:

• Lower Jordon Hill Road - HOB-C6.2.76 and will include 5-61 Lower Jordon Hill Road and 2-60 Lower Jordon Hill Road.
• Letitia Street - HOB-C6.2.33 and will including 90-112 Letitia Street and 23 Boa Vista Road.
• Manning Avenue - HOB-C6.2.62 and will include 4-14 Manning Avenue.

Two (2) existing heritage precincts are each being divided into two separate heritage precincts.

• The existing Hobart 4 heritage precinct will be divided into the HOB-C6.2.3.4 Hobart Fitzroy Place and the HOB-C6.2.3.5 Hobart Davey and Macquarie Street The heritage precinct HOB-C6.2.3.4 Hobart Fitzroy Place will include the residential streetscapes of Fitzroy Crescent and Fitzroy Place, while the heritage precinct HOB-C6.2.3.5 Hobart Davey and Macquarie Street will include Davey and Macquarie Streets.
• The existing New Town 1 heritage precinct will be divided into HOB-C6.2.34 Tower Road and HOB-C6.2.35 Springvale Avenue. The heritage precinct HOB-C6.2.34 Tower Road will be the area between New Town Road and west of the railway line and includes larger properties with single storey houses from the mid to late 19th century to World War ll. The heritage precinct HOB-C6.2.35 Springvale Avenue is the area to the east of the railway line where the houses are from the Interwar and Post War period.

In addition, the boundaries of some of the precincts have changed. These are detailed below in Appendix E Heritage precincts review and Appendix F Golf Links Estate heritage precinct review of the Draft LPS Supporting report:

Appendix E - Heritage Precinct amendments(PDF, 4MB)

Appendix F - Golf links estate review(PDF, 102KB)

The primary change to the Heritage Precincts is that new, more detailed information on the heritage values of each precinct will be incorporated into the Hobart draft LPS.  This information will help to define what is important about each precinct and will better guide appropriate development in these areas. You can find information about the Heritage Precinct you are in in the document below:

Hobart Local Heritage Precincts Document(PDF, 68MB)

The additional heritage listings have been identified in various reviews and heritage studies commissioned by the Council over the past 8 years. Council has an obligation under the Objectives of the Land Use Planning and Approvals Act 1993 to "conserve those buildings, areas or other places which are of scientific, aesthetic, architectural or historical interest, or otherwise of special cultural value". The Hobart draft LPS is required to be consistent with the Objectives of the Act and the declared Southern Tasmanian Regional Land Use Strategy which requires the protection of places of cultural heritage value.

Heritage listing does not mean that change cannot occur, it just means that the heritage value or significance of a place has to be protected. Usually this means a careful approach to making changes and 'doing as much as necessary but as little as possible'. While a planning permit is usually required, some work is also exempt. Owners are encouraged to talk to Council first and depending on what is being proposed, get specialist advice (for example a stonemason or conservation architect).

Not necessarily. Advice put out by the Tasmanian Heritage Council says: "research shows that the impact of heritage listing on property prices can be positive. Like any property, its value will be affected by a range of factors including size, location, trends in the real estate market cycle and the quality and maintenance of the property." - Tasmanian Heritage Council - Buying a heritage property

No, however each situation or example is very different to the next and it depends on what is being proposed. In general, alterations and additions to a heritage listed property, or properties located within a heritage precinct, can still be undertaken. Early discussions and pre-application enquiries with Council can determine what is feasible in terms of site potential and scale.

In many cases, land subdivision and ancillary dwellings in the rear yards of heritage listed places and places within a heritage precinct can still take place. The heritage status aims to retain the significant features associated with the place or precinct, and allow a positive streetscape response in precincts. Any new development should be sympathetic to the setting and be the 'right fit' for its context and locality.

A contributory building is defined as:

"A building, site, structure, or object that adds to the historical associations, historic architectural and streetscape qualities of a Heritage Precinct. Contributory buildings and structures clearly reflect key periods of significance within a Heritage Precinct. Contributory buildings and structures will generally have a good level of intactness in their external form and materials with only visible minor changes or buildings that have been altered but are still identifiable as dating from a key period of significance."

This means that it is important to retain what is significant about the building which can include original features, materials, colours, and the scale, form and character of the place within its streetscape.

A non-contributory building is defined as:

"Buildings or structures that are from a construction period which falls outside a key period of significance for the Heritage Precinct, or that have a scale or form that is not consistent with the key characteristics of the precinct."

This means that there is greater scope for demolition and change to the building but any alterations or new buildings should demonstrate connections to the described character and features of the precinct, and respond to the defined design criteria and conservation policies in the data sheets.

A neutral building is defined as:

"Buildings or structures that reflect the predominate scale, form, and setback of other buildings within the Heritage Precinct, but are altered or compromised to an extent where the construction period is uncertain, or are from a construction period which falls outside the key period of significance for the Heritage Precinct. Such buildings or structures do not detract from the overall character of the precinct."

This means that there is scope for change but any alterations should demonstrate connections to the described character and features of the precinct, and respond to the defined design criteria and conservation policies in the data sheets.

The additional heritage listing and new heritage precincts have been identified in various reviews and heritage studies over the past 8 years and building on previous heritage studies commissioned by Council and done by heritage consultants between 1998 and 2008.

A heritage precinct is an area that has been identified as having particular local heritage significance because of the collective heritage value of individual places but often contain buildings that don't fit the surrounding character.

The definition of a place of local historic heritage significance is:

"means significance in relation to a local heritage place or a local heritage precinct or local historic landscape precinct, and its historic heritage values as identified in the relevant list, in the relevant Local Provisions Schedule, because of:

• (a) its role in, representation of, or potential for contributing to the understanding of:
  • (i) local history;
  • (ii) creative or technical achievements;
  • (iii) a class of building or place; or
  • (iv) aesthetic characteristics; or
• (b) its association with:
  • (i) a particular community or cultural group for social or spiritual reasons; or
  • (ii) the life or works of a person, or group of persons, of importance to the locality or region,

as identified in the relevant list in the relevant Local Provisions Schedule, or in a report prepared by a suitably qualified person, if not identified in the relevant list."

Before you start any work or demolition, it is best to check with Council. Some maintenance work is exempt from requiring a planning permit, but you will need to get advice from Council that is specific to your property.

Council has a Heritage Grants program which is advertised approximately every two years. If you own a heritage listed property, you may be eligible to apply for a heritage grant. The guidelines of the previous heritage grant documentation can be found on the Heritage Grants page.

Please note this information may change prior to the next round of funding.

Yes. Heritage listing alone should have no effect on your ability to secure insurance for your property.

Heritage Tasmania's website has the following information that may assist: Tasmanian Heritage Council - Insuring a heritage property

The State heritage list, also known as the Tasmanian Heritage Register, is set up under the Historic Cultural Heritage Act 1995. A place that is on the Tasmanian Heritage Register is registered if it meets one or more of the following criteria. (s.16 HCHA 1995)

"(a) the place is important to the course or pattern of Tasmania's history;

(b) the place possesses uncommon or rare aspects of Tasmania's history;

(c) the place has the potential to yield information that will contribute to an understanding of Tasmania's history;

(d) the place is important in demonstrating the principal characteristics of a class of place in Tasmania's history;

(e) the place is important in demonstrating a high degree of creative or technical achievement;

(f) the place has a strong or special association with a particular community or cultural group for social or spiritual reasons;

(g) the place has a special association with the life or works of a person, or group of persons, of importance in Tasmania's history;

(h) the place is important in exhibiting particular aesthetic characteristics."

Local heritage lists are made up of places and features that are of local significance within a local area. They are places that have an essential role in the reinforcing a sense of local character and distinctiveness.

Places of local heritage significance are defined as (C6.3.1 of the SPP):

"means significance in relation to a local heritage place or a local heritage precinct or local historic landscape precinct, and its historic heritage values as identified in the relevant list, in the relevant Local Provisions Schedule, because of:

(a) its role in, representation of, or potential for contributing to the understanding of:

(i) local history;

(ii) creative or technical achievements;

(iii) a class of building or place; or

(iv) aesthetic characteristics; or

(b) its association with:

(i) a particular community or cultural group for social or spiritual reasons; or

(ii) the life or works of a person, or group of persons, of importance to the locality or region,

as identified in the relevant list in the relevant Local Provisions Schedule, or in a report prepared by a suitably qualified person, if not identified in the relevant list."