Tivoli Green is situated between two existing suburbs in the northern part of Greater Hobart. One of the few areas of land within the Urban Growth Boundary that is yet to be rezoned, the site is located between two suburbs with significantly different socio-economic profiles.

The land is dissected by the watercourse known as Gage Brook which forms into a natural wetland area. Gage Brook provides habitat for threatened fauna species and native birds and can have low water quality at times of the year due to lack of water. A critical bulk water main and a recycled water main also transect the site and a high pressure steel gas pipeline extends around the perimeter, parallel to the East Derwent Highway.

ERA Planning were engaged by the land owner to prepare a rezoning and specific area plan to enable the development of the site for residential purposes.

Working with Brighton Council the Tivoli Green Specific Area Plan, which is intended to form part of the Brighton Interim Planning Scheme 2015, seeks to address the challenges and harness the opportunities through a spatially presented development framework.

The development framework utilises the constrained land around Gage Brook to create a central open space area. This will not only function as a stormwater detention basis, assisting to improve water quality, but will promote increased social interaction and an active and healthy residential environment with its linkage to the residential area through pedestrian and trail networks.

Surrounding this open space will be an urban village centre achieved through small lot residential subdivision and flexibility for local level non-residential uses. This will create opportunities for affordable home ownership with the higher density offset by the generous provision of public open space.

The density of residential development then transitions so that there is a gradual increase in density across the site from the existing low density residential subdivision to the south, protecting the established character of development. Overall the proposal still achieves more than the minimum number of dwellings per hectare under the Regional Land Use Strategy.

Supporting the spatial framework, the Specific Area Plan includes specific development provisions5 for the higher density area so to create a built character defined by high quality, interesting but compact streetscapes with good solar access and privacy.

The rezoning and Specific Area Plan are in the final stages of consideration by the Tasmanian Planning Commission and the Minister for Planning who will be required to issue a planning purpose notice so that the Specific Area Plan can over ride the statewide common provisions in Planning Directive 4.1.