General Licence – 28 Main Road Hadspen
Submission to the Commissioner for Licensing and the Licensing Board
Licensee
The proposed licensee is Jason Timothy Bresnehan, of “Coronea” 9A Scott Street, Hadspen. Date of Birth 27 April 1970 (39 years old).
Jason proposes to hold the licence as Owner/Operator
Jason is enrolled in Northern Group Training’s Responsible Serving of Alcohol Certificate course to take place on the 25th of March.
Jason proposes to hold a General Licence for a new bar, café and bottle shop located at 28 Main Street, Hadspen.
Business and Professional Experience
Jason has over 17 years business experience, gained as business owner, business consultant, investment banker, venture capitalist and CEO.
For the last 17 years Jason has been the principal of Jason Bresnehan & Company, a business consulting practice providing advice in the areas of finance, marketing, the web and insolvency workout.
Experience highlights have included
· Over two years undertaking the restructure of the Pescott Group, a Ballarat based farming, forestry and investment group.
· Six months undertaking insolvency workout for Melbourne based Environinvest Ltd, a blue gum managed investment scheme.
· Three months undertaking insolvency workout work for Stawell based Motorway Tyres Pty Ltd.
· Three months undertaking insolvency workout for Wyong based rubber recycling and polymer developer Recycle Australia Pty Ltd.
· Six months as interim CEO of Canberra based Internet Search company Funnelback. Funnelback is the largest enterprise search company in Australia.
· 8 years as Director of Investments at a Melbourne based technology venture capital fund Momentum Ventures, which provided investment and ongoing strategic advice and capital raisings for technology companies. Jason was a key advisor or Board member for companies in the areas of digital post production console manufacture, apparel supply chain software, lighting electronics, anti-thrombotic drug development and devices to measure blood platelet aggregation.
· 2 years as interim CEO of Biovend, a Melbourne and San Diego based developer of web enabled robotic storage and vending systems for biological reagents.
· Restructure and capital raising advice to the 15 business units of the University of Queensland, Gatton College.
· The delivery of business plan training to over 300 small business owners under the Commonwealth Government’s New Enterprise Incentive Scheme.
· Property development that has included a four lot residential subdivision, the building of a spec-house, the restoration of rental properties and project management of two commercial warehouse developments.
· For the last five years managing the Tasmanian Events Calendar for Tourism Tasmania.
· Founded, developed and sold online public relations business NewsMaker www.newsmaker.com.au
· Founded software company, Imagination Corporation which won five awards at the Tasmanian ITC Industry awards as well as the CGU Launceston Chamber of Commerce Business Excellence Awards for Information & Technology in 2005.
· Co-Founded import/export company Pandora Products. Products included micro-fibre towels, aluminum cases, aroma therapy candles and Australian bush foods. Customer countries included Australia, Mexico, USA, Norway and Hong Kong. Supplier countries included China, Japan, Korea and the USA.
Jason is a responsible business professional who has for the last 17 years worked in business environments that have required meeting numerous statutory obligations at the State and Federal level as well as in the US. These requirements include sales tax, income tax, GST, PAYG, Californian state taxes, import duties as well as meeting the reporting requirements for a number of Federal and State based grant programs.
Jason is a former Senior Associate of the Australian Institute of Banking and Finance, and a former Associate of the Australian Marketing Institute.
Jason has given his time freely for numerous community activities. These include; Committee Member of the Tasmanian Community Housing Reference Board, trainer at the Tasmanian Enterprise Workshop, Committee Member Tasmanian ITC Advisory Panel, Member, Investment Committee Member of Launceston Broadband Development Fund, Committee Member of the Australian Marketing Institute (Tasmania).
This month Jason has been actively involved in lobbying the State Government to change the school bus passenger laws to prohibit children standing up in school buses that are travelling on 100 km/h routes, and is also involved with a grant application to build a skate park at the Hadspen Recreation Centre.
General Description of Facilities and Services
Bar, Café and Bottleshop
The proposed development is a bar, café and bottle shop as described by the floor plans and elevations included in Appendix 1.
Site Identification and Ownership Information
· Street address of the site: 28 Main Street Hadspen
· Title Reference: Volume: 227551 Folio: 1
· Total Land Area: 3,369sqm
· Registered Owner: Jason Bresnehan and The Bresnehan Group Pty Ltd
The site is known in the community as the former Shell service station and take-away store. The site has been dormant for five years.
Over twelve months ago the underground storage tanks (fuel tanks) were removed in accordance with the Department of Tourism, Arts and the Environment, Environment Division, Underground Storage Tank Decommissioning Guidelines and an Environmental Assessment Report completed concluding that there is no contamination.
The existing buildings on the site are a solid Bessar Block structure of 269 m2 and a removable two bedroom house.
The Development
We propose to:
1. Remove the two bedroom house to another site.
2. Renovate and fit out the existing 269 m2 building.
3. Construct new building area of 26 m2 .
4. Construct new alfresco dining area and outdoor beer garden area totaling 91.39 m2.
5. Construct a new vehicle entrance and 40 space car park.
6. Construct and plant new and extensive landscaping.
7. Development of two drive through bottleshop lanes.
Indoor Facility
The proposed facility includes an under-roof area 295 m2 consisting:
Facility / Area (s/m)Bar, Seating, Dining / 74.85
Outdoor Beer Garden / 59.86
Alfresco Dining Area / 31.53
Kitchen / 22.09
Patron Toilets and bathrooms / 15.72
Bottle Shop / 49.68
Cool Rooms x 2 / 15.6
Staff toilets, staff room, store rooms / 22.69
Hallways etc / 3
Total / 295.02
Smoking Areas
The alfresco dining area on the west side of the building will be a smoke free zone. The outdoor beer garden will be a smoking zone. Meals will not be served in this area.
Construction
The facility will consist of the renovation and fit-out of the existing 269 m2 structure as well as the development of 26 m2 in new structures.
Existing – Exterior
The exterior of the building will be completely transformed:
· The two-bedroom unit located on the west side of the building will be removed to allow wider access to the rear car park, and to provide a non-smoking alfresco dining area on the west side of the building
· The existing Bessar Block will be retained and rendered
· The existing double glazed glass will be retained.
· A range of contrasting timber, colour bond and other materials will be utilised as walls, screens, cladding, facades and planter boxes. The theme of the materials will be horizontal lines.
· Extensive landscaping at the front of the building.
· Extensive landscaping separating the alfresco dining area and outdoor beer garden from the car-park
The subtle colours, contrasting materials incorporating horizontal lines all broken and softened by extensive landscaping will transform the building from eyesore to clean, sophisticated and modern establishment for prospective patrons to drink or dine at.
Existing – Interior
The existing interior will be gutted and then it will fitted out as a modern well finished bar and eatery. This will be achieved via:
· Walls demolished & others added
· Extended commercial kitchen complete with pizza oven
· New access doors & windows added.
· Paint, floor coverings, light fittings, window furnishings.
· Fitted out with bar, shelving, fridges and table & chairs.
· Fitted with flat screen TVs and sound system
Bathrooms and Toilets
As per the plan separate male, female and disabled toilet facilities will be newly constructed on the west side of the site. This will be constructed from brick render and colourbond roof to tie in with the rest of the building.
Separate male and female toilets and wash sinks are reserved for the staff. This provides an opportunity to install high staff hygiene systems
Outdoor Areas & Landscaping
The property’s current look & feel will be transformed by extensive landscaping, decking and paved and grassed beer garden areas.
The existing glazed areas facing Main Road will be screened be enhanced by plants & foliage to improve the outlook from within the establishment as well as that of the street looking in. This is not only to improve the aesthetics but it will also control acoustics and create privacy.
The beer garden at the rear of the building which will enjoy all day sun in a luscious landscaped environment, will be a feature of the facility.
Vehicular Access
· The establishment will be complete with a fully sealed double laned entrance/ exit that leads to a 44 spot car park.
· The front of the building is serviced by a double drive through lanes to the bottleshop under a large canopy.
· On the east side of the building there is an extra wide sealed land for deliveries by car or truck.
Acoustic Treatments
All building structures will comply with standard commercial building regulations such as:
· Core filled block work
· Double glazing
Outdoor areas will be acoustically dampened by:
· Extensive landscaping.
· Trees & foliage.
· Screen fencing around the beer garden. Note this has been excluded from the Car Park Elevation in the attached plan in order to show a meaningful elevation.
Meals
The meal offering will be “café style” centre around wood fired pizza but also included a range of toasted focaccia, dips toasted sandwiches and nachos.
Costings
The development represents an $868,000 development for Hadspen.
· Land and existing buildings value - $350,000
· Construction and Renovation - $318,000
· Stock & equipment $200,000
Independent and indicative costings ($318,000) has been provided by the chosen construction contractor, Maxlise Pty Ltd. Maxlise Pty Ltd is an accredited Tasmanian building practitioner with the Department of Justice (Accreditation No# CC615Q) and property developer who has been operating in Launceston and the Meander Valley for over 20 years.
Maxlise Pty Ltd has built or developed over 100 houses or units in this time, as well as numerous commercial developments.
Liquor Services
Bar
The facility will have just one bar. The horse shoe shaped bar will service seating and dining areas which are located on the western end of the facility.
Patrons will be offered a large selection of:
· Bottled or canned beer.
· Wines by the glass or bottle.
· A range of regularly consumed sprits.
· Bottled water & soft drink
Bottle Shop
The establishment will include a 50 square bottle shop to the east side of the building.
The bottle shop will carry usual lines of liquor namely beer, wine & spirits and will be serviced via a separate access to the rest of the establishment and a separate attendant & cash register.
Entertainment
Entertainment will include numerous large screen TVs, digital music players and a pool table
The occasional live acoustic act (1 or 2 piece maximum) will perform on Friday or Saturday nights. They would perform indoors, and we envisage that this would be limited to about 6 times per year.
We will introduce a novel concept of playlist menu, where patrons can select five songs from a menu of iTunes playlists. Royalties will be managed in accordance with copyright law.
Accommodation
The facility does not provide for accommodation.
Planning Approval
The General Licence is being sought prior to seeking Planning Approval from the Meander Valley Council (MVC).
We are confident that Planning Approval will be granted because:
· The site is zoned “Business” with the intent of “…providing community or business services in defined activity centers”. Moreover, “Licensed Establishment” and “Restaurant” are specifically referred to in tables within the “Business” zone sections of the Meander Valley Planning Scheme 1995.
· Common planning issues for the MVC are car parking, access, and landscaping. This development provides for ample access and car-parking as well as extensive landscaping.
· Traffic volumes created by the bar and café will be less than the volumes of its last existing use, namely a service, grocery store, take-away outlet and mechanical repair workshop.
· A stand-alone bar/café/bottleshop development is proposed, not a stratum style development where the other shops might attract under 18 target markets.
Best Interests of the Community
The proposed Facility is in the best interest’s of the community because currently there is not a bar/café/bottleshop in central Hadspen.
The Facility will provide a central place for the Hadspen community to gather for a drink, to dine, for entertainment, for clubs to meet and people to socialize.
The 2,000 people of Hadspen are deserving of such a Facility.
Growing Population
Hadspen has a population of approximately 2,000 people.
In recent years with the subdivision of Winton Fields, Hadspen Park Drive & Winifred Jane Crescent, Hadspen has become a popular area for new and used home buyers alike offering attractive and affordable housing just 12 minutes drive from Launceston or a convenient drive for those that work in nearby areas in the Meander valley.
This year the population is set to grow further with 60 blocks being developed in Cook St, about an eight minute walk from the proposed Facility.
The Meander Valley Council is encouraging in-fill development of which there is extensive in-fill development in Main Street.
As soon as the town’s “in fill development” requirement is met , there are at least three land owners who intend to subdivide large areas on the south side of Hadspen.
As one of the owners of this land, I can confirm that it is certainly the intention.
In short the current population of 2,000 would adequately support the proposed establishment, yet in the next few years Hadspen is likely to grow to around 2,300 people, and when the south side of Hadspen can be developed, the population could easily grow to 3,000 people.