Planners recommend against Tesrol plans

A revised proposal by Tesrol for a seven-storey mixed residential and commercial building at Ettalong Beach is "not in the public interest", according to Gosford Council planners.

They have recommended that Council refuse the application.

Officers claimed the proposal was "not in the public interest" as it had the affect of rezoning of the site, and this had not been subject to proper public consultation.

Officers also stated that the height exceeded three storeys, which was out of character with the area as described in council's DCP159.

The revised proposal reduces the building height by two storeys and the number of residential units by 21, from 89 to 58, according to the planning staff report.

The proposal retained ground floor commercial space together with basement car parking.

Council officers stated that the proposed floor space area (FSR) for the current proposed development exceeded the current planning controls for the Ettalong Town Centre by 198 per cent, almost twice.

The proposal had been considered by a design review panel under the State's coastal protection policy (SEPP 71).

The panel called the 198 per cent variation to the development standard "excessive".

"The net result is a development that is not in keeping with the character and scale of the general development trends of the area," the panel stated.

"FSRs vary from zone to zone and are determined having regard to future desired densities for an area and following proper and extensive public participation.

"Variations to development standards of the magnitude proposed equate to a spot re-zoning of the land in question.

"In this instance, the applicant has been invited several times to lodge this application as a re-zoning application.

"The applicant has declined on each occasion."

Council officers complemented the proposal for providing improved retail amenity and upgrade to the streets surrounding the development site.

They also noted that the intention to extend the existing laneway to the foreshore area provided better pedestrian amenity from the town centre to the foreshore.

Officers stated that the proposed development failed to achieve a scale conducive to the desired character envisaged in the DCP.

However, it was close to the heights suggested in the Peninsula Urban Directions Strategy (PUDS).

Council officers stated, that although no height controls were applicable to 3(a) and 3(b) zones, DCP159 does indicate that development should have the appearance of a maximum of three storeys.

Officers concluded that the proposal represented "an overdevelopment of the subject site primarily due to the extent of departure from the Floor Space Ratio limitations required by Clause 29B of the Gosford Planning Scheme Ordinance (GPSO)".

They also stated that the proposal was inconsistent with the heights recommended in council's DCP159 (Character) as well as being inconsistent with the future heights proposed in PUDS.

The proposal, valued at over $10 million, is for the site at the corner of Memorial Ave and The Esplanade, Ettalong Beach.

Council agenda ENV.69, 2 Oct 2007