New housing planned for Peninsula

Over 30 per cent of new housing in the Gosford local government area is expected to be located in and around the three Peninsula centres of Woy Woy, Ettalong and Umina, according to a report about Gosford's new planning scheme.

The report written by Gosford Council's planning staff described the new draft local environment plan (LEP), which was previously known as the Comprehensive LEP or Citywide LEP.

Both the Gosford Regional City Centre and the three Peninsula Centres were expected to bare the brunt of new housing, at over 82 per cent in total.

The aim was reiterated throughout council's report.

The report stated: "All future urban development will occur through increased density within the defined urban footprint with over 82 per cent of new housing expected to be located in and around the Regional City Centre and the three Peninsula centres."

It stated that the 82 per cent would be housed in medium to high density housing located within 800 metres of the existing major railway stations of Gosford and Woy Woy, or within 400 metres of existing bus routes that connect with those railway stations.

Council officers stated that the directions and provisions adopted by council in the Peninsula Urban Directions Strategy (PUDS) were implemented in the draft LEP.

They stated that: "This means increased density of development surrounding centres with an emphasis on in-town housing in the centres.

"An altered mix of medium density housing forms will result, including subdivisible dual occupancy in the outlying and more isolated medium density areas of Umina, as outlined in PUDS.

"A new form of medium density housing (based upon PUDS garden apartments) has been developed which addresses the issues raised over time by the community and development industry regarding urban design and amenity.

"The LEP will provide the option for a new form of development which will result in improved urban and living outcomes, with the incentive of increased dwelling yields where larger lots are developed.

"The new forms of medium density require a minimum area of 750 square metres, hence in many cases amalgamation of two lots is required.

"Land so zoned may be developed in the same manner as currently occurs with villa or townhouse-type multi-dwelling development, or where higher unit yields are sought it may be developed with the new form of garden apartments with basement car parking.

"In this regard, developers can respond to the market with their chosen product."

Council officers also noted that there was expected to be a growing development of seniors housing in the form of self-contained houses, and more hostel and nursing homes were needed.

Officers also stated that a proportion of adaptable housing was also required to meet the housing needs of an ageing population, and hence would be required in a proportion of medium density housing.

Officers claimed that medium density housing also addressed affordable housing needs by providing more housing on serviced land, thus reducing land costs.

A range of sizes would provide housing variety.

It would be located conveniently to services, facilities, employment centres and public transport.

"The city's future residential growth will be focussed around the major urban centres of Gosford, the Regional City Centre, and Woy Woy Peninsula's three major centres," the officers stated.

Council officers suggested that the plan would help the environment.

Mixed development at the major proposed population centres would provide new employment as well as retail and commercial services within walking and cycling distance of residential development.

Increased employment near major transport nodes such as Woy Woy would reduce the dependence on cars for the increasing population, they claimed.

Council agenda ENV.41, 6 May 2008