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Collapse Issue 389 - 21 Mar 2016Issue 389 - 21 Mar 2016
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Council approves additions to dwelling

A development application for additions to a dwelling, along with a new garage, decks and an inclinator in Orange Grove Rd, Booker Bay, has been approved by Gosford Council, subject to conditions.

Council received 13 public submissions relating to the application for additions to the low-density, 601 square metre residential property.

The site is on the south eastern side of Orange Grove Rd with the rear boundary having direct Brisbane Water frontage.

"The topography is steep to very steep, falling 16 metres from the road frontage to the rear boundary," according to a staff report submitted to the March 8 ordinary meeting of Gosford Council.

"The site contains a two-storey brick and tile house with a garage located below the road level accessed via a very steep driveway," the report said.

"There is an existing stair down to the rear boundary where there is a boat shed partially within the property and partially extending over the waterway.

"There is also a timber jetty extending into the waterway.

The proposed development included: a double garage constructed over the existing garage at road level; existing garage converted into rooms; steep driveway adapted to provide private open space; addition to the front elevation of an extended entry area; rationalising existing internal layout; extending existing living area and family room; construction of new upper and lower decks on the water side of the house; and installation of an inclinator to access the waterfront from the house.

Submissions received by council in relation to the development were concerned with its proposed height, building envelope, overshadowing, privacy and view loss, all of which have been addressed, according to Gosford Council.

The subject property falls within the coastal zone, as defined by maps issued by the NSW Department of Planning and Environment.

"The relevant matters have been considered in the assessment of this application and are considered consistent with the stated aims and objectives," the report to council said.

"The proposed development does not have a significant impact on the amenity of the foreshore or cause any significant loss of views from a public place to the foreshore," was one of the conclusions made about the application in relation to its coastal zone consequences.

In terms of the development's compliance with Gosford Development Control Plan 2013, the report found that it did not comply with front setback minimums, with car parking or some height restrictions but did comply with all other controls.

In relation to front setback, the report to council concluded: "It is noted that, due to the topography of this section of Orange Grove Rd, there are many structures located closer to the road boundary than the six metre building line adopted by the Development Control Plan.

"The view along the street frontage and to water frontage is very limited due to existing development and there are many examples of car accommodation constructed forward of the building line.

"Having regard to the existing streetscape and many existing structures forward of the building line within the immediate vicinity of the site, the proposed setback is considered reasonable."

As for car parking: "It would be difficult to widen the garage to strictly comply with the six metre internal clear width.

"The variation is minor and strict compliance would be unreasonable in the circumstances."

The northern side height variations were found to be reasonable but the plans proposed substantial non-compliance with the building envelope on the southern side elevation but the applicant amended their plans to comply with the building envelope.

The report acknowledged the proposed development would have "an impact on views from the adjoining property from the side balcony area across the side boundary.

"However, the best views obtained from the rear deck will not be affected as the proposed development is setback behind the line of the adjoining deck.

"Consequently it is considered that the development is consistent with the planning principles for view sharing as the main views from the adjoining property are unaffected."





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