Application to erect five townhouses on two lots

A development application has been lodged for the erection of five town houses in Booker Bay.

They would be built on two combined lots with a total of 1259 square metres that currently contain single-dwelling houses and ancillary structures.

The land is relatively flat, not bushfire prone or within a heritage conservation area, according to a statement of environmental effects provided by Clarke Dowdle and Associates.

"The surrounding residential development is characterised by primarily medium density housing and an eclectic blend of one and two storey dwellings ranging from modest, post-war design to houses of a contemporary appearance," the statement said.

The application seeks to demolish the existing buildings, consolidate the lots and erect five town houses with front courtyard fencing.

Vehicular access is proposed via a central driveway to separate garages provided for each unit.

According to the statement of environmental effects, "The multi-unit housing building design would not result in any adverse environmental, amenity, social or economic impacts to the site and surrounding area."

The proposed density increase is, according to the statement, "commensurate with the locality and the land use zoning" and aligned to the Central Coast Regional Strategy.

The application, doesn't entirely comply when assessed against prescriptive measures outlined in the Gosford Development Control Plan 2013 chapter 3.3 for multi-unit housing and residential flat buildings and chapter 7.1 car parking.

However, the statement of environmental effects said: "When taking into account the site context, Woy Woy, Umina, Ettalong and the Peninsula locale, the proposal is essentially the same as what has been established historically and more recently under the current GDCP 2013."

The statement included a list of recent approvals of multi-unit development with the same design scale, height, setbacks, site cover and parking.

"Council in its planning assessment have conceded that the prescriptive requirements outlined within the Multi-Unit Housing and Residential Flat Buildings Chapter are unrealistic for medium density development to occur within the Peninsula area.

"Rather the assessment of town house and villa style development has been taken into account the context of what is been established and recently been approved by council," the statement said.

In terms of the application's non-compliance with setbacks, the report said: "The design of the development would allow sufficient boundary setbacks to alleviate visual amenity, privacy and overshadowing impacts to the adjoining properties within the medium density residential zone.

"The proposed setbacks would allow the incorporation of appropriate private open space areas behind courtyard fencing that would have direct access to the living areas of each dwelling with appropriate solar access.

"The allotment adjoins a rear unnamed lane and as such the siting of the rear garages would not be detrimental to the visual amenity in relation to the adjoining allotments and to the streetscape.

"The proposal would be commensurate the scale and design of multi-unit development in the medium density zone and would allow an appropriate area for the perimeter landscaping treatment as outlined within the objectives of the setbacks clause.

"The design and siting of the villas meet the overarching objectives of the setbacks clause and is considered acceptable for the medium density residential zone".

The statement justified the DA's parking shortfall in terms of the site's proximity to public transport, recreational facilities, shops and schools as warranting lower parking rate requirements.

"The site is located in an area that has unrestricted on-street parking that is safely available within immediate proximity of the development.

"Telopea St and Bogan Rd would cater for some off-street parking without congesting the street.

"The proposal meets the objectives of the DCP and would be consistent with the intensity of residential development that has been established in the area."

Development application, 25 Jul 2016

DA50316/2016, Central Coast Council