Application to realign boundaries

Central Coast Council has received an application to realign the boundaries of two lots in Ettalong.

An application to resubdivide 1091 square metres of land between Ocean View Rd and Lance Webb Reserve in Ettalong has been lodged with the Council.

Located at 306 and 308 Ocean View Rd, the site has two existing lots with an area of 269 square metres and 823 square metres respectively.

One lot currently has a single storey residence and the other a single storey residential flat building containing four units.

According to a Statement of Environmental Effects lodged with the application, the site currently contains several ancillary buildings and no substantial vegetation.

The statement said the proposed development would involve the new subdivision of the existing lots into Torrens Subdivision.

Demolition was required to remove all existing structures, and this would be addressed in the future development stages, the statement said.

"The proposal of a subdivided lot is consistent with the built character of the locality, which is made up of predominately mixed-density dual occupancies on subdivided lots.

"The existing character is predominately of mixed-density residential dwellings with beachfront views with battle-axe developments providing a variety of dual occupancies dwellings.

"The residential dwellings are situated between local access points to beach front reserve.

"The existing character provides a range of architectural styles from single storey timber framed buildings, with verandas, new larger two storey brick dwellings with extensive balconies, older post-war style bungalows, and townhouse developments which are orientated towards waterfront views.

"Lots towards the beach frontage were typically long and narrow.

"Over time these lots have been subdivided and are now battleaxe as is consistent with medium density and general residential housing requirements.

"Under the provisions of the Gosford Local Environment Plan 2014 the site is zoned R1 General Residential."

According to the Statement of Environmental Effects the proposal does not comply with the LEP in terms of the minimum general residential lot size of 550 square metres.

One lot would fail to meet the minimum lot size standard by 39 per cent or 210 square metres, according to the statement.

However, the applicant, ADG Architects, argued that: "The variation meets the objectives of clause 4.1 through ensuring future character of the area is met, and within the public's interest for an orderly waterfront site.

"The variation also meets the zone's objectives to provide affordable housing to the community with various dwellings being proposed.

"Compliance with the subdivision standard is not considered necessary in this instance for the following reasons.

"The subdivision provides a better use of the site in terms of adjoining neighbours and future site lines.

"The variation provides better economic use of the site in terms of future development for a residential flat building or dwelling which will be consistent with the street frontage in terms of bulk, scale and design."

The applicant argued that the variation from the LEP should be supported because: the development will provide quality urban form through articulation to the street frontage through the proposed residential flat building; suitable solar access and minimal impact to adjoining neighbours; does not obstruct view corridors and provides a better outcome in terms of overshadowing and privacy.

"The proposed subdivision creates two lots that are similar to what is already on site ensuring amenity to future neighbours.

"No significant overshadowing, privacy or view loss will affect adjoining neighbours.

"This assessment confirms the development will contribute to the Ettalong area through: providing better economic use of the site through improved allocation of subdivision parcels and articulated future development opportunities; consistency with built environment and local character; economic and social gains; maintaining view corridors; and a similar subdivision which is sympathetic to the adjoining neighbours.

"The proposal is analogous to the public interest and expectations of the Ettalong locality, and thus should be supported," the statement concluded.

Website, 10 Nov 2016

Central Coast Council DA Tracker, 011.2016.00051024.001