Application lodged for three villas in Booker Bay

A development application has been lodged to build three villas on a 749 square metre residential block in Booker Bay.

The site, at 26 Bogan Rd, Booker Bay, currently contains a single dwelling house.

According to a Statement of Environmental Effects submitted to support the application, the land is surrounded by "medium density housing and an eclectic blend of one and two storey dwelling-houses, ranging from modest, post-war design to dwelling-houses of a contemporary appearance".

According to the statement, the application seeks consent for the demolition of existing dwellings and the erection of a multi-unit development entailing, two three-bedroom town houses and a single two-bedroom villa located to the rear of the site.

Access is proposed via a driveway running along the western boundary and separate garages are provided for each unit.

The proposed units include front courtyard fencing that provide sufficient areas to store mobile waste collection bins away from the street and from the courtyard areas within the site.

The proposed development complies with the Gosford Local Environmental Plan (GLEP) 2014 in terms of height and floor space.

It doesn't comply with the minimum lot size for multi-dwelling housing but falls short by only 0.0015 per cent.

The site is also identified as flood prone on Council maps.

According to the Statement: "The proposed development would be sited within a site with localised ponding only.

"Although the siting is not located within an overland flow path or storage area the building being a relatively small scale structure would not be detrimental to natural behaviour of the flood waters.

"The development would incorporate minimal disturbance to the natural surface levels with only approximately minor filling allowing flood waters to divert around the structure without impacting on the neighbouring properties.

"As such the development meet the overhang objectives of cl.7.2 Flood Planning and is considered acceptable in this instance," the Statement concluded.

The proposed side and rear setbacks of the multi-unit housing buildings do not comply with the prescriptive measures outlined within the setback clauses within the Development Control Plan.

According to the Statement: "The design of the development would allow sufficient boundary setbacks to alleviate visual amenity, privacy and overshadowing impacts to the adjoining properties.

"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.

"Subsequently 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 of Environmental Effects argued.

It concluded: "The proposed development is consistent with the objectives, planning strategies and controls applicable to the site.

"The proposal provides increased housing density which is well designed to meet residential needs and is commensurate with the character of the surrounding area."

Website, 9 Jan 2017

DA 51395/2017, Central Coast Council