Application for eight townhouses

An application has been lodged to build a $1.6 million residential flat building at Booker Bay.

The building would consist of eight townhouses and would be located at 62 to 64 Webb Rd, Booker Bay.

The proposed multi-housing development would not comply with requirements in local planning codes for floor space ratio, car spaces, side boundaries, rear setbacks and articulation.

Existing dwellings and ancillary structures would be demolished, if the proposal was approved, and replaced by eight townhouses with front courtyard fencing.

Vehicular access would be via a central driveway to separate garages provided for each unit.

The flat 1252 square metre site is 27.43 metres wide, 45.72 metres long and has direct access to the public road reserve.

Development consultants Clarke Dowdle and Associates prepared a report in support of the proposal and argued that: "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 proposal entails an increase in development density that is commensurate with the locality and the land use zoning."

"The proposed development includes a well-considered multi-unit development that will entail the upgrading of older housing stock and would be commensurate with the evolving style and density of multi-unit development within the medium density zone within the Peninsula, generally east of Ocean Beach Rd and towards Woy Woy town centre," the consultant's statement in support of the development said.

"The proposal maintains reasonable levels of visual amenity for neighbouring properties, and the built form divides up the units to break up bulk and provide visual relief.

"The proposed side and rear setbacks, in particular the side and rear entail a minor noncompliance with the numerical measures outlined within the setback clauses within the DCP.

"Notwithstanding the non-compliance with the numerical measures, 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 front courtyard fencing that would have direct access to the living areas with appropriate solar access.

"The proposal would be commensurate the scale and design of multi-unit development within the medium density zone and would allow an appropriate area for the front and rear perimeter landscaping treatment.

"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 proposal would be commensurate with the building setbacks that have been recently approved, established and permitted in the Woy Woy Peninsula area.

"The proposal is essentially the same as what has been established historically and more recently under the current GDCP 2013."

The proposed multi-housing development would have an overall length of 35 metres which does not comply with the prescriptive 25 metre requirement.

"Notwithstanding the non-compliance with the numerical measure, the proposed multi-unit development would incorporate sufficient setbacks and breaks that would negate monotonous or symmetrical appearance when viewed from the adjacent premises that will be effectively addressed, given the irregular disposition of the windows, the varying roof forms," the consultant said.

Units 4 and 8 are also non-compliant for private open space but the consultant argued that "the proposal allows sufficient areas for soft landscaping areas and direct and accessible private open space from the dwellings that would enhance the connection to the outdoor areas from the living areas of the dwellings.

"The multi-unit housing would be located within walking distance of outdoor and indoor recreational facilities which allows for occupants to regularly participate in outdoor or social pursuits.

"The proposed garages provide 10 off-street parking spaces which does not comply with the numerical measure of 14 spaces (including visitor parking).

"Notwithstanding the numerical compliance, the site is located within immediate walking-cycling proximity of public transport, recreation facilities, shops and schools and therefore warrants lower parking rate requirements and subsequently to provide on-site visitor parking.

"The prescriptive parking rates are onerous when compared to other parking rates for other residential development (such as a three bedroom dwelling-house only requiring one parking space)."

DA54264/2018, 2 May 2018

Gosford DA Tracker, Central Coast Council