Developer argues multi-unit flat is 'relatively low density'

A $1.5 million six-unit residential flat building has been proposed for construction at 24 Edward St, Woy Woy.

The development complies with the Gosford Local Environmental Plan except for a minor increase in floor space ratio.

However, in terms of compliance with the Gosford Development Control Plan, the proposed building does not comply for parking, rear setbacks and neighbours' solar access.

The developer argued: "Multi-unit or villa development has become the dominant form of the residential accommodation within the R1 Medium Density Zone and thus it is considered that villa development can be still considered as essentially relatively low density development (when compared multi-storey development that is now becoming prevalent in the city centres) that allows suitable accommodation to cater for two and three bedroom dwellings to be erected on suburban sized allotments and be strata titled allowing appropriate tenure and separate titles to be established.

"The development would have the same scale, site cover and setbacks as what was recently approved development applications."

The lot is in an R1 General Residential zone, has an area of 752 square metres and is currently occupied by a single-dwelling house with a drive way to the Edward St road reserve.

The gross floor area of the proposed two-storey building would be 450 square metres whereas the existing single dwelling on the land has a gross floor area of 150 square metres.

The property also has rear access via an unnamed lane.

A report from Clark Dowdle and Associates supporting the proposed development said the site is within walking distance to Woy Woy town centre and train station.

"Vehicular access is proposed via a driveway running along the southern boundary accessing the Edward St road reserve as well as from the rear lane.

"The proposed multi-dwelling development includes front courtyard fencing that provide sufficient private open space areas and area to screen/store mobile waste collection bins away from the street and from the courtyard areas within the site," the report supporting the application said.

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

"The proposal entails increase in development density that is commensurate with the locality and the land use zoning.

"The proposal provides for additional dwellings within smaller households that is consistent with the built form that has been approved in the area.

"Given that the evolving form of medium density development has occurred in the locale the proposal is consistent with the established and evolving character of the immediate vicinity and surrounding area."

The subject site is within the Peninsula Geographic Unit in the Woy Woy-Umina Landscape Unit, described as "an extensively urbanised area of essentially flat land on sand sheets and sand dunes...with many older style dwellings, beach huts, beachcomber style shacks plus extensive more recent infill redevelopment.

The development objectives for the geographic unit state that higher density development can be supported in more central areas of the landscape unit subject to other physical constraints being adequately addressed.

According to the Clark Dowdle report: "The proposed multi-housing development is considered as minor scale development that merely seeks to upgrade the existing housing stock in the locality with additional density commensurate with the locality.

"Given the site is zoned as medium density residential the absorption capacity is considered as acceptable in this instance."

SOURCE:

DA54542/2018, 26 Jun 2018

Gosford DA Tracker, Central Coast Council