Proposal to build six units

A $1.8 million proposal has been received by Central Coast Council to build six units at 5 to 7 Osborne Ave, Umina.

The proposal is non-compliant with local planning controls for height (3.5 per cent), floor space ratio (nine per cent), setbacks and outdoor space (around 27 per cent for two of the units).

The total site area of the combined residential blocks is 1348 square metres.

Two existing single storey, timber framed, clad dwellings and outbuildings are to be demolished and removed along with all existing vegetation on the land.

None of the vegetation was described as "significant" in the consultant's report submitted to Council in support of the proposal.

"In terms of carparking, double garaging (and, in the case of Unit Three and Four, garage and carport), on-site parking for 12 vehicles is provided.

"The subject land is zoned R1 General Residential via the Gosford LEP zoning map and multi dwelling housing is permissible.

"The development satisfies the zone objectives in providing for a variety of housing types taking optimum advantage of the beach suburb location being within walking distance of not only the retail and service facilities of the Umina CBD and Umina Beach reserve," the consultant's report said.

The absolute maximum height above natural ground would be 8.79m; 0.29m over the 8.5 limit or about 3.5 per cent.

"The variation to height control causes absolutely no impact either on or off-site with respect to privacy or overshadowing and, accordingly, it is anticipated that the Council will support the variation required," the report said.

The proposed multi-dwelling housing development has parking "not at basement level" on a site greater than 1000 square metres so the permissible Floor Space Ratio is 0.6:1

The site area and total gross floor area of 885 square metres produces a FSR of 0.656:1.

"The marginally greater than permitted FSR is a result of generous inclusions at first floor level, enhancing the 'liveability' of the proposed dwelling without detriment with respect to ground level access and open space, landscaping, utility space, vehicular access and manoeuvring and on-site stormwater management.

"The approximate nine per cent variation to the FSR development standard is thus justified," the consultant said.

"It is an undoubtedly a high standard project that is advanced by the proponents; a project that incorporates private pools (in two units)...; private and accessible courtyards to each of the proposed dwellings; internal floor plan arrangements including generous and well-lit voids vertically connecting ground and first floor levels with attached and secure car parking.

"The level of non-compliance from statutory height controls is 'de minimis' arising only where an existing depression within the ancient sand dune structure causes the localised numerical departure.

"The departure does not result nor manifest any off-site impacts and the variation is justified and permissible within the provisions of Clause 4.6 of the Gosford Local Environmental Plan 2014," the consultant said.

The proposal also fails to comply with setbacks, however, according to the consultant, "few, if any multi-unit housing projects of the nature proposed within the Central Coast LGA achieve strict compliance with the preferred setbacks advocated by the DCP.

"Those adopted do not compromise outdoor recreation space, privacy or amenity either for the residents or neighbours but rather, provide for and accommodate integrated utility and recreation opportunities together with the ability to accommodate deep soil planting to provide 'leafy surrounds' while providing functional outdoor space for each of the units.

"Units 1, 2, 5 and 6 have compliant open space significantly in excess of the requirements in terms of area and dimension.

"Acknowledging the need to produce a variety of housing types has directed the proponents to incorporate at least two units identifiable and marketable as 'lock it and leave'; a form of townhouse accommodation that facilitates empty nester and-or active semi-retired individuals who are able to benefit by extended periods of absence with minimal maintenance of their principle place of residence.

"Units Three and Four have been specifically designed to provide that particular variety of housing."

The resulting courtyard spaces have shortfalls of 26.2 per cent and 27.2 per cent respectively but, according to the consultant, "are specifically intended to provide adequate and appropriate utility and recreational-alfresco space with minimal maintenance requirements".

SOURCE:

DA55206/2018, 20 Sep 2018

Gosford DA Tracker, Central Coast Council