New proposal submitted for six-storey development
New plans have been submitted to Central Coast Council for a proposal for a $9.6 million six-storey building with 25 apartments at 227-233 Ocean View Rd, Ettalong.
The applicant, Jedaclew Pty Ltd, submitted a new proposal on December 24 to demolish the existing buildings and build the six-storey commercial and shop-top housing development.
A statement in support of the application outlined the changes including an increase in the site size from 1560 square metres to 1951 square metres following the purchase of the property at 233 Ocean View Rd and an extra three apartments to total 25.
There is an increase in building footprint from 1076 square metres to 1160 square metres, but this represented an improved overall floor space ratio.
Setbacks on the eastern and western boundaries have increased significantly and parking provisions have also improved, according to the statement.
The proposal involves the consolidation of four properties zoned B2 Local Centre under the area's main planning control, Gosford Local Environmental Plan 2014, and is in Ettalong Beach Town Centre within the Gosford Development Control Plan 2013.
Commercial and shop-top housing is permissible in this zone.
The commercial premises will be at street level and there will be five levels of apartments comprising 14 three-bedroom, five two-bedroom plus study, five two-bedroom and one one-bedroom apartment.
Some excavation will take place to accommodate one level of basement car parking comprising 32 residential, three commercial and four motorbike spaces, as well as secure storage lockers for 15 bicycles and two accessible spaces.
Jedaclew Pty Ltd is seeking approval of some variations to planning controls in relation to building height and boundary setbacks.
An Apartment Design Guide Compliance Report submitted by Ian Bassett and Partners said that the development generally complied but there were some variations.
It said that the maximum height of 17m, or five to six stories, was generally compliant but a proposed top floor unit, together with some parapets and a lift overrun and exhaust shafts exceeded the maximum building height.
"The proposed top floor unit is discrete and will not be visible from street level and have no impact on neighbouring sites or future developments," the report stated.
"The applicant seeks a minor concession in allowing these elements to extend slightly above the building height plane with little or no adverse impact on any adjoining property".
Other variations relate to side boundary setbacks, particularly about balconies, but the Statement of Environmental Effects states that consent should be given because "the objectives of State Environmental Planning Policy 65 have been met in terms of visual privacy with suitable privacy screens, highlight or frosted windows and balconies within recommended separation distances".
The Statement said that "to ascertain the building separation that Council might consider, this application points to the setbacks that were accepted for a recently approved mixed use development at 211-213 West St, Umina Beach (DA 52563/2017) in which the setback requirements were generally less".
On several occasions to make the applicant's point, the statement made comparisons to previous similar developments on the Peninsula when Central Coast Council had accepted variations from planning controls.
Entry and exit to the basement car parking will be via a six-metre-wide two-way driveway that runs along the eastern boundary from Ocean View Rd.
Waste collection from the site will be via a dedicated loading area, 11.5 metre long, along the side of the access driveway.
The garbage trucks will have to reverse into the loading dock from Ocean View Rd but will leave in a forward direction.
A Traffic Impact Assessment submitted by Seca Solutions concluded that the impact of extra vehicular activity from the development was "acceptable".
The assessment survey showed there were up to 4000 vehicles per day past the site but the road network operated well, with limited delays or congestion for existing road users, even in morning and afternoon peak periods, and only a small number of vehicles were observed to park in the vicinity along Ocean View Rd.
The traffic report said the projected increase in traffic flow movements from the development, of up to 250 vehicles per day, would be acceptable in the overall operation of Ocean View Rd and have minimal impact with delays or congestion at the nearby roundabout at The Esplanade and Ocean View Rd intersection.
DA Tracker, 13 Jan 2020
DA 57779/2019, Central Coast Council