Shop-top housing proposal 'should be refused' - council
A proposed three-storey shop-top housing development in Ettalong containing ground floor retail floor space and parking and 12 residential units on the upper storeys should be refused, according to Central Coast Council planners.
The Local Planning Panel last week considered the proposal for 302-306 Ocean View Rd, adjoining Ferry Rd, prompted by the number of submissions received about it.
A council assessment gave 10 reasons for refusal.
"The proposal does not comply with the maximum height of building provisions.
"The proposal does not comply with the maximum floor space ratio provisions.
"The written request to vary the height and floor space ratio does not adequately demonstrate that compliance is unreasonable and unnecessary, that the objectives of the standard are achieved despite non-compliance and that there are sufficient environmental planning grounds to justify contravening the standard.
"The proposed development is not compatible with the character of the area."
The report said the proposal did not adequately address the design quality provisions for residential apartments.
It also did not adequately address the provisions of State coastal management policy.
"The proposal does not provide appropriately-designed accessible off-street parking for the residential component of the development.
"The development application does not adequately address waste management for the proposal.
"The site is not suitable for the proposed development."
The final reason, the report stated, was that "the proposal is not in the public interest."
It said the height and floor space ratio were not consistent with the objectives of the development standard or the zone.
"The proposal does not achieve a compatible bulk that is appropriate for the site and
it does not sufficiently integrate with the desired character of the area.
"The proposal does not achieve a harmonious relationship that is compatible with
adjoining land at the zone interface to land within the R1 zone."
The Local Planning Panel considered the application at its meeting on Thursday, October 28.
Objector Mr Peter Brell supported the council recommendation.
He spoke about the history of Ettalong and how it had developed over the years into a quaint little seaside town.
He said he was concerned that this character would soon be ruined forever by over-development.
He suggested the Council to carry out a "built-out analysis" to quantify the cumulative effect of current zoning and building regulations in the Ettalong area.
The applicant's planning consultant Mr Matthew Wales argued that the application should be approved, despite the Council recommendation.
Panel member Mr Greg Flynn questioned level differences between the new part of the building at the back and the existing component at the front that would be retained.
Mr Wales was asked about the design having no stairs or steps between the two, with access would solely be via lift.
He was also asked why the section drawings seemed to differ from the elevations.
Mr Wales responded that these were questions for the architect who was not available at the time.
The Panel had not announced its decision as Peninsula News went to press.
SOURCE:
DA59732, 28 Oct 2021
Agenda item 4, Local Planning Panel