Panel calls for less bulk

The Central Coast Design Review (SEPP 65) Panel has recommended the bulk of the building proposed in the rezoning application for the old Ettalong Memorial Club site be substantially reduced.

The panel has told Gosford Council that it favours the "alternative development scenario" proposed by Council planners over the proposal before the council, but that even the alternative does not go far enough.

It has recommended that the alternative be "studied and pursued" but that its volume be reduced by at least 30 per cent.

It has called for substantial public open space to be provided at the corner of Ocean View Dr and Memorial Ave - "no less in size than the square across the street".

It told Gosford Council: "A rezoning application with significant land use change for the site and major implications for Ettalong should also be subject to and informed by background studies."

These studies should cover transport and traffic, infrastructure capacity, geotechnical and hydrogeology matters and "view catchment".

A massing model should be prepared to allow the form and effect of the building to be more confidently assessed.

"Such a model should include the surrounding town centre at large, especially showing the intersection of Memorial Ave and Ocean View Rd as a whole," the panel stated.

The panel said that "more general envelopes should be provided for the site, with written minimum commitments".

"This would be better than specifying precise configurations" which were certain to need later amendment.

The panel said the design should be full compliant with SEPP 65 provisions and review procedures, "independent of what other procedures and practices may be put in place in the meantime".

The panel reiterated its view that the proposal before council was "a gross over-development".

"The proposed floor space ratio of 1.7:1 is clearly to great.

"It has resulted in a building envelope that is excessive in bulk, height and scale.

Council agenda EP.34, May 3