Tesrol plans resubmitted

Tesrol Holdings Pty Ltd have resubmitted a development application for a mixed residential and commercial premises on the corner of Memorial Ave and The Esplanade, opposite the Outrigger Resort, in Ettalong.

The 61-unit seven-storey proposal is on exhibition at Woy Woy Library and Gosford Council's administration building in Gosford from September 27 to October 18.

The new plans involve a reduction in the height of the development, an increase in setbacks and a decrease in density, compared to the previous plans, according to the application.

The new submission stated that it was "proposed to reduce the building height by two storeys for the tallest portion of the proposal on the northern part of the site" and "for the portion of the proposal located at the corner of the Esplanade and Memorial Ave".

This would lower the building from nine storeys to seven storeys and from five storeys to three storeys respectively.

It stated that a further reduction in height of one storey was provided by increased step backs and overall height to the southern part of the proposal, which would be reduced from six storeys to five storeys.

It stated that the provision of a clear building separation between the northern and southern portions of the development would further enhance the reduction in height and building mass.

It stated that improvements to set back had been achieved with several changes.

One change involved a three-metre-wide slot creating a separation between the northern and southern portions of the proposal along the Memorial Ave elevation.

Another change was an increased set back from around six metres to nine metres from the northern boundary "accommodating greater separation for any future development" as well as the opportunity to provide trees that could be grown in the equivalent of deep soil conditions.

A further change was an increase in separation between the "U" shaped parts of the proposal from an average of 10 metres to 15 metres "improving sunlight penetration and significantly improving visual privacy and access to views".

The application stated that the reduction in height and increase in set backs had meant a significant decrease in the floor space ratio when compared to the original proposal.

Apartment numbers had also been reduced from 89 in the original proposal to 61 in the current proposal.

It stated that "This reduction is considered to deliver an appropriate level of residential development that is compatible with (Peninsula Urban Design Strategy - PUDS) and confirmed as acceptable to council".

It also meant less of a need for upper levels of carparking which created "the opportunity to increase the amount of retail/commercial floor space".

The application noted improvements made in the proposal involving improvements to the amenity of residential apartments, the service laneway alignment, building modulation, landscape, public parking and access.

It stated "Furthermore the reconfiguration of the communal open space, the service lane and apartment planning, particularly in the lower levels and "U" shaped components of the scheme have resulted in significant improvements in amenity and aesthetic quality".

It also stated that the key areas of concern expressed by council had been "thoroughly addressed" and represented the applicants "consistently expressed desire to respond positively to council's detailed concerns".

The submission stated that while the proposed amendments "may have some reduction effect on projected economic stimulus" the benefits of increased density at levels compatible with the PUDS would create positive economic effects when put into the Ettalong Town Centre context.

The original proposal was prepared and lodged in March last year and included a Comprehensive Development Application Report prepared by the Kann Finch Group on behalf of Tesrol Ettalong Pty Ltd.

The Urban Design Review Panel had previously voiced concerns regarding the overall height of the development, privacy and solar access, visual quality of the service laneway, overall density of the development and view sharing.

The panel also noted the positive aspects of the development including building to boundary alignments, providing the main building mass to the northern and western edges in the proposed L-shaped footprint and the provision of a pedestrian lane way linking the beachfront and main shopping strip, according to the application.

Development Application, October 4 Kann Finch Group