Panel approves dual occupancy after design changes
The Central Coast Council Local Planning Panel has approved a development application for an attached "side by side" dual occupancy at 23 Bangalow St, Ettalong, at its December 14 meeting.
The Panel had previously refused the application at its meeting in August.
The December meeting considered an application for review of the determination was made under Section 8.2 of the Environmental Planning and Assessment Act 1979.
The applicant had amended the proposal and provided revised architectural and landscape plans, a written response to reasons for refusal within an updated Statement of Environmental Effects and revised documentation addressing the changes to the design, including Basix/assessor certificates, stormwater management plan and swept turning paths.
The application was required to be considered by the Panel because the Panel had determined the previous application.
Three submission had been received about the revisions.
They mostly focussed on loss of privacy to neighbouring properties.
The architectural drawings transitioned through several revisions culminating in Revision D which was the approved version.
Amendments at Revision C included a reduction in floor space ratio to comply with the planning provisions, and an increase in front setback of ground level and first floor level and reduction in the size of balconies.
They also included an increase to side setbacks and articulation of the building at first floor level, as well as privacy screens to rear courtyard areas and between first floor rear deck areas.
Revision D saw a further minor reduction in floor space ratio, and a further Increase in front setback of ground level and first floor level to comply with development controls and to provide a setback consistent with adjacent properties.
A living area was removed from the first floor and replaced by a bedroom with further decrease in width of first floor balconies to 1.14m at site frontage to mitigate privacy impacts to adjoining properties.
Revision D also added privacy screens to first floor covered rear deck to mitigate privacy impacts to adjoining properties, and an "improved streetscape presentation" by modifications to the design and appearance of the building and decrease in height of the front fence.
The footprint of the proposal was modified as the dwellings were no longer offset.
It added a stepped ground floor level, a decrease in size of ground floor rear deck and lowering of the courtyards to existing ground level to avoid retaining walls and fill in rear courtyard areas.
There was an increase in landscaped area and improved stormwater infiltration with the reduced building footprint.
The Panel assessment stated that "The cumulative impact of the non-compliances of the application considered by the Panel have been addressed by the amendments to the design of the development evident by the Revision D plans.
"The amended design is a terrace style design that provides accessible street frontage for both dwellings with private courtyards at the rear with rear vehicle access.
"This is consistent with the trend to similar terrace style dual occupancies on the Peninsula and is an important variation to housing options.
"The amended front alignment of the development is consistent with the front building alignment of the adjacent developments.
"The proposal is consistent with the objectives of the zone by virtue of the amended design of the proposal and compliance with the relevant development controls (other than the single storey garage located at the rear laneway).
"The bulk and scale of the built form is suitable for the site and local context, due to the compliance with provisions for height, setbacks, floor space ratio, site coverage, landscape area and deep soil zones, building articulation and variation in building materials.
"The amended proposal demonstrates best practice in the design of a dual occupancy that does not result in unreasonable environmental amenity impacts."
SOURCE:
Local Planning Panel item 3.3, 14 Dec 2023
DA/1776/2022, 23 Central Coast Council