The development application prepared by PPlan states: "The proposed dwelling will include five bedrooms, four bathrooms, open plan living-kitchen-dining with several other internal living spaces."

"The proposed roof form will consist of mostly skillion roof forms with a pitch of two degrees."

The application is not compliant with planning provisions, with a proposed height of 10.251 metres well above the permitted maximum of 8.5 metres.

The application includes notes from a pre-lodgement meeting with council planners.

The notes stated that the Council staff considered that the height and extensive excavation and fill requirements constituted an "over-development".

They said that it could "cause issues unless it can be demonstrated how the development has been designed in accordance with the sloping topography of the land and measures have been provided to assist with privacy and overshadowing".

The council planners recommended "that the applicant reviews the previously approved developments on this site to understand the kind of bulk and scale Council would likely consider for the site."

The application states: "The subject site is a standard lot with an area 716 square metres with a dimension of 10 metres by 38 metres and is zoned as R2 Low Density Residential.

"Aerial imagery shows that the premises has been vacant historically."

The site slopes down from Bay View Cres and, according to the application, averages 34 per cent (18.78 degrees).

The application states that "a dwelling was approved at 9 Bay View Cres which also exceed the maximum 8500mm height requirement".

"The dwelling exceeded the height requirement by approximately 1500mm, similar to that of the proposed dwelling for the subject premises".

The application claims that there is no floor space ratio control for this site and states that the ratio for the proposal is 0.75:1.

The setback of the double garage is also non-compliant with the requirement to be one metre behind the front setback.

The non-compliance is said to be caused by "site constraints".

The application states: "The site has a frontage of 10 metres to Bay View Cres, a partially sealed road.

"A new driveway is to be established centrally in the lot's frontage (for) dual car accommodation."

"The driveway will connect into Bay View Cres at the left had side with a width of 4380mm."

The engineering design shows the driveway connecting to an internal garage at the third level of the house at 1.8 metres above ground level, with a slope of 20.2 per cent (11.42 degrees).

In a sectional drawing labelled "worst scenario of proposed access path", the pedestrian access path is depicted at a height of 2.2 metres above ground level and with a maximum slope of 35 per cent (19.29 degrees).

The application states: "For the proposed dwelling to be established on the site, several components of cut and fill are required to step the dwelling down the sloping block."

The engineering drawings depict a network of retaining walls, with the entire southern boundary requiring retention.

According to tables showing dimensions of walls and footings, the maximum height retaining wall would be 3.4 metres.

A 51-page geotechnical report lists 10 precautionary measures to be taken during construction of the proposal and follow up activities.

The report also contains a list of specific queries and responses.

One of the queries is whether "downslope properties would benefit from the proposed eastern retaining wall".

The response is: "Unless site stormwater is diverted away from the downslope retaining wall entirely, it will not improve the stability of the downslope properties."

"Controlled water dispersion and management may provide a positive effect with respect to sediment flow."

The application claims: "As it is proposed, the dwelling is largely consistent with the requirements of the Central Coast Development Control Plan in particular parts 2.1 and 2.11.

"It is unlikely that the proposed development is to result in impacts to off-site amenity of adjoining premises."

However, submissions have already been lodged against the proposal by neighbours with concerns about the bulk and scale of this development, the lack of a stormwater management plan, the amount and size of earthworks destabilising the slope to the detriment of downslope properties, excessive over-shadowing and the lack of suitable shadow diagrams.

A closing date for submissions has not been posted on the council website.

SOURCE:

DA Tracker, 19 Jul 2024

DA/437/2024, Central Coast Council

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