Council rejects demolition proposal on heritage grounds
An application to demolish a single storey brick commercial building in Woy Woy, known as "Huckleberry Finn's", has been rejected on heritage grounds.
The building, at 24-28 The Boulevarde, is also to be recommended to the newly-elected Central Coast Council for heritage listing.
The assessment report stated: "The applicant submits that the proposed demolition of the existing structure occupying the site will allow for the commercial zoned land to be redeveloped in a manner which will contribute to the vibrant and diverse town centre.
"The applicant however has failed to demonstrate how this is envisaged through the submission of concept plans which gives regard to the existing and surrounding heritage buildings and elements within the streetscape so as to complement and build on the heritage theme.
"Therefore, insufficient information has been submitted to demonstrate how the proposed development satisfies the future development vision of the Woy Woy Town Centre, as prescribed by Part 4.2 Peninsula Centres of the Central Coast Development Control Plan 2022."
There were six detailed reasons given for refusal, five of them stating that "insufficient information" had been provided.
These included the "assessment of the structural condition of the building", "the cost of retention and bringing the structure into compliance with the BCA/NCC" and that due consideration had not been given to the "heritage significance" of this building.
The sixth reason for refusal was that "the proposed development is considered unsatisfactory with regards to impacts on the existing and future intended built environment, vision and historical significance and setting of the Woy Woy Town Centre."
There were five submissions objecting to the demolition and three in favour.
One of the objectors stated that it was "a clear case of demolition by neglect".
The report responded to these objections by quoting the Central Coast Council Heritage Study Review 2020 prepared by David Scobie Architects, May 2021.
"This review included the nomination of 50 individual sites, including 24-28 The Boulevarde, and provided a detailed assessment with regards to significance assessment and documentation consistent with the State Heritage Inventory system for selected places with a potential for listing on the Central Coast Local Environmental Plan 2022.
"The subject site is proposed to be listed in Schedule 5 of the CCLEP2022.
"The single storey brick building remains a rare example in the Woy Woy town centre of a traditional commercial building from the inter-war period, with a tall prominent facade in the parapet style designed for efficient retailing with support and storage facilities to the rear, and, despite the vacancy and loss of a verandah, is capable of interpretation and future conservation and adaptive re-use, while contributing to the character of similar buildings in the streetscape and vicinity.
"This shop was an oyster merchants shop known as Alderton's Fish Supply Shop in the late 1920s.
"More recently, it was a fish and chips shop.
"The remaining elements of the building are capable of interpretation as a prominent elevation for the business from the 1920s including the door and window openings, masonry facade and remnant joinery and tiling details."
The assessment report listed recommended actions including listing as built heritage, preparation of a conservation management strategy and seeking funding for eligible conservation works.
The assessment report also noted: "The property owner has objected to the proposed listing."
It stated: "Council's Heritage Officer has advised that the next steps with regards to the proposed listing, is to make a recommendation to Council on the nominations and proposed listings towards the end of 2024.
"Incoming Councillors will decide on the items and if they shall proceed to public exhibition and gateway via a planning proposal.
"Once the planning proposal is exhibited, Council considers the items Draft Heritage Items.
"The existing structure has been subject of much interest from the community for a long time, and thus the nomination."
An appeal against the refusal of DA/126/2024, submitted by the owner of the property, Bruce Kerr Pty Ltd, is currently in "pre-lodgement" status.
SOURCE:
DA Tracker, 25 Oct 2024
DA/126/2024, Central Coast Council