Proposal for four 'gun-barrel' units in West St
Central Coast Council has received a development application for a "gun barrel" development of four two-storey dwellings at 168 West St, Umina Beach.
The application prepared by Clark Dowdle and Associates makes the assertion that "the multi-unit housing building design would not result in any adverse environmental, amenity, social or economic impacts to the site and surrounding area".
"The proposal entails increase in development density that is commensurate with the locality and the land use zoning."
There are several trees on and adjoining the site, which according to the landscape plan for the proposal are to be "retained and protected".
However on the architect's notification plans, there are five trees outlined in red with the legend "existing tree to be demolished".
Some of these coincide with trees labelled as "protected and retained" on the landscape plan.
One of the trees to be removed appears to be a large eucalyptus at the rear of the property.
The proposal is non compliant with planning provisions for setbacks and deep soil areas.
The west side and rear setbacks are non compliant, each being about a metre less than that required: 3.5 metres and six metres respectively.
Deep soil areas required for this site by the planning provisions are 402 square metres but only 266 square metres is proposed.
Although the application claims that all habitable rooms have the required minimum ceiling height of 2.7 metres, the elevations in the architects plans state that "Ground" is at RL 4.750 and "First" at RL 7.450 giving a total height between floors of 2.7 metres, not allowing for joists and precluding a ceiling height of 2.7 metres.
In attempted justification of the non-compliances, the application repeats a previous claim made by the planning consultants that the Council's former planning director Mr Scott Cox made a statement giving free reign to developers to encroach on setbacks.
The quoted statement does not appear to have been made by Mr Cox but was part of a planning assessment made in a different context.
In summary the application states: "The proposal would be commensurate the scale and design of multi-unit development within the medium density zone and would allow an appropriate area for the front and rear perimeter landscaping treatment as outlined within the objectives of the setbacks clause.
"The design and siting of the villas meet the overarching objectives of the setbacks clause and is considered acceptable for the medium density residential zone."
DA2144/2021 is open for written submissions until April 8.
SOURCE:
DA Tracker, 31 Mar 2022
DA2144, Central Coast Council