Gosford east rising – special report

Gosford East Developments - Locations not exact. See map reference in report.Gosford East Developments - Locations not exact. See map reference in report.

Point Frederick has always been a sought-after address in Gosford, but it is currently undergoing a transformation, spurred on by its inclusion in the Gosford City Centre bonus height and floor space provisions for developers from 2014 to 2016.

Before the Central Coast Regional Plan 2036, the former Gosford Council had a master plan for the city that identified targeted areas for residential growth to achieve an increase of 10,000 persons in 6,000 dwellings by the year 2031. As a result of parts of Point Frederick being included in the City Centre, the quiet and leafy streets of the narrow peninsula are being transformed into a modern medium density residential area. In fact, the development controls introduced by the former Gosford Council have meant that areas like Point Frederick’s built forms are consistent with, or even greater than, those permitted in most equivalent Sydney metropolitan centres, or within Newcastle.

Many of the residential developments, featured in the fourth part of our series on the revitalisation of Gosford City, have been built on consolidated single dwelling allotments. This area is within walking distance to the Gosford Sailing Club, St Joseph’s Girls’ Catholic College and St Edwards Christian Brothers Boys’ School, and Gosford Olympic Swimming Pool. The area is well-serviced by buses which give it connectivity to East Gosford and Erina, and to the CBD and inter-city trains.

The main zonings are B4 mixed use and R1 general residential, but for developments lodged up until April 2016, a 30 per cent height and floor space bonus was available. Several applications between 2014 and 2018 have attracted widespread opposition from the community for being too bulky and over-scaled, hence restricting visual access to Brisbane Water, which has been one of the traditional charms of this neighbourhood. However, the developments, with some amendments, have been given consent by Council or the Joint Regional Planning Panel.

Coast Community News has looked at 12 new residential and mixed-use developments, worth over $250m that will create more than 350 new homes in the city.

        1. 177 to 179 Albany St, Point Frederick
        2. 142 to 144 Albany St, Point Frederick
        3. The Albany 148A Albany St, Point Frederick
        4. 7 to 9 Lynn Ave, Point Frederick
        5. Bonython Waters 63 to 65 Masons Pde, Point Frederick
        6. 49 Masons Pde, Point Frederick
        7. 62 to 64 Henry Parry Dve
        8. 79-87 Henry Parry Dve and 86 John Whiteway Dve
        9. 3 to 5 Lynn Ave, Point Frederick
        10. 13 Lynn Ave, Point Frederick
        11. 17 York St, Point Frederick
        12. 31 Masons Pde, Point Frederick

 

      1. 177 to 179 Albany St, Point Frederick, 8-10 Duke St and 4 Auburn St, Point Frederick Residential Flat Building, three towers, 101 units DA49564/2016 Value: $36.4m Owned by: Point Frederick Real Pty Ltd.
        177 to 179 Albany St

        177 to 179 Albany St, Point Frederick (Click for map)

        This three-tower residential flat development was approved by the Joint Regional Planning Panel in November 2017. The total number of units was reduced from 111 to 101. The original development application attracted over 100 submissions and the amended plans also resulted in 58 submissions. The site, zoned R1 General Residential, had a total area of 5,114 square metres. The accommodation provided in the five-storey residential development that was finally approved by the JRPP, ranged from studio to three-bedroom apartments in three buildings, over two basement car parking levels for 150 vehicles. Access is from both Duke and Auburn Sts. The original application lodged was for 111 apartments in 6-7 storey buildings, over 6 lots, but as a result of public submissions and meetings with Council, the applicant submitted amended plans reducing the height and number of residential apartments to essentially a complying development on height and floor space. The amended plans included an additional lot, at 181 Albany St, which was previously isolated by the original development proposal. The older-style two storey houses on the block were progressively demolished under a separate complying development certificate.
        The JRPP initially deferred its decision and called for two buildings to be moved westwards to achieve a minimum eastern side setback to Building B of 7.5m to the edge of balconies on levels 1-4, and 8.5m to the edge of the balcony at Level 5. It also called for revised basement and landscaping plans, revision to the balustrades, and consideration of screening/materials along the eastern elevation of Buildings B and C, to consider and ameliorate privacy impacts on adjoining land to the east, details to ameliorate noise and smell impacts from the driveway to Auburn St to neighbouring properties to the east. The changes were minimal and had the effect of increasing setbacks to neighbours, increasing landscaping and deep soil, which will reduce impacts on adjoining development. “The issues raised in public submissions are addressed by the amended plans or do not justify refusal of the proposal,” the JRPP concluded.
        “The contention raised in submissions, that the road system cannot cater for the traffic generated by this and other developments in the area, is not supported by the traffic report and comments from the RMS. “The impact of overlooking of the adjoining properties can be addressed by the provision of planter boxes and/or privacy screens. “At ground level, there is significant landscaping along the boundaries to protect privacy and amenity. “The potential constraints of the site have been assessed and it is considered that the site is suitable for the proposed development. “It is considered that the proposed development will complement the locality and meet the desired future character of the area,” the JRPP report concluded.

      2. 142 to 144 Albany St, Point Frederick Residential Flat Building DA48653/2015 Value: $19.9m Owned by: Point Frederick Central Pty Ltd. The site at 142-144 Albany St is approximately 3,147 square metres with a frontage of approximately 40 metres.

        142 to 144 Albany St, Point
        Frederick. (Click for map)

        The proposed development will involve the construction of 47 three-bedroom units over seven levels, 80 car spaces, including six stacked spaces, split over two levels, and associated landscaping and facilities to service the proposed apartments. The building will generally have eight units per level, apart from the lower ground, ground and penthouse level. The building has been architecturally designed to accommodate the best design for the site, considering views, privacy and location. The use of long units, with breaks between, allow for maximum light and cross ventilation, as well as green walls and a reduced overall floor plate. The building has been purposely located to the Albany St frontage of site, instead of spreading the development to the rear, to allow for a consistent development pattern and retention of a large landscaped, deep soil planting area for communal open space. The development has taken advantage of bonus provisions made for maximum building height and floor space for Gosford City Centre from 2014 to 2016.

      3. The Albany 148A Albany St, Point Frederick (11 to 15 York St) DA46270/2014 Value: $12.2m Owned by: Northfi eld Properties Pty Ltd.  

        148A Albany St, Point Frederick (click for map)

        This development saw the demolition of three dwelling houses and the erection of a 54-unit residential flat building on the corner of York and Albany St. The application was lodged, and consent granted, in 2014, for the construction of the six storey building containing 54 apartments with 59 basement parking spaces. The development site comprised a consolidation of three residential allotments. The site is located on the corner of York and Albany Sts, which occupies a rectangular shaped area of some 1,530 square metres. The composition of dwellings in the building includes four studio apartments, 21 one bedroom apartments and 29 two-bedroom apartments. The building includes 64 parking spaces within the basement, eight of which are suitable for people with a disability, along with four motorcycle and 20 bicycle spaces.

      4. 7 to 9 Lynn Ave, Point Frederick Residential Flat Building DA49551/2016 Value: $10.9m Owned by: Point Frederick Lifestyle Pty Ltd. 

        7 to 9 Lynn Ave, Point Frederick (click for map)

        The development will include 29 two and three-bedroom units over six storeys, and two basement levels of parking. The building has been designed in direct response to the nature of the site and to respect viewing, solar access and privacy rights to existing developments. The internal configuration of the building will be 26 car spaces, three motorcycle spaces, 15 bicycle spaces, storage space and garbage room on the basement level. The ground floor will include 19 car spaces (underground), storage space, and one two bedroom unit. Floors one to four will each include four two-bedroom units and two three-bedroom units. The fifth floor will include a two two-bedroom unit and a three-bedroom unit, and the sixth floor will have two three bedroom units.

      5. Bonython Waters 63 to 65 Masons Pde, Point Frederick DA47055/2015 Value: $9.6m Owned by: Bonython Property Investments. 

        63 to 65 Masons Pde, Point Frederick (click for map)

        The development application for a six-storey, mixed-use development comprising a ground floor restaurant and 28 residential units over a basement level of parking, was approved by Council in May, 2015, for a period of two years. In March, 2017, the developer, Bonython Waters Pty Ltd, applied to Council for an extension of the consent period, and that extension is due to expire in May, 2018, but the developer has confirmed that commencement has been achieved. Four Section 96 amendments to the original application have also been approved by Central Coast Council. The latest, in July, 2017, was to allow staged demolition of the existing buildings on the site. The residential component includes four one-bedroom units, 22 two-bedroom units and two three-bedroom units. The restaurant has a gross floor area of 303 square metres. Vehicle access is provided from Shortland St and underground parking is provided for 44 cars, subject to conditions. The consent was modified on 23 March, 2017, by one floor level, increasing the number of residential units from 28 to 33, increasing the restaurant floor area to 304 square metres, additional commercial floor space at ground level of 155 square metres, and increasing the basement car parking spaces from 44 to 67, by provision of car lifts in some spaces. The amended consent was also to make way for construction of additional on-street car parking spaces and roadworks in Masons Pde. Current development on the site is a single storey commercial premise that contained Montis Seafood, and a bicycle and air conditioning business. The Bonython Property Investments website refers to this property as “a stunning collection of generously proportioned waterfront apartment residences, unlike any other on the Central Coast”.

      6. 49 Masons Pde, Point Frederick Residential Flat Building DA47050/2015 Value: $9.05m Owned by: Silver Stallion Pty Ltd. 

        49 Masons Pde, Point Frederick (click for map)

        This development application was lodged with the former Gosford Council in January, 2015, and determined in the Land and Environment Court in April, 2017. Around 270 submissions were received from members of the community, but the Land and Environment Court (LEC) found in favour of the developer. The LEC accepted amended plans and gave permission for a residential flat building comprising 18 units. In its refusal, Gosford Council stated that the proposal exceeded maximum height limits, didn’t meet design excellence requirements, did not comply with controls for setbacks, site coverage, separation and overshadowing of adjoining properties, privacy, amenity and outlook of adjoining properties. The applicant requested a review of Council’s decision based on amended designs which comprised of the construction of two five storey residential flat buildings accommodating 24 units, two levels of basement parking accommodating 26 car spaces and accessed via a car lift from the Masons Pde frontage. Further amendments were agreed to through the LEC process, which resulted in a reduction of units to 18. A construction certificate has not been issued since the LEC decision.

      7. 62 to 64 Henry Parry Dve, Gosford Residential Flat Building DA 44654/2013 Value: $8.9m Owned by: I R Burl. 

        62 to 64 Henry Parry Dve Gosford (click for map)

        This application was originally approved by Gosford Council in January, 2014, but was referred back to Council in December, 2015, when a Section 96 amendment application was received. Since then, the applicant has asked for and been granted, a three-year extension to achieve project commencement, so the consent now expires in December, 2018. The land zoned B4 is subject to the Gosford City Centre S94A Contribution Plan Based on the state of the site, it appears that the developer did achieve commencement, but work appears to have stalled.

      8. The Waterview Apartments 79-87 Henry Parry Dve and 86 John Whiteway Dve, Gosford DA15517/2002 Owned by: Gosford Property Developments Value: $6.75m.

        79-87 Henry Parry Dve Gosford (click for map)

        One of Gosford’s most easily recognised eye-sores, this 7,067 square metre hole in the ground has been in the development pipeline since 2002. It has been owned by various developers who have, since 2002, made 11 Section 96 applications to amend Gosford Council’s consent. Council, and the community, are stuck with the hole in the ground because the project, in one of its forms, has been commenced. Buyers who paid deposits “off the plan” have started a facebook page to share information. In 2017, the developer, Gosford Property Developments, was looking for a new buyer for the site, according to the facebook page. This development has a sorry history and there are no signs of building starting any time soon. A deferred commencement consent was granted by Gosford Council on September 16, 2002, and the developer was given 12 months to extinguish a redundant sewer and drainage easement, and lodge and have approved, an application to remove or relocate the sewer line. In January 2003, Council agreed to allow the sewer and drainage works to be done at the time of registration of a strata and subdivision plan. Other minor amendment was accepted in August, October and December, 2003, and January, 2004. Then in August, 2004, Gosford Council refused an application for another amendment that related to vehicular access, which Council said would have an “adverse impact on traffic safety at the location”. Progress stalled until February, 2006, when “operative consent” was given to the developer and considered valid for a period of five years, which would have taken it to September 16, 2007. Jump forward to October, 2009, when Gosford Council gave part consent and part refusal to an amended DA. Council’s independent development and environment panel decided that parts of the latest proposal would increase non-compliance with building height and density, and a reduction in water views from adjoining properties, but other modifications were deemed minor and accepted by Council. In June, 2010, the Land and Environment Court gave permission for an additional unit. The next application to modify the consent was lodged with Council in August, 2011, to amend the parking layout to allow additional car parking spaces as well as minor amendments to lifts, stairs and storage area. The consent was amended again in 2014, and as a result of the 2010 amendments to take the total number of units to 62, the consent was current to June, 2016. By 2014, the development had physically commenced, the site excavated and pilings constructed, which meant that the Council’s consent had an open-ended expiry date by that time. The 2014 proposal to increase the number of units was again approved. The last application to modify the development consent was lodged in September, 2015, and approved by Gosford Council as one of its last acts before being dismissed by the NSW Government in May, 2016. The final proposal increased the total number of units to 96, over as many as seven levels, following which there was an initial flurry of activity with new fencing and signage erected at the site, but it has once again fallen into decay and stagnation, as investors wait for news. The sunset clause in their contracts allows their deposits to be refunded at the end of 2018.

      9. 3 to 5 Lynn Ave, Point Frederick Residential flat building DA47091/2015 Value: $6.4m Owned by: C A Maroon. 

        3 to 5 Lynn Ave, Point Frederick (click for map)

        Consent for this development came from the NSW Land and Environment Court, after it was refused by Gosford Council in December, 2015. The proposal is for a six-level flat building, including 20 residences, and incorporating a heritage home into the design. Gosford Council’s 2015 refusal was based on the bulk and scale of the proposed development, its lack of integration with the heritage item and the impact on the amenity of surrounding residents

      10. 13 Lynn Ave, Point Frederick Residential Flat Building DA48710/2015 Value: $6.2m Owned by: Central Element Property Development.

        13 Lynn Ave, Point Frederick (click for map)

        The former Gosford Council approved this development in May, 2016, but because it was submitted prior to April, 2016, it was able to take advantage of bonus provisions for height and floor space ratio as part of the former Council’s push to regenerate the city. Prior to redevelopment, the 733 square metre site contained a weatherboard house with brick foundations. The redevelopment involved the construction of 20 units over six levels, including four one-bedroom units, 12 two bedroom units; and four three bedroom units. The design also provided for 25 car spaces split over two levels and associated landscaping and facilities to service the proposed apartments. The proposal included parking for cars, bicycles and motorbikes, waste storage and handling areas, and appropriate open space and landscaping. Accessible units were provided for in the design.

      11. 17 York St, Point Frederick Residential flat building DA49583/2016 Value: $4m Owned by: TM, NH and BH Vo.

        17 York St, Point Frederick (click for map)

        The project was approved under delegation on April 11. It will include demolition of existing structures and construction of a five-storey residential apartment building including two levels of basement parking, a mechanical deck carpark and landscaping. The flat building will include 12 two-bedroom apartments and one five-bedroom penthouse. The building will have 24 car parking spaces across two levels of basement car parking, which includes provision for six car stackers for use by residents in apartments four to 15.

      12. 31 Masons Pde, Point Frederick Multi-dwelling housing DA49561/2016 Value: $2.2m Owned by: MG Vale.

        31 Masons Pde, Point
        Frederick (click for map)

        This application was for a three-storey, three-unit residential flat building, located within the Gosford City Centre. The site is located on the east side of Masons Pde, and runs through to Lynn Ave at the rear. The property shares a common boundary with multi-dwelling developments to the north and south. Two out of the three three bedroom units have access from Lynn Ave, and one unit has access from Masons Pde Double garages are provided to all units. Council’s DCP makes provision for potential zero side and rear setbacks in the B4 Mixed Use zone to the street frontage height (10.5m – 16m). The capacity for such zero setbacks is considered to be limited, however, and would normally be suited to commercial uses on B4 zoned land close to the commercial core, ie along Mann St, where adjoining sites are also built to the side boundary for commercial development or are likely to be in the future. The proposed side and rear setbacks are below the DCP requirements, but however they are considered to be acceptable in this case.

Sources: Gosford DA Tracker, May 4 to 7 Central Coast Council Jackie Pearson, journalist

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