Subdivision proposed in Killcare Heights

Subdivision proposed in Killcare HeightsSubdivision proposed in Killcare Heights

Plans to subdivide five lots of land on Maitland Bay Dr, Killcare Heights, have been submitted to Central Coast Council.

Consultants working for the developer, SJH Planning and Design said that, if approved, the two-stage subdivision would “generate, via a Planning Agreement, additional cash contributions to the Coastal Open
Space System, be neutral in terms of environmental impact, and optimise the rural small holdings potential of the land.

“The land is identified as a Deferred Matter under the Gosford Local Environmental Plan 2014,”

SJH Planning and Design wrote in its Statement of Environmental Effects submitted to Council in support of the proposal.

“The whole of the land is Zoned 7(c2) Conservation and Scenic Protection (Scenic Protection – Rural Small Holdings) under the terms of Interim Development Order No. 122,” it said.

The proposed lot sizes represent a “minor departure of the one hectare minimum” lot size required under IDO122.

However, according to the consultant, that departure “can be accommodated by the appropriate application of State Environmental Planning Policy No. 1”.

The lots that would be created if the subdivision goes ahead would be, for stage 1, 933 square metres and 1.9 hectares, and for stage 2, 933 square metres, 986 square metres and 943 square metres.

The applicants are the current owners of the land and have recently received consent for Development Application 53604/2018.

“That application relied on expert sub-consultant reports in relation to matters which remain relevant with respect to this application including Preliminary Site Investigation for contamination, bushfire assessment, on-site effluent disposal assessment, water cycle management plan,
waste management plan and survey.

“We conclude that there is adequate and appropriate scope to create three opportunities for rural small holdings development,” the consultant said.

Physical inspection and a desktop audit of maps published by Central Coast Council of identified land constraints reveal that the land has subdivision potential, noting in particular the site’s capacity to absorb additional building investments into the existing natural and built and environment without detriment and consistency of the proposal in terms of the desired local character.

The interim development order included “bonus” provisions resulting in a public benefit.

“The land’s potential is able to be effected now and without delay, subject to the Council’s employment of its necessary (delegated) authority and/or with the concurrence of the Department of Planning under State Environmental Planning Policy No. 1 to vary, where necessary, development standards to achieve the optimum, rational, orderly and economic use of land. Such action is consistent with the Urban Edge
Investigations,” the consultant said.

“An On-Site Effluent Disposal Assessment Report demonstrates that there is sufficient scope within the curtilage of each of the proposed three lots [in stage 1] to accommodate on-site sewer management.” The site comprises an area of 2.861 hectare. It has been used for intensive nursery operations.

“It is recognised and identified as part of the descriptor within the existing character of Killcare Heights a being part of a cluster of large residential lots (which is opposite on the northern side of Maitland Bay Drive) partially cleared with redevelopment potential for rural residential purposes.

“The Proponent’s instructions to pursue this application in two (2) stages highlighted the overriding considerations to optimise the lands rural residential capacity and protect and preserve its integral landscape qualities.

“The current approval sought and obtained under Development Application No. 53604/2018 while offering certain protection of landscape did not achieve the optimum yield.

“Rural residential development as is proposed will result in better management of roadside vegetation resulting in improved sight distance from vehicles entering or exiting either or both of the driveways.

“Subdivision as is proposed to create two (2) additional rural residential home sites does not compromise the function of the land as a buffer or transition between the conservation and urban areas.

“The subdivision arrangements adopted ensure that future housing sites will afford appropriate discrete separation enabling development on and within the proposed lots to be effected consistent with the management of the aesthetic and scenic values without compromising the scenically attractive setting, nor creating uneconomic demand for services.

“We conclude that the benefit of additional housing sites executed in accordance with the statutory provisions which apply, together with monetary contribution generated by bonus lot “mechanics” results also in a public benefit.

“The proposed vacant lots will provide for future development consistent with the Rural Small Holdings 7(c2) Zone subject to appropriate merit assessment of future applications having regard to the well-established
and consistently applied planning controls including those associated with Gosford Development Control Plan 2013.

“The proposal has manageable impact with respect to vegetation removal; provides for development in the clearings within the proposed vacant lots and is effectively neutral in terms of scenic value and natural habitats given the absorption capacity of the site being screened from view from public places.

“The proposal is entirely consistent with the existing and likely future rural residential development provided for and as expected in accordance with the published 7(c2) Zone Objectives and the long-established practice of Council in its execution of statutory and policy controls with respect to Rural Small Holdings development,” the consultant concluded.

SOURCE: DA54249/2018, 4 May 2018 Gosford DA Tracker, Central Coast council

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