Monday, 10 October 2011

Gosford Controversial Major LEP changes Passed

On 01-06-2011 Gosford City Council has tonight adopted the Gosford Draft Local Environment Plan 2009 (DLEP) at an Extraordinary Council Meeting.









The plan has attracted high interest from all parts of the community over the past three years, receiving more than 1500 submissions during the public exhibition period.

The adopted plan will now be forwarded to the Department of Planning and Infrastructure for Ministerial approval.

That is the view of Central Coast Urban Development Institute member David Kettle who said abolishing dual occupancy and cluster housing in much of the city would create more housing issues.
“The council said it would look at an affordable housing strategy as part of the LEP, yet there is not one word in it about how this can be achieved,” Mr Kettle said.
“The council has abolished the ability to build dual occupancies in most of the city - except for those areas zoned for high-rise unit blocks.
“Yet the recently released Grattan Report has highlighted the fact that fewer Australians are wanting to live in high-rise apartment blocks.

“Many young families are unable to afford a detached home of their own.

“This move denies families the opportunity for land sharing.

“The new zoning prohibits dual occupancies but permits secondary dwellings up to 60sq m, which could provide a small granny flat at best - certainly not a residence suitable for a young family.

“Previously, second dwellings could have been anything up to 400sq m, dependent upon land ratios.” Mr Kettle said the council could have included multi-dwelling housing in the new R2 zone, which replaces the 2(a).
“Despite what has been said by the council, there is nothing in state legislation to prohibit multiple dwellings in the R2 zones,”

“The council is abolishing the very means of families obtaining the most affordable housing they can get. “High rise is the wrong way to go.”
Dual occupancies and cluster housing is also preferred by single parents and aged residents.



Mayor of Gosford City Councillor Laurie Maher praised the extensive work by Council staff in developing the LEP and also acknowledged the role of widespread community consultation and public exhibition as to why such a favourable result had been achieved for the City of Gosford.

GOSFORD City Council has abolished the right of home owners and investors to build dual occupancies and cluster housing, under a new local environment plan (LEP) awaiting state government approval.

Planners and developers say this will severely restrict the building of affordable housing, for which there is high demand from young families, single parents and the aged.

In the draft LEP, the council has deleted dual occupancies in areas now zoned 2(a) residential, which covers most of the low-rise suburban streets. They will also be banned in most rural zones where attached dual occupancies are now permitted.

A ''secondary'' dwelling will be allowed in 2(a) zones and some non-urban zones but will be limited to 60 square metres in size which, critics say, is not big enough to accommodate a family.

While dual occupancies cannot be subdivided in the Gosford local government area, they have proved popular as affordable rentals.
Other councils such as Wyong do allow strata subdivision of dual occupancies, which make them more attractive to first home buyers and investors.

Dual occupancies built in Gosford before 1995 can be subdivided under the current LEP but this, too, will be prohibited under the plan. Cluster housing has also been deleted from the LEP.

The council says it will not be permitted but planners say the definition has simply changed to ''multi-dwelling housing''.

A former chief town planner for the council, David Kettle, described it as a blow to affordable housing. ''There is no way the council can meet its housing targets under this LEP,'' he said.
Mr Kettle said the council could have included multi-dwelling housing in the new R2 zone, which replaces the 2(a).

The chief executive of the Urban Development Institute of Australia (NSW), Stephen Albin, said it was unusual for a council to withdraw existing development rights.

''The council presented the new LEP as a simple conversion of the previous LEP to comply with the government's standard LEP template,'' he said. ''That couldn't be further from the truth.''
The draft LEP would cause further blockages to housing production in an area already falling well behind its targets, he said.
''The Gosford draft residential strategy, which relies heavily on dual occupancies, calls for an average of 740 dwellings to be built over the next 20 years. Over the past five years, an average of just 445 have been built.
''Council says it can accommodate its housing targets through infill development but it has blocked the easiest and most economically viable type of infill development from the draft LEP.''

According to the council, the new LEP will help achieve the housing and employment targets in the state government's Central Coast Regional Strategy.

''The [strategy] acknowledged that most residential growth would be 'infill' medium density in existing areas, particularly in and around centres,'' the acting director of environment and planning, Gary Chestnut, said.

Secondary dwellings would be allowed in areas where dual occupancies were currently prohibited - the lagoon catchments of Wamberal, Terrigal, Cochrone and Avoca, plus Pearl Beach and Patonga, he said.

Articles from : homemate.com.au


Secondary dwellings allowed for Granny Flats

A ”secondary” dwelling will be allowed in 2(a) zones and some non-urban zones but will be limited to 60 square metres in size which, critics say, is not big enough to accommodate a family. The intent of this exception is the “granny flat” to allow an extended family with a small independent unit attached to the main residence.
Plan to prevent dual occupancies being subdivided.



Duplex owners will not be able to subdivide in the Gosford area, built for multiple family rental dwellings

While dual occupancies in Gosford cannot be subdivided in the Gosford local government area, duplexes have proved popular as affordable rentals. Investors and homeowners wanting a rental to supplement income would build these.
Dual Occupancies built in Gosford before 1995 can be subdivided under the current LEP but this, too, will be prohibited under the plan. Cluster housing has also been deleted from the LEP. The council says it will not be permitted but planners say the definition has simply changed to ”multi-dwelling housing”.

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Also new rules.
NOW, Gosford Council is proposing to eliminate "places of public worship" from the zones on which the Monasteries are located under its "Gosford Draft LEP 2009". This means that future development and expansion of the monasteries, including construction of new churches, is threatened and may not be permissible on monastery lands.

Local Churches have had to place the lands containing our two Monasteries in a Special Purposes Zone. This will ensure that the monasteries can continue to carry out their sacred task and to develop without the threat of being a “prohibited use”.

Download a copy of LEP
Download a copy of the DLEP 2009 (PDF file, 625kB)


and the DCP

Draft Development Control Plan (DDCP) 2009


To see LEP go to
http://www.gosford.nsw.gov.au/gis

source:smh