A similar proposal was put forward in 2013 and withdrawn. Since that time the number of trees and canopy cover has been reduced by half as Planning for Bushfire Protection, making what was a reasonable vegetation corridor less viable for permanent habitat but still useful for foraging for local wildlife.
The proposed development has taken into consideration some the issues that had been raised previously and is now proposing 11 three-storey, two 2-storey and 9 single storey dwellings.
The application states “it is a development that provides a mix of housing types that allows families and individuals requiring smaller housing to reflect their individual circumstance, to relocate within their community and remain close to family, friends and employment. This increases social and community cohesion”.
If you have lived in the Coal Point-Carey Bay area in the bushland setting that dominates
A community meeting of concerned residents identified the following issues:
- Privacy of adjacent preschool, neighbours and aged care is compromised by elevated dwellings overlooking backyards with minimal setbacks of 1-1.74m in places on the northern boundary.
- The bulk, scale and size of the design is out of context with the single storey residential bushland community aesthetic in the area. There is little effort made to protect the existing vegetation and maintain the density, scale and spacing of the existing community character. The low-rise residential-bushland character, which makes the area desirable, is being used as a selling point, yet the development does little to retain these values.
- The proposed 3-storey units will set a precedent within the medium density zoning that will compromise the community character of the neighbourhood.
- There is an absence of any communal space to support the children of new families to play in safety, or the gathering of the residents in communal activities.
- Of the 72 trees originally on the site only 8 are to proposed be retained, 7 on the southern border to provide a foraging corridor and one on the northern boundary. The majority of the bushland aesthetic is being gained from the adjacent neighbour’s yards and landscaping.
- The potential for denning and breeding habitat of the Squirrel glider, a threatened species, is discounted.
- The landscaping design is ambitious and will not achieve the desired balance of built and vegetation form, especially on the northern boundary due to the landscaped area being only 1-2m wide. The heavily redacted landscape plans make it very difficult to assess the overall landscaping design.
- There are concerns for the health of adjacent neighbours trees and shrubs’ root zone being impacted upon by the installation of the stormwater pipe that circumnavigates the site, less that 1m from the boundary in places.
- Concern for the capacity of the existing stormwater pipe to cope with the runoff generated by the predominantly hard surfaces and how the subsurface flow from the natural catchment and shallow groundwater in the central gully will be able to exit the site. There were three different site sizes quoted within the documentation ranging from 7387m2 in the vegetation plan to 5958m in the stormwater plan, along with references to 6145m2 and 6257m2.
- Oversupply of car parking spaces at the expense of landscaping or trees that could be retained, 38.5 required and yet 45 provided.
- The overstated benefit to the local businesses at the Carey Bay Shopping village as 8 of the identified business beneficiaries are no longer operating.
- The short-term impacts on neighbours, particularly the preschool, during construction has the potential to be deeply distressing to young people and compromise the quality service and safety currently being offered.
- The long-term impacts of increased traffic on the access road will compromise the safety and peaceful environment in which the preschool currently operates, the increased traffic entering and exiting the site onto Laycock street is an additional safety hazard for children arriving at and leaving the centre.
- The proposal states “it is unlikely to be significantly impacted by rising temperatures causing a greater risk of bushfire given the distance the site is from the nearest bushfire hazard”, however half of the vegetation has been removed from the site in the name of protection from bushfire.
- The Nationwide House Energy Rating indicates 15 of the 22 units will have below 5 energy ratings, with four dwellings having rating of 6. This is an inadequate response to rising temperatures and the associated heating and cooling costs associated with climate change. Retaining mature vegetation provides immediate shade and is insurance against extreme heat.
- Aims to retain a foraging corridor and provide three nest boxes, along with a landscaping plan that includes foraging foods for local fauna.
- Has proposed a bio filtration system to address nutrient laden runoff.
- In the concluding paragraph of the proponents Statement of Environmental Effects it is stated that the development can be carried out … without acceptable impacts upon the natural environment.
There is the potential for the land at Carey Bay to be inspirational living that raises the bar on sustainability and aspires to the 2050 vision that council is professing.
It is Council’s duty to ensure their vision is realised and the development application reflects that vision.
If you would like to support a better outcome please consider making a submission on DA1865/2017 in the next week to LMCC, Box 1906, HRMC NSW 2310, council@lakemac.nsw.gov.au. There is a letter available on the CPPA website, or use the Chronicle content above, the due date is 10/11/17, next Friday. -->
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