Update
A proposed new luxury apartment block in the heart of Cronulla has a mountain to climb to get approval after a damning council report.
The nine-level development, comprising ground floor shops and one apartment per floor above, as well as a rooftop swimming pool, would be built on a small, single block, at 18 Gerrale Street, on the corner of Cecil Monro Avenue, opposite The Cecil apartments.
An assessment report by council planning staff recommended the development application (DA), which was amended after initial objections, be refused.
Sutherland Shire Local Planning Panel is due to make a decision at a meeting on October 1.
The report said the proposal did not comply with the maximum building height and floor space ratio standards.
It also failed to meet guidelines on minimum building separation and side setbacks, and had the potential to result in unacceptable visual bulk, visual and aural privacy impacts as well as view loss for adjoining developments.
"It is considered that the proposed development will result in a built form that is excessive for the site and will set an undesirable precedent for future development in the area," the report said.
Dozens of objections were lodged, many from apartment owners in The Cecil, Breeze and The Belgrave, who will already lose views from the adjoining Ozone development, which was approved by the Land and Environment Court early this year.
Earlier story - March 29, 2019
A proposed luxury nine-level development with one unit per floor and a rooftop swimming pool is causing more grief for existing apartment owners in the heart of Cronulla.
The $7.5 million project is proposed for a small, single block, at 18 Gerrale Street, on the corner of Cecil Monro Avenue, opposite The Cecil apartments.
At present, the site is occupied by a two-storey block of units.
It comes on top of the contentious nearby Ozone development, which the Land and Environment Court is considering.
A widowed, 78-year-old resident of The Cecil simplified many more detailed objections to the Gerrale Street development application (DA) in a letter to Sutherland Shire Council.
"I feel the building is to high for the size of the land, it looks like a square box, too close to surrounding properties and looks out of character compared to other units nearby," the resident wrote.
"The impact on our building will be enormous, casting shadows during the day and residents on the south side will lose their afternoon sun all year round.
"We now have seven parking spots in Cecil Monroe Avenue, obviously they will all have to go.
"We have problems now trying to turn right into Gerrale street, people do not heed the sign, it's a nightmare now so what is it going to like if this DA goes through.
"The [basement parking] stacking system will have a great effect on us, Gerrale street will become a car park if the system fails due to malfunction or power failure. I feel our apartments will be drastically devalued in price."
The DA said the proposed nine and 10 storey building would comprise commercial spaces at ground level, with eight residential units and communal open space with pool above, and basement parking and storage levels.
"The unit configuration will consist of eight three-bedroom units, with one unit per level.," the DA said.
"Each dwelling within the development will be provided with private open space in the form of terrace(s).
"The building has been designed such that a high level of residential amenity can be achieved for each dwelling through maximising direct solar access and daylight, and allowing for natural ventilation at each level."
The DA said the proposed development "introduces a modern yet contextually responsive building form that will contribute to the provision of high quality building stock within the locality, while also minimising environmental impacts".
However, the development would exceed building height and floor space ratio requirements set out in the local environmental plan (LEP).
The rooftop communal open space would extend the maximum building height to 33.58 metres, which is over the 30 metre limit
Cecil Apartments strata management committee chairman Jim Flaherty said about 45 people attended a council information session to express their concerns.
Mr Flaherty said the applicant had revised earlier plans, which were also "roundly criticised" by local residents.
"The Leader reported on a proposed seven-storey boarding house at 11 Urunga Parade Miranda on a 590 square metre site in its July 18, 2018 edition," he said.
"The development proposed for 18 Gerrale Street seeks consent for a nine-storey building on a mere 450 square metre site - that is, two storeys more than the Miranda development on a 24 per cent smaller site."
Mr Flaherty said, in addition, the Gerrale Street DA breached the LEP building height and floor space ratio by 10 per cent and ignored most of the 2016 development control plan (DCP) merit requirements.
"The design principles in the DCP and the relevant State Environment Planning Policy (SEPP 65) are all but ignored in the pursuit of excessive height and floor area," he said.
"These planning instruments are meant to promote good design and protect neighborhood amenity.
"The DCP stipulates that any variation 'must result in a better outcome and meet the objectives of the DCP' ".
Mr Flaherty said the Gerrale Street development would:
- Not have the required separation from the existing building to the north.
- Not have the required separation from a proposed building to the east.
- Not provide a mix of accommodation types.
- Not comply with visitor parking policy or accommodate service vehicles on the site.
- Not comply with the council's waste collection policy.
- Not meet the SEPP 65 principles for bulk, scale, context and aesthetics.
Council planning staff will assess the DA before it goes to the Sutherland Shire Local Planning Panel for a decision.