Pre-DA Submission

the subject site

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> ⚠️ Note to customer — no proposal description was supplied. This submission has been drafted on the assumption that the proposal is the demolition of an existing dwelling and construction of a new two-storey dwelling house on the subject lot. If your proposal differs materially (e.g. dual occupancy, secondary dwelling, alterations and additions, commercial use), the planning context and questions will change. Please confirm the proposal before forwarding this document to Council.

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Section 1 — Submission Details

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Section 2 — The Applicant and Property

Applicant's role: The applicant is the owner of the subject property. \[Assumption — verify\]

Property details:

• Address: the subject site
• Lot area: To be confirmed \[Assumption — verify against deposited plan and survey; coastal lots in this street vary\]
• Frontage: approximately 15–18 m to the subject site \[Assumption — verify against survey\]
• Orientation: the lot fronts the subject site; rear boundary orientation to be confirmed against survey \[Assumption — verify\]
• Topography: Wamberal is a low-lying coastal suburb adjacent to Wamberal Lagoon and Wamberal Beach. The lot is likely to be broadly flat with possible minor localised fall \[Assumption — verify against survey and Council flood mapping\]

Title encumbrances: Title encumbrances (easements, covenants, building envelopes) are not yet confirmed. A full title search is to be obtained prior to lodgement and any encumbrances disclosed in the DA. \[Assumption — verify against title search\]

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Section 3 — The Proposal

The following built-form parameters are preliminary assumptions for the purpose of structuring this pre-DA briefing. They are not fixed design commitments.

Concept architectural drawings, if available, will be attached as a separate enclosure. At the time of this submission, no formal concept drawings have been finalised. \[Assumption — insert drawings if available\]

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Section 4 — Planning Context

Applicable LEP

Central Coast Local Environmental Plan 2022 (CCLEP 2022) is the operative instrument.

Zone: The subject land is assumed to be zoned R2 Low Density Residential under the CCLEP 2022. \Assumption — verify on Central Coast Spatial Viewer at [https://mapinfo.centralcoast.nsw.gov.au\]

Permissibility: A dwelling house is permissible with consent in the R2 Low Density Residential zone under the CCLEP 2022. \[Assumption — verify Land Use Table in CCLEP 2022\]

Key CCLEP 2022 development standards:

Applicable DCP

Central Coast Development Control Plan 2022 (CCDCP 2022) applies. The following chapters are likely engaged:

• Chapter 1 — General Provisions (objectives, merit assessment, notification)
• Chapter 2.1 — Residential Development (setbacks, site coverage, height, deep soil, landscaping, privacy, solar access, car parking)
• Chapter 3.1 — Coastal Management — likely engaged given the proximity of the site to Wamberal Beach and Wamberal Lagoon \[Assumption — verify against Council's Coastal Zone Map\]
• Chapter 4.2 — Flood Risk — likely engaged; see hazards below \[Assumption — verify\]

Applicable SEPPs

Hazards

Coastal hazard: Wamberal is one of the most acutely coastal-hazard-affected localities on the Central Coast. Properties in and near the subject site may be subject to:

• Coastal erosion and recession hazard (Wamberal Beach has a well-documented erosion history)
• Coastal inundation hazard (from Wamberal Lagoon and/or ocean overtopping)
• Coastal environment area (CEA) and/or coastal use area (CUA) designations under the Coastal Management SEPP

Bushfire: Wamberal is not typically a high-bushfire-risk locality. A Bushfire Attack Level (BAL) assessment is not anticipated to be required \[Assumption — verify against NSW Rural Fire Service Hazard Map\].

Heritage: No heritage listing of the subject property is anticipated \[Assumption — verify against CCLEP 2022 Schedule 5 Heritage Map and Section 10.7 Certificate\]. No known proximity to a State Heritage Register item. \[Assumption — verify\]

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Section 5 — Issues and Questions for Council

The following questions are the agenda for the pre-DA meeting. We ask the Council planner to address each in turn.

5.1 Coastal Hazard and Permissibility

• Can Council confirm whether the subject property is mapped within a Coastal Environment Area (CEA) and/or Coastal Use Area (CUA) under the Resilience and Hazards SEPP 2021, and what the implications are for a new dwelling house?
• Does Council consider a new two-storey dwelling house permissible in principle on this lot given any coastal hazard affectation, or would the coastal hazard preclude development (either in whole or without a specific coastal risk assessment)?
• What coastal engineering or risk assessment reports does Council require at DA lodgement? Is a site-specific coastal hazard study required, or will a desktop Flood Risk Assessment suffice?
• Is the site identified in any current or draft Coastal Management Program (CMP) that may affect the planning pathway?

5.2 Flood Risk

• Is the subject lot affected by a Flood Planning Level (FPL) under Council's flood risk mapping? If so, what is the applicable FPL (AHD) and what minimum finished floor level (FFL) will Council require?
• Is there any constraint on the structural form of the dwelling (e.g. slab-on-ground versus raised timber floor) given any flood affectation?

5.3 LEP Height and FSR

• Can Council confirm the mapped maximum building height at this property (Height of Buildings Map) and the maximum FSR (Floor Space Ratio Map) under the CCLEP 2022?
• If the preliminary built form (assumed two storeys, approx. 8.5 m) approaches or exceeds the LEP height standard, can Council indicate its general disposition toward a Clause 4.6 variation request in this zone and locality? Is there any Council policy or practice note on Clause 4.6 variations for coastal R2 lots?

5.4 DCP Setbacks and Site Coverage

• Can Council confirm the DCP front, side, and rear setback requirements for the R2 zone and this lot configuration? Are there any site-specific setback requirements arising from the coastal or flood hazard overlay?
• What is the maximum permissible site coverage under the CCDCP 2022 for a lot of this size?
• What are the deep-soil zone and landscaping area requirements, and how are these calculated for a lot of this size?

5.5 Demolition of Existing Dwelling

• Does Council require any additional assessment or reports prior to demolition consent (e.g. asbestos survey, waste management plan)?
• Is the demolition to be lodged as part of the DA or as a separate application?

5.6 Notification and Advertising

• Will the proposal be required to be publicly notified? If so, for what period and what is the standard neighbour notification radius?
• Are any adjoining owners likely to raise specific objection issues (e.g. on the basis of the coastal setting) that Council anticipates?

5.7 Referrals

• Will the application require referral to any external agencies? Specifically: NSW Department of Planning, Housing and Infrastructure (coastal hazard), Council's internal coastal / flooding specialist, or any infrastructure authority?
• Is a Section 138 Roads Act approval required in connection with the driveway or kerb and gutter?

5.8 Local Planning Panel

• Does this proposal trigger referral to the Central Coast Local Planning Panel? (For example, on account of coastal hazard, an objection threshold, or variation magnitude if Clause 4.6 is required?)

5.9 Lodgement Requirements — Specialist Reports

• What specialist reports does Council require to accompany the DA? We anticipate the following may be required — can Council confirm and add to this list:

5.10 DA Fees and Processing

• Can Council provide an indicative DA application fee for a new dwelling house of approximately $300,000–$600,000 estimated construction cost? \[Assumption on cost — verify against preliminary quantity survey or builder estimate\]
• What is the current indicative processing time for a Category 1 residential DA of this type at this office?

Section 6 — Documents Attached

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Section 7 — Next Steps

Meeting: The applicant requests a pre-DA meeting with Council's development planner and, if possible, a coastal/flooding specialist given the likely hazard issues identified above. The meeting is to be held at Council's Gosford or Wyong offices or via video conference.

Attendees (applicant side): The applicant and their planner/architect will attend. \[Confirm names before sending\]

Attendees (council — requested): Development Assessment planner, plus if available: coastal hazards officer / flooding engineer.

Follow-up: Following the meeting, the applicant's planner will circulate meeting notes to Council within 48 hours for Council's confirmation. This is not a formal record but is intended to assist both parties in proceeding to DA preparation.

Preferred DA lodgement timing: Subject to positive pre-DA outcomes, the applicant targets DA lodgement within \[insert preferred timeframe — e.g. 3–4 months\] of the pre-DA meeting.

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> Important disclaimer — Pre-DA advice is not binding. Advice provided at a pre-DA meeting does not constitute a formal determination and does not bind Central Coast Council in its assessment of any subsequent Development Application. The applicant should not commit to final design or construction contracts on the basis of pre-DA advice alone.

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Prepared by Perry Town Planning NSW | Draft for client review and correction prior to submission to Central Coast Council.

Sources & legislation

Every claim in this report is grounded in the following authoritative documents. Click any link to read the in-force version directly.

• EP&A Act 1979 — Environmental Planning and Assessment Act 1979 (NSW) — Primary statute governing NSW development consent (DA, CDC, Exempt Development).
• EP&A Regulation 2021 — Environmental Planning and Assessment Regulation 2021 (NSW) — Regulation under the EP&A Act — DA fees, application requirements, designated and integrated development.
• Codes SEPP 2008 — State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 — Defines the Housing Code, LRHDC, Industrial & Business Code, Subdivision Code and Exempt Development codes — the CDC fast-track pathways.
• Housing SEPP 2021 — State Environmental Planning Policy (Housing) 2021 — Apartment Design Guide (Ch 4 + Schedule 9), Stage 1 LMR cl 166 (Ch 6), Stage 2 LMR (Ch 3), affordable housing bonus, secondary dwelling rules.
• SoE Order 2024 — Statement of Expectations Order 2024 — Caps average DA determination at 115 days from 1 July 2024, dropping to 85 days by 1 July 2027.
• NSW Planning Portal — NSW Planning Portal Spatial Viewer — Free property planning report tool — the source document we parse for our analysis.
• Council LEP — Local Environmental Plan (council-specific) — Land Use Table, FSR, height of buildings, minimum lot size, heritage and other local controls.