North Gosford co-living plan refused over 14.5% lot-size variation and drainage gap

A proposed co-living development at 76 Hills Street, North Gosford, has been refused unanimously by the Central Coast Local Planning Panel after the applicant failed to justify a 14.5 per cent variation to the required lot size.

The application, DA/234/2026, included co-living housing and demolition of existing structures. The panel found it did not comply with the 800-square-metre minimum lot-size standard for co-living in an R1 General Residential zone.

The applicant sought to vary the standard by 116 square metres. The panel found the written request did not demonstrate that compliance was unreasonable or unnecessary, or that there were sufficient environmental planning grounds to support the variation.

The proposal also failed to demonstrate that the site could be adequately drained without an easement across 41A Dwyer Street. Written consent had not been provided by the owners of that property for a 1.5-metre-wide drainage easement benefiting 76 Hills Street.

The panel found the application had not adequately addressed potential impacts from earthworks and retaining structures, waste collection, on-site stormwater management, landscaping, deep soil and street trees.

Further information was also considered necessary about internal amenity in common living and open-space areas, overshadowing within the development and to adjoining properties, and lighting, safety and site management. The proposal was found unsatisfactory under the Gosford City Centre Development Control Plan 2018.

The refusal was made under section 4.16(1) of the Environmental Planning and Assessment Act 1979. The panel also found the proposal contrary to the public interest under section 4.15(1)(e) of the Act.

The North Gosford application was one of four development proposals refused by the panel on 17 September. The others were a licensed restaurant in North Avoca, an amended dwelling and pool proposal in Forresters Beach, and a childcare centre in Warnervale. The next Local Planning Panel meeting is scheduled for 22 October 2026.