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1. ??OBJECTION to the proposed development at 159 Raglan Street Mosman
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   Application Number 8.2012.196.1 (Mr David Cowling)
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   ????•“MORE LOVE” Bachelor Party Pad In Respectable Family Neighbourhood????•

   ??Considerations for Council

   1. Non-Compliance

   The allowable FSR for dwellings in this location under councils planning laws is 0.5. The
   existing FSR for the property at 159 Raglan Street is 0.73 which is already a substantial over-development. The proposed new development will see the FSR rise to 0.77. Again this is an even more significant over-development than Council allows for. The non-compliant FSR will greatly impact the local amenity, impose on neighbouring houses and create a greater building cluster closer to the existing boundary fences.
   The proposed Cabana size greatly exceeds Council’s requirements. The Council requirement for a structure of this nature is 20 m2. The proposal is to develop a Cabana of 28 m2... 40% in excess of the Council’s allowance.
   The back wall height exceeds the existing back boundary fence height by more than 20 cm. There will be a substantial loss of garden under this proposal. The already existing small garden area will be further reduced with the removal of existing mature trees.
   Council’s regulations also indicate that the pool area must have a 2 m setback from all boundaries.

   2. Overlook

   The applicant makes a range of allegations that his property is “overlooked” by neighbouring properties and seeks to further screen-off existing boundaries in order to increase concealment. Quite frankly, any privacy issues are exaggerated. The applicant’s property is nestled amongst four other properties in a respectable family neighbourhood block and this over-sensitivity to absolute privacy is unrealistic.

   3. Drainage

   The proposed flat roof of the Cabana does not appear to have appropriate drainage and may cause substantial water pooling. Currently, this area is not affected by any water pooling or poor drainage of storm water, due to Council’s tight oversight of the development of neighbouring properties.
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   ?4. Pollution

   There is a very substantial risk of party noise directly affecting my property as well as other properties that surround the proposed development. The Cabana will have audio and lighting facilities and the location of proposed development will direct noise towards our living room downstairs and bedrooms upstairs.

   The proposed “MORE LOVE” fountain and signage is offensive in its party/poolside context and suggests lewd behaviour and debauchery; totally out of place in a respectable family neighbourhood.

   5. Proposed Cabana – Habitable Dwelling

   The proposed Cabana is clearly a space that can be habitable with cooking and sleeping facilities and appears to be the construction of a habitable room and living quarters. There is a suggestion of a possible fireplace and chimney with no details of its location and construction and possible effects of smoke drifting into neighbouring properties by prevailing winds. This is especially concerning considering the relative roof height of the building at fence height.
   The proposal is a relocation and duplication of existing facilities to adjoin a rear boundary fence unnecessarily causing loss of amenity to neighbouring properties. The proposed structure exceeds what is allowable under existing Council regulations in every aspect of the development.

   Finally, the applicant has not seen fit to consult any neighbours to discuss his proposed development or its potential impact on their property. It is unfortunate that he has chosen this path rather than adopt a more harmonious and openhanded approach. This is the second time he has submitted the proposal without our prior knowledge. The first application was submitted just before Christmas on 16 December 2011 and rejected by council due to insufficient documentation. This second application has been timed to coincide with the election of a new council, school holidays and the sale of two adjoining and directly affected properties one of which is empty awaiting the new owners and the other also as yet not inhabited by its new owners.
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