GLEBE 2021
The Glebe
INTRODUCTION
It seems that the development at #7 which crowds two units on to a 300sqm site is detrimental to the value of the street which has Single House sites on the seaward side and denser Mixed Urban on the elevated side.
To benefit the whole, the multiple units on that side can all have great views and higher value living provided there is good planning.
NUMBER 9 POTENTIAL
The existing house is of good quality and great views and areas already exist to build new units at both front and back. Any replacement of this existing house with two new ones may be possible but is not necessary.
A driveway and services access already exists on the southern boundary. The existing house needs a small modification to make this possible to fully access the new rear site.
Other options
No height restriction exists on the rear boundary as Cook Street properties are a higher zoning.
In fact height can be the full 11 metres to within 1 metre of the rear boundary
The serviced driveway could be used to make development of #11 easier for that owner.
If fully utilised #11 could use this concession to add one extra unit to its site as the first third from its frontage is severely constrained by the narrow frontage of 8 metres.
Any combination of sites would allow for easier height utilisation by both but is not essential for #9. All the benefits are for #11 and would be a valuable concession offered by #9 and based on services plus an extra unit.
Option Without #9 agreement #11 can build only within the rear 35 metres of footprint. A new driveway extension would require the turning from garaging to waste 3 metres of buildable space that would be available by any combination with #9.
The existing house has no future so site value only is involved.
Without benefits provided by #9 there is a very restricted opportunity to get full value from this site.
MARKET POSITION
It is noted that recent sales of double lots such as 53/55 Patons Road achieved much higher prices than the individual sites could have done.
Thus on this information, #9 and #11 in combination has real value.
The Glebe is highly desirable and needs to hold its position despite the inferior proposed #7 units.
