BaptistCare Macquarie Park Masterplan

I am writing to express my serious objections to proposed BaptistCare Macquarie Park Masterplan. As a concerned citizen and stakeholder, I strongly believe that this masterplan will have a negative impact on the quality of life for those who live and work in and near the area.
Firstly, the size and scale of the project will cause significant traffic congestion in the area, particularly during peak hours. The additional traffic that brought by, according to the masterplan, the potential thousands of residents living in the 550-570 apartments and c.1000 students in the student accommodation, will put a strain on the already overburdened road network and public transportation system.
Secondly. the proposed project will have a significant impact on the local environment. The construction process will result in the destruction of valuable green spaces and will increase the amount of waste generated in the area. Due to overdevelopment, green spaces have been materially reduced along Epping Road since 2018. Also the overlong construction process will cause great amount of air, noise and dust pollution.
Lastly. I am strongly concerned about the idea of Vertical Village. I feel that it is not only unacceptable but also highly dangerous for the elderly residents in the facility, especially during the ongoing COVID-19 pandemic. The COVID-19 pandemic has highlighted the critical importance of providing elderly residents with safe, low-density living environments that minimise their exposure to infectious diseases. High-rise buildings, with their shared spaces, elevators, and close proximity to other residents, pose an unacceptable risk to the health and safety of elderly residents during this pandemic. Furthermore, the high-rise component of the plan will also have a significant impact on the quality of life for the elderly residents. The additional stress and anxiety caused by the potential for exposure to the virus, combined with the difficulty of accessing essential services and amenities on higher floors and free open spaces for exercises or movements, will have a damaging effect on their well-being. In addition, based on the submitted Consultation Outcomes Report, only 3 members attended the drop-in session and 25 people attended the three information share webinar. This limited number of attendees cast a great doubt on the sufficiency of community engagement.
I propose that the master plan be revised to reduce the height and number of buildings, which will allow for the project to be developed in a sustainable and responsible manner.

This letter forms a submission to the SSDA. AMPC request that DPE take our comments into account in assessing the SSDA, in particular:
1. We request that DPE require the applicant to undertake a retail/economic impact assessment of the proposed 7,000m2 of retail (including a full line supermarket) on Macquarie Centre and other centres within 5km of the site. AMPC request the opportunity to review this retail impact assessment prior to DPE determining the SSDA.
2. In addition, having regard to the provisions of the Ryde Macquarie Park Development Control Plan (DCP) 2014 for the Macquarie Park Corridor (which recognises the importance of Macquarie Centre as the retail core of Macquarie Park), AMP Capital recommends that DPE requests the applicant to address the suitability of the site for 7,000m2 of retail, including a full line supermarket.

1. There is a lack of secondary and primary schools in the area, particularly with the growing high-density in the neighbourhood (take Kent Rd Primary for instance). This masterplan needs to fill a very large void in the Christian schooling sector, as there is an overflow of students coming from nearby Northcross Christian Primary School on Lane Cove Rd in Ryde who 1) really have no affordable independent Christian High Schooling to be able stay in the local Ryde area, 2) is a land locked school, 3) has so much demand with many students on the paid waitlist not being able to be offered a place. A Christian Secondary school (and Primary school if space permits) would be the perfect fit for the education lot in Baptistcare's masterplan and the Principal of Northcross (Catherine Horsburgh) has responded positively to the potential of expanding Northcross into the secondary years at the Baptistcare Macquarie Park site. Particularly as Northcross has Baptist mission and values, they would be a perfect partnership with Baptistcare's own core mission and values.

2. The provider you sign up with for the student accommodation should be a provider that cares for community living, to be in line with Baptistcare's own core mission and values such as "designing places not just spaces" (of which alot of accommodation providers, such as Iglu and Scape are, and if something similar were opened up by Baptistcare, this would be competing with the current Macquarie University Central Courtyard accommodation). There are great partnership potentials with existing neighbouring providers, who have long affiliation with Macquarie University and know this sector well and who are not land owners and are currently long-term tenants and would align with Baptistcare's mission and values such as Robert Menzies College which is a Christian ethos college.

3. I support an integration of this masterplan with the neighbouring properties to open up this space to be more a part of the community, by removing all boundary fences and inviting people to use this space to make it more of a community precinct rather than a segregated property (such as in its current state with fences that only the Baptistcare side can access) which would contradict the intentions of a community village which Baptistcare states that it seeks to: invite the young to old; attracting people for local shopping trips; and creating more spaces for human connection.

The above should be addressed and seriously taken on board by Baptistcare, I can be contacted for further consultation and take part in any focus group research.

Thank you for notifying Sydney Water of SSD-46561712. If you have any queries, please do not hesitate to contact [email protected].

This proposed development for Macquarie Park raises significant concerns that warrant careful consideration. In its current form, the project's scale and scope present considerable challenges to our existing infrastructure, environment, and the established character of our community.
Infrastructure Strain:
Macquarie Park's local roads, particularly Balaclava Road, already experience substantial congestion, indicating existing capacity limitations. The addition of over 1,800 new dwellings and student accommodation would significantly worsen traffic, impacting critical routes as well as the multitude of bus services that flow through the proposed roads. This increased volume could compromise emergency vehicle access during peak periods. Furthermore, our public transport infrastructure is currently insufficient to absorb such a significant increase in demand without substantial and immediate service upgrades.

Environmental and Urban Impact:
The proposed development would result in significant tree canopy loss and pervasive overshadowing from towers reaching up to 24 storeys. This will lead to reduced access to sunlight for adjacent properties and contribute to an increased urban heat island effect. The construction phase itself is anticipated to bring prolonged noise, dust, and air pollution, which could negatively affect resident health and well-being. Critically, the proposal appears inconsistent with the area’s existing low-rise, green suburban character, fundamentally altering the established urban landscape of Macquarie Park as well as the goals and mission of the local Macquarie University, which aims to have a flat campus.

Social and Community Cohesion:
This development borders a peaceful, family-oriented neighbourhood, and its proposed scale and density are incompatible with the existing community fabric.

There are indications that this model lacks certain age-friendly design principles, such as clear and safe stair access in emergencies. The proposed co-location with student and affordable housing may also raise questions regarding the overall safety, peace, and suitability of the environment for older residents. It is important to ascertain whether the project's aged care component is primarily a commercially driven element rather than genuinely focused on service provision for seniors.

The project will take a significant toll for the residents around the area, especially the inconvenience for health concern (air pollution/dust causing allergies and respiratory tract infections), noise causing distress to university students, residents in the area. The upcoming project will interfere the traffic especially on Epping road where there is busy traffic flow during peak hour, as well as disturbing the buses that get around universities. With the amount of time required to undergo this massive project, there is an immense amount of unfairness towards the students, residents who have already resided in the area without warning or compensation suggested by Baptist care. I strongly request the project management help residents to build a transparency protector or partition to stop/cover dust blow into the baloncy directly facing the project site, to prevent dust allergies and noise pollution. Thanks.

The project will take a significant toll for the residents around the area, especially the inconvenience for health concern (air pollution/dust causing allergies and respiratory tract infections), noise causing distress to university students, neighbours, residents in the area. The upcoming project will interfere the traffic especially on Epping road where there is busy traffic flow during peak hour, as well as disturbing the buses that get around universities. With the amount of time required to undergo this massive project, there is an immense amount of unfairness towards the students, residents who have already resided in the area without warning or compensation suggested by Baptist care

Thank you for notifying Sydney Water of SSD-46561712 BaptistCare Macquarie Park Masterplan at 157 Balaclava Road, Macquarie Park. Please see attached response, growth data form and information sheet for the proponent.
If this response raises any enquiries, please do not hesitate to contact Sydney Water at [email protected].

I object to the project due to the following reason;
Increase of noise pollution and general pollution during construction.
Affect the current environment (existing trees and greenery)
Impact privacy for neighbouring buildings
Loss of view.
Affect traffic flow around the area - creating more environmental pollution.

I am a resident at the Parkside who is opposing the proposed development for BaptistCare Macquarie park

The current proposal poses serious risks to the livability, safety, and environmental integrity of the area. The scale of the proposed development that includes over 1000 dwellings and extensive student accommodation, will drastically increase traffic congestion on Balaclava Road and nearby streets which are mainly made up of 1 or 2 lane streets, not to mention the congestion on Saturdays trying to get to Macquarie shopping center. This will place additional strain on public transport and reduce emergency access options. Furthermore, there are serious congestion issues driving through Eastwood, where there are already frequent jams, yet still stands as a critical road that cannot be avoided driving from Macquarie Park south-wards. This will make the currently tenuous and frustrating traffic situation worse.

The environmental impact is also concerning, with substantial tree canopy loss and overshadowing from high-rise towers up to 24 storeys, which will drastically affect the shade and sunlight to the properties at the Parkside, which stand perilously close to the proposed development. The construction phase will also bring excessive noise, dust, and pollution that compromise resident health.

It will also reduce the amenity of the residents in the Parkside, many of which are families with children who seek to live in a calm and natural environment. It will be unfair to the community if such a massive high density residential building is built right next door.

The design is fundamentally inappropriate for aged care, whereby a “Vertical Village” is built risking elderly residents having to climb stairs in an emergency and introduces students and affordable housing into an area where the elderly residents are living in peace. There is no doubt that the introduction of these residents into the area would not be suitable to the concept of a retirement village where the elderly are meant to live in peace and quiet. Plainly said, this is clearly a commercially driven plan masked behind a thinly veiled facade of an aged care facility.

I strongly urge the Department of Planning and Environment to require a revised masterplan with lower density, mandate comprehensive traffic and impact assessments, and ensure meaningful community engagement before making any final determination.

Dear Baptistcare,
I am writing to express queries and concerns about the BaptistCare Macquarie Park redevelopment (SSD-46561712), particularly its potential impacts on parking, traffic, community engagement in the design process, and impacts on local infrastructure. The scale of this project raises critical questions about its integration with our community. I respectfully request answers from BaptistCare.

ITEM 1a. Calculation of Adequate Parking Spaces and Protection Against Misuse:
Existing parking at Woolworths Marsfield, 188c Balaclava Road (Pioneer Park carpark), 188-190 Balaclava Road, 162 – 166 Balaclava Rd, 145 Balaclava Rd, 143 Balaclava Rd, and 94-116 Culloden Road (to only name a few) are already abused by the public, reducing availability for residents and their visitors. The addition of construction workers (circa. 2,600+) and future occupants (residents, office workers, healthcare workers, students, retail visitors) risks further strain during construction and operation.

Questions for BaptistCare:
1. What measures will BaptistCare implement to prevent spillover parking into neighbuoring streets, such as access controls or a Parking Management Plan which is monitored by authorities?
2. How will you ensure existing residential parking is not further compromised during construction and operation?
3. Can Baptistcare add more than the bare-minimum parking ratios for its various building types?
4. Can a Resident Parking Permit Scheme be established for streets adjacent to the development site (e.g., Balaclava Road, Culloden Road) to prioritize parking for local residents. Permits could allow residents unlimited parking while restricting non-permit holders to short-term stays (e.g., 1–2 hours).
5. Can Council insert a condition into the SSDA approval for BaptistCare to fund parking management measures, such as additional parking rule signage, line marking, or temporary parking officers for neighbouring streets during the construction and permanent operational phases.
6. Can BaptistCare and TfNSW work together to improve public transport access (e.g., bus stops, shuttle services) and active transport infrastructure (e.g., bike lanes, pedestrian paths) near the site to reduce car dependency for construction workers and future occupants.
7. Can Baptistcare facilitate a Community Reference Group (CRG) involving residents and Council to address parking concerns throughout the project. Council could also host regular (online) forums to update residents on parking management measures.


ITEM 1b. Clarity on Net Traffic Generation Calculations
Appendix H, Section 7 of the Updated Traffic and Transport Assessment (Traffic Impacts) references ‘Net Traffic Generation (increase compared to existing)’, but lacks transparency on how these figures are derived.

Questions for BaptistCare:
1. What specific data sources, trip generation rates, and modelling tools (e.g., SIDRA, VISSIM) were used to calculate net traffic increases? Can you please elaborate further on how these tools are objectively applied?

ITEM 2. Management of Construction Traffic and Parking
The construction phase, involving 2,600+ workers risks significant traffic and parking strain on neighbouring properties and roads, particularly Balaclava Road.

Questions for BaptistCare:
1. How will the Construction Traffic Management Plan (CTMP) ensure all worker parking is on-site, avoiding residential streets and University parking?
2. What specific routes and scheduling (e.g., off-peak deliveries) will be used to minimize traffic impacts, per TfNSW Traffic Control at Work Sites (2022)?
3. How will BaptistCare monitor and enforce compliance to prevent parking abuse in neighbouring residential properties?

ITEM 3.Rationale for No Left-Out Exit onto Epping Road
The decision to prohibit a left-out exit onto Epping Road increases pressure on the only two other exit points (Herring Road, University Avenue), potentially worsening congestion for the development’s dwellings and other users.

Questions for BaptistCare:
1. What is the specific rationale, supported by objective traffic studies, for eliminating the left-out exit onto Epping Road?
2. What feedback did Transport for NSW (TfNSW) provide, and how does it align with the Macquarie Park Transport Study (2018)?
3. What alternative measures will BaptistCare implement to mitigate exit congestion at Herring Road and University Avenue?

ITEM 4. Support for Separate Herring Road Entry/Exit
I do support a separate entry/exit onto Herring Road (independent of University Avenue) to alleviate traffic jams at University Ave. During Macquarie University peak times (8–9:15 AM, 4–6 PM) and Cochlear shift changes (e.g. 2PM), there has been a frustrating amount of traffic jam (e.g leading up to 2PM weekdays, there has often been a long trail of traffic crawling all the way from Cochlear down to Herring Rd, plus in the other direction up University Ave past the roundabout at Balaclava Rd. The same amount of unmoving traffic is also common during Macquarie University’s peak afternoon/early evening periods.

Questions for BaptistCare:
1. How will the proposed Herring Road and University Ave access be designed (e.g., signalised, lane configurations) to ensure efficient traffic flow?
2. What traffic modeling supports its capacity to reduce congestion on University Avenue, per Appendix H?
3. How will pedestrian and cycling connections to Herring Road be integrated to reduce car dependency?

ITEM 5.Details of Student Accommodation Model and Facilities
The proposed 1,000-bed student accommodation could significantly impact local infrastructure:

Questions for BaptistCare:
1. What specific accommodation model (e.g., studios, shared apartments) and facilities (e.g., study spaces, amenities) will be provided?
2. How will this student accommodation differ from existing student housing in Macquarie Park, in terms of affordability, management, and integration with the precinct?
3. What measures will ensure students do not rely on prohibited neighbouring parking?

ITEM 6. Insufficient Community Engagement
Engagement on the project has been inadequate, with minimal updates since 2023 despite efforts to seek information. Many residents are likely unaware of the project’s scale due to a lack of proactive communication and profile of the redevelopment.

Questions for BaptistCare:
1. Why has substantive communication been limited since 2023, and what specific steps will be taken to improve transparency?
2. What proactive measures (e.g., newsletters, forums, Community Reference Group) will BaptistCare implement to engage residents before and during SSDA exhibition?
3. How will BaptistCare ensure all nearby residents are continually informed and can provide input throughout the entire process and prior to major milestones?

Thank you for your attention to this submission. I look forward to your response and the opportunity to engage further to ensure this project enhances our community and aligns with Baptistcare’s mission.

What coordination plans are in place with surrounding landowners in case of an incident?
The BESS is being developed on low-lying, un disturbed land, this project risks of contamination , what plans in the planing process address this?.

Dear Mr Manwella Hawell,
First of all, please be advised that I am strongly disagree with the whole project.
It is not because where my main residency is.
The reasons why I object to the project are:
1) How many people will move to this side of Macquarie Park when the 4 "Build to Rent" buildings and the 5 "Residential / Mixed Use" building are completed.
How much the sale price will be for each property? How many people can afford to purchase the property.
How much weekly rent will be? Will the three 14 levels building and one 19 levels building be fully rented out?
I have been living at Parkside since October 2023. The 2 buildings were completed in June 2023. Now, it is June 2025, from my observation, there is at least 30% vacancy in each of the building. I believe it is because the properties are not sold or unable to be rented out due to the bad market and purchase price / rental cost.
2) I do not think it is a wise plan to move all elderly people to those high rise buildings.
It is all depending on the utilities. What if there was a blackout, would a 80 years old lady use the stairs to go back to her room.
What will happen if there was a fire in the building. Everyone will rush to the stairs in a 15 / 14 / 8 levels tower.
To have these many of high rise buildings sounds very modern, but it is not suitable for the residents and the elderly at all.
3) I can't imagine how frustrated the elderly people will be if they have to share their peaceful mind with young children 5 days a week.
4) I know that the roads will be changed when the project is completed.
However, by looking at the architectural drawings, the roads connecting to each block is not well planned.
It can cause lots of problems during the peak hours for all the residents in the area.
The congestions can happen at anytime if an accident occurred.
I do not know if the ambulance or the fire brigade can get through on time if emergency occurred.
I am not exaggerating.
It is real as the traffic is already bad enough at the corner between Epping Road and Balaclava Road during the peak hours.
It is clear that the area needs to be developed sooner or later.
However, I personally do not agree that we need 12 tall towers in this limited space.
It is not necessary at all. I also believe that most of Australians are still prefer buildings have less than 10 levels.
It is in Australia, not in those small countries which do not have enough land and have huge populations.
Thank you very much for your time reading my letter.
Hope you could understand my English as a second language.
Looking forward to hearing from you.
Yours faithfully,
Juan Sun

I generally support the BaptistCare revised masterplan with additional suggested improvements as follows:
1. Greater setbacks to the south eastern boundary along Macquarie Park Village and SP9577, otherwise known as 116-118 Herring Rd Macquarie Park to ensure the future site outcomes on the site do not conflict with the future development of the SP9577 site. Increase setback of Lot 3 T1 and T2 from rear boundary (from 12.5m currently proposed to at least 17.5m).
2. Reduce Lot 3 T1 from 16 storeys to 10 storeys and T2 from 14 to 10 storeys to reduce overshadowing on low and mid rise developments at SP9577 and not prejudice future development options at SP9577.
3. Increase building separation of Lot 3 T1 and T2 above level 2 from the proposed 24m to 34m, to form a slender tower design to improve solar outcomes for SP9577 and ventilation and views from future higher density developments at SP9577.

To the Planning Committee,

I am writing as a resident of 161 Epping Rd to formally object to the proposed BaptistCare Master Plan, which would be situated directly adjacent to my home. Upon reviewing the submitted plans and supporting documents, I have identified several significant concerns that I believe constitute valid planning grounds for objection.

Specifically, the proposed development would result in the following adverse impacts:

1. Loss of Natural Light (Overshadowing)
The proposed structure’s height, bulk, and proximity to existing low-rise dwellings will cause substantial loss of daylight and sunlight to adjacent residences. This is particularly relevant during winter months, when lower sun angles will exacerbate overshadowing. A reduction in natural light will diminish residential amenity, negatively affect occupant well-being, and increase dependence on artificial lighting and heating—contrary to principles of sustainable urban living.

2. Loss of Residential Privacy
The proposed development introduces elevated viewing angles into habitable rooms, balconies, and private open spaces of neighboring properties, including mine. The overlooking effect caused by upper-storey windows and communal amenity spaces represents a significant intrusion upon personal privacy and fails to meet accepted design standards that seek to protect residential amenity through appropriate separation distances and orientation.

3. Loss of Green Space and Environmental Amenity
The proposal entails the reduction or removal of existing green infrastructure that currently contributes to local biodiversity, urban cooling, and resident well-being. These green areas also serve as important visual buffers and recreational spaces within an increasingly dense urban environment. Their loss would represent a deterioration in environmental quality and runs counter to local and national policies promoting sustainable and livable communities.

4. Noise Impacts Arising from Future Use
In addition to the expected short-term disruption caused by construction, the proposed plan will introduce sustained noise impacts. Anticipated disturbances include increased vehicular movement, the use of outdoor communal areas, balconies, mechanical systems (e.g., HVAC), and general activity associated with a large number of residents. This represents a significant departure from the current acoustic character of the area, which is predominantly low-rise and low-intensity in nature.

For those reasons, I respectfully request the council not to approve the proposed BaptistCare Master Plan. I would appreciate your time and consideration.


Regards,
Melinda

I am writing as a local resident of Macquarie Park to formally object to the proposed BaptistCare Macquarie Park Masterplan development.

Macquarie Park and its surrounding precincts, including the area adjacent to Macquarie University, are already experiencing significant congestion and overdevelopment. The introduction of additional large-scale build-to-rent and high-density residential buildings, as outlined in the current masterplan proposal, will further intensify overcrowding in an area already under considerable strain.

When I chose to live in this suburb, it was due to its relatively quiet environment, balanced residential planning, and manageable population density. However, with successive high-density developments, including those already approved in the local area, this character is being lost. The BaptistCare proposal—if approved—would compound the existing challenges by increasing demand on already stretched infrastructure, public transport, roads, and community services.

Specifically, I raise the following concerns:

Overcrowding: The proposed density exceeds what is sustainable for this area, negatively impacting residents’ quality of life.

Infrastructure Pressure: Local transport networks, parking availability, and public amenities are insufficient to accommodate further increases in population.

Loss of Local Character: The quiet and community-focused nature of Macquarie Park is being eroded by ongoing development without adequate consideration for its social and environmental impact.

I respectfully urge the Department to reconsider the current proposal and conduct further consultation with residents to ensure that development aligns with the long-term needs and liveability of the community.

Thank you for the opportunity to provide feedback on this important matter.

I am disagree to relocated school and Baptistcare and build up more housing unit!

Please see comments in attached document SUBMISSION-1.JPG about untruthful information about building's number of stories on Mooltan Ave and other recomendations such as try to save those beautiful autumn crimson red leaves deciduous trees located in Creek Reserve (see photo attached - DECIDUOUS-TREES-CREEK-RESERVE.jpg)

I am writing to sincerely express my strong opposition to the proposed development of multiple high-rise buildings behind our community.
1.Serious Impact on Local Environment and Wildlife
This area is home to many sulphur-crested cockatoos, which rely on the existing tall trees, open grasslands, and green spaces as their habitat. The proposed high-density construction will destroy or greatly reduce these natural spaces, leaving the cockatoos and other wildlife without adequate living areas. This will seriously damage the ecological balance that currently exists in our community.
2.Significant Traffic Pressure
Building so many high-rise towers will bring in a large number of new residents, adding heavy pressure on public transport, roads, and local traffic. Epping Road is already a very busy main road, and further developments in Macquarie Park have already caused serious traffic congestion. The new project will only make the situation worse, affecting daily travel for everyone in the area.
3.Negative Impact on Existing Residents
Our current residential buildings are 14 storeys high. The planned high-rise towers would surround our community, blocking sunlight, natural views, and reducing overall living quality for current residents. Construction will also bring noise, dust, air pollution, and safety concerns. Property values may drop due to overcrowding and reduced living standards. Meanwhile, the existing community facilities, such as Macquarie Centre, are already overcrowded, and further population growth will make it even harder for residents to access basic services.
4.Request for Responsible Low-Density Development
If development must happen, I sincerely hope the authorities will consider low-density projects that preserve green spaces, protect mature trees, and minimize damage to the local environment and community. Responsible planning can balance growth with the wellbeing of both people and nature.
5.As a Resident, I Strongly Oppose the Plan
As someone who has already chosen to live and settle in this community, I feel this high-density plan shows little consideration for existing residents and the fragile environment. I strongly oppose this development and urge the authorities to fully consider the long-term impacts before making any decision.

Thank you for giving me the opportunity to submit my concerns.