Mixed-use development, 307-315 Parramatta Road

The proposed significant development SSD-83721209 makes a mockery of the local neighbourhood by towering 14-15 storeys over the existing houses that surround it. While the proposal has decent design principles with enticing habitable spaces, a lower form building would have less impact on the surrounding residential areas and allow for the protection of the unique character of the neighbourhood. Detailed below is why we do not support the development of the 16-storey mixed-use development at 307-315 Parramatta Road, Leichhardt, but do support a lower building form at that site.

- Significantly overlooking the neighbourhood – the supporting documentation for the proposal shows that it will be the tallest building in that strip of Parramatta Road and will significantly overlook the low-rise residential buildings that sit to the north of the site, eroding their privacy by allowing views into their yards and homes. The site is lucky that its placement means it won't overshadow those buildings but to have such a tall, imposing building right next to you would impact your enjoyment of your home and yard.

- Far exceeding existing FSR control – "The proposal seeks to amend the existing FSR control from 1.5:1 (including bonuses) to 4.68:1" which also supports our first dot point. It would exceed local planning rules by over 3 times the existing ratio and significantly overlook the neighbourhood.

- Setting a precedent for excessively tall developments – development of Parramatta Road to create more housing is a worthwhile endeavour that we generally support within reason. We want new developments to exist in harmony with the existing neighbourhood and that includes reasonable step downs between new and old buildings. A 10- or 16-storey building next to a single storey house is not a reasonable step down at all, so the eventual creep of rezoning and high rise buildings will likely extend throughout the neighbouring streets. This goes against local council rules to keep the "unique character of the neighbourhood" and current residential desires to be able to stay in their homes. The approval of a 16-storey building would set a precedent for future excessively tall developments along Parramatta Road that will gradually creep into the neighbouring residential streets.

- Not enough affordable housing – "2% of the total gross floor area to be dedicated to affordable housing for a minimum of 15 years". This is not enough to address the housing crisis in the state. More needs to be allocated for us to support this plan, especially as the dwellings described in this plan are varied in size and attractive to larger families/households looking for a place to live.

It is worthwhile to note that the Inner West Council's Our Fairer Future plan (draft) was contentious within the council area, with many residents opposing its implementation as well, and it being rushed through by local politicians went against the wishes of the people who live here and want to continue to live here. As long-time residents of the Inner West, we want to see increased and fairer housing while retaining the character and soul of the streets in which we live.

In summary, we are not in favour of the 16-storey option being developed and would be more likely to support a lower form dwelling with less impact on the neighbouring streets and more affordable housing included.

I am writing to object to the proposed State Significant Development (SSD-83721209) at 307–315 Parramatta Road, Leichhardt. While I support thoughtful development that benefits the community, I have significant concerns about how this particular proposal will negatively impact residents, local infrastructure, traffic conditions, and the character of the Inner West.

The proposed 16-storey building and maximum height of up to 65m is entirely out of scale with the surrounding area. Leichhardt is characterised by low- to mid-rise development, and such an extreme increase in height will overshadow nearby homes and public spaces, reduce solar access, and dramatically change the neighbourhood’s character.

The proposal for 154 residential units, plus commercial premises and over 170 combined parking spaces, represents an overdevelopment of the site that will create long-term congestion and pressure on local services.

Parramatta Road is already one of Sydney’s most congested arterial routes. Adding 153 resident spaces, 9 visitor spaces
and 12 retail parking spaces will further intensify traffic, worsen bottlenecks, and create spillover parking issues in adjacent residential streets.

The Environmental Impact Statement should demonstrate how this development will avoid exacerbating already poor traffic conditions, yet the scale proposed makes that unlikely.

Leichhardt and the broader Inner West are already under strain in terms of public transport capacity & green space availability. Adding such a large number of dwellings without equivalent investment in infrastructure will reduce the quality of life for existing residents.

Leichhardt has a unique cultural and architectural character that will be overshadowed literally and figuratively by a 16-storey tower. The proposal does not appear to meaningfully integrate with the heritage fabric or scale of the area. Demolition of existing structures and remediation of contaminated land raises concerns regarding noise, dust, air quality (particularly given proximity to residential areas) & long-term soil and groundwater impacts. Living in a flood zone whilst the council & Sydney Water continue to ignore the impact of street flooding raises serious concerns on the impact of a such a high scale development.

Although the proposal includes 21 affordable units, this is a small proportion relative to the size of the development and does not offset the broader negative impacts. There is no substantial offering of public open space or community facilities, despite the scale of the project. While Parramatta Road is identified for future renewal, this development feels premature, isolated, and inconsistent with a coordinated, long-term planning strategy. Approving ad-hoc, oversized projects undermines broader precinct planning and community consultation.

For the reasons outlined above, I strongly oppose the proposed development at 307–315 Parramatta Road and urge the Department to reject the application in its current form.

I request that the concerns of local residents and the broader community be given full consideration before any determination is made.

Thank you for the opportunity to provide feedback.

Vivien

I am writing to formally object to the proposed development at 307-315 Parramatta Road, Leichhardt. While I acknowledge the need for increased housing supply in Leichhardt and the broader Inner West, I strongly object to this proposal in its current form due to its excessive scale, inadequate traffic and parking outcomes, significant amenity impacts, and failure to appropriately respond to the established character of the area.

My objection is based on the following planning grounds.

1. Excessive Height, Bulk and Scale
The proposed development, at approximately 16 stories, is significantly out of scale with the surrounding built form and represents an extreme and unjustified departure from the prevailing character of Leichhardt and nearby suburbs.
To my knowledge, this proposal would be the tallest development not only in Leichhardt but in the surrounding suburbs, setting an undesirable precedent for overdevelopment in a predominantly low- to mid-rise context. Existing approved developments in the area are generally in the order of 4–6 stories, which reflects a more appropriate transition between density uplift and established residential amenity.
While I do not object to redevelopment of the site in principle, the proposed height and massing are excessive and inconsistent with the local context. A development of 4–6 stories would be far more appropriate, achieving housing outcomes without overwhelming the neighborhood or causing disproportionate impacts on surrounding properties.

2. Traffic and Parking Impacts
The proposal fails to adequately address traffic generation, parking demand, and safety impacts on the local area, particularly the impact on Catherine and Redmond Street. It also does not provide an adequate number of spaces that would be required considering the scale of the development and the use of the spaces for commercial use, building residents and building guests. This would cause parking to spill on to the street which is already highly constrained with minimal properties in the vicinity having a garage.

The vehicle entry point to the basement car park is located directly at the entrance to our street, which is already constrained and not designed to accommodate high volumes of additional traffic. This will result in:
• Increased congestion at the street entrance
• Unsafe vehicle movements, particularly during peak periods
• Increased conflict between vehicles, pedestrians, cyclists, and local residents
• Reduced accessibility for residents and service vehicles

There is no credible or detailed traffic management plan provided that demonstrates how these impacts will be mitigated. The likely outcome is increased on-street parking pressure, illegal parking, and deterioration of residential amenity for existing residents.

Leichhardt already experiences high parking stress, particular in the location of this proposed development. This proposal will significantly exacerbate those conditions without providing sufficient mitigation measures.

3. Loss of Privacy and Residential Amenity
The proposed development will result in severe privacy impacts to my property and neighboring residences.
Due to its height and proximity, residents of the proposed building will have direct overlooking views into our homes and backyards, fundamentally eroding privacy and the quiet enjoyment of our property. This level of visual intrusion is unacceptable in an established residential area and is inconsistent with accepted planning principles relating to setbacks, building separation, and privacy controls.

The bulk and height of the building will also result in an increased sense of enclosure and loss of residential amenity, particularly given the scale of the proposal relative to surrounding development.

4. Loading Dock Location and Amenity Impacts
The location of the loading dock in close proximity to residential dwellings, including my own, raising serious amenity concerns.
Loading docks typically generate:
• Noise from trucks, reversing alarms, and mechanical equipment
• Odours from waste storage and collection
• Early morning and late-night disturbance

The placement of the loading dock near residential properties is inappropriate and fails to protect surrounding amenity. The proposal does not provide adequate detail or assurance that noise, odour, and operational impacts will be effectively managed.

5. Property Value and Equity Impacts
The cumulative impacts of excessive height, loss of privacy, increased traffic, parking congestion, and amenity degradation will have a significant negative effect on the value of surrounding properties.

While property value alone is not a determinative planning consideration, it is a relevant outcome of poor urban design and amenity impacts. Existing residents should not be required to bear a disproportionate burden to accommodate development that exceeds reasonable and appropriate planning outcomes.

6. Failure of Community Consultation
The developer has made no meaningful effort to engage with affected residents prior to lodging this application. Given the scale and impact of the proposal, early and genuine consultation should have occurred to identify and respond to community concerns, particularly those residents which will be most greatly impacted in the vicinity. One letter box drop is all we have received to date.
The absence of consultation has resulted in a proposal that appears disconnected from the realities of the surrounding neighborhood and its constraints.

7. Inconsistency with Local Character and Planning Objectives
While increased density is supported in appropriate locations, it must be delivered in a way that:
• Respects local character
• Provides appropriate transitions in scale
• Minimizes adverse impacts on existing residents
• Is supported by infrastructure and traffic capacity

This proposal fails on all of these fronts. The scale of the development is not justified by its location, surrounding context, or existing approvals in the area. The photos provided within the planning submission clearly demonstrate how out of place a building of this scale would be in the suburb.

Conclusion
In summary, I object to the proposed development on the basis that it:
• Is excessively tall and out of scale with the surrounding area
• Will create unacceptable traffic and parking impacts on an already strained area.
• Causes severe privacy and amenity loss for surrounding residents.
• Inappropriately locates a loading dock near residential dwellings
• Fails to respond to local character and precedent
• Has proceeded without adequate community consultation

I respectfully request that the consent authority refuse the application in its current form, or at a minimum require a substantial redesign, including a significant reduction in height to a more appropriate 4–6 stories, improved traffic management, and enhanced protections for neighboring residential amenity.

Thank you for considering this objection.

Get it built. This area of Sydney has a massive undersupply of apartments, forcing essential workers and younger individuals further out of the city. This area has great infrastructure, and will help revitalise the area. I encourage the proponent to reduce the provision of car parking as this area is very well served by public transport, and it will significantly densify under the parramatta road corridor urban transformation strategy, and other state policies, which will further reduce car parking demand in future. This could be achieved by considering the non-discretionary parking rates under the GTIA.

More housing is required particularly along the Parramatta Road corridor. Home prices are through the roof because of a lack of supply. There is a generation who will not be able to afford their own home and Sydney rents are too expensive. If there is more available housing to meet the demand home prices and rents should be more affordable. Leichhardt is full of empty shops. If there are more people living in my suburb the demand for local goods and services should rise and in turn businesses will open in the local area. I hope Leichhardt will return to the lively neighbourhood it was when I moved here in the late 1990’s. I’m a YIMBY!

I strongly support this project. This is what the community needs and the site is perfect for the proposal.

I support the project

This planned development is less than 100 meters to my house.
There is no any single building in that area which is more than 4 or 5 storey. Obviously this development 16 storey is too high on that location. I will lose all my privacy at all for the backyard.

Please refer to attachment

Please explain what infrastructure you have put in place to allow for that many additional residents to move into the area, what additional buses, what roads, etc that can possibly allow for such an influx of population.

Dear Lachlan,

I am writing to formally lodge my objection to the proposed 16-storey development at 307-315 Parramatta Rd. My property, which is neighbouring the site, will be significantly impacted by the current proposal during both the construction and operational phases of this project.

Whilst I understand that the Council needs to deliver on its housing policies, my primary objections are based on the following concerns:

1) Excessive Building Height and the Impacts on Privacy/Overlooking
I am concerned about the impacts of privacy and overlooking into mine and my surrounding neighbours' courtyards by the 16-storey building. The proposed development should be no greater than 6-storeys to minimise this issue.

2) Traffic Congestion
I am concerned that the addition of 154 residential units (and possible future developments in the area) will significantly increase traffic volume on Redmond St (West). Vehicle thoroughfare and access to existing driveways and garages on this narrow stretch of road, coupled with the existing loading zone, will be difficult at best. The Council should consider making this road a one-way street going into Redmond St (West) from Catherine St to reduce the congestion impact.

I urge the Council to reconsider this application in its current form until these issues have been addressed.

Thank you.

I own a property in Leichhardt across the street from the proposed development.
I support the project because the most significant contribution that the Inner West Council can make to restoring the, once vibrant, but now lackluster economy of the Norton Street shopping and restaurant area is to facilitate more families moving into the area by permitting high-quality high density development. An increased number of families in the area will likely trigger a virtuous cycle of increased local spending and increased local investment to the great benefit of the community.
More broadly, I encourage the Inner West Council to: a) approve a greater number of high-quality high density developments in the vicinity of Norton Street and Parramatta Road; and b) facilitate access to a greater number of public transport options such as the metro.

I object to the project in its current form. My main objection is to the height of the proposal. Such a proposed height is out of all proportion with the look and feel off the area and will not increase the amenity of the area. I would consent to a new build that maintains the existing height of the current buildings.

In addition, I consider that Redmond Street is too narrow to accomodate the significant additional consequential flow-through traffic that would occur, noting that it is not possible for two cars to pass on the street as parking in the street is nearly always full. There are already traffic problems that occur as a consequence of those entering and leaving through the Hay Street car park. My partner has had the side of his car scraped badly while parked in the street and I have had my side mirror clipped. Redmond Street is not designed to accomodate a high-density apartment block at the end of the street.

In theory I whole heartedly support this proposal, but in reality, I am concerned about the lack of public transport

I am attaching my submission

Development out of character with precinct.
Size has grown from 6 to 16 storeys - too high for precinct.
Extremely difficult traffic management along narrow dogleg street.
Excessive noise from demolition, excavation and construction.
Will destroy amenity of precinct.
Sets dangerous precedent for future development.

See attachment.

see attachment below

As a resident on Redmond Street we will be directly impacted by the proposed development at 307-315 Parramatta Road.

While we do not object to the proposal there are changes that could be made to existing parking schemes to allow residents without off-street parking to apply for resident parking permits.

With the anticipated increase in residents and visitors to Redmond St, the current unlimited parking zones marked in red in the attached should be reconsidered. Currently, as a resident without off-street parking with all-day parking in front of the residence, it is difficult to find all day parking nearby due to the amount of residents, also considering there are residents with on-site parking using street parking due to smaller garages or multiple vehicles as well as construction vehicles and skip bins. The current parking scheme also leads to vehicles parking on the footpath opposite 50-56 Redmond Street which may create risks.

Proposal:
All day parking north from 6 Redmond Street to 12 Redmond Street - suggest changing to 2P.
All day parking north from 36 Redmond Street to 86 Redmond Street - suggest changing to 2P.
All day parking in Centre Street - suggest changing to 2P.
2P from 14 Redmond Street to 34 Redmond Street - no change.

We understand this change has already been considered by Inner West Council with a vote taken in 2024 with a response rate of less than 25%. With increased construction vehicles expected (already an issue) during development the availability of all-day parking should be ensured for local residents without off-street parking or the ability obtain a parking permit.

Consideration of this change is greatly appreciated. In our view it will not only benefit our residence but those along Redmond and Catherine Streets without ability to apply for resident parking.