Mixed Use Development - Flinders St, North Wollongong

Submission - State Significant Development Application SSD-85464245
Mixed Use Development at 4-4A Flinders Street, North Wollongong

Dear Planning Secretary,
I write to formally object to State Significant Development Application SSD-85464245 for the proposed mixed-use development at 4-4A Flinders Street, North Wollongong.
I acknowledge that Australia is facing a housing shortage and that governments at all levels have failed over many years to adequately plan for population growth. I also recognise the importance of providing additional housing, including affordable housing, in appropriate locations.
However this proposal is not an appropriate response to the housing crisis. The sheer scale and density of this development are excessive and completely inconsistent with the planning framework that has been developed for Wollongong. It flies in the face of the Wollongong Local Environmental Plan and demonstrates little regard for the expectations of the Wollongong community.
This proposal represents an extreme overdevelopment of the site and should be refused.
It also raises serious concerns about confidence in the planning system. When developments seek variations of this magnitude to established planning controls, the community is left questioning whether those controls have any real meaning. Public confidence depends on planning decisions being transparent, consistent and applied fairly.
The proposed 38-storey tower represents an unprecedented change to the scale and character of North Wollongong. The application seeks to increase the permissible building height from 32 metres to 130 metres, more than four times the current height limit. Such an extraordinary increase would fundamentally alter the character of the precinct and establish an undesirable precedent for future development.
The proposal also seeks to increase the Floor Space Ratio from 1.5:1 to 13.8:1, allowing almost fourteen times the site area in floor space on a relatively small site of approximately 2720 square metres. This level of density is entirely disproportionate to the surrounding area.
While the site's proximity to North Wollongong Railway Station makes it suitable for increased density, the Transport Oriented Development policy is intended to encourage well-planned communities, not to justify abandoning established planning controls contained within the Wollongong Local Environmental Plan. Good planning requires balanced development that respects existing neighbourhoods while providing for future growth.
The proposed tower would dominate the surrounding streetscape and, together with other high-rise developments proposed along Flinders Street, create a wall of buildings that would diminish important visual connections between the Illawarra Escarpment and our coastline. These view corridors are fundamental to Wollongong's identity and should be protected.
A maximum building height of around 12 storeys would be far more appropriate for this location and would better reflect the scale of recent developments already approved and under construction within the precinct.
Overshadowing is another significant concern. The height and bulk of the building would result in substantial loss of sunlight to neighbouring properties, reducing residential amenity for existing residents.
Traffic congestion is already a major issue around North Wollongong Railway Station and along Flinders Street, particularly during peak periods. Introducing hundreds of additional residents and visitors into this constrained precinct will inevitably increase vehicle movements and place further pressure on an already congested road network.
The proposal also fails to provide adequate parking for a development of this magnitude. Any shortfall in on-site parking will simply transfer parking demand onto surrounding streets, creating additional impacts for residents, commuters and local businesses.
North Wollongong has a well-documented history of flooding, and many residents have experienced significant flood impacts in the past. Any proposal of this scale must demonstrate that it will not increase flood risk or adversely affect stormwater management within the precinct.
The development also fails to provide sufficient communal open space and appropriate children's play areas for the number of residents it proposes to accommodate. High-density housing should be supported by quality recreational spaces that contribute to a healthy and liveable community.
Finally, the proposal provides limited opportunity for meaningful street tree planting. The podium extends close to the site boundaries, preventing the establishment of a substantial tree canopy along the surrounding streets. This represents a missed opportunity to improve shade, reduce urban heat and create a more attractive pedestrian environment.
Wollongong needs more housing, but it also needs good planning. Growth should occur in a way that respects the character of our city, protects community amenity and delivers developments that are supported by appropriate infrastructure.
For these reasons, I strongly urge the Department to refuse State Significant Development Application SSD-85464245.

Yours sincerely,

Cr Andrew Anthony

Dear Director
I object to this project in the strongest possible terms.
I recognise there is a need to address the housing shortage, and this site is ideal for some form of infill, but what is proposed, in my view, is nothing but an ambit claim which should be rejected out of hand in its current form. I believe a balance can be found, to increase urban density, without creating a legacy eyesore which will remain a blot on our landscape for the remainder of this century.
I am a Wollongong ratepayer, we live in a medium density home in the same suburb as this project. I care about the liveability of our city - for those who already live here and for those who will live here in future.
I find it incomprehensible that planning approval for this significant project has been taken totally out of the hands of Wollongong City Council. The Council recently approved a Flinders Street Urban Design Framework, after consulting extensively with the local community, yet there is nothing in this plan that fits into that framework. It begs the question, why should our local representatives bother undertaking such an important town planning exercise, if their blueprint for this vital precinct is essentially torn up and overriden by the state?
In Wollongong there is a growing sense that the NSW Government is allowing developers to put profits ahead of people.
Wollongong's Lord Mayor, Tania Brown, has said publicly that 38-storeys is too high. She believes 20-storeys is about right. When asked, no other Wollongong councillors favoured any residential building higher than 20 storeys. While people in Sydney might be comfortable with towers up to and above 38-storeys, people in Wollongong do not. Currently, our tallest building is 22-storeys high. I would suggest this height, while impactful, would be acceptable to most people in Wollongong.
So, the question I ask is this. Do people making big decisions in Sydney on behalf of the people of Wollongong LGA, feel they have a better sense of what's needed and supported in Wollongong than the people we elected to represent us?
My main objections to the project in its current form are as follows:
* The building scale at 38-storeys is too high - four times higher than what is currently permissible.
* The floor space ratios are 10 x higher than what is permissible.
* Approving something of ths height and scale would set a dangerous precedent which would change the face of Wollongong forever.
* Wollongong is world renowned as the beautiful place "between the mountains and the sea" - this project would obscure the treasured views to the mountains for thousands of locals.
* The number of apartments will add to the existing parking and traffic chaos in what is already a busy cul-de-sac adjacent to North Wollongong Railway Station.
* The lack of resident and visitor parking will only add to the severe congestion on the street.
* The location is in a flood prone area and this project will, during a maximum flood event be inundated to a depth of one metre.
* There is nothing in the plan to improve the public amenity and public realm in the area.
* There is nothing in a landscape plan to compensate for the increase in the urban heat island effect in Wollongong's scorching CBD.
* A building of this height would cause considerable shading of nearby homes, businesses and the outdoor area of the North Wollongong Hotel in winter afternoons and summer evenings.
* There is insufficient setback to enable the planting of cooling, canopy-creating street trees. These should be a requirement on all three street frontages as a minimum.
* There is nowhere for children to play and for families to enjoy the outdoors.
In closing, approval of this project, to this scale - or anything close to it - would set a dangerous precedent. It will undermine community confidence in the process and the NSW Government's ability to understand what the people of Wollongong feels is in their best interests.
In closing, I request the department refuse this application and advise the proponents to come to Wollongong to speak to locals about what we feel is the right balance, as we all work together in support of efforts to address the housing shortage.
Yours sincerely
Jeremy Lasek

Re: Objection to SSD-85464245 – Mixed Use Development, Flinders Street, North Wollongong

I wish to lodge my objection to the proposed mixed-use development at Flinders Street, North Wollongong.

While I acknowledge the need for additional housing in Wollongong, I do not believe this proposal represents appropriate or sustainable planning. The scale of the development significantly exceeds the capacity of the surrounding infrastructure and will have unacceptable impacts on the character, environment and liveability of the area.

Excessive Building Height

The proposed 38-storey tower is excessive and entirely out of scale with North Wollongong. It would establish an undesirable precedent for future development and fundamentally alter Wollongong’s skyline.

Wollongong’s identity is defined by the unique relationship between the coastline and the Illawarra Escarpment. Buildings approaching 40 storeys will dominate the skyline, obstruct important views of the escarpment and diminish the city’s distinctive character. A building of approximately 20 storeys would still provide substantial additional housing while achieving a more appropriate balance between density and amenity.

The increased height will also result in significant overshadowing of neighbouring properties and public spaces, reducing access to natural sunlight and adversely affecting the amenity of surrounding residents.

Flood Risk

The site is a well-known flood-prone area. Increasing residential density in this location raises concerns about resident safety during major storm events, evacuation, stormwater management and the impacts of climate change. These issues should be carefully considered before approving a development of this scale.

Parking and Public Transport

The proposal does not provide sufficient parking for the number of dwellings proposed.

While proximity to North Wollongong Station is often cited as justification for reduced parking, the reality is that public transport within Wollongong is not comprehensive enough for many residents to rely on it as their primary means of transport. Many people will continue to own and use private vehicles for work, education and family commitments.

With the significant number of apartment developments already approved or proposed nearby, inadequate parking provision will inevitably increase pressure on surrounding streets, impacting existing residents, visitors and local businesses.

Traffic Congestion

Flinders Street is one of Wollongong’s primary arterial roads and already experiences significant congestion during peak periods.

This proposal will generate hundreds of additional vehicle movements each day, placing further pressure on an already constrained road network. I am not satisfied that the surrounding intersections and road infrastructure have the capacity to accommodate this increase in traffic without worsening congestion, increasing travel times and reducing road safety.

Cumulative Impacts

This proposal should not be assessed in isolation.

The Department is also assessing another major State Significant Development at the corner of Gladstone Avenue and Crown Street, proposing towers of up to 38 storeys and 467 apartments. When considered together with the Flinders Street proposal and other high-density developments planned for this corridor, these projects will introduce thousands of additional residents into the northern CBD and North Wollongong.

The cumulative impacts on traffic, parking, public transport, utilities, community infrastructure and public services are likely to be substantial.

Approving multiple developments of this scale without corresponding investment in infrastructure risks creating long-term congestion, parking shortages and reduced liveability. Each proposal may appear manageable when assessed independently, but the combined impacts are far greater and should form a key part of the Department’s assessment.

Conclusion

I respectfully request that this proposal be refused in its current form or substantially amended.

Specifically, I believe:

* the building height should be significantly reduced to a scale more appropriate for Wollongong;
* further consideration should be given to the site’s flood risk and long-term climate resilience;
* parking provision should better reflect realistic vehicle ownership;
* the cumulative traffic impacts of existing and proposed developments should be comprehensively assessed; and
* greater weight should be given to protecting Wollongong’s unique character, skyline and views of the Illawarra Escarpment.

Wollongong needs more housing, but growth must be planned responsibly. Development should occur at a scale that is supported by adequate infrastructure and respects the environmental constraints and unique character that make Wollongong an attractive place to live.

OBJECTION – Mixed Use Development, Flinders Street North Wollongong (SUB-130684988 / SSD-85464245)
I write as a local resident to formally object to the proposed 38-storey, 130-metre mixed-use tower at 4–4A Flinders Street, North Wollongong by Urban Property Group. While I support appropriate housing growth in the Illawarra, this proposal fails on multiple planning, safety, amenity and infrastructure grounds and should be refused or substantially modified.

1. GROSS HEIGHT EXCEEDANCE
The proposed 130-metre height is approximately four times the applicable local height limit of 32 metres under the Wollongong LEP. Even with the TOD Program's 15% height bonus applied, the maximum permitted height reaches only approximately 41.6 metres — still 88 metres below what is proposed. Critically, the site sits outside the formal TOD boundary, undermining the applicant's height justification entirely. A variation of this magnitude requires a full LEP amendment process with genuine community consultation, not an SSD pathway that bypasses local oversight.

2. NON-COMPLIANCE WITH THE FLINDERS STREET PRECINCT UDF
Wollongong City Council recently adopted a Flinders Street Precinct Urban Design Framework, developed with urban design firm Architectus following public exhibition and 49 community submissions. The UDF was specifically designed to guide and test major development proposals in this precinct. This proposal is fundamentally inconsistent with the intent, height recommendations and design principles of that framework. Approving a building in direct contradiction of the UDF renders that community engagement process meaningless and undermines public trust in local planning.

3. FLOOD RISK
The subject site sits within a known flood risk precinct and flooded as recently as 2025. Introducing over 500 dwellings and more than 1,000 residents into an active flood zone raises serious safety and emergency management concerns. Neighbourhood Forum 5 formally rejected this proposal in May 2026, noting it is located in a flood plain contrary to state policy prohibiting increased density in such areas. A rigorous independent flood impact assessment, flood evacuation plan, and demonstration of compliance with NSW Flood Prone Land Policy must be required before any determination.

4. COMMUTER PARKING PRESSURE
North Wollongong Station already experiences severe commuter parking shortfall — publicly acknowledged by Council's General Manager. A 509-dwelling development directly adjacent to the station, without demonstrably adequate parking provision, will significantly compound this existing problem. The 246 car spaces proposed across 509 dwellings is plainly insufficient to serve residents, retail tenants and visitors, and will displace parking pressure onto surrounding streets and the already strained station precinct.

5. SOLAR ACCESS AND OVERSHADOWING
A 130-metre tower on the western side of Flinders Street will substantially obstruct morning sun for existing residential properties located to the west, including dwellings on the lower Illawarra escarpment slopes. A detailed solar access and shadow impact analysis assessing winter solstice conditions must be publicly exhibited before any determination, with particular attention to impacts on existing habitable rooms and private open space.

6. TRAFFIC AND ROAD NETWORK CAPACITY
The Flinders Street and Princes Highway corridor is already congested during peak hours and school times. A development introducing 1,000+ new residents will generate a substantial increase in vehicle movements at already constrained intersections. Existing road safety issues around Wollongong Public School and Smiths Hill High School will be further exacerbated. A comprehensive, cumulative traffic impact assessment — accounting for all approved and proposed developments in the precinct — must be required, with infrastructure upgrades fully funded by the developer via VPA.

7. INADEQUATE RESIDENTIAL PARKING
With 509 dwellings and only 246 car spaces, the parking ratio is insufficient for the projected resident population. This shortfall will inevitably push resident vehicles onto surrounding streets, compounding amenity and safety impacts for the broader neighbourhood. The applicant must demonstrate compliance with Wollongong DCP and TfNSW parking standards, and any claimed reduction on sustainable transport grounds must be rigorously justified by genuine mode shift evidence — not assumed.

8. LACK OF CHILDREN'S AND COMMUNITY INFRASTRUCTURE
The proposal includes no dedicated playground or children's play space despite being designed to house over 1,000 people. Rooftop terraces on levels 30 and 38 do not constitute adequate family amenity. The Flinders Street precinct is projected to add up to 5,000 new residents — effectively a new suburb of Wollongong. The community infrastructure needed to support this population, including parks, schools, childcare and open space, must be planned, funded and delivered in parallel with development approvals. A VPA requiring on-site children's play space and a social infrastructure contribution should be a condition of any consent.

9. OBSTRUCTION OF MT KEIRA VIEW CORRIDORS
The adopted Flinders Street Precinct UDF explicitly identifies the need to protect public view corridors to Mount Keira from Bourke, Gipps and Flinders Streets, acknowledging their significance to the Dharawal people and their role in defining Wollongong's identity. A 130-metre tower on the western side of Flinders Street would permanently and irreversibly sever these view corridors. Unlike other amenity impacts, obstructed public views cannot be remedied after construction. An independent view corridor impact assessment from key public vantage points must be required, and consent should be refused where views to the escarpment are materially compromised.

10. COMMUNITY, EXPERT AND ELECTED OFFICIAL OPPOSITION
Opposition to this proposal is broad, credible and on the record. Lord Mayor Cr Tania Brown has publicly stated she "firmly believes 38 storeys is too high for that precinct" and would be more comfortable at around 20 storeys. Businessman Michael Corban, addressing Council directly, called it "the most ridiculous proposition I have ever seen considered by Wollongong Council and the state government" and warned approval would be "a catastrophe." Town planner Terry Wetherall warned of a future "urban slum." Neighbourhood Forum 5 formally rejected the proposal. Councillor Andrew Anthony has warned of cumulative school, road and stormwater impacts and cautioned against Wollongong becoming "the Gold Coast or New York City." When the Lord Mayor, experienced local business leaders, planning professionals, neighbourhood forums and the wider community are united in opposition, that consensus warrants genuine and substantial weight in the Department's assessment.

CONCLUSION
I am not opposed to appropriate medium-density development at this location. However, this proposal — at four times the local height limit, in an active flood zone, without adequate parking or community infrastructure, in breach of the adopted UDF and opposed by the city's own Lord Mayor — is not in the public interest in its current form. I respectfully request that the Department refuse this application or require substantial modifications to bring it into compliance with local controls, the Flinders Street Precinct UDF, and applicable flood, traffic, amenity and infrastructure standards.

I strongly object to the proposed mixed use development at 4–4A Flinders Street, North Wollongong. Whilst I understand the need for additional housing, this proposal is significantly out of scale with the surrounding area and would have substantial negative impacts on existing residents and the local community.

The proposal includes 303 apartments and 174 co-living units, a total of 477 residential units. This represents an extremely high-density development in an area that is simply not equipped to accommodate such a significant increase in population. The proposal also seeks to increase the maximum building height from 32 metres to 130 metres, more than four times the current planning controls. This sets an unacceptable precedent for future developments.

The proposal provides only 246 car parking spaces for 477 residential units, in addition to commercial uses and visitors. This is clearly inadequate. It is unrealistic to expect that more than half of all residents will not require access to a vehicle. The inevitable result will be overflow parking into surrounding residential streets. Parking in this area is already extremely congested due to existing residents just trying to live comfortably, workers travelling , the University of Wollongong and visitors. Residents already struggle to find parking close to their homes and this development will only make the situation significantly worse.

There is also a serious lack of infrastructure to support such a dramatic increase in population in such a small area. Local roads, intersections, schools, medical services, public transport, utilities and community facilities are already under pressure. Adding what could amount to well over a thousand additional residents into such a small area will place enormous strain on infrastructure that is already struggling to meet current demand.

The height and scale of the proposed building will also have an unacceptable impact on the privacy of surrounding homes. Hundreds of apartments overlooking neighbouring properties will result in direct views into private backyards, outdoor entertaining areas and homes, significantly reducing the privacy of existing residents and families with children.

Buildings of up to 130 metres will inevitably cast extensive shadows over neighbouring homes, gardens and public spaces, reducing access to natural sunlight and impacting the enjoyment of outdoor living areas and surrounding properties.

Overall, this proposal represents overdevelopment of the site. It is far too large and fails to provide adequate parking or supporting infrastructure for the number of people it will introduce into the area.

For these reasons, I respectfully request that the application be refused. The scale of this development is inappropriate, and the impacts on existing residents and the wider community far outweigh any claimed public benefit.

To whom it may concern,

I am writing to formally object to the proposed Mixed Use Development at 4–46 Flinders Street, North Wollongong (SSD-85462445).

As a resident on the western side of the railway line, I have serious concerns about the excessive height, scale and density of this proposal and the significant impacts it will have on neighbouring residents. While I recognise the importance of increasing housing supply, this proposal goes well beyond what is appropriate for the location and fails to adequately protect the amenity, wellbeing and interests of the existing community.

Excessive height and inappropriate scale

The proposed 38-storey tower is entirely disproportionate to its surroundings.

North Wollongong has traditionally been characterised by low and medium-density residential development. A building of this magnitude is more characteristic of a major metropolitan CBD than the established character of North Wollongong.

Even within Wollongong, buildings of this height are generally concentrated within the city centre, where infrastructure, commercial activity, public transport and community facilities are designed to support very high-density development. Flinders Street does not offer the same level of supporting infrastructure or amenities to justify a building of this scale.

Approving a 38-storey development in this location would create an overwhelming visual presence, permanently alter the character of the area and set an undesirable precedent for future developments. The proposal appears to prioritise maximising the development potential of the site rather than delivering a project that is appropriate for the surrounding neighbourhood.

Significant loss of sunlight

The height and bulk of this proposal will result in substantial overshadowing of neighbouring properties, including my home on the western side of the railway line.

Our home currently receives valuable natural sunlight throughout the day, particularly in our primary living areas and across our rooftop solar panels. This sunlight contributes to our quality of life, the comfort of our home and the efficient operation of our solar energy system.

The proposed development threatens to significantly reduce that access to sunlight, particularly during winter when solar access is most important. This represents a permanent loss of residential amenity that cannot be reasonably mitigated.

Impact on my mental health

The loss of natural sunlight is particularly concerning because I have a diagnosed anxiety disorder.

Regular exposure to natural sunlight is an important part of maintaining my mental health and overall wellbeing. Reducing access to sunlight in my own home would have a direct and ongoing impact on my ability to manage my condition and enjoy my home.

Residential amenity is not simply about property values or views. It includes creating living environments that support the health and wellbeing of the people who live there. In my circumstances, the loss of sunlight would have consequences beyond those experienced by many other residents.

Reduced effectiveness of our solar panels

Our home is equipped with rooftop solar panels, representing a significant financial investment in renewable energy.

The overshadowing created by a 38-storey building will inevitably reduce the effectiveness of these panels, decreasing energy generation and increasing our household electricity costs.

This is particularly disappointing given the Government’s continued encouragement of households to invest in renewable energy. Existing residents should not bear the financial consequences of developments that substantially reduce the performance of their solar systems.

Loss of residential amenity

Beyond the loss of sunlight, this proposal will have lasting impacts on the amenity of surrounding residents, including:
• Increased overshadowing of neighbouring homes.
• Reduced privacy from overlooking by hundreds of apartments.
• Increased wind impacts associated with a building of this height.
• Greater traffic congestion and additional pressure on local roads and parking.
• Increased demand on local infrastructure, public spaces and community services.
• A permanent change to the character and liveability of North Wollongong.

Collectively, these impacts represent a significant decline in the quality of life for existing residents.

Failure to achieve an appropriate balance

I understand that Wollongong must continue to grow and that additional housing is needed. However, growth should be carefully planned, appropriately scaled and balanced against the rights and wellbeing of existing residents.

This proposal does not achieve that balance.

Its extraordinary height is out of keeping with the surrounding area, its impacts on neighbouring properties are substantial, and the loss of sunlight, reduced residential amenity and diminished solar access are unacceptable consequences for those who already live here.

Planning decisions should seek outcomes that enhance communities, not impose disproportionate burdens on existing residents in pursuit of development yield.

Request

For these reasons, I respectfully request that the Planning Department refuse this application in its current form.

Should the proposal be considered for approval, I strongly urge that it be substantially redesigned to reduce its height and bulk, minimise overshadowing, protect neighbouring solar access, and better reflect the established character and scale of North Wollongong.

I ask that particular consideration be given to the cumulative impacts on existing residents, including the loss of sunlight, the reduction in renewable energy generation from existing solar installations, and the effects these changes will have on the health, wellbeing and liveability of our community.

Thank you for considering my submission.

Yours faithfully,
Kirby Clark

To whom it may concern,

I am writing to formally object to the proposed Mixed Use Development at 4–46 Flinders Street, North Wollongong (SSD-85462445).

As a resident on the western side of the railway line, I have serious concerns about the excessive height, scale and density of this proposal and the significant impacts it will have on neighbouring residents. While I recognise the importance of increasing housing supply, this proposal goes well beyond what is appropriate for the location and fails to adequately protect the amenity, wellbeing and interests of the existing community.

Excessive height and inappropriate scale

The proposed 38-storey tower is entirely disproportionate to its surroundings.

North Wollongong has traditionally been characterised by low and medium-density residential development. A building of this magnitude is more characteristic of a major metropolitan CBD than the established character of North Wollongong.

Even within Wollongong, buildings of this height are generally concentrated within the city centre, where infrastructure, commercial activity, public transport and community facilities are designed to support very high-density development. Flinders Street does not offer the same level of supporting infrastructure or amenities to justify a building of this scale.

Approving a 38-storey development in this location would create an overwhelming visual presence, permanently alter the character of the area and set an undesirable precedent for future developments. The proposal appears to prioritise maximising the development potential of the site rather than delivering a project that is appropriate for the surrounding neighbourhood.

Significant loss of sunlight

The height and bulk of this proposal will result in substantial overshadowing of neighbouring properties, including my home on the western side of the railway line.

Our home currently receives valuable natural sunlight throughout the day, particularly in our primary living areas and across our rooftop solar panels. This sunlight contributes to our quality of life, the comfort of our home and the efficient operation of our solar energy system.

The proposed development threatens to significantly reduce that access to sunlight, particularly during winter when solar access is most important. This represents a permanent loss of residential amenity that cannot be reasonably mitigated.

Impact on my mental health

The loss of natural sunlight is particularly concerning because I have a diagnosed anxiety disorder.

Regular exposure to natural sunlight is an important part of maintaining my mental health and overall wellbeing. Reducing access to sunlight in my own home would have a direct and ongoing impact on my ability to manage my condition and enjoy my home.

Residential amenity is not simply about property values or views. It includes creating living environments that support the health and wellbeing of the people who live there. In my circumstances, the loss of sunlight would have consequences beyond those experienced by many other residents.

Reduced effectiveness of our solar panels

Our home is equipped with rooftop solar panels, representing a significant financial investment in renewable energy.

The overshadowing created by a 38-storey building will inevitably reduce the effectiveness of these panels, decreasing energy generation and increasing our household electricity costs.

This is particularly disappointing given the Government’s continued encouragement of households to invest in renewable energy. Existing residents should not bear the financial consequences of developments that substantially reduce the performance of their solar systems.

Loss of residential amenity

Beyond the loss of sunlight, this proposal will have lasting impacts on the amenity of surrounding residents, including:
• Increased overshadowing of neighbouring homes.
• Reduced privacy from overlooking by hundreds of apartments.
• Increased wind impacts associated with a building of this height.
• Greater traffic congestion and additional pressure on local roads and parking.
• Increased demand on local infrastructure, public spaces and community services.
• A permanent change to the character and liveability of North Wollongong.

Collectively, these impacts represent a significant decline in the quality of life for existing residents.

Failure to achieve an appropriate balance

I understand that Wollongong must continue to grow and that additional housing is needed. However, growth should be carefully planned, appropriately scaled and balanced against the rights and wellbeing of existing residents.

This proposal does not achieve that balance.

Its extraordinary height is out of keeping with the surrounding area, its impacts on neighbouring properties are substantial, and the loss of sunlight, reduced residential amenity and diminished solar access are unacceptable consequences for those who already live here.

Planning decisions should seek outcomes that enhance communities, not impose disproportionate burdens on existing residents in pursuit of development yield.

Request

For these reasons, I respectfully request that the Minister refuse this application in its current form.

Should the proposal be considered for approval, I strongly urge that it be substantially redesigned to reduce its height and bulk, minimise overshadowing, protect neighbouring solar access, and better reflect the established character and scale of North Wollongong.

I ask that particular consideration be given to the cumulative impacts on existing residents, including the loss of sunlight, the reduction in renewable energy generation from existing solar installations, and the effects these changes will have on the health, wellbeing and liveability of our community.

Thank you for considering my submission.

Dear Major Projects Assessors,

This 38 storey, 130 metre building at the northern entry to the City of Wollongong would be an outrageous monolith dominating the landscape against the beautiful Illawarra Escarpment. It would also create transport chaos at an already critical and busy intersection of the heavily trafficked Flinders Street and the small Station/Stafford Street cul-de-sac which services the North Wollongong Railway station and a range of commercial operations.

Whilst the current slender design of the building does have some appealing features if constructed as designed, it is much too high and is in the wrong location, squeezed between a noisy highway and a busy railway. The location, which is relatively close to the University of Wollongong and immediately adjacent to the railway station, does on the face of it, seem like a prime site for urban intensification.

However, the site is relatively small and is in an extremely constrained location. With the proposal constituting a floor space ratio of 13.8:1 as opposed to the currently permitted FSR of 1.5:1 and a proposed height just shy of 100 metres greater than permitted the 30metres (at 130 metres) - surely if this is not a joke, it must be a try-on!!

As a town planner, I am a great supporter of housing supply and affordability and life-style choice. I strongly believe in Transit Oriented Development and see there is merit in the identification of North Wollongong and Wollongong, along with other rail hubs, as important opportunities for intensification. But this proposal is just silly.

Apart from the jarring visual impact of the development, it contains very little parking at a location where parking will become increasing at a premium as use of the station increases as planned. This will further choke the tiny Station/Stafford Street access road, and with Flinders Street needing to have traffic primacy, the effective and efficient use of the station will be undermined as people will have difficulty accessing it for park and ride or kiss and ride - there are no apparent sites designated for this function in the vicinity.

The recent Flinders Precinct Plan endorsed by Wollongong City Council envisages the TOD will be enhanced by landscaped boulevards and pocket parks - a high amenity and vibrant precinct. In the case of this development there will be no opportunity to plant decent street trees to soften the hard surfaces of the building, pathways and bitumen, or provide cooling shade and amenity for pedestrians who will be increasingly impacted by the urban heat island effect. This will become a very unpleasant and uninviting pedestrian environment as a main pathway to the railway station. Whilst at the ground floor level the commercial tenancies are proposed to be setback a little to allow pedestrian access to the building, the surrounding pathways are very narrow and the podium of the building which starts at the first floor is proposed to be built to the boundary - hence there is absolutely no space for a tree canopy.

And what about other amenity for the residents? At a preliminary tele-consultation it was confirmed there would be definitively no play space for children - the proponents clearly believe no single people, couples or students that may live here would have children as there is no play space within reasonable walking distance and there is only half a parking space per dwelling.

The proposal includes communal space on top of the two towers of the building, at 30 and 38 storeys. Anyone who has been to Wollongong, between the mountains and the sea, will know we experience very high winds resulting in the spaces on top of these buildings being unusable most of the year. I would suggest a very high heavy-duty fence may be required to keep users safe.

I could go on but I think I have said enough - over to you guys to establish what sort of precedent and legacy SSDs will have in the Gong.

Letter of Objection – SSD 85464245 – 4-4A Flinders Street/Station Street North Wollongong

I am strongly objecting to the proposed 38 storey residential skyscraper (SSD85464245) on the relatively small site on the corner of Flinders Street ,Station Street and Stafford Street , opposite North Wollongong Train Station at the northern gateway to our City for the following reasons:
1.This is another example of how the decisions about our City and Community are being taken out of Council's and the Community's hands and excessive and inappropriate development is imposed on regional areas by an out-of-control Planning Minister and State Government Planning Department with a view that this will solve the housing crisis . Ignoring the existing planning controls and standards that everyone else has to comply with and imposing excessive concrete and glass tower developments on our City. Leaving the Council and the Community to manage the negative impacts and try and foot the bill and deliver the upgrading of the roads, footpaths, services and infrastructure to cope with this excessive development.
2. This proposal is just one of many being imposed on Wollongong by the State Government with a view to solve the housing crisis and create a housing boom. This is in fact a Developer Boom . Encouraged by the “Sweeteners” from the State Government of increased height and floor space if they provide a small percentage of affordable housing (only 45 units this time) , only for 15 years. Developers are out of control and creating vertical slums. This proposal, like so many in the Wollongong CBD at the moment, is creating tiny apartments, with no unusable private open space ,no useable green/public open space, no streetscape, no landscaping to provide a significant tree canopy and half the car parking required for the number of dwellings.
3. Good Town Planning and Urban Design have been researching and pushing the importance of sustainability, liveability, amenity, human scale and sense of place for last 30 years to create better human communities where people can thrive and the environment can be protected, sustained and enhanced. This over development of a heavily constrained site at the northern edge of our CBD goes against all those important elements of good planning and urban design. It is creating the vertical slums of the future with no usable private space or pubic space for the increased population, no amenity and absolutely no sense of community.
4. Wollongong is a regional city. It is not Sydney, Melbourne , Gold Coast or Parramatta. The comparisons shown in the Architectural Design Reports (eg: Hornsby, Homebush, North Strathfield and Concord) do not apply to Wollongong. We do not have the population , projected population, employment, essential services capacity or infrastructure to support these towers. This is not what we want in our City.
5. 38 storeys is just too high and grossly in excess of Wollongong Council’s recently approved Urban Design Framework for the Flinders Street Precinct. This SSD is proposing to increase the permissible building height from 32 to 130m and the permissible FSR from 1.5:1 to 13.8:1. The proposal is for a height in excess of four times that currently allowed and a density that is extremely excessive being 14 times the size of the site (site area is only 2720m2) ie: more than a nine fold increase in density than is currently allowed. This is an outrageous variation to the permissible standards and makes a mockery of our planning system and creates uncertainty and distrust in our government and further erodes the community’s trust in the planning system to create liveable sustainable communities.
6. The cost of building and maintaining a residential tower of this size means the dwellings will not be affordable to the average person desperate for a home. Who is buying these dwellings??? To maintain the building and the lift etc the strata fees will be exorbitant and out the of reach of the people needing housing.
7.The developers think they are some sort of benevolent benefactor providing 45 affordable houses for only 15 years. What then they sell them off and we still have no affordable housing. This is not a solution to our housing crisis. This is massive financial gains for the developer.
8. The proposal does not even provide 1 car parking space per dwelling. There are a total of 477 dwellings proposed consisting of 258 apartments, 45 affordable housing dwellings and 174 “co – living units”. Only 246 car parking spaces for the residential dwellings are proposed, which is a shortfall of 128 car parking spaces. And only 61 visitor spaces. Using the argument that students and residents will not have a car as they will use the public transport is a joke. Everyone has a car (couples usually have 2 cars) so they can drive around on the weekend , down the coast , to work etc. Every dwelling will have 1 possibly 2 cars attached to it. Where do the other 128 car parking spaces comes from . When residents do not have an allocated car parking space, they will park in the surrounding streets, exacerbating the already congested streets around North Wollongong Train Station. Street parking is also for existing residents, rail computers and visitors to the commercial premises in the area.
Traffic and congestion in the area will be massively increased to the point of grid-lock, undermining the effective use of the railway station and impacting the commercial viability of existing surrounding land uses. There will be parking problems generated due to little more than half a parking space being provided per dwelling, many of which are two and three-bedroom. The Traffic Report is based on approx. 300 cars moving to and from the development . It is noted that more carparking on-site to correctly cater for the number of cars owned by the residents would also generate further traffic.
9.The proposal is practically built to the boundary and does not provide appropriate setbacks or human scale elements at street level. Where is the contribution to the public realm or public space ?? The EIS states that public space is provided at Beaton Park and the Wollongong foreshore. This is kilometres way and not within easy walking distance. Some attempt at amenity is proposed by indoor and outdoor communal spaces on the 30th and 38th storey roof tops. Whilst from here there will be great views of the Illawarra Escarpment and ocean, high winds in the outdoor areas will make the area difficult to use much of time. Despite the development containing 477 dwellings, there is no appropriate play space for children. Where do the children play?? This development is not giving a nett public benefit to our community by way of parks, community facilities, social enterprises.
10. The site is surrounded by a narrow footpath on three sides. At the ground level, the building is set back 2-3 metres to make space for pedestrian movement in and out of the proposed commercial premises and some landscaping to soften the visual impact of the building. However, any serious street tree planting is constrained by the podium which at first floor level and above is proposed to be built to the boundary, denying the possibility of a shady tree canopy. There is no space for significant tree planting along the three street frontages due to the podium being built to the boundary. This flies in the face of the Council’s Urban Heat Island Report and Cooling the Gong Strategy .
11. The proposal will have a massive negative visual impact on Wollongong at the northern entrance to our City. Views to the escarpment will be obscured by this very tall urban element, overshadowing will occur affecting all properties on the southern and eastern side. The amenity of the area will be negatively impacted by this massive overdevelopment of this relatively small site. The Visual Impact Assessment Report states that the proposal has an acceptable visual impact outcome in planning terms. It justifies the visual impact of the tower on the basis that it contributes to the ongoing urban consolidation of the North Wollongong precinct. It does not refer to the urban intensification of the precinct, the overdevelopment of the precinct or the huge visual impact from the wider visual catchment on the coastal plain from Fairy Meadow to north beach to Keiraville and Gwynneville to the west. This skyscaper will have a massive and unwanted visual and amenity impact on our City and the coastal plain of Wollongong.
12. How is the local services and road and stormwater infrastructure meant to accommodate this overdevelopment. Stormwater infrastructure in this catchment is already constrained, and the significant increase in impervious surfaces is very likely to increase flooding impacts in an already flood liable catchment.
13.In addition to the WLEP and WDCP and other planning polices, Wollongong Council spent nearly a million dollars on the Public Places Public Life research and policy. More money on the Urban Heat Island Affect and its Cooling the Gong Policy. Important polices to enhance the City, reduce the impacts of climate change and urban development and create a liveable, flourishing city with high amenity and good health outcomes for its residents. This proposal ignores all that , does not create a liveable thriving community with high amenity and vibrant public spaces. It creates a vertical concrete slum.
I implore the DPHI to reject this proposal as it is in excess of four times that currently allowed height limit and a density more than nine times that is currently allowed. People living in tiny apartments hundreds of meters above the ground with no human connection or sense of community or place. Is this really the answer to the housing crisis , sticking people desperate for a house in a 38 storey tower with no connection to their community, neighbours or neighbourhood. This is a planning and social disaster.

I formally and strongly object to the state Significant Development application submitted by Urban Property Group for the proposed 38 storey mixed-use skyscraper at 4-4A Flinders Street, North Wollongong.

The proposed development represents a severe over-development of a site that has a relatively small footprint that then requires an excessive number of storeys to accommodate such a large number of units. It will create unnecessary stress to local residents and businesses, commuters and pedestrians, and will compromise the community liveability. It will compound any existing issues within the neighbouring vicinity, as well as create new needless problems.

My objections are based on multiple issues, with the three most critical factors summarised below:

1. Excessive Height and Scale
At 38 storeys and 127 metres tall, it is far, far, far too tall and is completely out of character with the surrounding North Wollongong streetscapes. It will stand about four times higher than standard local building height limits and substantially exceeds the council height restrictions. Most of the buildings within the closest proximity are residential and a maximum of only 2 storeys. And the highest buildings in the area are at most 10 to 12 storeys high. The sheer height will be out of character, it will create unacceptable permanent overshadowing and its visual impact would be overwhelming and overbearing.

2. Flooding and Overland Flow Risks
The building would be built in a known flood zone area. It is historically vulnerable to localised flooding and complex overland water flows. Some surrounding residential homes have had their insurance premiums exorbitantly increased due to the risk of flooding that already exists. Replacing a low-rise site with a massive high density concrete footprint threatens to worsen a known susceptible floodplain, and any possible flooding event would negatively impact neighbouring properties and critical rail infrastructure. As a known site of severe flooding, the tower’s underground carpark is at significant risk and any flood event would potentially cause substantial damages and financial loss.

3. Traffic Congestion, Pedestrian Safety and Parking Stress
The roads surrounding North Wollongong Railway Station are already under severe traffic pressures. The area is busy with cars, commuters, cyclists and pedestrians. North Wollongong Railway Station is accessible via two roads only – Station Street on the east side of the station, and Porter Street on the west side. It is a very busy commuter hub with limited access. With the multiple developments already underway along Flinders Street, these apartment complexes alone will add thousands of vehicles into the road network worsening congestion and bottlenecks. Adding this large 38 storey skyscraper development with 522 units would introduce hundreds of additional vehicles at its most congested point, and would overwhelm and exacerbate the issues that already exist in the vicinity, compromising the safety of pedestrians and the efficient movement of vehicles. The current parking spaces for North Wollongong Railway Station are too few and inadequate, with nearby residential streets already clogged with commuter’s cars on both the eastern and western sides of the station. The proposed basement car park only consists of 246 spaces - less than half the number of units. With so few car parking spaces offered to the development’s residents, many would be forced to park in surrounding streets, thus compounding and aggravating an existing problem.

The exceptional scale of this specific proposal presents severe and unmitigated negative impacts on the local community, environment and infrastructure, and will set a damaging precedent for the region. I urge the Department to reject the proposal in its current form and require the developer to significantly scale back the height and density.

17 July 26
SSD 85464245
4a Flinders St Wollongong NSW 2500
Submission - Objecting
I object to the size of this building - SSD 85464245 - plonked down next to a train station, without thought for providing the infrastructure this city needs to continue to be liveable into the future.
Locals have a right to say what planning occurs in their city in which they live.
Wollongong Council has created an Urban Design Framework (UDF) with input from town planners, architects, with an eye on infrastructure needs along this gateway road into the City of Wollongong.
A vision is laid out with comments from residents who live in the area. It adheres to the planning controls which have been debated and agreed to.
The State Transport Oriented Development plan (TOD) has its own agenda separate to the people of this city – without consultation and is a direct contradiction to the plans of the elected Council and ratepayers who live here.
These SSD (State Significant Developments) are beyond any local planning controls with SSD – 4 Flinders St being 4 x the allowable height from 32 metres to the proposed130 metres, and near 14x the FSR allowance.
They are being plonked down near to train stations – make sense – but where is the supporting infrastructure plan?
Reasons for my objections continue here:
• without any infrastructure to support the people who will live in this building, and to those that try to drive around it to the city.
• this stretch of road, Flinders St, where people gain access from the north into the city – will become shadowed and less inviting as no setbacks are provided for adequate greening. No one wants to have their main street entry a windswept tower tunnel.
• this stretch of road, Flinders St, there are more SSDs are occurring, so far 120-122 Smith St & soon the Bunnings site – an enormous injection of people on one road and no plan how these people will move around, shop, where children will play, what green spaces will be available to them.
• this stretch of road, Flinders St, is already a congested traffic area – it will be hellish as we add so many more attempting to move around.
• The other side of this SSD is a cul-de-sac with an entry to a shopping area – where commuters turn into for train drop offs, is already gridlocked during dops & pick-ups. While the shopping centre access will be slowed for those in cars.
• The VERY BIG CONCERN is that these heights and FSR is said to accommodate for social and affordable housing but only for the next 15 YEARS. Why an end point is not well explained. We build stock back up, to only deplete it causing future problems. While recognising the need to create housing and particularly social housing (after stock being sold off privately and none rebuilt to replace these homes), to place near public transport hubs, and the old condition on big blocks of land (not this case) is sensible, only 15 years? I question, what is that plan?
• Already a flood prone area – although flood studies in this document tell us all will be well – locals know it cannot possibly be with the addition of concrete and no stormwater upgrades.

Thankyou
Regards
A very concerned ratepayer
17 July 2026

To note: I attempted to lodge this objection submission yesterday, but your major projects website was “down” and not responding – see screenshots.
Also says closing in 2 days from yesterday (16th July)

I strongly object to this project.
I am a ratepayer in Wollongong and this is where I live with my family - I object to the proponent living in Sydney and making decisions about the city where I live - when they don't live here. I object to the fact that Wollongong City Council which governs our city is not able to make the final decision on this project. they have undergone extensive local community engagement approving a Flinders St Urban Design Framework - their framework has been totally ignored in this plan. One would ask why our representatives spend their time undertaking such important planning work only to be ignored. This is not good for the Council nor is it good for the ratepayers.
The Lord Mayor Tania Brown herself has publicly said that 38 storeys is too high in our city. This may be a low level when looking at the Sydney CBD but it is totally inappropriate when looking at Wollongong city. Do Sydney folks, making a decision such as this, feel they know better than us residents who live here.
My main objections are:
The building is too high
The floor ratio is higher than what is permissible
Wollongong is renowned for its beauty in being 'between the mountains and the sea' - a building this height would totally obscure the views fo the mountains for very many locals
If this building is approved it sets a very dangerous precedent for our city and would change the face of the city for ever.
The number of apartments will subscribe to the already existing parking and traffic challenges in what is already a busy area rigfht next to North Wollongong Station.
The lack of resident and visitor parking will further add to the severe congestion in the street.
The location is prone to flood and during a maximum flood event the building will be inundated.
I can see no provision for children and families to be outdoors.
I can see no sufficient space for the planting of cooling street trees
The height of this building will cause considerable shading to homes and businesses nearby - in particular the outdoor area of the North Wollongong hotel which currently enjoys the afternoon sun in Winter
I think there will be a loss of community confidence in the process and in the NSW Government's ability to understand what Wollongong people want and what is in their best interests.
I urge the department to reject this application - have the people who want to build this oversize and appropriate building, come down to Wollongong and talk to us, the ratepayers, and hear what we want and hopefully together there can be a resolve and the right balance for Wollongong residents.

Theresa Huxtable

15 July 2026

Dear Sir/ Madam
RE 4-4A Flinders Street
I wish to record my strongest objection to the over-height (38 floors!) multi-storey development at 4-4A Flinders St (in the area bounded by Princes Highway, Stafford Street and Station Street).
This State Labor obsession with development is uncomfortable to say the least. While it may bring to record proportions, Wollongong’s already burgeoning ghost towers, there appears to be no consideration for amenity or appearance of the town. As many developing countries have found – the philosophy of “build it and they will come” is a deeply flawed assumption. At present, dozens of multistorey buildings are being erected in Wollongong, often based on a rather embarrassing dependence on lip-service to increasing “Affordable dwellings” ((which so far appears somewhat cynical dysfunctional – at best).
In trying to identify this development in the documentation, I discovered nearly 3000 new dwellings in developments often of 20 and 30 storeys – some rather more coy about their height so far – along the west side of Flinders Street. This appears to be some kind of crass developer-driven growth, with no heed to communities or people.
Thus, it seems there is little or no justification for this tower. At very least, the height of the building must be at least halved. And preferably much less. Surely, we can move beyond the simplistic ‘Big is better’ principles of expanding this city. The loss of sunshine, the considerable dangers for flooding (given the capacity for the creek to overflow very seriously in the area, especially in light of tendencies for flash flooding under climate change – and somewhat understated in Appendix Q)) and the appalling traffic during building and afterwards, will be immensely problematic for locals and train travellers alike,
Rather, the States developer-departments should start to take heed of the notion of Planning – What will these cities look like in ten years time? What is the public amenity gained?
Moreover, we need much more consultation (genuine consultation – not the varieties recently practised.) at the point of contemplation. Not when developers’ hoardings are already selling apartments off the plan.

Please can we reconsider this development at 4-4A Flinders Street – and many others.

Yours sincerely,
Diana Kelly (Dr)
1 Shoobert Crescent,
Keiraville.

The scale of the current proposal is extreme overdevelopment of the site. It is out of scale not just for this precinct but for the city as a whole. Because of its excessive height it is restrict views of the escarpment from most sites east of the proposed development. The Social Impact Assessment (Appendix AA) provided by the proponents is completely inadequate. It only addresses impacts on North Wollongong, to the north of the site. Given that it is on the edge of the Wollongong Central district, the assessment must consider the areas to the south of the site and to the south west and south east. The assessment makes no reference to the Flinders Street Precinct Plan or the proposed development's impact on that plan. The impact of the development on all the surrounding areas needs to be properly assessed.

To Whom it may concern, and to whom is deciding to ruin our skyline,

I really do object to this development. When I saw the proposal in the Mercury, I was saddened.
I grew up in Wollongong, I now reside in Sydney, and coming back to home soil is always such a breath of fresh air. But lately, I have been feeling a little bit chlaustrophic. It doesn’t feel the same, it feels impersonal, detached, confused? The apartment blocks in the city center are empty. The shop fronts that are a forced adage, are also empty. The sunshine doesn’t quiet peak through to the footpath like it used to. No one is living in these apartments. Why are we building another high rise apartment block when no one has asked for it? Wollongong is a small city, that’s why we all love it so much, but there aren’t enough people to go around. Yes, it is a great commuter city for our neighbouring Sydney, but let’s face it, that’s a small percentage. People who live and work in the Wollongong area and surrounds aren’t seeking to live in an unsightly high rise development, they want backyards, they want fences and neighbours and gardens. A tiny little balcony that overlooks a major highway, a train line and Flinders Street? Not what we’re asking for. I highly doubt the proposed “Affordable Housing” percentage of the high rise will actually be affordable, too. They never are. Have you also noticed that the poor are getting poorer, the rich are getting richer, and the middle class are somehow falling between the cracks?
Please don’t go ahead with this project. Everyone I have spoken to is against it. Like I said before, NO ONE WANTS THIS! The current boom in apartment buildings in the CBD area are turning this gorgeous city into a forced ghost town! Our unique Wollongong skyline DOES NOT WANT a 38 storey building!
Please rethink this.

This development is way too high! This will cause more congestion and density to the area. You have not properly considered the residents on the opposite side of the north wollongong railway. Parking for the train station is already difficult when school is on and uni. Add 300+ more homes to a small space, we will be impacted.
Additionally it’s absurd to have 38 floors in wollongong. I can understand maybe 10 stories as a max, but not 38!

I object and think this is a gross misuse of power from the state government.

I support the project, I believe it will significantly improve housing affordability and availability in the area.

I would however like to see the number of residential units and residential storeys significantly increased as well as residential units set aside for essential workers.

Please refer to the attached documents.

Attached please find PDF with concerns around this intended development. While there is no issues with developing this site to include affordable housing, co living and residential apartments , it clearly defies the planning and infrastructure laid out in the Flinders Street Precinct Urban Design Framework by exceeding mandated height restrictions designed to be consistant with the propose growth and ammenity of the precinct. It also quotes figures around traffic, parking, transport that fail to pass scrutiny. The only advice of this development was provided recently by mail and where the Minister for Planning and Public Spaces has NOT directed that a public meeting should be held. Any approvals around this development without further and more comprehensive consultation with stakeholders(residents -private and business) WOULD SET A DANGEROUS PRECEDENT in that future developers will avoid any height restrictions leading to this Precinct becoming a smaller version of the Gold Coast and Syndey CBD It is requested that a PUBLIC MEETING BE CONVENED as a matter of urgency.

I object to SSD-85464245. I am the resident of Crawford Avenue, Gwynneville. The proposed 38-storey mixed-use development is excessive in height, bulk, density and visual impact, and has not adequately assessed overshadowing, solar access, visual impact, traffic, parking or cumulative impacts on my property and the surrounding residential area. The Applicant’s own material identifies significant visual impacts, including moderate-to-severe and severe impacts, yet the proposal is still presented as acceptable without sufficient justification. The Traffic Impact Assessment also relies on unsupported assumptions regarding reduced car ownership and public transport use, despite a substantial parking shortfall. I request that the application be refused, or at minimum substantially reduced and supported by property-specific overshadowing, visual, traffic and parking assessments before any determination.