Mixed Use Development, North Gosford

I strongly object to the proposed development (SSD-69773460, 372–374 Mann Street & 35–37 Dwyer Street, North Gosford).
I object to the proposal based off
Appendix F- Site Photographs:
Photo 1: Shows the site from Campbell Facing South
Photo 4: Shows the site from Campbell St facing North- Both Photo 1 and 4 refer to Campbell Street these pictures clearly show that Campbell Street is located within the road hierarchy for the site. However Campbell Street was only referenced once within Appendix Q- Transport Impact Assessment being on Page 14, Section 3 Proposed Development- 3.1- Overview “The new private road is proposed to provide vehicular access to Site B via a single driveway, with Site A afforded access via Dwyer Street via a single driveway east of Campbell Street along the northern boundary. All vehicles accessing the basement loading docks and car parks would use Dwyer Street on approach and departure.” Based off the above this proposed development should be rejected due to the lack of inclusion of Campbell St within the road hierarchy.
In addition Appendix Q states that on page 10 section 2.5:
“Traffic volume surveys were completed in mid-May 2024 to determine the existing traffic flows on the surrounding road network. This is important to understand the local area traffic volumes and through traffic volumes, particularly on Mann Street past the site.”
It is abhorrent that Campbell St was not considered when assessing existing traffic volumes especially when the development proposes to impact the egress from Campbell Street to Dwyer St. This is a significant oversight being that Campbell Street is listed and signposted as being a NO Through Road also the carriageway for Campbell Street is only 4m wide and the Northern end of Campbell Street is used by Transport for New South Wales (TfNSW) to access the rail corridor.

It should also be noted that the Western end of Dwyer St where the proposed development is located is also within 50m of a TfNSW access point to the Rail Corridor.

As a property owner and resident on Campbell Street TfNSW (June 2022) upgraded my property as part of the Freight Noise Attenuation Program (FNAP) therefore it Is clear that Campbell Street plays a significant role in the overall road hierarchy of the site. Table 2 Road Hierarchy on page 6 of Appendix Q does not include Campbell Street as part of the table.

Separate to the above, the existing Traffic volume survey is invalid due to the applicant providing inadequate information such as the vague date of when the study was undertaken during “mid-May 2024”.

I object to the proposal due to it being located on the crest of a hill at Mann Street and the side of a hill at Dwyer street, this site topography is unique, and setbacks need to be carefully considered. As a pedestrian or vehicle driver the visibility at the intersection of Mann, Dwyer and Hills street is already subpar and dangerous at times. There have been numerous traffic accidents over the years, one most recently resulting in the death of a nurse travelling to work.

Lack of visibility is demonstrated in Appendix F- Site Photographs, Photo 16: 399 Mann St from 372 Mann St. This image shows the Bus Stop as indicated by the darker section of the road base. This section has been repaired multiple times over the years due to the frequent nature of Busses Stopping at the designated stop. The picture clearly shows that the road of Mann St is a One (1) Lane each way road. Or as Appendix Q describes a 2way Road Providing 1 traffic lane in each direction.

Photo 16 and Photo 5 The intersection Between Dwyer and Mann St should be identified as a key intersection where more lane capacity should be provided. Both images 16 and 5 show that there is no such inclusion for extra lane capacity at this intersection. The dangerous nature of the road at the crest of the hill to the North and South of Mann Street can be seen in Photo 16 and Photo 5.

It should also be noted and form part of my objection that the Appendix Q Transport Impact Assessment nor any part of the Applicant’s development proposal does not acknowledge or take into account the approved and works commenced DA 51472/2017 which is comprised of 16 Residential Flat Building Units & 2 Shop top housing Units and 1 shop.

I would like to include as part of my objection that Appendix AA - Social Impact Assessment- Identifies that Campbell Street is immediately surrounding the subject site. Therefore, once again the fact that Campbell Street was not included as part of the traffic assessment adds to the incomplete nature of this development application.

I strongly object to the proposed development (SSD-69773460, 372–374 Mann Street & 35–37 Dwyer Street, North Gosford).
I object to the proposal based off
Appendix F- Site Photographs:
Photo 1: Shows the site from Campbell Facing South
Photo 4: Shows the site from Campbell St facing North- Both Photo 1 and 4 refer to Campbell Street these pictures clearly show that Campbell Street is located within the road hierarchy for the site. However Campbell Street was only referenced once within Appendix Q- Transport Impact Assessment being on Page 14, Section 3 Proposed Development- 3.1- Overview “The new private road is proposed to provide vehicular access to Site B via a single driveway, with Site A afforded access via Dwyer Street via a single driveway east of Campbell Street along the northern boundary. All vehicles accessing the basement loading docks and car parks would use Dwyer Street on approach and departure.” Based off the above this proposed development should be rejected due to the lack of inclusion of Campbell St within the road hierarchy.
In addition Appendix Q states that on page 10 section 2.5:
“Traffic volume surveys were completed in mid-May 2024 to determine the existing traffic flows on the surrounding road network. This is important to understand the local area traffic volumes and through traffic volumes, particularly on Mann Street past the site.”
It is crazy that Campbell St was not considered when assessing existing traffic volumes especially when the development proposes to impact the exit from Campbell Street to Dwyer St. This is a significant oversight being that Campbell Street is listed and signposted as being a NO Through Road also the carriageway for Campbell Street is only 4m wide and the Northern end of Campbell Street is used by Transport for New South Wales (TfNSW) to access the rail corridor.

It should also be noted that the Western end of Dwyer St where the proposed development is located is also within 50m of a TfNSW access point to the Rail Corridor.

As a property owner and resident on Campbell Street TfNSW (June 2022) upgraded my property as part of the Freight Noise Attenuation Program (FNAP) therefore it Is clear that Campbell Street plays a significant role in the overall road hierarchy of the site. Table 2 Road Hierarchy on page 6 of Appendix Q does not include Campbell Street as part of the table.

I strongly object to the proposed development (SSD-69773460, 372–374 Mann Street & 35–37 Dwyer Street, North Gosford). The 72.45-metre tower is more than double the maximum height permitted under the unvaried State Environmental Planning Policy (Precincts—Regional) 2021 controls. It concentrates excessive bulk on Site A, creates an abrupt and disproportionate tower at the city gateway, and will have detrimental impacts on local amenity, traffic, parking, and the character of North Gosford.

Separate to the above, the existing Traffic volume survey is invalid due to the applicant providing inadequate information such as the vague date of when the study was undertaken during “mid-May 2024”.

I object to the proposal due to it being located on the crest of a hill at Mann Street and the side of a hill at Dwyer street, this site topography is unique, and setbacks need to be carefully considered. As a pedestrian or vehicle driver the visibility at the intersection of Mann, Dwyer and Hills street is already subpar and dangerous at times. There have been numerous traffic accidents over the years, one most recently resulting in the death of a nurse travelling to work.

Lack of visibility is demonstrated in Appendix F- Site Photographs, Photo 16: 399 Mann St from 372 Mann St. This image shows the Bus Stop as indicated by the darker section of the road base. This section has been repaired multiple times over the years due to the frequent nature of Busses Stopping at the designated stop. The picture clearly shows that the road of Mann St is a One (1) Lane each way road. Or as Appendix Q describes a 2way Road Providing 1 traffic lane in each direction.

Photo 16 and Photo 5 The intersection Between Dwyer and Mann St should be identified as a key intersection where more lane capacity should be provided. Both images 16 and 5 show that there is no such inclusion for extra lane capacity at this intersection. The dangerous nature of the road at the crest of the hill to the North and South of Mann Street can be seen in Photo 16 and Photo 5.

It should also be noted and form part of my objection that the Appendix Q Transport Impact Assessment nor any part of the Applicant’s development proposal does not acknowledge or take into account the approved and works commenced DA 51472/2017 which is comprised of 16 Residential Flat Building Units & 2 Shop top housing Units and 1 shop.

I would like to include as part of my objection that Appendix AA - Social Impact Assessment- Identifies that Campbell Street is immediately surrounding the subject site. Therefore, once again the fact that Campbell Street was not included as part of the traffic assessment adds to the incomplete nature of this development application.

This submission is lodged by the owner of four properties located directly opposite the subject site to the north, being 40 Dwyer Street and 400–404 Mann Street, North Gosford NSW 2250 (Purple Flower Pty Ltd ATF The Purple Flower Trust), in objection to the development proposal under SSD-69773460 for 35–37 & 41 Dwyer Street and 372–374 Mann Street, North Gosford NSW 2250. The attached submission provides detailed planning grounds for objection, which we trust will be given full consideration in the assessment of this proposal.

Sincerely,
Geoffrey Dignam
Director, Purple Flower Pty Ltd ATF The Purple Flower Trust

This submission is made by the coordinator of a community petition opposing the proposed development under SSD-69773460 for 35–37 & 41 Dwyer Street and 372–374 Mann Street, North Gosford. The attached letter and supporting materials present collective feedback gathered from 65 households located immediately north of the subject site. The petition reflects overwhelming community opposition to the proposal’s excessive height, bulk, and scale and requests that the development be assessed strictly against the unvaried SEPP (Precincts—Regional) 2021 controls.

Sincerely,
Sandra Dignam
Coordinator, Petitioning Residents

The current regulations (already extended from 18 meters) clearly stipulate a maximum allowable building height of 36 meters. By attempting to approve a structure double this already doubled limit, the proposal disregards the regulatory framework designed to maintain the community's architectural integrity and living conditions. Granting an exemption sets a dangerous precedent that could encourage other developers to pursue similarly oversized projects, destabilising the community's existing standards.
The proposed development is grossly out of scale and character with the surrounding area, which is largely composed of low-rise buildings and residential homes. The introduction of such a towering structure could overshadow the neighbourhood, blocking natural light and views, and detracting from the present surroundings.
The construction and maintenance of a building of this magnitude will bring about increased traffic and pollution. Peak hour vehicle entry and exit to the complex will impact traffic along Mann Street.
We (the people listed in the attached petition) urge the planning authorities to respect the established guidelines and listen to the voices of the community who will be directly impacted by these changes. We ask that this development proposal be rejected to preserve the character, sustainability, and enjoyment of our neighbourhood.

Attached is a listing of 89 people gathered via an online petition.
All 89 people are supporting a vote to reject the development proposal.
The listing was compiled on 7/10/2025 at 7pm.

The url to the petition is:
https://www.change.org/p/reject-72-meter-tall-tower-development-application-for-north-gosford

Thank you for listening.

Phil Kingsmill

Dear Sir/Madam,

I write as an owner at 62 Hills St, directly impacted by the proposed mixed-use development at 372-374 Mann Street and 35-37 Dwyer Street, North Gosford. After reviewing the development notice, it is clear this proposal is fundamentally inconsistent with planning objectives and will have unacceptable impacts for the following reasons:

1. Non-Compliance with Height and Character Controls
• The tallest tower of 21 storeys grossly exceeds the prevailing built form in the area, which is generally capped at mid-rise.
• This represents a clear breach of the Local Environmental Plan (LEP) height objectives, which require new development to maintain an appropriate transition in scale and to protect local character.
• Overshadowing diagrams (if included in DA) will likely confirm loss of direct sunlight to nearby residential properties, breaching SEPP 65 design principles (solar access and amenity).

2. Overdevelopment and Density
• 249 apartments on one site equates to an unusually high density compared with surrounding developments, failing the LEP’s intent for “orderly and sustainable development.”
• This level of density will cause unacceptable overlooking, noise, and loss of privacy, reducing the amenity of both new and existing residents.
• The ratio of 1-bedroom units (81) and 2-bedrooms (137) skews heavily toward smaller apartments, which inflates population turnover and transient occupancy, undermining community stability.

3. Inadequate Parking and Traffic Impacts
• With 353 car spaces for 249 apartments, visitors, and commercial tenancies, the development does not meet the likely DCP parking rates, creating a net deficit.
• Overflow parking will inevitably spill into neighbouring streets, which are already congested, creating safety hazards for pedestrians, cyclists, and school zones.
• The volume of traffic movements generated by 3–6 basement levels will worsen congestion at Dwyer and Mann Streets, which are not designed for this load.

4. Environmental Degradation
• The proposal includes tree removal and demolition of existing structures, permanently reducing green cover and stormwater absorption.
• This contradicts Council’s stated environmental objectives and exacerbates urban heat island effects.

5. Infrastructure Strain
• Adding hundreds of new residents without proportional infrastructure upgrades will place pressure on roads, public transport, schools, and healthcare services.
• The proposal has not demonstrated how it will mitigate these impacts or contribute to local infrastructure funding.

6. Precedent for Further Overdevelopment
• Approval would set a dangerous precedent for other sites to pursue high-rise towers in a low- to mid-rise zone, eroding neighbourhood character permanently.
• The project therefore fails the test of “public interest” under the Environmental Planning and Assessment Act 1979, as the negative community impacts outweigh any benefit.

This proposal fails against multiple planning benchmarks: excessive height, overdevelopment, parking and traffic shortfalls, environmental damage, and infrastructure strain. It is inconsistent with the LEP, DCP, and SEPP 65 design quality principles, and therefore must be refused.

I fully support the demolition of all structures and construction of a mixed use development comprising commercial and residential land uses with ancillary carparking and open space.

It will increase housing availability in the area

would obstruct view and construction noises for years would be disrupting

Looks good. Well supported. Approve it quickly and get it built. We need more houses.

Submission:
I am writing to formally object to the proposed mixed-use development at 372-374 Mann Street And 35-37 Dwyer Street, North Gosford. My objections are based on the following concerns:
Traffic and Parking:
The development will increase traffic congestion in the area.
Insufficient parking could lead to safety hazards and inconvenience for residents.
Noise and Environmental Impact:
Increased noise from construction and future occupants may affect the local community.
The development may impact local green spaces, wildlife, and the overall environment.
Community and Infrastructure:
The scale of the development could put pressure on local schools, parks, and public amenities.
It may negatively affect the character and livability of the area.
Impact on Residential Amenity:
The development may obstruct views from my unit and affect natural light.
It could reduce privacy and negatively impact the enjoyment of my property.
Suggested Considerations:
I urge the council to reconsider or modify the proposal to address these issues.
Possible measures could include traffic management plans, green space preservation, downsizing the development, or building design modifications to minimise impact on residents.
Disclosure:
I have not made any reportable political donations in relation to this application.
I respectfully request that my objection be taken into consideration before any decision is made regarding this development.
Thank you for your attention to this matter.
Sincerely,
Yana

I strongly object to the proposed development (SSD-69773460, 372–374 Mann Street & 35–37 Dwyer Street, North Gosford).

The Social Impact Assessment (SIA) undertaken is not comprehensive for such a large scale first of its kind for the suburb. It is heartbreaking and insulting that Campbell Street was identified as part of the small selection of properties notified for comment during the SIA period in 2024 however completely ignored for the Traffic Assessment related to this development. Sarah George Consulting did not gain any relevant to the time information for inclusion within the SIA- they conducted a desktop study of the area utilising census data, rather than creating a personalised survey for the wider community to engage with. The site is located on the main throughfare into Gosford and therefore significantly impacts many more than just the neighbouring properties. The SIA’s community engagement component was a cold letter vaguely detailing that a development has been proposed- sadly for us in the surrounding area, it’s been something that we have been objecting to since 2016. I requested further detailed information from Sarah George Consulting at the time to provide feedback- however I was not provided with sufficient detail.
I object to this development based of the reasons for Refusal of DA 49565/2016 which I’ve attached to this submission, please note the similarities of the proposals as well as the number of objections received between 2016 and 2020, I believe that these objections still hold value- although the nature of the development application has slightly changed over the years.

In terms of Traffic Assessment- the document determined that there was no need for traffic lights at the intersection of Dwyer and Mann St- this is incorrect, there’s been numerous accidents and even a death at this intersection. I’ve attached an image taken from the passenger side facing South. It shows a bicycle rider going North along Mann St cycling across the intersection of Dwyer St, please note how narrow the road is- especially considering site phots appendix photo 5 shows the same road facing north- the Panel will hopefully understand that this intersection, on the crest of a hill is not suitably wide enough to accommodate additional traffic and pedestrian volumes safely. The existing Traffic volume survey is invalid due to the applicant providing inadequate information such as the vague date of when the study was undertaken during “mid-May 2024”.


I object to the proposal based off the lack of a detailed Environmental Impact Assessment, being a resident of Campbell Street and holding a Bachelor of Environmental Science, I take note of our native surroundings, for numerous years Dwyer Street has hosted Masked Lapwings, please see attached photo.
IN addition to the Masked Lapwings, the proposed development site is located within 2km of an identified roosting area for the Grey-Headed Flying Fox in Wyoming.
The large scale nature of the development is out of character for the area and unlike the SIA states will not improve the wellbeing, accessibility, community, health and wellbeing of North Gosford long term current and forthcoming residents.

The proposed development lodged for No.372-374 MannSt and 35-37 Dwyer St NORTH GOSFORD has many drawbacks. The size and type of development doesn't co exist with local infrastructure. The area already has problems with parking and narrowness of streets. The proposal has stated it provides approximately 300 car spaces with a potential occupancy of 500 residents. Access to the proposed development is compromised with the intersection of Dwyer and Mann streets being problematic due to difficulty with traffic at this intersection. During peak times traffic congestion will be duly affected and access to Dwyer St will be hectic to say the least. Turning right from Dwyer St into Mann St will become even more hazardous with a significant potential for traffic and pedestrian incidents. Even without this potential development this intersection is dangerous particularly during heavy periods of traffic. Extensive Town Planning and infrastructure would be required for this project to proceed. At present the local area is void of curb guttering and footpaths. Without access into Showground Rd due to the railway line Dwyer St is a dead end and there is no real road through CampbellSt on to MannSt. Understanding the need for development and Gosford does need upgrading as it has much to offer this project where it's being considered is just not practical for such a major development and therefore must be not allowed to go ahead. A development could be considered in a smaller capacity with due diligence surrounding more appropriate infrastructure.

We request a reduction in the capacity of the Commercial/retail and residential project.

This project is far too large and there is not the housing need in Gosford. It will flood the market with apartments and lower the price of neighbouring apartments. There are already too many empty apartments with new builds

I strongly object to the proposed high-rise development in North Gosford.

While I acknowledge and welcome the positive transformation that parts of Gosford are currently undergoing — a long-overdue revitalisation that leverages our stunning location on Brisbane Waters — this particular development proposal is entirely misplaced.

North Gosford is a predominantly low-density residential suburb, valued for its quiet streets, natural surrounds, and family-friendly environment. To introduce a major high-rise structure into this setting is not only inappropriate — it is disruptive and short-sighted. It threatens the very character and liveability that residents here cherish.

This type of large-scale development belongs in the Gosford CBD, where other high-rise projects are already underway and where the infrastructure and urban planning can accommodate such growth. To force it into North Gosford is to ignore the clear distinction between a growing city centre and its surrounding residential suburbs.

Furthermore, North Gosford simply does not have the infrastructure in place to cope with a sharp increase in both vehicle and pedestrian traffic. The roads are narrow and local amenities are already under pressure. Introducing high-density living in this context would exacerbate congestion, strain public services, and undermine safety — especially for children, elderly residents, and the many families who call this area home.

Approving this development would not be a step forward for Gosford — it would be a step backward. Progress is not measured by how many buildings we can squeeze into our suburbs, but by how thoughtfully we grow as a community. We need development that enhances our unique character, not erodes it.

This proposal is out of place, out of scale, and out of touch with the needs and values of North Gosford. I urge the relevant authorities to reject it in favour of more appropriate, sustainable, and community-focused development.

Please refer to the submission attached.

The 71 metre, 21 storey, proposed development is too tall for and out of keeping with the immediate local environment. The local regulations clearly stipulate a maximum allowable height of 36 metres, just half that of the proposal. It disregards the local planning and development environment, and aesthetic of the immediate zone. It potentially contributes to other, future, high-rise developments.
The development will substantially increase the human population of the immediate local area, flowing on to increased pedestrian and vehicular traffic. It is on a busy, main thoroughfare (Mann Street), to and from Gosford CBD, hospital, university and schools. Through-traffic uses this route to travel to other parts of the Central Coast region, north, south and east, in particular, due the geography of the Gosford valley. Increased traffic will add to the existing congestion of the two-lane road, which has no pedestrian crossings between Etna Street, North Gosford, and Kinarra Avenue, Wyoming.
Further, the development is situated on a busy intersection (Mann and Dwyer Streets, North Gosford), which is situated at the crest of a hill on Mann Street, as it ascends from Glennie Street, heading south. There will be an increase in traffic accidents, as this intersection has no traffic lights, and has no other traffic management control. Dwyer Street is the main traffic route off Mann Street to Gosford Private Hospital, specialist health clinics, schools, childcare and North Gosford residential areas.

I strongly object to the proposed development (SSD-69773460, 372–374 Mann Street & 35–37 Dwyer Street, North Gosford). The 72.45-metre tower is more than double the maximum height permitted under the unvaried State Environmental Planning Policy (Precincts—Regional) 2021 controls. It concentrates excessive bulk on Site A, creates an abrupt and disproportionate tower at the city gateway, and will have detrimental impacts on local amenity, traffic, parking, and the character of North Gosford. Any future proposal should be scaled down to align with the unvaried SEPP controls to respect the sensitivities of the locality.

A design brought forward within the unvaried SEPP (Precincts—Regional) 2021 guidelines would reflect a positive outcome for all stakeholders — delivering growth for Gosford while protecting community amenity, local character, and sound planning principles.

I am writing to object to the new developmental proposal for Dwyer Street and Mann Street Gosford; for the following reasons:

1) The current infrastructure and amenities surrounding the North Gosford area is insufficient for the proposed planning of more high density buildings leading to an influx of demand for both services. E.g. demand will further increase for bus frequencies, hospitals, surgeries, childcare, schools, age care etc.

2) The noise pollution during the demolition and the building process will have a negative impact on the local residents.

3) The uncertainty if the builder will go bust during the build (from excavation to occupancy) and whom will be accountable and whom will take over the project if such situation arises. Or will it perhaps be an abandoned project?

For the above reasons, I object to the new developmental proposals in North Gosford.