Mixed-use development, Rangers Road/Yeo Street

The requested height is excessive, the area will be negatively impacted by the increased traffic and parking demands generated by such a large development. The 10 affordable units is not an acceptable tradeoff for such a significant increase in height .
The height of both the 8 and 12 story towers will impact residences in Yeo and also south facing units in Harrison Streets. There appears to have been no consideration of the loss of light and sunlight to above ground level Harrison St units with windows facing north. Assessing ground level overshadowing is inadequate. Given the position of the sun observed during winter above the Yeo St Muse block a building some 6 – 7 levels ( in comparable height level) higher than Muse will likely eliminate winter sun and reduce light to some units in Harrison St. This is exacerbated by the 8-level tower on Yeo Street affecting the northwest aspect.
With no light rail, Metro or a train station the northern area of Rangers Rd and the Military Rd corridor cannot be considered well supported by public transport and therefore is arguably unsuitable for such high-rise development. The commercial, retail spaces and large number of residences with limited parking per unit will create more churning in our local streets as residents and visitors try to find a car spot. There is limited parking available for current local residents and their visitors now. Military Rd is already stressed with increasing traffic from the northern beaches, changes to local roads and other new developments, a development of this size only exacerbates the problem.
Increased traffic movements by the increased use of Military Lane to enter and exit Yeo St presents a significant road safety issue as well as further adding to traffic congestion along narrow Yeo St , Rangers Rd and Watson St etc.
An underground supermarket is not in the best interest of the community, and the public plaza ambience would seem to be may adversely affected by overshadowing of the towers.
A 6 level development is more appropriate for the area.

I have sound knowledge of the parking, traffic flow and other general issues facing the Neutral Bay/Cremorne community and strongly oppose the excessive height request due to the site being unsuitable for the scale of development proposed.

Heights: The reference to 8 & 12 stories might be correct in terms of levels but it is smoke and mirrors in terms of actual height. The heights proposed are more like 9-10&13-14 story heights when compared to heights of apartment blocks in the area. The proposed 8 &12 levels are excessive given the development is directly adjacent to an established residential area where for very valid reasons buildings of 8 residential levels were never expected to be approved again. The requested heights are also not in line with the recent Sydney North Planning Panel recommendation. The suitable height for the area is no more than 6 levels consistent with the height of the adjacent Muse building, a sympathetic and beautiful addition to the area. My understanding is the proposed height increase is a trade off for 10 affordable housing units, but this represents only half of the minimum requirement. This token offer provides minimal if any real community benefit.
Solar and light impacts: The proposed heights will unacceptably impact light and solar access to Yeo St and also to the living areas of blocks facing south along Harrison Street especially in the winter months. For some apartments the Rangers Rd tower sitting behind the Muse will totally block sun and significantly reduce light to the living rooms specifically in winter, other rooms will also be affected leading to increased electricity use. The increase from 6 to 8 levels of the Yeo St tower also reduces the sun and light to a lesser extent from the northwest aspect. The impact to Harrison St has not been appropriately considered however the impact to Yeo Street properties alone should be enough argument for the height to be no higher than the actual height of the Muse building

Wind Tunnel impact: There has been little consideration of the wind tunnel effect of 8 & 12 story buildings on Yeo St , Rangers Rd and the public plaza (which may end up nothing more than takeaway food court due to the space potentially being cold, windy with little sunlight).

Traffic: The scale will only aggravate an already stressed road network. The Military Rd corridor is already at capacity for many hours a day 7 days a week, feeder roads e.g. Yeo, Rangers ,Watson are already congested particularly at peak times, peak hour has expanded now to several hours a day and weekends especially in summer. See picture of Military Rd on a winter Sunday afternoon .Military Rd is a known serious traffic problem road, the obvious pressure on Military Rd and south side feeder roads should be an impediment to high rise and the over development of the Military Road corridor and surrounding local streets. Traffic is increasing also as a result of new developments between Cremorne and the southern end of the Northern Beaches along with the Warringah Freeway upgrade /Western Harbour Tunnel causing closure of the Ernest St Bridge Freeway access. The development will result in significantly more cars and delivery trucks of various sizes increasing the noise level local residences will experience. July 2024 Traffic movements as stated in the Traffic Report are irrelevant with working from home decreasing. A significant increase in local residents, visitors, clients and shoppers increases the pressure on Military Rd, local roads and the over stretched bus network.

Dangerous Military Lane Access: Due to Yeo St and Military Lane issues Woolworths currently is supposed to be restricted to a maximum of 35 deliveries per day with truck size also restricted, the number of deliveries for a new larger supermarket plus other commercial businesses on the site will significantly increase traffic movements in and around Military Lane presenting an increased safety risk for drivers, riders and pedestrian. Congestion along Yeo St, Rangers Rd and Watson St will be further affected.
The duration and type of construction of the scale proposed presents excessive noise, dirt, road issues and traffic delays for many many months. Yeo St is very narrow, and all the local roads are only two lanes. The Fire Station on Yeo St servicing our local area is likely to be affected with potential delays in responding to fire emergencies. The ongoing volume of deliveries and size of delivery trucks are other concerning issues for the size of the roads. A sink hole just opened at the intersection of Wycombe Rd and Yeo Street close to the proposed development, the impact on the stability of our roads by large construction and more delivery trucks long term is another cause for concern.

Transport: Increasing the population around Military Rd just adds to the public transport deficit issues. Military Rd has no light rail , no metro, no train station just government buses and private school buses. Ubers are common adding to the traffic problem. Bus queues during peak hours wind around the streets. Bendy buses from the Northern Beaches do not fully resolve the problem at Neutral Bay. Noted are the very sensible almost completed 6 level developments on Flacon Street near the Pacific Highway supported by Highway buses and within easy walking distance of the Crows Nest Metro.
Parking: An increase in commercial and residential activity in the area will impact the already difficult parking situation along Military Rd and the surrounding streets. Most apartments in the area are 1- & 2-bedroom apartments with one car spot however many have 2 cars. Providing 117 residential car spaces when 50% of the unit stock is 3 and 4 bedrooms is inadequate even if it exceeds the NSC DCP car space limit. Yes some apartments may have children but these children grow up and want cars , it is also likely a number of the large units from the start will have 2 -3 cars .The reality is cars are here to stay and more units = more traffic and more cars parked on the road. Residential Visitor parking has not been adequately addressed. The number of bike spaces in the development is grossly excessive. Currently the Woolworths site has 100 car spaces for the supermarket, the proposal offering 181 for a larger supermarket and multiple commercial spaces and retail shops, seems inadequate .The more recent inclusion of a large Medical Centre with 96 car spaces suggests a further increase in local traffic and car movements . The traffic report cites a 9-year-old 2015 car parking report for medical practices, models of GP medical practices have changed a lot since 2015 and does not adequately represent a medical practice of this size. Concern exists that NSC will implement more metered parking in the local streets as a result of the development. This certainly would not in the best interest of the local residents struggling now to park near their residences at no charge or for longer than 2 hours .There are 2 disabled street level car parking spaces outside 1-7 Rangers Rd currently, those are essential especially given the lack of disabled carparking spaces on the southern side of Military Rd. More disabled parking dedicated to the supermarket, commercial and retail development is required.

Underground supermarket: Neutral Bay is not freezing Montreal ; do not need to shop underground. Seems little has been learnt from the pandemic, Covid will be around for many years to come, this is still a dangerous disease especially with decreasing vaccination rates. Cramming the elderly, the disabled, the unwell, parents with prams etc into lifts simply because the only other option is a steep escalator or travellator is not in the community interest. A ground level supermarket provides convenience to many shoppers and to time poor people, underground supermarkets take more time, waiting for lifts etc (if you can get into a lift not full of shopping trolleys being returned to the store by the trolley collectors, a common problem at the Neutral Bay store now). The convenience and public benefit of a ground floor supermarket cannot be underestimated. The Lane Cove underground supermarket is an example of steep access and in my experience an unpleasant underground shopping experience. To replicate this model in Neutral Bay would be unfortunate.

Electricity and water resources - what consideration has been given to the local water and electricity infrastructure to support such developments given the government was requesting not so long-ago households to restrict power usage to reduce stress on the supply. This development will have significant power demands, and each retail, commercial and residential unit will likely have ACs.

Cumulative effects: The proposal is requested to not be viewed in isolation. The combined impact of the adjacent 183-185 Military Rd proposed development not to mention other local developments and potential development sites in the near future is important .183 -185 Military Rd also impacts Military Lane access along with the same traffic, parking etc issues mentioned.

Overall, the community benefits are minimal compared to the negative impacts such a complex will have on the area. The solar, light, wind impacts on residences and streets, along with the local poor road and transport infrastructure makes the size of the development unsuitable. The area can support a medium rise development no higher than the Muse but the proposed scale of this development for many reasons is not in in the best interests of the community, once built it is there forever with the community left suffering all the enduring related problems.

I object to the project on the basis that it is an over-development of the site and is contrary to community wishes as were heavily expressed during the very extensive development process through council and the the Sydney North Planning Panel.

My key concerns include

- Height - inconsistent with North Sydney Council’s endorsed Neutral Bay Village Planning Study and the limits in the Planning Proposal recently endorsed by the Sydney North Planning Panel.

- Overshadowing - the Council and the Sydney North Planning Panel studies RIGHTLY took into account the need to protect solar access for surrounding dwellings on Yeo Street as well as the public plaza.

- Traffic and safety impact - the self-serving studies provided by the developer are inadequate and do not assess the cumulative traffic impact. Local streets are already over-crowded and have safety risks.

- Non-Compliant Parking Spaces – Of the 117 residential car spaces being proposed, the developer has allowed 80 car spaces for its 53 units with three/four-bedrooms, based on a rate of 1.5 spaces per three/four-bedroom unit. This rate significantly exceeds the maximum car parking rate under the North Sydney DCP. DPHI should enforce the North Sydney DCP maximum rate to minimise adverse impacts on the local road network

- Adequacy of social infrastructure including water and sewer - surrounding streets are already dealing with issues with water pressure and burst water and sewer mains. A development of this size, along with other surrounding developments, should not be imposed on the community without upgrades to ensure social infrastructure is improved.

- Public transport infrastructure - the Military Road corridor and Neutral Bay in particular is already dealing with overcrowded, unreliable and inadequate public transport services. A development of this size will only magnify this further especially in peak times - an further disadvantage to the community,

- Inadequate affordable housing – Only 10 units, representing just 5.2% of gross floor area, are proposed as Affordable Housing, despite a proposed height uplift of 175%.

Approving this modified development plan would benefit the developer and be a disenfranchisement of the local community and wrong.

I refer to the proposed development of the site where Woolworths is currently on Rangers Road.
The proposal to have 14 stories is not in keeping with the neighbourhood.Most developments are 5 to 6 storeys maximum. Further storeys lead to overshadowing and wind tunnels, see North Sydney currently. This will detract from the village feel of Neutral Bay village.
Adding to the already dense housing situation will add more traffic. This area is already stretched with a primary school, a fire station and a bus route on Yeo street.
Whilst I do support additional housing in the area, a development of that size is completely out of character for the area. There are plenty of opportunities for more medium size developments as well

I support the redevelopment of the Neutral Bay precinct that has become dilapidated in many areas over the last 20 years.

That said I am objecting to aspects of the proposed development on the following grounds:

Excessive height: The proposal exceeds the endorsed:
• North Sydney Council's Neutral Bay Village Planning Study which limits building heights to 6 storeys.
• The Sydney North Planning Panels Planning Proposal that states that limits the site to part 6 & part 8-storeys - which took into account the need to protect solar access for dwellings on Yeo Street.

Traffic & parking pressure – Local streets are already congested. The developer's Transport Impact Assessment fails to account for cumulative development impacts

To many Parking Spaces – The proposed 117 parking spaces exceeds the North Sydney DCP maximum rate of 53 parking spaced which is intended to minimise adverse impacts on the already overburdened local road network and promote use of sustainable and public transport.

Inadequate affordable housing – While asking for a 175% increase in building height the developer is only allowing for 5.2% increase in affordable housing. The affordable housing contribution should be increased.
• According to Chapter 2 of the State Environmental Planning Policy (Housing) 2021, the developer should be allowing for a minimum of 10% accessible housing.
• Granting a 175% extension to the projects height for only 5% contribution undermines the intent of the Infill Affordable Housing provisions.

Water infrastructure– Reduced water pressure issues due to the large number of developments in the Neutral Bay area have increased in recent years without adequate improvements to infrastructure. Water infrastructure must be upgraded to minimise further adverse impacts on existing and future residents.

Excessive height – 12 storeys is inconsistent with North Sydney Council’s endorsed Neutral Bay Village Planning Study, which caps height for the site at 6 storeys. It also exceeds the limits in the Planning Proposal recently endorsed by the Sydney North Planning Panel - maximum part 6 & part 8-storeys - which took into account the need to protect solar access for dwellings on Yeo Street.

Overshadowing – The development will reduce solar access for homes to the south and the public domain along Yeo Street. DPHI should ensure the North Sydney DCP and Apartment Design Guide solar access standards are met.

Traffic & parking pressure – Local streets are already congested. The developer’s Transport Impact Assessment fails to account for cumulative development impacts.

Non-Compliant Parking Spaces – Of the 117 residential car spaces being proposed, the developer has allowed 80 car spaces for its 53 units with three/four-bedrooms, based on a rate of 1.5 spaces per three/four-bedroom unit. This rate significantly exceeds the maximum car parking rate under the North Sydney DCP (Section 10.2.1, Table B-10.1), which specifies a maximum rate of 1 space per unit with three/four-bedrooms. Under the North Sydney DCP the maximum number of spaces for those 53 units is therefore 53, not 80. DPHI should enforce the North Sydney DCP maximum rate to minimise adverse impacts on the local road network and promote use of sustainable and public transport, noting the site’s close proximity to major bus stops. The Apartment Design Guide, Objective 3J-1 also stipulates that provision of car parking should be based on "proximity to public transport in metropolitan Sydney". Further, based on Objective 3J-1's design criteria, Council's maximum car parking rates apply.

Inadequate affordable housing – Only 10 units, representing just 5.2% of gross floor area, are proposed as Affordable Housing, despite a proposed height uplift of 175% (calculated on the original 16m height limit under the North Sydney Local Environment Plan 2013 that applied prior to the finalisation of the recent Planning Proposal in March 2025). Under Chapter 2 of the State Environmental Planning Policy (Housing) 2021, the minimum contribution for eligibility for any height uplift is 10%. Granting a 175% uplift for only a 5% contribution undermines the intent of the Infill Affordable Housing provisions. The affordable housing contribution should be increased to comply with the 10% and should be not 15 years but remain in perpetuity.

Sewerage and Water infrastructure – The Sewer line servicing the Cremorne area is 100 years old and not built to take the increased waste of the cumulative developments planned for the area. Cremorne point regularly experiences sewerage overflow in heavy rain. This development should not be increased in scale and the entire area of development should be suspended until the health and safety of the residents can be secured by a complete overhaul of the water/sewerage system. Residents in the locality have already reported reduced water pressure issues due to the large number of developments added in recent years without commensurate increases in infrastructure. DPHI should ensure that water infrastructure is upgraded accordingly to minimise further adverse impacts on existing and future residents.

I object to the new height proposal, I live opposite the site it will overshadow my premises which has limited sun as it is.
Local streets are already congested with traffic and parking is already difficult, we are fast approaching construction fatigue with number 55 Yeo st being redeveloped.

(1) Excessive height – 12 storeys is inconsistent with North Sydney Council's endorsed Neutral Bay Village Planning Study, which caps height for the site at 6 storeys. It also exceeds the limits in the Planning Proposal recently endorsed by the Sydney North Planning Panel - maximum part 6 & part 8-storeys - which took into account the need to protect solar access for dwellings on Yeo Street.
(2) Traffic & parking pressure – Local streets are already congested. The developer's Transport Impact Assessment fails to account for cumulative development impacts.
(3) Water infrastructure– Residents in the locality have already reported reduced water pressure issues due to the large number of developments added in recent years without commensurate increases in infrastructure. DPHI should ensure that water infrastructure is upgraded accordingly to minimise further adverse impacts on existing and future residents.
(4) Inadequate affordable housing – Only 10 units, representing just 5.2% of gross floor area, are proposed as Affordable Housing, despite a proposed height uplift of 175% (calculated on the original 16m height limit under the North Sydney Local Environment Plan 2013 that applied prior to the finalisation of the recent Planning Proposal in March 2025). Under Chapter 2 of the State Environmental Planning Policy (Housing) 2021, the minimum contribution for eligibility for any height uplift is 10%. Granting a 175% uplift for only a 5% contribution undermines the intent of the Infill Affordable Housing provisions. The affordable housing contribution should be increased.
(5) Non-Compliant Parking Spaces – Of the 117 residential car spaces being proposed, the developer has allowed 80 car spaces for its 53 units with three/four-bedrooms, based on a rate of 1.5 spaces per three/four-bedroom unit. This rate significantly exceeds the maximum car parking rate under the North Sydney DCP (Section 10.2.1, Table B-10.1), which specifies a maximum rate of 1 space per unit with three/four-bedrooms. Under the North Sydney DCP the maximum number of spaces for those 53 units is therefore 53, not 80. DPHI should enforce the North Sydney DCP maximum rate to minimise adverse impacts on the local road network and promote use of sustainable and public transport, noting the site's close proximity to major bus stops. The Apartment Design Guide, Objective 3J-1 also stipulates that provision of car parking should be based on "proximity to public transport in metropolitan Sydney". Further, based on Objective 3J-1's design criteria, Council's maximum car parking rates apply.
(6) Overshadowing – The development will reduce solar access for homes to the south and the public domain along Yeo Street. DPHI should ensure the North Sydney DCP and Apartment Design Guide solar access standards are met.

please see attached submission

I object to the proposal due to overshadowing, excessive car parking provision, poor ground level design and inadequate affordable housing provision. Please see attachment.

Please see attached submission from the Neutral Precinct Committee.

We should come together and make stadium,provides more help to allow more kids to play basketball, volleyball etc

I support this project.

I support the project

A new basketball stadium is necessary for the wellbeing and health of children in Newcastle.

I think the project seems to be a very good project for future development

1-7 Rangers Road and 50 Yeo Street, Neutral Bay

I am writing about the proposed rezoning of this site. The concept with the exclusion of the proposed height/building density has merit. What concerns me is that this and the proposed Coles redevelopment on Grosvenor Street are effectively spot rezonings. There does not seem to be a cohesive plan for the long term for either the Neutral Bay or Cremorne retail/commercial areas. This spot rezoning recalls the random development of many high rise apartments along the Military Road ridge from Spit Junction to the Expressway during the 1960s and 1970s. This resulted in a blighted skyline when viewed from either the north or from the harbour. Thankfully common sense eventually prevailed with this trend being ended around late 1970, replaced by better scale building.
I would urge consideration of lower scale buildings to harmonise with the locale. The Piennza building at Waters Road and Grosvenor Street is a good benchmark.
The other factor against larger scale development is Military Road which is little more than a virtual motorway bringing air and noise pollution. More dense development in Neutral Bay will exacerbate this problem and continue to increase local traffic which at times is at virtual saturation.
The risk in all this is that high density will lead to more urban blight. There are several locations on the north shore that confirm this.

This Submission supports the application. 1) we need to revitalise the once thriving commercial and community centre in Neutral Bay. It is dying. While North Sydney, Crows Nest and St Leonards have enjoyed growth, vibrancy and a heightened sense of community, we have seen Neutral Bay fall behind. This is due in a major part to the constraints on development and re-vitalising of the aging building and low floor space rations. It is such as shame as Neutral Bay has such great infrastructure of roads, bus services, schools, shopping and nearby recreational spaces. The areas around Yeo Street would benefit from these transport links. Restricting height limits is withholding a new vibrancy and community amenity promptly needed We need the housing. We need the people. We need the community rebuilt. Why should this area remain as just a transit access for other communities 'passing through. We need to be the base of this area and its surrounds. To accommodate this let's start with ensuring a minimum of a twelve storey height minimum. 15 storeys could also be appropriate.