North Ryde Station Precinct - North Ryde Station Precinct - Modification 5 - Amendment to maximum GFA of Lot 206 (now Lot 117)

Dear NSW Planning,

As a tax paying owner, I support the current development size for affordable housing. However, regarding the increase of size to double the original amount, disagree strongly. It is my position and that of my fellow residents that doubling the size of the development will negatively overall quality of living for all in the North Ryde area. Among the chief reasons is the curren unavailability of resident parking. We cannot currently apply for a permit even while being owners. Unavailability of parking spaces. This would only get worse with doubling of the project size right accross from the already-dense Lachlan’s lane complex. In addition, congestion already takes place at peak hour and this will only get worse.

Intensity issue: The area is already got too many planned apartments in the coming future.
Green area issue: Not enough green area already. If more apartments to be approved, even less.
Benchmark for developer: Developers might referring to this application for any similar amendment, which is not good for the community.
Parking issues: There is not enough parking spot for 19, 25, 27 Halifax Street. Already found illegal parking issues within the secured car park.
Traffic condition: Currently only 4 buildings are sharing Halifax road, and the traffic is bad at the peak time. When the planned buildings have been completed, the traffic will be very bad. Can't image if this proposal is approved with more GFA.
Security issues: Crowd area normally get security problems. For example, stealing parcels.
Privacy issues: high intensity area normally get privacy issues.
Supplying and demanding issues: over supply will break the balance between supply and demand. More bargain power on buyers' hand mean less power on sellers' hand. Deal price of property is highly likely less than the real value of property. This issue already happened and this will only get worse when more buildings finished.
Education issues: Outstanding demand of education resources will push the price (e.g. tuition fee) up and bring down the quality of education (e.g. One teacher has to take care more students).

While I agree affordable housing is needed, I believe it should be included within the existing development of 900+ units (as per the Council’s sustainability plan at the time sale by Landcom which was overruled by the NSW Govt) rather than increasing the height and size of what was meant to be a low rise block. There’s already 900+ units planned for a ONE WAY street that already has traffic management issues at adjoining major intersections. I’m also concerned the submission doesn’t take into account the overshadowing the PLANNED units on Jarvis Circuit will cause to the existing Halifax St units and the proposed amendment would mean blocking even more of the natural NW & W direction sunlight, casting the apartments into even more shadow.

At the time of the sale of the Crown land by Landcom, Ryde Council stipulated that 2% of all new developments had to be set aside for affordable housing AND that no new builds could block the natural light of existing homes. The NSW Govt overruled both these sensible terms. To suddenly approve an amendment to build even more units on a small one way street under the guise of affordable housing, when this could have been included in the original plan of 900+ units is ludicrous.

Not to mention the govt has yet to secure the land for its “Macquarie Park Education Precinct” for a much-needed high school and primary school to cater for the area’s residents. They’ve spent over four years negotiating for land which is inferior to the Halifax St site and which would have been better for the education precinct.

So, no, I don’t believe this amendment should be approved. I certainly don’t think it should be approved by people who haven’t bothered to walk around the site & seen for themselves the impact it will have on the existing residents and those who shop at Lachlan’s Line.

I object to the project with deep concerns over the following areas:
1. Halifax Street & Cox Road joining to Epping road is a very narrow (1 lane each way). The incremental traffic brought by the 139 apartment will definitely cause serious congestion.
2. The number of incremental parking spaces could not match the number of apartment which will just result in parking on the street, worsening the issue I raise in Point 1.
3. The high rise apartment tower will block the view and impact ventilation.
4. In peak hour, it is already pretty difficult to get on the buses to city/North Sydney from Epping Road. Having a significant increase in number of residents without a corresponding expansion of public transport capacity is worrying.

When we purchased this property, we were aware of the community housing project and we do respect the need of community housing. However, the proposed increment is drastically and would bring an unfavourable impact to the amenity of current residents. I hope our voices would be taken into account in your assessment and will be respected.

The new proposal will make the living environment more congested and polluted than when I purchased my existing premises。It is extremely unfair to me as owner of the existing flat

There are concerns with the many apartments upcoming on Halifax street including upcoming towers from Landmark developers. Halifax Street & Cox Road joining to Epping road is a small road and the increase in density on one lane road will be significant.

Further to that, we will also have issues with parking, views, and overshadowing.

Halifax Street & Cox Road joining to Epping road is a small road and the increase in density on one lane road will be significant.
Issues with parking, views, and overshadowing will be eminent.

There are concerns with the many apartments upcoming on Halifax street including upcoming towers from Landmark developers. Halifax Street & Cox Road joining to Epping road is a small road and the increase in density on one lane road will be significant.

I am afraid people with very low income is not good for the safety for this area. And road is narrow, more people moving in will make it hard to traffic.

Halifax Street & Cox Road joining to Epping road is a small road and the increase in density on one lane road will be significant. Further to that, we will also have issues with parking, views, and overshadowing. The proposal seeks approval to increase the current gross floor area of affordable housing from 5413m2 to 10263m2. This almost doubles the increment in GFA from the approved affordable housing scheme. If this GLA proposal is accepted, the developer could lodge a DA, which gives them permission to max build during the DA stage. This GLA request allows them to build 139 apartments with only 61.5 of car space.

There are concerns with the many apartments upcoming on Halifax street including upcoming towers from Landmark developers. Halifax Street & Cox Road joining to Epping road is a small road and the increase in density on one lane road will be significant.
Further to that, we will also have issues with parking, views, and overshadowing.

The City of Ryde has been invited by the Department of Planning and Environment (DPE) to provide advice on an application to modify an approved State Significant Development (SSD-5093) located at 6 Halifax Street, Macquarie Park (Lot 117 DP 1224238). Please find detailed comments prepared by Council staff in the PDF attached below. City of Ryde staff would be willing to meet with you to clarify any issues. Thank you for the opportunity for City of Ryde to make a submission.

Object to the project

As a resident around the area I strongly object to the project. The proposal to seek approval to increase the current gross floor area of affordable housing from 5413m2 to 10263m2. This is almost a double of increment in GFA from approved affordable housing scheme. Halifax Street & Cox Road joining to Epping road is a small road and the increase in density on one lane road will be tremendous. The concerns are we will have already so many apartments upcoming on Halifax street including upcoming towers from Landmark developers. Further to that, we will also have issues with parkings, views, and overshadowing. Please really look into this. This is not a good idea for everyone involved.

The proposal that was recently lodge on top of what was approved for an affordable housing is currently on exhibition so get feedback from neighbouring residence regarding new proposal to 6 Halifax Street. The proposal is to seek approval to increase the current gross floor area of affordable housing from 5413m2 to 10263m2. This is almost a double of increment in GFA from approved affordable housing scheme. We believe social housing is a great thing to help residence in NSW, but concern are that we will have already so many apartment upcoming on Halifax street including upcoming towers from Landmark developers. Halifax Street & Cox Road joining to Epping road is a small road and the increase in density on one lane road will be tremendous. Further to that, we will also have issues with parkings, views, overshadowing.

This GLA request allows the developer to build 139 apartments with only 61.5 of car space, which means lots of cars will be parking on the surrounding streets.
There are concerns with the many apartments upcoming on Halifax street including upcoming towers from Landmark developers. Halifax Street & Cox Road joining to Epping road is a small road and the increase in density on one lane road will be significant.
Further to that, we will also have issues with parking, views, and overshadowing.

Submitter suburb: resident at Halifax street, Maquarie Park

I demonstrably object to the proposed increase of GFA from 5413msq to 10263msq, a doubling of capacity that has been presented in isolation to the residential & commercial requirements of the remaining proposed developments for Lachlans Line.
It adds 114 car spaces to already congested minor roads that will be further burdened by the traffic requirements of future site developments.
An increased building height to 43m will also set a precedent for the developers of Lots 108, 109, 118, 110, 114, 115, etc, to request increases in building size & capacity, further increasing shadow lines to green spaces, walkways & adjoining apartments. Views & site lines will be compromised.
No additional amenities are being proposed within this development to broaden the activation of public space & therefore spread the foot traffic load.
If you wish to increase the number of affordable dwellings close to very good public transport, all of the currently approved 5413msq space should be used as units with none of the building space allocated for resident parking. The car space reallocation would generate an improved number of 1 bed units.
Despite what is being proposed this consent request is definitely not “substantially” the same development as originally consented & as with the bogus traffic report, does not take into consideration the full & final design intent, capabilities, capacities or sustainable community life for which the Lachlans Line development was originally approved by the NSW Government.
I implore you to consider the whole of site outcomes when rejecting this modification application, not just the desires of the developer of a single Lot.
Thank you for recognising & supporting our concerns.
Nigel & Valerie Button, currently happy residents of Lachlans Line

The government housing didn't provide enough parking space for all the apartments. Cars will be parking randomly on the road within 2km radias of the project.

I strongly oppose this project. As a resident in the area, I am deeply concerned with the proposal to significantly increase the amount of floor area at 6 Halifax St.

The main reason is because the area cannot support such a significant increase in residential space:
a) There are already many apartments in the area, e.g. nbh at Lachlan's Line (including my own home).
b) There are already plans to construct a large amount of additional housing in the area, this is on top of the existing apartments.
c) Halifax St is a small one lane road with only one exit point via Wicks Road. It does not have the capacity to support all these apartments plus the Lachlan's Square shopping area. This proposal will result in large amounts of traffic, creating significant traffic jams and parking issues. Even Wicks Rd and Waterloo Rd are small roads (at least the section east of Lane Cove Rd and north of Epping Rd) and are already struggling with heavy traffic from the nearby business parks.
d) There are also not enough other facilities and community spaces to support such a large number of people living so densely in a small area. In particular, Macquarie Park has no nearby police and fire stations which is concerning given the massive number of apartments that have been developed in the suburb in recent years.

I strongly urge the government to reject this proposal so that development in Macquarie Park can be more balanced (rather than such a heavy focus on high density residential) and the neighbourhood be maintained as a pleasant area to live and visit.

The Halifax apartment community will have another 12 buildings built around the area. As such traffic and parking will become impossible due to the volume of people in the area. There is limited access at Deli Road and Epping road another exit along. Waterloo road and wicks road appear to be the only viable exits and as such are already insufficient due to traffic from the industrial areas. The addition of almost 5000 m3 of apartment space will negatively impact the space for parking and overcrowd what is already a crowded area making it unpleasant to live in.

In addition, the park space that is currently occupying Lot 105 provides a place for the community to come together, playing ball sports, exercising their dogs and allowing kids a safe and visible place to roam. The removal of that space to provide apartments would be a great detriment to the community atmosphere here, with a community space being more and more desirable as other apartment blocks go up.