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State Significant Development

Recommendation

Novus Build-to-Rent 39-43 Hassall Street, Parramatta

City of Parramatta

Current Status: Recommendation

Interact with the stages for their names

  1. SEARs
  2. Prepare EIS
  3. Exhibition
  4. Collate Submissions
  5. Response to Submissions
  6. Assessment
  7. Recommendation
  8. Determination

Construction and operation of a 34 storey mixed use building comprising of 204 build to rent units, 3 storey retail and commercial podium, excavation for 3 levels of basement car parking for 84 car spaces, rooftop terrace and communal open spaces.

Attachments & Resources

Notice of Exhibition (1)

SEARs (1)

EIS (67)

Response to Submissions (37)

Agency Advice (23)

Additional Information (27)

Recommendation (4)

Submissions

Filters
Showing 1 - 9 of 9 submissions
City of Parramatta Council
Object
PARRAMATTA , New South Wales
Message
Attachments
Sydney Water Corporation
Comment
PARRAMATTA , New South Wales
Message
Please see attached Sydney Water comments.
Attachments
Bretton Coghlan
Object
CHERRYBROOK , New South Wales
Message
The proposed development ...
- Is out of scale with the existing adjoining development at 31-37 Hassall Street and 32 Hassall Street, being 4 times the height (8 levels vs 32 levels)
- The shadow diagrams are representative of the winter solstice only when the sun rises at 62 degrees from due north. These shadow diagrams do not accurately reflect the deprivation of sunlight which will be experienced by the dwellings at 31-37 Hassall Street during the summer months, at which the maximum angle at sunrise between 12 December and 2 January is at 119 degrees. Sunrise is at 62 degrees between 10 June and 3 July.
- It is highly likely that any eastern facing windows and balconies within 31-37 Hassall Street will receive no direct sun exposure during spring, summer and autumn months which may result directly in moisture related issues such as mould within these units to the detriment of the health of the owners and occupiers.
- The lack of sun exposure to 31-37 Hassall Street will further reduce the ability of owners and residents to dry washing by sunlight and natural ventilation, thereby increasing the reliance on mechanical clothes driers at additional expense though increased electricity consumption and greenhouse gas emissions and strain on the electricity grid in the area.
- The proposed 204 units has potential to accommodate upwards of 400 to 500 adults, however the provision of only 84 off street parking spaces is insufficient to cater for residents, retail tenants, commercial tenants, visitors. Traffic and commuting modelling may need to be revised with regard to the high level of private car use and reduced use of public transport since COVID impacts started in 2020 and continue to date.
- The streets in the vicinity are already at capacity outside of the hours of operation for the parking meters and timed parking spaces. The addition of a further 204 dwellings will place further demand on the street limited parking spaces available leading to a further loss of amenity in the area forcing residents, visitors and trades people to 31-37 Hassall Street and other existing residential dwellings in the vicinity to have to park their vehicles further away and walk further with shopping, young children, elderly relatives, etc
- The design and exterior appearance of the development lacks any real character and simply represents poor architecture with 31 near identical levels stacked vertically open each other. For a building at the edge of the residential high rise precinct of Parramatta with no development possible to the east in the foreseeable future it will present as another eyesore of an era of developer lead greed where profits are prioritised over delivering a quality landmark building that enhances the visual amenity of the Parramatta CBD.
- The FSR for the site is shown on the Planning Portal website as being 10.5:1, however the FSR states in Appendix 7 Architectural Drawing is shown on page 1 as being 11.7:1 and 11.5:1, which is 17% and 15% respectively in excess of the FSR started on Planning Portal.
- The height will provide an unacceptable level of shadowing to the part located to the east, reducing the amenity and enjoyment of people using the park for recreation and relaxation.
- The introduction of a further 400 to 500 adult residents In the area will place further strain on the limited open space and recreational areas available in the vicinity.
- The impact on the proposed development will have a negative effect on the market value and rental potential of the approximately 100 dwellings at 31-37 Hassall Street which adjoins, both during a prolonged construction period and post-completion. Assuming a loss in value of $50,000 per dwelling (based on an estimated 10% unit value), this represents a potential loss of value of $5 million to the owners of 31-37 Hassall Street. This figure is a high level estimate based on my 20+ years professional experience in the property field, however the actual loss of value may be determined to be substantially higher should an independent market valuation be sought.
David Muzzatti
Object
PARRAMATTA , New South Wales
Message
I OBJECT TO THE PROPOSAL ON THE FOLLOWING BASIS:
- Loss of sunlight due to the height of the building
-Loss of privacy due to the proximity of the building to my residence and the excessive number of large windows that would overlook into my apartment.
-Increase of traffic and parked on surrounding due to an inadequate number of car spaces to be built in the design
-Concerns about the suitability of the site due to the size of the lot due to the plot of land being declared an 'Isolated Site' by the local council.

See attachment for further details.
Attachments
ankita jain
Object
PARRAMATTA , New South Wales
Message
To Whom It May Concern,


Objection to Development Proposal - Novus Build-to-Rent at 39-43 Hassall Street, Parramatta (Application Number

SSD-34919690).



I refer to the above matter.

My name is Nitin Jain owner of (108/31-37 Hassall St Parramatta NSW).
I oppose and object to the above proposed development on the following grounds;

Right to Light - I have a right to the reasonable enjoyment of my property, and minimum of 3 hours of sunlight, particularly during the winter solstice.
I only have one balcony and my primary windows are directly in front of the proposed development. It is reasonable to expect a certain level of light from a window of a habitable room. There are numerous other apartments who also have their balconies on the side of the proposed development.
This development overshadows and would diminish all natural light illumination to my bedroom room and living space and as a result can cause excessive mould build up and potential long term health problems.
This development proposal is large with 34 storeys and it’s appearance on such a small block of land is out of character against existing properties. It also has an effect on the visual impact to the streetscape and proximity to my property. This would result in the loss of privacy from overlooking proposed windows encroaching into my personal space.
Car parking and traffic problems - The reduction in street carparking sought given the number of likely new residents. It adversely impacts on existing traffic and congestion by adding residents to an already built up area.
Increased traffic and congestion could even lead to safety fears and impact on access to retail/commercial premises nearby, thereby affecting the local commercial hub.
There are 2 further developments on the corner of Harris St & Hassall St (formerly Rowland Hassall School) and Parkes St (Paramount on Parkes) which will contribute to approximately a further 600 apartments adding pressure on school enrolments for the limited spaces in schools in the area.
Environmental impact - climate change may result in existing wastewater systems becoming unable to provide adequate service, as the conditions for which they were designed change. For example, this may occur through sea level rise flooding waste water treatment plants and pipes, repeated storm damage, or increased flooding in combined sewerage wastewater pipes.
Excavation, construction and drilling from the proposed development can cause foundation issues such as destablisation of land, erosion and cracks to the building. (eg. Mascot Towers).
If the Novus business plan for the build for rent scheme have the capacity to further expand their venture they could possible consider buying out our building and offering property owners a fair price for their property which I am open to discuss.
This proposed development will interfere with the use and enjoyment of my space, quality of life an and significantly devalue my property.

Please kindly consider the impact your development proposal would have on all property owners and occupants in my building and how it adversely affects us.

Kind Regards
Nitin Jain
Attachments
Nirav Mokaria
Object
PARRAMATTA , New South Wales
Message
To Whom It May Concern,

Re: Objection to Development Proposal - Novus Build-to-Rent at 39-43 Hassall Street, Parramatta (Application Number
SSD-34919690).

I refer to the above matter.

I am an owner in Building No. 74874 (31-37 Hassall St Parramatta NSW).

I object to the above project on the following grounds;

1. No Sunlight leads to health issues: This development will overshadow and would diminish all natural light illumination to my bedroom room and living space and as a result can cause potential long term health problems to adults and kids.

I only have one balcony and my primary windows are directly in front of the proposed project (Eastern Side). It is reasonable to expect a certain level of light from a window of a habitable room. There are numerous other apartments (approximately 15) who are impacted and also have their balconies on the side of the proposed project.

The lack of sun exposure to 31-37 Hassall Street will prevent owners and residents from hanging and dry washing by sunlight and natural ventilation. As a result there will be increasing reliance on mechanical clothes driers at additional expense though increased electricity consumption and greenhouse gas emissions and strain on the electricity grid in the area.

2. Privacy: This development project is large with 34 storey’s and it’s appearance on such a small block of land is out of character against existing properties. It also has an effect on the visual impact to the streetscape and proximity to my property. It is out of scale with the existing adjoining development at 31-37 Hassall Street and 32 Hassall Street, being 4 times the height (8 levels vs 32 levels). The FSR for the site is shown on the Planning Portal website as being 10.5:1, however the FSR states in Appendix 7 Architectural Drawing is shown on page 1 as being 11.7:1 and 11.5:1, which is 17% and 15% respectively in excess of the FSR started on Planning Portal. The height will provide an unacceptable level of shadowing to the part located to the east, reducing the amenity and enjoyment of people using the park for recreation and relaxation. This would also result in the loss of privacy from overlooking proposed windows encroaching into my personal space.

3. Car parking and traffic problems - The reduction in street car parking sought given the number of likely new residents will adversely impact on existing traffic and congestion by adding residents to an already built up area.

4. There are 3 further developments - 1 on the corner of Harris St & Hassall St (formerly Rowland Hassall School) and 2 Parkes St (Paramount on Parkes) which will contribute to approximately a further 1200 apartments adding pressure on school enrolments for the limited spaces in schools in the area and place further strain on the limited open space and recreational areas available in the vicinity.

5. Environmental impact - climate change may result in existing wastewater systems becoming unable to provide adequate service, as the conditions for which they were designed change. For example, this may occur through sea level rise flooding waste water treatment plants and pipes, repeated storm damage, or increased flooding in combined sewerage wastewater pipes.

6. Better use of this small block of land and conserving some character for this area would be to convert it into a small park, herb garden or play area for children where there is already a lack of green space, recreational, relaxation and play amenities in a densely populated area with numerous large scale developments already taking place.

7. Excavation, construction and drilling from the proposed development can cause foundation issues such as destabilisation of land, erosion and cracks to the building. (For example, Mascot Towers and Imperial Towers - 9 Hassall St Parramatta). For example, load bearing components, ventilation, vibration, dust, dirt debris, water sediment run off may cause drainage problems, weaken the foundation and subsequently cause structural issues.

8. The proposed project will have a negative impact on the market value and rental potential of the approximately 100 dwellings at 31-37 Hassall Street which adjoins, both during a prolonged construction period and post-completion. Assuming a loss in value of $50,000 per dwelling (based on an estimated 10% unit value), this represents a potential loss of value of $5 million to the owners of 31-37 Hassall Street.

9. In today’s time where home owners are already suffering mental health issue due to high inflation and higher interest rates the proposed development will add to the health issues that will further add up to their agony.

10. If the Novus business plan for the build for rent scheme have the capacity to further expand their venture they could possible consider buying out our building and offering property owners a fair price for their property which I am open to discuss.

This project will interfere with the use and enjoyment of my space, quality of life and significantly devalue my property and health issues that will come with. Please kindly consider the detriment this project would have on owners, occupants and how it adversely affects us from a health perspective during construction and the length of time it takes for its completion.
Attachments
Name Withheld
Object
CANLEY HEIGHTS , New South Wales
Message
To Whom It May Concern,

Re: Objection to Development Proposal - Novus Build-to-Rent at 39-43 Hassall Street, Parramatta (Application Number
SSD-34919690).

I refer to the above matter.

I am an owner in Building No. 74874 (31-37 Hassall St Parramatta NSW).

I object to the above project on the following grounds;

1. Right to Light - I have a right to the reasonable enjoyment of my property and a minimum of 3 hours of sunlight.

The shadow diagrams are illustrative of the winter solstice only when the sun rises at 62 degrees from due north. These shadow diagrams do not accurately reflect the deprivation of sunlight which will be experienced by the dwellings at 31-37 Hassall Street during the summer months, at which the maximum angle at sunrise between 12 December and 2 January is at 119 degrees. Sunrise is at 62 degrees between 10 June and 3 July.

Eastern facing windows and balconies within 31-37 Hassall Street as a result will receive no direct sun exposure during spring, summer and autumn months which may cause moisture related issues such as mould within these units to and adversely impact the health of the owners and occupiers.

The lack of sun exposure to 31-37 Hassall Street will prevent owners and residents from hanging and dry washing by sunlight and natural ventilation. As a result there will be increasing reliance on mechanical clothes driers at additional expense though increased electricity consumption and greenhouse gas emissions and strain on the electricity grid in the area.

I only have one balcony and my primary windows are directly in front of the proposed project (Eastern Side) . It is reasonable to expect a certain level of light from a window of a habitable room. There are numerous other apartments (approximately 15) who are impacted and also have their balconies on the side of the proposed project.

This development will overshadow and would diminish all natural light illumination to my bedroom room and living space and as a result can cause potential long term health problems.

2. This development project is large with 34 storeys and it’s appearance on such a small block of land is out of character against existing properties. It also has an effect on the visual impact to the streetscape and proximity to my property. It is out of scale with the existing adjoining development at 31-37 Hassall Street and 32 Hassall Street, being 4 times the height (8 levels vs 32 levels) . The FSR for the site is shown on the Planning Portal website as being 10.5:1, however the FSR states in Appendix 7 Architectural Drawing is shown on page 1 as being 11.7:1 and 11.5:1, which is 17% and 15% respectively in excess of the FSR started on Planning Portal. The height will provide an unacceptable level of shadowing to the part located to the east, reducing the amenity and enjoyment of people using the park for recreation and relaxation. This would also result in the loss of privacy from overlooking proposed windows encroaching into my personal space.

3. Car parking and traffic problems - The reduction in street car parking sought given the number of likely new residents will adversely impact on existing traffic and congestion by adding residents to an already built up area.

The proposed 204 units has potential to accommodate upwards of 400 to 500 adults, however the provision of only 84 off street parking spaces is insufficient to cater for residents, retail tenants, commercial tenants, visitors. Traffic and commuting modelling may need to be revised with regard to the high level of private car use and reduced use of public transport since COVID-19.

The streets in the vicinity are already at capacity outside of operation hours for the parking meters and timed parking spaces. The addition of a further 204 dwellings will place further pressure on street limited parking spaces available leading to a further loss of amenity in the area forcing residents, visitors and trades people to 31-37 Hassall Street and other existing residential dwellings in the vicinity to have to park their vehicles further away and walk further with shopping, young children, elderly relatives, etc.

Increased traffic and congestion could even lead to safety fears and impact on access to retail/commercial premises nearby, thereby affecting the local commercial hub.

4. There are 3 further developments - 1 on the corner of Harris St & Hassall St (formerly Rowland Hassall School) and 2 Parkes St (Paramount on Parkes) which will contribute to approximately a further 1200 apartments adding pressure on school enrolments for the limited spaces in schools in the area and place further strain on the limited open space and recreational areas available in the vicinity.

5. Environmental impact - climate change may result in existing wastewater systems becoming unable to provide adequate service, as the conditions for which they were designed change. For example, this may occur through sea level rise flooding waste water treatment plants and pipes, repeated storm damage, or increased flooding in combined sewerage wastewater pipes.

6. Better use of this small block of land and conserving some character for this area would be to convert it into a small park, herb garden or play area for children where there is already a lack of green space, recreational, relaxation and play amenities in a densely populated area with numerous large scale developments already taking place.

7. Excavation, construction and drilling from the proposed development can cause foundation issues such as destablisation of land, erosion and cracks to the building. (For example, Mascot Towers and Imperial Towers - 9 Hassall St Parramatta). For example, load bearing components, ventilation, vibration, dust, dirt debris, water sediment run off may cause drainage problems, weaken the foundation and subsequently cause structural issues.

8. The proposed project will have a negative impact on the market value and rental potential of the approximately 100 dwellings at 31-37 Hassall Street which adjoins, both during a prolonged construction period and post-completion. Assuming a loss in value of $50,000 per dwelling (based on an estimated 10% unit value), this represents a potential loss of value of $5 million to the owners of 31-37 Hassall Street.

9. If the Novus business plan for the build for rent scheme have the capacity to further expand their venture they could possible consider buying out our building and offering property owners a fair price for their property which I am open to discuss.

This project will interfere with the use and enjoyment of my space, quality of life an and significantly devalue my property. Please kindly consider the detriment this project would have on owners, occupants and how it adversely affects us from a health perspective during construction and the length of time it takes for its completion.
Rafal Kontrym
Object
FRENCHS FOREST , New South Wales
Message
Hi, I'm very much against this project. This 34 storeys building will totally block the sun light and any type of view from the next door, only 9 storeys building. This will significantly reduce quality of living in the apartment that I own in the building at 31-37 Hassall St.
I'll be talking to the other owners and encourage them to submit their votes as well.
Name Withheld
Support
Parramatta , New South Wales
Message
It would be great to have more apartments in the Parramatta CBD to relieve the housing shortage in Sydney but also to provide more residents to use the local businesses.

Pagination

Project Details

Application Number
SSD-34919690
Assessment Type
State Significant Development
Development Type
Build to Rent
Local Government Areas
City of Parramatta

Contact Planner

Name
Caleb Ball