Novus on Victoria, Chatswood - Build-to-Rent

The location, on the surface, is ideal for renters to travel to and from work, the development is so close to the train station, but:
the Chatswood Train Station is already overwhelmed with people traveling to and from home, work and school. At the moment, for hours and days, the single escalator, next to Woolworths, used for people going to and from the train station is jam-packed with passengers;
the one road, Victor Street, leading to and from Post Office Lane, cannot handle the traffic currently, and if there is any accident, car or human, (like two weeks ago, a man was being resuscitated by ambulance officers and police officers, leading to one ambulace and two to three police cars, blocking all traffic), the whole area will be shut down completely for hours and hours. Post Office Lane will hardly be a lane for the human beings, with so many service vehicles, delivery trucks and vans, delivery bicycles that will be using it. Victor Street is already jam-packed with cars from Sebel, Mandarin Centre, etc. it just will not able to cope with additional cars like taxis, ubers, pickups, etc.from the Novus on Victoria Development.

This project is ill thought out and an absolute disgrace.
The existing overcrowding in Chatswood is already an issue that is without solution, yet there is this proposal of building several monstrosities to add to already over-exhausted resources for the Chatswood community.
The proposed buildings are in the middle of the Chatswood shopping district- the tallest one in particular, will overshadow the already limited natural lighting for those in the shopping area. The concrete tower will block all light, create perpetual darkness, cold and wind. This area is already overshadowed by neighbouring buildings, another tower is going to strip it of all nature.
Everybody knows Chatswood is already one of the most populated suburbs in Sydney. The foot and car traffic on any given day is horrendous but weekends in particular, are staggering. It's overcrowded with people- residents and visitors alike, you're shuffling through Victoria Avenue, and parking is always full. The roads are blocked with cars, taking forever to get through to the main arterial roads such as the Pacific Highway, which is also an absolute nightmare to navigate. And you want to add these towers with absolute minimal parking?! What are you thinking?
Adding these towers may suit one party's agenda in fulfilling housing and solving that problem but having an influx of people into already crowded Chatswood with dwindling infrastructure is going to cause mayhem. You will be well aware that the Labor government has scrapped plans of additional public schools in Chatswood and St Leonards. Chatswood Public School and Chatswood High School are completely full, absolutely overcrowded with students. How are you going to solve this major issue? Will the students be packed into the already small rooms like sardines? Will you have toilet rosters so students can only go to the toilet at certain times of the day? Perhaps you will emulate the situation for Cammeraygal High School where local students will need to travel out further than their nearest high school to accommodate the massive student enrolment in these two ALREADY OVERCROWDED public schools. Perhaps you will restrict the catchment even further than you did in 2022 to penalise those residents who already live in this area, to have them relocated further out to schools in St Ives or Turramurra, and benefit those who will live in this massive tower as they will fortunately fall within the catchment of these overcrowded schools. Or maybe you are banking on Chatswood residents sending their children to private schools?
The fact that this proposed development is being considered is an outrage. Housing is an issue. Having this development smack bang in the middle of the Chatswood shopping district is not the solution to the housing crisis- it is a solution for developers, masking this as somehow providing relief for this problem. There are plenty of sites in Sydney that could accommodate the housing crisis- we don't need to add more people right in the heart of the shopping area to solve this problem. The impracticalities and workarounds for other residents and the community, just to allow these heinous buildings, is nothing short of disgraceful.
Please do not allow our vibrant community to be LITERALLY overshadowed by this development. You will be allowing an already existing problem of overcrowding to be completely unworkable and Chatswood will fall on its own success, as existing residents sell and move out of the area. Or perhaps this is the action that you were seeking anyway.

I oppose the proposed Novus on Victoria development for the following clear and practical reasons:
1. Major Excavation Risks
The planned basement will be dug 10–12 metres deep, which could cause ground movement, vibration, and even structural damage to nearby buildings like Metro Spire. The site’s groundwater data is incomplete, and the use of anchoring into neighbouring land hasn’t been approved — this raises serious safety and legal concerns.
2. Waste Truck Access Doesn’t Work
The developer wants to use Post Office Lane for garbage trucks, but the lane is too narrow for standard Council trucks. Their solution is to rely on smaller private vehicles indefinitely — which is not reliable, not in line with Council waste policy, and could lead to traffic conflicts in an already busy laneway.
3. Loss of Sunlight to Metro View
During winter, the new tower will block morning sunlight to many east-facing units in Metro View, violating planning rules that require at least 2 hours of sun per day. No solution has been offered to fix this.
4. View Loss for Metro Residents
The 46-storey tower will block skyline and city views currently enjoyed by residents in both Metro Spire and Metro View — especially on levels 11 to 20. This harms residential amenity and property value.
5. Non-Compliant Landscaping
The design fails to meet deep soil requirements, relying mostly on planter boxes. This limits tree planting, reduces cooling and green space, and impacts walkability and livability in Chatswood.
6. No Pedestrian Safety Plan During Construction
There is no clear plan for pedestrian access and safety during construction, which is risky given the site’s tight boundaries and heavy foot traffic on Post Office Lane.
7. No Final Operational Plan
Key documents like the Operational Management Plan are missing — meaning the public can’t assess how the building will be managed day to day once completed.
8. Zoning Conflicts
The site is zoned for commercial use, but the development is mainly residential. This weakens Chatswood’s role as a commercial centre and doesn’t align with the area’s planning goals.
9. Excessive Height and Poor Design Fit
The tower is too tall for its location, overshadows the street, and doesn’t contribute positively to the streetscape or community space. It ignores key urban design strategies.
10. Legal Loopholes and Planning Precedent
The developer is using legal opinions to bypass lot size requirements. Allowing this sets a dangerous precedent for other developers to challenge planning rules through legal loopholes.

Deep Excavation and Geotechnical Risks
The project includes excavation works reaching depths of 10 to 12 metres to accommodate three levels of basement. This level of excavation presents significant geotechnical risks including ground movement, vibration, and potential settlement that could affect the structural integrity of neighbouring buildings, particularly given the proximity to high-rise residential towers such as Metro Spire. Additionally, groundwater conditions remain unconfirmed as borehole and monitoring data are incomplete. The proposed use of anchored shoring systems into adjacent lots also requires consent from neighbouring property owners, which has not been confirmed, raising concerns regarding legal liability and physical construction feasibility.

Waste Truck Access Infeasible at Post Office Lane

The development site relies on Post Office Lane for waste collection, but this narrow laneway does not support the operation of Council’s Heavy Rigid Vehicles (HRVs). The EIS admits that these vehicles cannot access the basement loading area due to geometric constraints. As a result, the project proposes long-term reliance on smaller private SRVs. This workaround is operationally fragile, logistically uncertain, and not aligned with Council’s standard waste service protocols. It also risks frequent traffic conflict with pedestrians and service vehicles, particularly as Post Office Lane already serves other residential and commercial properties .


These are the major concerns that I object this development.


Helen Tso

The distance of this project are far too close to our current apartment, completely blocking the sunlight and view from the southwest side of our residence. In addition, our privacy is entirely compromised, as the new building allows for direct views into our apartment. I strongly object to the commencement of this project.”

I live in my apartment. The new development Novus will block my view. It will also block the natural sun light .
It will create an unhealthy environment .
It will cause traffic congestion and car parking will be a problem as there is not enough car parking around the area.

I live next to the development and it is already overcrowded with no street parking. It will also block the view and the sunlight to my apartment

I am writing to raise my strong objection to the proposed Novus on Victoria development. While I recognise the need for housing and urban development, this proposal presents a number of unacceptable impacts on the surrounding area, many of which stem from non-compliance with planning controls and a disregard for community amenity.

One of the most concerning aspects is the project’s over-reliance on residential use in a zone intended to support commercial activity. The site is zoned E2 – Commercial Centre under the Willoughby Local Environmental Plan (WLEP) 2012, with the aim of reinforcing Chatswood’s role as a business and employment hub. However, the development proposes 260 build-to-rent apartments across 46 storeys, with minimal contribution to employment-generating uses. This shift in use undermines the strategic role of Chatswood and conflicts with zoning objectives.

Adding to these concerns is the project's significant deviation from the Chatswood CBD Urban Design Strategy. The tower grossly exceeds recommended height benchmarks, offers little in the way of meaningful podium articulation, and fails to enhance the public domain through landscaping or street-level engagement. The result is a bulky and visually disconnected structure that feels imposed rather than integrated.

The development also seeks to bypass the minimum lot size requirement using legal opinion rather than clear compliance. This sets a dangerous precedent by inviting discretionary interpretation of planning controls, which could be exploited by future applicants and erode the consistency of planning outcomes across the area.

From an amenity perspective, the overshadowing impacts on Metro View residents are especially problematic. Shadow diagrams clearly indicate that east-facing apartments will receive little to no direct sunlight from 9am to 12pm during the winter solstice. This contravenes the Apartment Design Guide’s standard that 70% of units should receive two hours of sunlight during winter. The failure to achieve this directly affects livability, natural lighting, and thermal comfort for hundreds of residents.

View loss is another issue that has not been adequately addressed. The height and massing of the proposed tower will obstruct expansive district and skyline views currently enjoyed by residents in Metro Spire and Metro View—particularly on mid-level floors. These views contribute to quality of life and form part of the value and appeal of these homes, yet the EIS offers no mitigation or design response to minimise the loss.

Further, the lack of a proper Operational Management Plan (OMP) makes it difficult to assess how the building will function once occupied. Without a clear strategy for managing access, loading, deliveries, waste collection, and tenant movements, stakeholders are left with uncertainty about the day-to-day impacts on neighbouring properties and the public realm.

Another practical concern is the proposal’s use of Post Office Lane for waste collection. This narrow laneway is already under pressure and cannot accommodate Council’s standard heavy vehicles. The reliance on smaller private trucks is not only operationally unreliable but also increases risks for pedestrian safety—especially given the number of existing residents and commercial tenants who use the lane daily.

The absence of a detailed pedestrian management plan during the construction period is particularly troubling. With high foot traffic in the area, including elderly residents and schoolchildren, the lack of clear safety staging, fencing, and access provisions poses a genuine risk to public safety.

Noise is also a major issue that has been overlooked. Construction activities—especially deep excavation, piling, and concrete works—will generate high levels of disruptive noise over an extended period. Once completed, the building will continue to generate ambient mechanical and vehicular noise. These disturbances will degrade the quality of life for nearby residents who have a right to peaceful enjoyment of their homes.

Speaking of excavation, the proposal involves digging to depths of up to 12 metres to accommodate a three-level basement. This is particularly risky in a dense urban environment. The area includes multiple high-rise buildings, and such excavation heightens the potential for ground movement, structural vibration, and long-term settlement. The geotechnical risks are compounded by incomplete groundwater monitoring data and the unclear legality of anchoring systems extending into neighbouring properties.

Finally, the proposal exceeds the 7-metre podium height limit along Victoria Avenue by a significant margin—reaching 9.2 metres. This breach directly conflicts with Clause 4.3 of the WLEP 2012 and, despite the submitted variation request, the justification provided does not outweigh the negative impacts. The additional bulk casts longer shadows, visually overpowers the pedestrian environment, and weakens the credibility of planning controls designed to preserve the character and scale of our urban streets.

In conclusion, the proposed Novus on Victoria project falls short in terms of planning compliance, design quality, and community impact. Its scale, lack of integration, and disregard for established planning objectives present a serious risk to the future of Chatswood as a livable and economically vibrant centre. I respectfully urge the relevant authorities to reject the proposal in its current form.

I am writing to express my strong opposition to the proposed Novus on Victoria development. As a resident who cares deeply about the long-term wellbeing and character of our community, I have serious concerns regarding this project’s scale, impact, and numerous non-compliances with existing planning controls.

First and foremost, the proposed podium height exceeds the 7-metre limit specified in the Willoughby Local Environmental Plan (WLEP) 2012, reaching 9.2 metres along Victoria Avenue. While the developer has submitted a variation request, the additional height will result in excessive overshadowing, particularly on Victor Street during winter afternoons. It also undermines the intended human scale of the streetscape, setting a poor precedent for future developments.

The scale of excavation required—up to 12 metres deep for a three-level basement—introduces significant geotechnical risks, especially in an already dense and built-up area. The surrounding buildings, such as Metro Spire, could be affected by ground movement, and it’s troubling that full groundwater data has not been provided. The plan to use shoring systems that cross into neighbouring properties without confirmed consent raises additional legal and practical concerns.

I am also alarmed by the shadow impacts on the Metro View apartments. The development will block sunlight from reaching many east-facing units during the critical morning hours of the winter solstice. This is in clear conflict with Objective 4A-1 of the Apartment Design Guide, which aims to ensure good solar access. A lack of direct sunlight affects not just amenity, but also residents’ comfort, health, and energy usage.

Furthermore, the height and massing of the proposed 46-storey tower will obstruct skyline views from numerous apartments in Metro Spire and Metro View. These views contribute to both quality of life and property value. While the EIS acknowledges this, it dismisses the significance of this loss without offering any design response or mitigation.

The landscaping strategy is also inadequate. Instead of providing sufficient deep soil areas, the proposal depends on planter boxes over concrete slabs. This design prevents the growth of large trees, weakening the project’s environmental contribution in terms of biodiversity, shade, and stormwater management.

The reliance on Post Office Lane for waste collection is another concern. The laneway is too narrow for Council’s standard heavy vehicles, and the proposed long-term use of smaller private trucks is unsustainable and risky. This will likely cause traffic problems and increase pedestrian safety hazards in an already constrained space.

It’s troubling that no pedestrian management plan for the construction phase has been included. This is a busy area with lots of foot traffic, including school children and older residents. Proper staging and protection measures are essential, yet entirely overlooked.

Additionally, the construction and eventual operation of a high-density residential tower in such a compact site will result in significant and ongoing noise impacts. Construction noise from excavation, piling, and concrete pouring—potentially over an extended period—will severely disrupt the peace and quality of life for surrounding residents. Once built, increased vehicle movement, mechanical systems, and waste operations will introduce continuous background noise, affecting both indoor comfort and outdoor amenity for those living nearby.

The absence of an Operational Management Plan (OMP) further weakens the proposal. Without this plan, it’s difficult to evaluate how the building will function day-to-day once it’s completed—especially in relation to deliveries, access, and waste collection.

Although the site is zoned E2 – Commercial Centre, the project overwhelmingly prioritizes high-density residential use. This directly contradicts the zoning objective of supporting economic activity, commercial services, and employment. By squeezing out commercial floor space, the project detracts from Chatswood’s role as a key business centre.

The design also disregards the principles of the Chatswood CBD Strategy. The tower exceeds preferred height limits, lacks podium articulation, and contributes little to the public domain. The result is a bulky and disconnected development that fails to integrate meaningfully with its surroundings.

Lastly, the attempt to circumvent minimum lot size requirements using a legal loophole is highly problematic. Allowing such a strategy to succeed could undermine the consistency and credibility of the planning system across the city.

Taken together, these issues indicate that the development is not in the public interest. It disregards planning rules, compromises residential amenity, and fails to respect the unique character and needs of the area. I respectfully urge the decision-makers to reject this proposal or require significant amendments to bring it into alignment with planning controls and community expectations.

Refer to submission attached

I object to the proposal. Please see my attached opinion.

Please see attached letter on behalf of the owners' corporations of Metro Residences - Metro View (SP 88677), Metro Spire (SP 88678) and Metro Grand (SP 88679)

The project does not benefit the community and, in fact, causes harm to both the local area and its surroundings. Please see my reasons for objection outlined below.

1) The proposed project is located in the center of Chatswood, where road access is already severely congested. The project will bring more traffic into the area and cause more congestion in the Chatswood area.

2) The proposed project will bring more people (families and students) into the Chatswood area, but the local school is already under significant strain, with the number of students per classroom far exceeding that of schools in surrounding areas. This will severely affecting the children's wellbeing in the area.

3) The infrastructure in the Chatswood area—such as recreation parks—is already under significant strain due to a lack of facilities and the overuse of existing ones. The proposed project will place further pressure on these amenities, negatively affecting the wellbeing of local residents.

4) The proposed project is located in the center of Chatswood's shopping district, where local residents regularly carry out their daily activities, including attending night markets, local festivals, and other community events. This project will not only increase crowding in an already congested area but also disrupt these events, which would significantly impact the wellbeing of local residents.

Please refer to the attached letter.
The attachments (10 photos) will follow.
Thank you.
27 May 2025

Dear Honourable Minister,

I strongly object to the State Authority’s proposal to bypass Willoughby City Council and intend to approve a 46-level tower in Chatswood CBD. This project disregards local democracy, planning rules, and community welfare.

**Key Concerns:**

1. **Undermining Local Democracy:** Council, elected by residents, rejected the project for violating zoning laws, worsening traffic, and disrupting the CBD’s retail core. Overruling their decision disrespects local voices.

2. **Excessive Height & Zoning:** A 46-storey residential tower is grossly incompatible with the retail-zoned core (existing buildings are capped at 3 storeys), setting a harmful precedent for overdevelopment.

3. **Traffic Chaos:** Chatswood’s roads are already gridlocked. Adding thousands of residents without infrastructure upgrades will worsen congestion and safety risks.

4. **Environmental Harm:** The tower will block sunlight to southern and eastern residents including public areas and degrade air quality in an already dense area.

5. **Chatswood’s Success at Risk:** The CBD is a model of balanced planning. This project prioritises profit over the community’s vision for sustainable growth.

**Conclusion:**
I urge the State Authority to respect Council’s rejection and collaborate on solutions that align with local plans. Do not sacrifice Chatswood’s liveability for unchecked development.

Yours sincerely,
Chung Lee

**CC:** Willoughby City Council, [Local MP], Chatswood Residents’ Association

I object the development application due to the following facts:
1) Current traffic condition is already overloaded on Victor Street during day time. It could take up to 10minutes to exit Victor Street during peak hours.
2) Drivers and pedestrian frustrations with many driveways already along such short Victor Street
3) Obstructed views for North-facing residents at the Sebel
4)Overshadowing of public and residential areas around the building
5)The proposed building does not blend into the local landscape, ie. out of scale
6)Retail use zoning does not justify such large scale residential building

Subject: Objection to DA – Novus Victoria Chatswood Build-to-Rent Development (46-Storey Shop-Top Housing)

I am writing to formally object to the proposed development of a 46-storey shop-top housing project comprising 260 build-to-rent apartments and retail premises under the "Novus Victoria Chatswood" application.

While I understand the need for urban growth and development, I have serious concerns regarding the impact of this specific project on the local community and my personal living conditions. My objections are based on the following points:

Obstruction of Residential Views:
The proposed building would significantly block the current view from my apartment, which faces the planned site. The loss of natural light and outlook will have a detrimental impact on the amenity and value of my property.

Traffic and Infrastructure Pressure:
The Chatswood area is already experiencing considerable traffic congestion, especially during peak hours. Introducing 260 additional residential units, along with commercial retail premises, will further strain our already overburdened road network and public transport infrastructure.

Overdevelopment and Proximity Concerns:
The proposed high-rise will be in close proximity to existing buildings, leading to concerns around privacy, overshadowing, and reduced space between structures. The density of this development is not in keeping with the character of the area and raises safety, ventilation, and liveability concerns for both current and future residents.

For these reasons, I respectfully urge the responsible planning authority to reconsider or reject this development application in its current form. Community input and sustainable planning should be prioritised to ensure balanced growth that does not compromise the quality of life for existing residents.

Thank you for considering my submission.

Why You Should Object | 您为何应该反对：
- Increased Traffic Congestion 交通堵塞将加剧
- Obstructed Views from North-Facing Properties 北向房产景观将被遮挡
- Potential Decrease in Property Values 房产价值可能下降
- Overshadowing of Public and Residential Areas 公众与住宅区域日照受阻
-Out of Scale with Local Streetscape 建筑高度与街区风貌严重不符
- Disruption to Community Character 改变社区整体格局
- Retail Use Doesn't Justify Tower Scale 商业用途不足以支持如此高楼

I am objecting to the project based on the following reasons:
- Increased Traffic Congestion on an already congested area
- Effects on surrounding landscape
- Disruption to Community character
- Retail Use doesnt justify the scale

As a concerned member of the community, I wish to lodge a formal objection to the proposed Novus on Victoria development. The project significantly departs from key planning controls, presents considerable environmental and amenity impacts, and fails to adequately align with the strategic vision for the Chatswood CBD. The proposal, in its current form, demonstrates numerous non-compliances and omissions that warrant rejection or substantial redesign.

The development exceeds the maximum podium height of 7 metres as prescribed under Clause 4.3 of the Willoughby Local Environmental Plan (WLEP) 2012, with a proposed height of 9.2 metres along Victoria Avenue. Despite a Clause 4.6 Variation Request, the excessive height results in increased overshadowing along Victor Street and visually dominates the pedestrian environment, undermining the intent of the control and threatening the integrity of planning instruments by setting a dangerous precedent.

Furthermore, the tower casts significant shadows on east-facing apartments in the Metro View building during critical winter hours, directly breaching Objective 4A-1 of the Apartment Design Guide. Affected apartments will receive little to no direct sunlight between 9am and 12pm, diminishing residential amenity and passive solar gain. No mitigation strategies or design changes have been proposed to address this major shortcoming.

Additionally, the proposed basement excavation of up to 12 metres poses serious geotechnical risks, particularly to nearby high-rise structures such as Metro Spire. Ground movement, vibration, and incomplete groundwater data highlight the project's technical uncertainties. The use of anchored shoring systems that extend into adjoining lots lacks confirmed consent from neighbouring landowners, further compromising the feasibility and legality of construction.

The building’s height and mass will also obstruct key district and skyline views enjoyed by existing residents in Metro Spire and Metro View. These views form a vital component of residential amenity and property value. The Environmental Impact Statement fails to meaningfully address the cumulative effect of such loss, offering no transitional design elements or visual relief for impacted residents.

Post Office Lane is ill-suited to accommodate Council’s heavy waste vehicles, and the development’s reliance on private small rigid vehicles introduces long-term logistical uncertainty. This workaround is both operationally fragile and inconsistent with Council standards, raising concerns around traffic conflicts and service reliability.

Additionally, no pedestrian traffic management plan has been submitted for the construction phase despite the site's proximity to high pedestrian activity areas. This omission increases risks to public safety, particularly for vulnerable groups such as children and the elderly, during the lengthy building process.

An Operational Management Plan is essential to ensuring smooth post-construction operations, including deliveries, waste collection, and tenant access. Its absence from the application makes it impossible to assess the development’s long-term impact on community functionality and amenity.

The site, zoned E2- Commercial Centre, prioritizes employment and economic activity. The overwhelming predominance of build-to-rent residential units fundamentally shifts the site's role away from its commercial function, weakening Chatswood’s identity as a strategic employment centre within Sydney’s North District.

The tower also fails to meet critical elements of the Chatswood CBD Strategy. It lacks appropriate podium articulation, activation at the street level, and meaningful contributions to the public realm. Its bulk and height are disproportionate to the intended form and scale of the precinct.

The development attempts to bypass minimum lot size controls through a legal interpretation that diverges from standard planning practice. This introduces ambiguity into the planning framework and risks setting a precedent that undermines statutory controls through case-by-case legal workaround.

The cumulative weight of these concerns, encompassing statutory breaches, amenity losses, technical deficiencies, and policy conflicts, renders the current proposal for Novus on Victoria fundamentally flawed. It fails to respect the existing community context, planning controls, and strategic vision for the area. I strongly urge the relevant authorities to reject the proposal or require significant redesign to ensure compliance and community benefit.