Novus on Victoria, Chatswood - Build-to-Rent

This project will increase traffic congestion, cause potential decrease in property values, overshow the public and residential areas.
This high tower is out of scale with local streetscape, cause disruption to community character.
The retail use of this tower doesn't justify tower scale.

This project will significantly increase the traffic congestion. It is also out of scale with local streetscape.

1) Out of Scale with local streetscape, which will lowering Chatswood tradition image.
2) Over Shadowing of Public and Residential Area, which cause Mental and Health Issue.
3) Increased Traffic Congestion, which will Increase Existing Burden.
** I am also the owner of Unit 1901, just save the problem to create another account for the same matter**

Chan Lai Fun KWOK
Unit 2306, 37 Victor Street
Chatswood, NSW2067
Australia
16 May 2025

To:
The Department of Planning, Housing and Infrastructure
NSW Government

Re: Objection to State Significant Development Application No. SSD-63324208 – Novus on Victoria, Chatswood
Dear Sir/Madam,

I am writing as a long-term resident of Chatswood to formally object to the proposed State Significant Development (SSD) Application No. SSD-63324208 submitted by Novus Management Pty Ltd for the development at 410–416 Victoria Avenue, Chatswood.

This proposal involves the construction of a 46-storey build-to-rent residential tower in the heart of our town’s established pedestrian shopping precinct, a vibrant community area that is essential to the daily life and character of Chatswood. I believe this development is inappropriate, unsustainable, and harmful to the local environment, infrastructure, and community wellbeing.

1. Environmental and Public Amenity Impacts
The proposed high-rise will severely obstruct sunlight in a densely used pedestrian corridor, worsen air circulation, and undermine the quality of the public space. The street is currently a welcoming open-air environment used by workers, residents, and visitors — this will be fundamentally altered by casting the area into shade and enclosing it with excessive building mass.

2. Overburdened Local Transport Infrastructure
The area already faces significant transport limitations, especially as Victor Street is the only narrow exit route for vehicular access. Introducing 260 additional apartments will lead to a dramatic increase in foot and vehicle traffic, straining public transport, local roads, and emergency access.

3. Safety and Emergency Risk
High-density development in a confined pedestrian street raises serious concerns for emergency management. In the event of fire, riot, or other emergencies, the density, layout, and limited access points could put residents, workers, and visitors at significant risk.

4. Community Opposition and Misalignment with Local Plans
Chatswood residents highly value the pedestrian character of Victoria Avenue near the train station. The community expects and wishes to retain this space as a public, low-rise, human-scaled area. This proposal disregards the purpose and planning intent of this part of the city.

5. Undermining Local Government and Better Alternatives
It is deeply concerning that the developer has bypassed Willoughby City Council, which has the best understanding of the local context and planning needs. The project should not override local decision-making. Furthermore, Chatswood has numerous suitable sites for high-rise developments away from the pedestrian retail corridor, and those should be prioritised.

For these reasons, I strongly object to the approval of this development application and respectfully request that the Department of Planning, Housing and Infrastructure reject SSD-63324208 in its current form.

Declaration:
I have made no reportable political donations in the past two years. I acknowledge and accept the Department’s privacy statement and declaration requirements.

Thank you for considering this submission.

Yours faithfully,
Chan Lai Fun KWOK

The reasons we objected to this huge development in an area already so congested with residents and visitors as below:
1. The view of the three buildings namely View, Grand and Spire will be seriously or entirely blocked by the new development. The value of the three buildings will be badly impacted.
2. Environmental impact as a result of the increase in the density of the entire area plus the transport hub remains questionable.
3. With only 8 car space available for 266 resident units and unknown commercial units, the difficulty of finding public car spaces for residents and visitors can be imagined.
4. The crime rate as a result of adding another 266 rented units and commercial units in the region?
5. No floor space ratio not specified?
6. Spacing between the existing three buildings to the new development adequate or safe?

This building is absolutely out of scale with local street landscape and totally disrupts the local character. Driving on Victor Street today is already very challenging and pertains a lot of risks, given the large human traffic volume. Adding such a huge building will increase the congestion further and increase the safety hazard in the surrounding area. This building will significantly block all the north-facing view of the nearby building and potentially reduce the value of these properties. This project location is supposed to be mainly for retail purpose, as it is just next to a pedestrian street. However, the retail use does not justify such a massive scale of the building.

1. Obstructed Views from north-facing properties.
2 Overshadowing from this new building with minimum sun light.
3.Potential decrease in property values.
4.The new building is too tall. Not only it doesn't bland in well with the surrounding. Because of its high, it overshadow the Victoria Ave Pedestrian Mall and possible generate strong winds in the surrounding pedestrian space and cause various problem such as pedestrian safety hazards. Currently a lot of the senior Chatswood residents like to sit at the benches at the Pedestrian Mall, enjoying the sun and having social interaction with their friends. Hope their enjoyment won’t be taken away because of this new project.
5. pedestrian feel overwhelmed pressure from this huge tall building .

The traffic in the area is already bad, it took me 30 minutes just to drive out of the apartment on weekend.
The area resident density is already too high, some of the later project building should remvoed! Not to mention adding more in the area
The project will reduce the value of our current property within the area.
Overall, Chatswood don't need anymore residence building, you can build it somewhere else.
Fuck off

(1) I feel extremely upset to have a 46-storey shop-top housing development close to Chatswood Sebel building (37 Victor Street). My apartment at Sebel is north facing, new building instead of sharing the view, it will block all my current northern views (i.e. Balcony, kitchen, living room and bedrooms). This will drastically reduce the market value of my investment. My apartment will be from having a beautiful open view to no view. It will also block the natural sun-light that I enjoy.

(2) Being the tallest building in Chatswood doesn’t mean it is the best. This building is grossly out of place and doesn’t bland in well with the surrounding. 46-Storey is far too high!!!

(3) Lack of public supporting service and security monitoring. Due to the limited number of street loading zone parking space along Victor Street near the Victoria Ave pedestrian mall. Residents from Victor Street find it hard to book loading zone parking should they need to take delivery or move out furniture from their premises. Now with this addition 260 rental apartment, it bound to have residents move in/move out. Where can they park their truck? I can foresee street loading zone parking will be a big issue. How to monitor the increasing bike riding along, Victor Street, Post Office Lane and Victoria Ave pedestrian mall as they impose dangers to the Senior residents living at Chatswood CBD?

(4) Create unnecessary fluctuation. With the introduction of Metro Service to Chatswood, more people from the nearby suburb come to Chatswood for shopping. It is good for retail business but at the same time create issues to other supporting services, e.g. banking, medical support etc. Instead of going to their own local area, people from other suburbs will utilise these services at Chatswood and create long waiting queue for the local Chatswood residents. Now with additional 260 units plus the associated visitors, can Chatswood really able to support this kind of population?

(5) I live at Chatswood for long time and witness the change of this loving suburb. I do hope any project that get implement government will give consideration to the existing Chatswood Community. Some operating model that works for other suburb doesn’t mean it will suit Chatswood. Chatswood is already quite congested, saturate with people and car, not to mentioned level of noise. Please reconsider the suitability of this project and reject the application accordingly.

Dear Sir/Madam,
I am writing to formally object to the proposed 46-storey build-to-rent development at 1 Post Office Lane, Chatswood (Application No. SSD-63324208).
As a resident of the area, I have significant concerns about the adverse impacts this development will have on the local community.
1. Traffic Congestion & Safety
Post Office Lane is a narrow street with limited traffic capacity. The introduction of a high-density residential tower with 260 rental units and three basement levels will drastically increase traffic flow, exacerbating existing congestion. This poses serious safety risks for pedestrians and cyclists, especially during peak hours.
2. Sunlight & Overshadowing
A 46-storey building will significantly block sunlight to surrounding residences, including mine. The extreme overshadowing effects will reduce access to natural light, impacting quality of life, energy efficiency, and outdoor areas. The impact analysis should be thoroughly reviewed to assess whether mitigation measures are sufficient.
3. Overdevelopment & Density
The Chatswood area is already experiencing high-density growth, and adding another high-rise will put further pressure on infrastructure, local services, and public amenities. The proposed development may strain resources, including public transport, waste management, and green spaces, reducing the livability of the community.
Conclusion
Given these concerns, I strongly urge the planning authority to reconsider the proposed development or require substantial modifications to mitigate its negative impacts. I request a comprehensive traffic study, sunlight impact analysis, and density review before any approval is granted.
Thank you for considering my objection. I look forward to a response addressing these concerns.

Yours Sincerely,
Local Resident

I object this development for the following reasons,
1- will add up to the already over crowded area .
2- Block the sun from our building which is directly behind.
3-over load of the services to already busy offices and banks.
4- increase wastes and rubbish .
5- increases traffic congestion to an already crowded area .
6- elderly will find it hard to move around with their mobility aids . Will not be safe for them to live in this over crowded area . They will prefer to move out to a nursing home instead.
163 meters building and 46 stories is too high . Will be enough to block the sun and light. Will use more energy as we will lose the sunlight. .

Dear Assessment Officer,
I write as an owner within The Sebel Chatswood, located at 37 Victor street, chatswood, to formally object to the proposed Build-to-Rent development at 410–416 Victoria Avenue, Chatswood , for the reasons below:
1. Traffic Congestion and Transport Impact
Chatswood is already experiencing significant traffic congestion, particularly along Victor street, and surrounding intersections. The proposal’s scale—46 storeys with 260 residential units and retail tenancies—will unavoidably increase traffic volumes in an already strained road network.
The nearby Chatswood Transport Interchange is at or near capacity during peak periods. Despite its proximity to public transport, not all residents or visitors will forgo vehicle use. The cumulative effect on road congestion, pedestrian safety, and public transport load has not been adequately addressed.

2. Overshadowing of Public Spaces and Residential Properties
The proposed building height of RL246.8m, with minimal setbacks, will have a considerable overshadowing impact on nearby public and private spaces. The landscaped terraces and communal open space proposed within the building cannot compensate for the overshadowing of existing footpaths, and adjacent residential building.

3. Incompatibility with Surrounding Built Form
Although Chatswood has seen substantial growth, the proposed 46-storey tower remains inconsistent with the established character and grain of the immediate surrounds. Its podium height exceeds planning controls.

4. Amenity Impacts and Wind/Shadow Effects
Taller towers in confined sites frequently generate adverse wind tunneling effects at street level. The final impact on neighbouring pedestrian areas—including areas frequented by Sebel guests and residents—requires deeper scrutiny.
Visual privacy, noise during construction, and post-completion maintenance of shared boundaries also raise unresolved amenity issues.

5. Loss of Commercial Potential in Strategic Centre
While BTR housing can play a role in urban renewal, this site lies in a Commercial Centre (E2) zone where residential development is ordinarily prohibited. Using the Housing SEPP to override local zoning risks diminishing the long-term commercial potential of Chatswood’s strategic core.
While the proposal includes retail tenancies at the ground and first floors, the scale of the residential tower above remains entirely out of context with the surrounding built form on Victoria Avenue
Conclusion:
This proposal places excessive pressure on Chatswood’s infrastructure and disrupts the local character. While the goal of increasing rental housing is commendable, this should not come at the expense of liveability and community wellbeing.
I respectfully urge the Department to refuse the application. Thank you

Chatswood is already facing significant challenges due to high population density. Traffic congestion, especially on weekends, has become a major issue, and our public schools are overcrowded. Introducing such a large-scale development at this point would only wrosen these problems. it would increase traffic pressure, overburdened public facilities. and negatively impact the overall quality of life in our neighbourhood. For these reasons, I strongly oppose the proposed development. I respcetfully the Willoughby council to reconsider this project.

This submission opposes the proposed Novus on Victoria Build-to-Rent (BTR) Project at 410-416 Victoria Avenue, Chatswood. While urban development is essential for growth and rental availability, this project raises significant concerns regarding environmental impact, traffic congestion, strain on public transport, school capacity, and other potential adverse effects that require careful consideration

Traffic Congestion, Public Transport Strain & Community Impact
The proposed Novus on Victoria BTR Project includes 9 car spaces and 52 bike parking spots, forcing most residents to rely on public transport. This poses several challenges:
• Public Transport Overload: Chatswood Train Station already experiences peak-hour congestion, and bus services frequently operate at capacity. The influx of residents will exacerbate delays, overcrowding, and strain on public transport infrastructure without planned upgrades.
• Limited Road Capacity: While the development offers minimal parking, residents and visitors will still contribute to local road congestion, particularly at intersections near Albert Avenue and Pacific Highway as well as Victoria Avenue and the Pacific Highway. Ride-share services and delivery vehicles will further impact traffic flow and pedestrian safety.
• Cycling Infrastructure Challenges: Although bike parking is provided, cycling infrastructure in Chatswood is inadequate, making it difficult for residents to rely on bicycles as a primary mode of transport.

Impact on Local Schools
Chatswood is home to Chatswood Public School and Chatswood High School, both of which are already operating at or near full capacity. The introduction of a high-density residential development without sufficient planning for education infrastructure may result in:
• Increased Enrollment Pressure: The influx of new residents will place additional demand on public school placements, potentially leading to longer waitlists, larger class sizes, and stretched resources.
• Reduced Accessibility for Local Families: Current residents may face increased competition for limited school placements, forcing families to consider schools further away from their homes.
• Limited Educational Infrastructure Expansion Plans: There is no clear indication that school facilities will be upgraded to accommodate the expected population growth, which may negatively impact the quality of education and student well-being.

Environmental & Business Impact
Beyond transport and education concerns, the scale and height of this 46-storey development raise environmental and economic risks:
• High-Wind Effects: The proposed structure may create wind tunnels, negatively affecting businesses near Victoria Avenue. Strong downdrafts can reduce pedestrian activity, making outdoor areas uncomfortable, particularly for cafés and restaurants.
• Loss of Community Character: Chatswood’s blend of commercial, residential, and cultural spaces is key to its identity. A development of this magnitude risks disrupting the neighborhood’s balance, transforming it into an overcrowded, high-density zone without thoughtful urban planning.

Conclusion
The traffic congestion, public transport strain, school capacity concerns, and environmental effects make this project an unsuitable development for Chatswood. Authorities should reject the approval and seek alternative proposals that prioritise livability, infrastructure capacity, and sustainable growth for the existing community.

Chatswood is already experiencing significant overcrowding, particularly on weekends and public holidays. Sometimes, it’s so congested that I worry about accidentally bumping into others while walking. This neighbourhood also suffers from heavy traffic, with an increasing number of cars contributing to congestion and air pollution, issues that will only worsen with the addition of the Novus Chatswood development. This situation poses potential health risks for residents and diminishes the overall quality of life.

Furthermore, the new development may reduce the number of retail spaces along Chatswood Mall, limiting the variety of shops available for locals and visitors alike. Additionally, such a large-scale project could place further strain on public infrastructure, including transport, schools, and healthcare services, which are already under pressure.

Thank you for your time. I hope you will give priority to these concerns in your decision-making process.

I am writing to express my strong objection to the proposed Novus development project on Victor Street. While I understand the need for urban development, this project raises serious concerns regarding road safety, pedestrian access, and overall livability in an already congested area.

Victor Street is notably narrow and heavily frequented by pedestrians, including families with children, elderly residents, and local commuters. The increased vehicular traffic generated by the Novus development would exacerbate existing dangers, creating hazardous "vehicle vs. pedestrian" conflicts. The street’s current infrastructure cannot accommodate additional cars without compromising safety or causing severe congestion.

Moreover, the area already struggles with limited parking and overcrowded sidewalks. Adding a high-density development without addressing these issues would further strain the neighborhood, negatively impacting residents’ quality of life.

I urge the planning authorities to:
1.⁠ ⁠Reject the current proposal unless significant modifications are made to mitigate traffic and pedestrian risks.
2.⁠ ⁠Require a comprehensive traffic impact assessment, including solutions for safe pedestrian flow.
3.⁠ ⁠Consider alternative designs with reduced density or improved infrastructure (e.g., widened footpaths, traffic calming measures).

The safety and well-being of the community must take precedence over unchecked development. I appreciate your time and hope you will prioritize these concerns in your decision-making. Thank you.

Chatswood is already a very crowded suburb, especially in the upper Chatswood, to which is close to the train station. I understand the only road that can assess to the Novus is Victor Street. At the moment, there are already lots of traffic in Victor Street, and only limited parking spots over there. Therefore, many cars turn into Victor Street and u-turn at the dead end.

Many commuters walk down from Chatswood train station via Post Office Lane and cross Victor Street to Westfield. Therefore, if Novus development is approved, I strongly believe the traffic on Victor Street will be chaotic all the time. It is also dangerous for commuters to cross Victor Street to reach Westfield.

It would be more acceptable if the development were under 15 storeys in order not to affect the traffic and crowd congestion in Chatswood. Don't forget, Chatswood is already super crowded, especially from Thursday to Saturday, due to the Chatswood Mall Street Market. I cannot imagine how chaotic it would be if you approved Novus to build a 46-storey tower.

Hope you understand my point. Thank you very much.

Written Submission to The Department of Planning, Housing and Infrastructure -- re: Objection to the Proposal known as Application No SSD-63324208, Location 410-416 Victoria Avenue, Chatswood (hereinafter referred as “The Proposal”
------------------------------
Name:
ARTHUR KWAN
CPA (Aust) B Com FCPA
and
RITA KWAN
Patron of Australian Chinese Charity Foundation
Governor Patron of CanRevive Cancer Foundation

Address:
Unit 1803, 37 Victor Street Chatswood NSW 2067
Email: [email protected]

Nature of Submission: Object to the proposal

Reasons for Objection: Please see detailed reasons below

Required Declaration: We have not made any reportable political donations in the last two years

Required Acknowledgement: We accept the Department’s disclaimer and declaration
______________________
Reasons for Objection:
1) From the information available to us, The Proposal includes (i) construction and use of a 46 storey shop-top housing development comprising 260 build-to-rent apartments, retail premises on the ground and first floor; ii) three levels of basement with 9 car share spaces, bicycle storage, etc.

It is most apparent that currently Chatswood, especially the CBD, is already over-saturated with people and buildings. Here both the vehicle traffic and foot traffic are already unduly congested, the noise pollution is so severe, and the available infrastructures and amenity facilities are so extremely limited. Even taking into account of potential expansion, the road network, infrastructures and amenity are already far insufficient to meet people’s need.

Hence by approving The Proposal and allowing the related development, as a result of the additional 260 build-to rent apartments, retail premises on the ground and first floors, and so forth, it would simply mean that all of a sudden, there are additions of even more people and vehicles on the roads of Chatswood, especially its CBD, throughout the days. Inevitably the existing problems of traffic congestion, undue noise pollution, and shortage of infrastructures and amenity facilities, etc. would be for sure even worsened further. Furthermore, the congestions will take place not only in nearby surrounding streets such as Victor Street, Anderson Street, Victoria Avenue and Albert Street, but also would extend to neighbour suburbs as Chatswood is the major shopping centre in lower/middle North Shore. The resulting enormous burden would further stretch the said facilities beyond their breaking points to a detrimental extent in all affecting areas. The adverse consequences, which are irreversible, will be so significant and long-lasting that the whole community will suffer for many, if not all years to come.

2) The Proposal is locating exactly in The Chatswood Mall on the Victoria Avenue.

With only low-rise buildings along both sides, The Mall provides one of the not many “open spaces” in Chatswood CBD, where local residents and visitors can leisurely stroll along the strip. Currently, The Mall also serves as part of the essential venue in Chatswood for cultural events, including specialty stalls, performances in celebrating annual Emerge Festival, Chinese New Year, Mid-Autumn Festival, Japanese Festival and so forth. The Mall is also venue for market stalls on every Thursday, Friday and Saturday, as well as great performance space for budding singers and other talents. Throughout decades, these have been enjoyed by numerous people both local residents and visitors, and have become “beauties” and indeed signature attractions of Chatswood.

If The Proposal is approved and eventuated, with erection of a 46-storey high-rise building at main spot of The Mall, not only it is an eyesore, more importantly, the most abhorrent consequence is that the abovementioned “beauties” of Chatswood will then be totally ruined, totally vanished. This damage is permanent and irreversible, and the adverse consequences will be long -lasting that the whole community and visitors will suffer for all future years.

3) In the absence of concrete and reliable assurance on the financial support and ability of the developer to have The Proposal carried out and completed on a timely basis, it is not unreasonable for people to have the concern that in case of any unexpected financial, technical or other problems that the project becomes “rotten”, no one can predict how many months or years that the messy conditions would stay there before someone takes over to complete the development. In such event, the messy conditions will inevitably lead to unpleasant appearance and chaotic environment, resulting adverse image as well as undue inconvenience to both the Chatswood CBD residents and visitors.

4) In conclusion, as shown in the foregoing paragraphs, it is most apparent to us that other than being beneficial merely to the planning proposers and developers concerned, The Proposal virtually gives no benefits whatsoever to the Chatswood CBD community and its people. Not only that, the resulting social costs are so unbearably enormous, and the consequential damages are just irreversible and long-lasting.

It would only be those, as it appears to us, who are so heartless, self-interested, lack of social consciousness, and totally having no regards to public interest and welfare, could ever work out and formally put forward such abhorring development proposal.

After all factors are being considered, we believe there will be no other more appropriate decision that the Department can rightly make but to have The Proposal rejected.

Finally, we wish also to point out that all the Department of Planning, Housing and Infrastructure members concerned should, and we trust they would do so, safeguard the interest and welfare of the overall community and people at large of Chatswood CBD, and not merely to satisfy the financial interest of certain individual property owners and developers, and accordingly make their final determination to have The Proposal disapproved.

Hope our above views will meet with the Department’s agreement. Thank you.

I object to the project because it can cause
1. urban heat island effect
2. wind tunnel effect - this can make walking difficult and dangerous. especially for children or the elderly
3. reduced natural light and ventilation
4. increased pressure on infrastructure - high risk developments increase population density, putting extra strain on water supply, sewage, transportation, and emergency services
5. loss of privary and views
6 ecological impact
7 fire safety and evacuation challenges

causing massive traffic issue during and after finish.
blocking sunlight and view causing health issue.
noises during construction.