Residential development with In-fill affordable housing - East Walker Street, North Sydney

I recently bought an apartment in Aura by Aqualand a brand new building with views of Sydney Harbour and Opera House. This new proposed development will completely block views to South Eastern side and the Opera House. Since Less than 50% of apartments have been currently sold in Aura and new prospective owners could find the views thay have looked forward to maintaing for 30 years or more could be blocked forever within one or two years and they have no right to object .
Until now properties 171-195 Walker street have been either 2-3 stories or a maximum of 8 stories.Therefore a maximum height of 8-10 stries should be impossed. Vechicle access to the site is restricted and with the prospect of an additional 239 cars requiring regular access in and out and the change of traffic conditions in ajoining Berry Street with new Northern Beaches tunnel a regular traffic logjam can be expected.The height of proposed development is not in keeping with the current streetscape on Eastern side of Walker Street. To emphasise the intollerable potential traffic situation, another new high rise development, 45 McLaren St (corner of Walker Street) is propsed and next door 41 McLaren Street a new school is under construction meaning almost 1000 new apartments in this previously quiet residential part of Walker Street all competing for access to Berry Strret and or the lower part of Walker Street creating a major traffic bottleneck where Hampden /Walker Street meet at Century Plaza.

And back again ! I feel like these minor alterations resulting in the “resubmission” of the project are just intended to tire us out. Keep requiring us to object, hoping we will eventually go away. Nothing is altered. Please read this submission with ALL the previous submissions I have made against this proposal. My objections to the development remain in full. Kind regards Penelope King

I am the resident from unit2211 in Aura. I am writing to oppose the construction of a high-rise building on Walker Street.
This development obstructs the stunning views of the Sydney Opera House and waterfront, significantly impacting the value and visibility of our apartment. Such a tall structure would also block the scenic beauty of Aura , which is visible from landmarks like the Opera House and nearby gardens. The construction of such a tall building on the outskirts can make driving on one of Sydney's most important thoroughfares feel very oppressive. It also obstructs the view within North Sydney.
Our apartment complex is relatively new, with less than half of the units occupied, and many residents are unaware of this project, denying them the chance to voice their concerns. This building is excessively large and unattractive; it will not enhance North Sydney’s skyline but rather serve as an eyesore. If construction must proceed, it should align with community sentiment by being smaller, shorter, and more aesthetically pleasing.That is really too high too big for that location！

I am writing to express my deep concern regarding the planned affordable housing development adjacent to our property. When I decided to purchase this apartment, the primary attractions were the balcony views of the ocean and the Sydney Opera House. Both the developer and the real estate agent prominently highlighted these views as key selling points.

The proposed construction will significantly obstruct these views, adversely affecting the value and enjoyment of my property. Considering that this is a newly developed community, with residents having moved in just a week ago, this development feels like a betrayal of the expectations set during the purchase process.

I urge you to reconsider or modify the development plans to preserve the views that were a fundamental aspect of our investment decision.

The proposed high rise building is not within 400m of the metro station nor the north Sydney train station. The proposed B1 building is way too high in relation to its neighbours on the South, West and North.

Walker Street is the main road to and from Warringah Highway and Sydney Harbour Bridge, and Western Harbour tunnel (2028) traffic. Walker Street side is neighbouring Wenona School and Redham (opening in 2025). Walker Street will be the main pick up and drop off location for the school. It cannot support additional 255 private cars and the service cars to the site.

The proposed building height unfairly obstructing the view and sunlight to the existing buildings on Walker Street. The height must be reduced.

The proposed development is overly high and bulky and has severe impact on the residents on 168 Walker St., namely Aura. This is acknowledged in the impact statement, which is part of the proposal documentation. Aura is a new building, opened only in July and less than 40% occupied, with a smaller percentage documented and aware of the new proposal. As such, the few, informed residents have not previously had an opportunity to comment on this massive new building blocking high values views of the bridge, opera house and harbour, and incoming residents will have no opportunity. It would be fair to say that the impact is so severe that all residents on the southern and eastern sides of Aura, some 700-800 people, would certainly object to the scale and size of the proposal. It should be cut back in size and bulk to preserve some equity and some needed room in another Sydney. We do not need buildings that are 30 stories of featureless blank wall blocking critical views from the point of Aura residents and others. This is way too massive, brutal and awful a structure. It needs to be scaled back at least 25%

This building is far, far too large for the space allocated - too high and too big. It is an outrage in an area that sustains all manner of buildings but none as 'in your face' as this. It must be scaled back to something less intrusive for all concerned, including those who may live in it one day. It has no redeeming features and is a blot on the horizon for all. Please, please reconsider these preposterous plans.

When I bought in Aura there was no mention of this development and definitely not 30 stories High, I feel it will negatively impact our view significantly

Hi, I have reveiwed the new exhibition changes and concluded that they are very minor hence my previous (already made) submission on this proposal stands in full i.e. Objection.

my wife and I purchased unit 2602 168 Walker Street off the plan more than two and a half years ago and because we were not previously owners we were not given the opportunity to object until now.
our current views of the harbour, the bridge and the opera house will be lost to us!
this is a significant loss of amenity and whilst we accept that some impacts must be shared the impact on our flat and our building, Aura, is drastic.
I also note that Aura is less than half occupied so there will be many other new owners who will not have the chance to make a submission but will be impacted by any final decision.
yours faithfully
John and Mary Bowman
the proposed new building is simply too big and too tall

I am writing to object to the proposed construction of a 30-storey building in 173-179 Walker Street & 11-17 Hampden Street, North Sydney. While I understand the need for development and growth, I believe this project in its current form will negatively impact our community for several reasons:

1. Disruption of the Neighbourhood Character: Our area is known for its cosy, welcoming environment with well-maintained smaller buildings that fit harmoniously into the landscape. A 30-storey building is disproportionately high and bulky, which will significantly disrupt the current aesthetic and charm of the neighbourhood. The scale of this development would create a stark contrast to the surrounding environment, diminishing the unique character of the area.

2. Traffic Overload: Walker Street has nearly reached saturation point during peak periods, especially with the completion of the Aura development, the upcoming opening of Redham House school in January 2025, and ongoing demolition and construction at 45 McLaren Street. The proposed building will further overwhelm the local roads with increased traffic, leading to more congestion, noise pollution, and safety concerns for pedestrians and residents.

3. Previous Rejections: It is important to note that this proposal was previously rejected by North Sydney Council, following a detailed private report from a Planning Consultant that cited over a dozen grounds for refusal. Furthermore, the applicant's attempt to advance the project in the Land and Environment Court was unsuccessful, leading to the withdrawal of their action.

4. Impact on Heritage: The proposed development is located near significant heritage buildings, including Victorian terraces to the north and additional heritage structures to the west. Constructing such a tall, modern building will damage the heritage value and cultural ethos of the area, which is an important part of our community’s identity.

In conclusion, while I understand the need for progress, I believe that this project should be scaled down to better fit the area’s character and infrastructure capacity. A more modest development would still allow growth while preserving the community’s heritage and quality of life.

Thank you for considering my concerns.

As a resident of Aura, I am deeply concerned about the impact of this proposed development on our community. Aura is one of the most significantly affected buildings in this proposal, yet, as a relatively new building with only around 40% occupancy, many residents have not had a prior opportunity to express objections or concerns. This oversight has deprived a large portion of Aura residents and incoming residents of their right to voice their opinions on a development that will drastically alter their living environment.

Key Concerns:
Scale and Height: The proposed building is excessively large and tall. Its scale and height are out of proportion with the existing architectural landscape, creating an overpowering presence that will likely reduce the visual appeal and accessibility of the surrounding area.

Impact on Views: For many residents of Aura, this development will obstruct previously unobstructed views of the Opera House, Harbour Bridge, and other iconic landmarks. These views were a significant factor in choosing Aura as a residence, and the development as proposed threatens to diminish the quality of life and property value for current and future residents.

Lack of Consultation: Due to Aura’s recent completion, the majority of its residents were not given a fair chance to be consulted or notified in advance. With Aura being only partially occupied, it is essential that the voices of all residents, especially those who are newly moving in, be considered in this matter.

I respectfully request that the council re-evaluate the proposed development with these concerns in mind and work toward a revised proposal that aligns better with the character of the area and respects the interests of Aura residents.

I am objecting to the 'resubmission' of this CBUS property proposal. The new exhibition changes are very minor and therefore the previous submission on this proposal and concerns I have on its impact to my local community where my family lives and our property we reside stands in full. I have therefore inserted my original objection submission again.

This proposal is in its fourth iteration of this development attempt in five years. This time pivoting to focus on the new in-fill affordable housing changes, the proposal attempts to impose a 30 storey luxury highrise tower in the centre of a valley floor of lowrise housing. The proposed concept has already been dismissed in a detailed private report to North Sydney Council by a Planning Consultant, by the NSLPP which listed more than a dozen reasons for refusal, and in turn by North Sydney Council itself.

There has also been a failed and withdrawn attempt by the applicant (CBUS Properties) to further the case in the Land and Environment Court. The proposal is completely out of character with the neighbourhood and impacting more than 1000 dwellings in Walker, Hampden, McLaren, Miller and Berry Streets with loss of solar access, loss of residential amenity, major view loss and other issues, and is not in the public or local community interest. It involves a major and significant increase over surrounding building heights with no attempt at height transition whatsoever.

Major Traffic Issues
The adjacent road network is already under extreme pressure with constant traffic congestion and constant queuing at the major Walker/Berry intersection which is only 50 metres away. The traffic report, from my personal daily experience, does not come close to adequately analysing the impact of the extra vehicles generated nor does it acknowledge that Berry and Miller Streets are the only exit routes for the precinct.

• The site is on a one -way lane leading to a dead-end with no scope for turning circle due to a heritage protected median garden strip
• Access to the site is extremely difficult northbound, and there is no access southbound. Residents need to make a u-turn in traffic southbound to enter the lane, or attempt to cross queued intersection traffic northbound
• The Walker Street/Berry Streets intersection has constant high traffic pressure it does not cope with now at peak period (with work commuters and two main school nearby it’s a gridlocked)
• First responder access would be impacted significantly based the proposal
• Access for construction vehicle access would be difficult if not impossible

In addition, future traffic pressure has not been taken into account:
• The new Aqualand development at 168 Walker with 386 apartments is ignored
• The 45 McLaren Street future development will add over 100 new apartments
• The Western Harbour Tunnel impacts and on-ramp and their effects on the intersection
• The new Reddam School in McLaren Street commencing in January 2025
• The 57 storey building at 110 Walker Street


Proper and detailed traffic analysis reports are needed including access and intersection modelling and performance.

View Analysis
There is a major view corridor to the west of the site resulting in major view loss to hundreds of apartments including Belvedere, The Heritage, McLaren Apartments, The Harvard, North, Vantage, and The Miller. In some cases, this view loss is total.

I am an owner and resident of an apartment in Vantage. I purchased this property for the open views and light the apartment provides. This project in its current design will significantly impact both these aspects that my family enjoys and values about our home. The view analysis does not adequately respond to, or understates this view loss. This loss will ultimately have a negative impact property values the project significantly effects. The proposal fails all four steps of the Tenacity principles (Tenacity Consulting v Warringah Council [2004] NSWLEC 140) which can be distilled as “Not properly assess moderate to severe standing view loss from front living areas by a non-complying development”. In particular, step four emphasises that where view loss arises as a result of non-compliance even a moderate impact may be considered unreasonable.

Solar Access
The proposal inflicts excessive overshadowing to surrounding dwellings, particularly the 9 storey apartment building at 88 Berry Street, and also Century Plaza. It blocks eastern and northern sun to other dwellings in Walker Street.

Heritage
The proposal is across the road from a row of Victorian Terraces to the north and ruins their neighbourhood. Important heritage buildings to the west, and a heritage protected sandstone wall.

Supporting Documents
Reports do not address previous submissions and objections, and do not fully or properly take into account new developments in this area which are yet to come on stream. Proper reports are required.

Past Planning Panel Approval
Despite the above substantial issues with the rezoning of this site and the excessive change to this zoning height allowance, the Sydney North Planning Panel under then Minister Stokes and chairman Peter Debnam, approved a 29 storey building. In doing so, the Panel dismissed 145 detailed objections from surrounding residents, other developers, and North Sydney Council. The Panel did not adequately pose the objections to the developer, and its decision was cursory and highly undemocratic. The planning process has failed residents and the local community.

Regardless, it is critical to note that the previous SNPP approval was highly specific and required the following:

• A slender built form – this proposal is not slender
• 12m building separations – this proposal does not provide 12m separation
• A reduction in length along Walker Street – this length has actually increased from previously
• Avoidance of overshadowing to the south – overshadowing is increased in this new proposal
• An 8 storey maximum for the secondary building – this has now increased to 12 storeys

These are critical points to consider in assessing this new proposal since they transgress the SNPP approval and the Department of Planning’s own report. In addition, the Department’s Urban Design team also raised serious concerns (attached) including floor plate sizes, solar access modelling, building bulk, design not appropriate to the important view corridor, and they were not satisfied with the detail for the proposed level of change to the final LEP. It is evident that the Department of Planning did not support the proposal with conviction.

When the previous DA arrived at Council, the developer chose deemed refusal and lodged a case with the Land and Environment Court, later withdrawn by the applicant.

There is unanimous very strong local consensus that the proposal is unacceptable and inappropriate. The proposal cannot be justified on planning principles, policy or process and is fatally flawed on very many separate grounds and runs contrary to the public interest.

In-fill Affordable Housing SEPP
This proposal attempts to use the in-fill affordable housing changes to increase its luxury building to 30 storeys and to increases the previous 8 storey approval to 12 storeys. But the SEPP which allows for bonuses in building height only applies to the building with the affordable housing. This proposal attempts to transfer this bonus to the luxury apartments which is disingenuous and cynical. A merit assessment of the above impacts will expose this ploy and isolate the affordable housing building. Finally, the Planning Dept document “Planning Secretary’s Environmental Assessment Requirements” which contains many highly specific requirements has not been adequately measured against by the proponent and needs to be upheld.

Given the above reasons outlined for consideration, I object strongly to the project and request further clarification and redesign is needed to ensure the outlined impacts to local residents (including myself and family) and the community are reconsidered in the best interest of surrounding residences, public and shared spaces of our neighbourhood.

Kind Regards
Karen Purcell

As a resident in North Sydney, I am writing to formally object to this proposal on the grounds that it presents significant concerns to the community and disrupts the character, safety, and amenity of the neighbourhood. This proposal has not been sufficiently justified in its current form and is not in the best interests of existing residents or the local environment. My objections are based on the following points:
Negative Amenity Impacts
Traffic, Parking, and Pedestrian Safety
Lack of Open Space and Heritage Conservation
Impairment of Views
Overdevelopment Concerns

We, the residents of 221 Miller Street, strongly oppose this proposal, which would severely impact the view from our apartments, reduce access to sunlight, and negatively affect property values.

This proposal to the state government, bypassing the local council in the name of affordable housing, appears to be a strategy to push the project forward without addressing our concerns. CBUS has repeatedly made minor adjustments and resubmitted the same proposal without genuinely addressing the issues we’ve raised.

Our neighborhood is already densely populated and surrounded by high-rise buildings, leaving North Sydney with minimal open space. CBUS should propose a development that aligns with the character of the area rather than compromising residents’ view, sunlight, and amenities for profit under the label of affordable housing, which in reality is a luxury development.

Our primary concerns are as follows:

Severe Obstruction of View and Sunlight:
This high-rise building would significantly block our view and natural light. The recent Aura project, consisting of three 28-story buildings, has already caused similar issues. Adding another large development would further limit our access to sunlight and natural ventilation, which are essential to our well-being. Surrounded by tall buildings, this new construction would leave us in near darkness, unable to enjoy sunlight or moonlight, impacting our quality of life.

Previous Rejection by North Sydney Council:
CBUS previously submitted an application (DA 197/22) to the North Sydney Council, which was rejected due to resident concerns. It is alarming that they are now circumventing this decision by submitting a new proposal to the NSW Government under the guise of affordable housing. This approach disregards both the council’s decision and the residents' voices.

Increased Congestion and Traffic:
Our area is already congested with numerous residential and corporate high-rises. Another 30-story building, along with two additional structures of 10 and 5 stories, would significantly increase traffic, further straining our infrastructure and impacting community safety and convenience. We lack open space and greenery, particularly in this area. Cutting down trees for more buildings will further disrupt our quality of life.

Given these substantial concerns, we respectfully urge the NSW Government to reject this application. It is crucial to prioritize the well-being of current residents and the sustainable development of our community.

Hi ,

We residents of 221 Miller building completely object to this proposal which will severely affect the view from our apartment and block minimum sunlight access and adversely affect our property price.
This proposal to state govt bypassing the council in name of affordable housing is a way to pass the proposal somehow .
CBUS is making minor changes and resubmitting the same proposal again and again instead of addressing our concerns .
North Sydney is already very congested surrounded by high rise buildings. We don't have enough open spaces in North Sydney.
CBUS should propose something in-accordance to area , they cant snatch the view , sunlight , facilities from people for their profit in name of affordable housing which is actually a luxurious housing having harbour and water views. We already paid our hard earned money for that.

Our primary concerns are as follows:

Severe Blockage of View and Sunlight:
The construction of the high rise building will severely obstruct the view and natural sunlight to our homes. We have already experienced a similar issue with the recent completion of the Aura project, which comprises three 28-storey buildings. This new development will exacerbate the situation on top of it, further diminishing our access to sunlight and natural ventilation, which are essential for our well-being.We are already surrounded by tall buildings , this building will severely impact our view , we will be in dark neither can see the sun or the moon. Our daily life will be miserably impacted by this East Walker Street.

Previous Rejection by North Sydney Council:
The developer, CBUS, had previously submitted an application (DA 197/22) to the North Sydney Council, which was rejected due to the concerns raised by local residents. It is concerning that the developer is now attempting to bypass this rejection by submitting a new application to the NSW Government under the guise of affordable housing. This approach undermines the decision made by the local council and the voices of the residents.

Increased Congestion and Traffic:
Our area is already heavily congested with numerous high-rise residential and corporate buildings. The addition of another 30-storey building, and one 10 story and another 5 story ( total 3 buildings) will significantly increase traffic in the vicinity, further straining the already limited infrastructure and negatively impacting the safety and convenience of the local community.We are lacking open space and greenery specially around this area , cutting down trees to construct building only for buildings will hamper our daily life.

Given these substantial concerns, we respectfully urge the NSW Government to reject this application. We believe that it is crucial to consider the well-being of the existing residents and the sustainable development of our community.

I write to you concerning the recent development application (SSD-67175465) for a high-density residential development in Walker Street and Hampden Street, North Sydney, an already high population density suburb.

I wish to object to the proposed development on the basis that it is an overdevelopment of the site and would result in a reduced quality of life for the existing surrounding residents

I object on the following grounds:

• the proposed development includes a 30 story building and its bulk and scale does not reinforce and respect the character and scale of the existing residential area. It is over-bearing, out-of-scale and out of character in terms of its appearance compared with existing residences in the vicinity

• the proposal will significantly change the character of the Hampden Street streetscape which is a medium density street with an open aspect and a mix of single two and three storey houses, townhouses and units well setback from the street.

• the proposal will overlook and overshadow numerous existing residential buildings impacting significantly on the neighbouring resident’s privacy and residential amenity.

• the proposal includes 218 car parking spaces. The number of residents, visitors and their vehicles will have a significant negative impact on parking and traffic flow in the streets and this area already has significant problems with traffic flow in Walker Street and parking in Hampden Street

I urge the Independent Planning Commission to reject the application as it is a significant overdevelopment and overpopulation of the sites. In its current form there will be significant adverse impacts on neighbouring residences and the community. It is an inappropriate development for this area and is not in the public interest.

I object to this development. The height of the building is ridiculous and will ruin the area substantially. It’s unnecessary to have that many apartments on such a small site and to try and say it’s for affordable housing is unfair to those who pay full price for properties in the area. With the addition of the Aura buildings, which are also too high we already have a wind tunnel and the area has very little sunlight. Another main issue is traffic with the approval of another school, the traffic and street parking will be unmanageable. The lights at Walker and Berry already can’t cope and with the new harbour crossing entrances opening, the traffic will grow even more in 2026. The metro has impacted the Miller and McLaren Street crossing to almost frustrating levels. Please reconsider this to be low level housing similar to existing structures on the site with significantly reduced apartments. Thank you

I object to the project application number SSD-67175465 for the a number of critical reasons listed below.
1. Infrastructure Strain: Increased population density can place a significant strain on existing infrastructure, including roads, public transportation, water supply, sewage systems, and waste management services, leading to potential breakdowns or overuse.
2. Traffic Congestion: the developments will result in increased traffic congestion, longer commute times, higher levels of pollution, and greater stress on public transportation systems. For example: traffic congestion from walker st to M1 definitely major delay everyday.
3. Noise Pollution: Increased noise levels
4.Parking Shortages: Increased population density can exacerbate parking issues, making it difficult for residents and visitors to find adequate parking spaces and leading to illegal parking and associated problems.
5. Quality of Life: Overall quality of life for current residents may be negatively impacted by the increased noise, traffic, and reduced availability of public amenities and greens.

the new exhibition changes are very minor and superficial. I have made previous submission, it stands in full and still strongly opposed to the proposed development that is not needed in North Sydney