Residential flat buildings with infill affordable housing -10, 14 and 14a Stanhope Road, Killara

While I am not averse to development and the creation of new homes to meet the growing needs of the community, I do object to developments that (far) exceed the size and scale of neighbouring property, as is the case for the proposed development at 10,14, and 14a Stanhope Rd. This behemoth, grossly out of character development, will adversely the liveability of my (currently zoned) R2-zoned property. I will be completely encircled by 5 to 10-storey apartment housing at every boundary with no effective transition between the R2 and R4 zoning. The current height limit for my lot is 9.5m while the proposed development seeks to achieve a 35m height limit. There will be significant overshadowing of my property, and while a shadow diagram was provided in the proposal, it was extremely limited in scope and detail, for example, it did not consider overshadowing within a seasonal context. The privacy of open space areas will also be affected as many of the proposed dwellings will have windows/balconies that directly overlook my property.
Additionally, the proposal is flawed in design and fails in many aspects, particularly architecturally and aesthetically. The styling is poor and does not fit in with the character and context of the area - it strictly sets out to achieve maximum floor space/profit to the developer with little consideration for the visual streetscape. The singular long pedestrian access corridors to the proposed buildings represent one such design flaw. In emergency situations where rapid evacuation of residents is required, this will form a major bottleneck and a safety hazard. Moreover, the traffic along Stanhope Rd and the intersection at Culworth Ave and Pacific Highway is already operating at capacity - this development will only add to this detrimentally, worsening an already dangerous traffic hotspot. The aforementioned intersection at Culworth is extremely busy during morning and afternoon peak hours with commuters being dropped off/accessing parking at Killara station, as is the intersection with Pacific Highway, which is burdened with queues of traffic attempting to make a dangerous turn across three lanes onto Pacific Highway to access Fiddens Wharf Rd - this proposal did not provide any consideration for any of these aspects. Community consultation for this development has been very limited, and in many ways misleading. Please refer to the attachment for a summary of my objection points.

Please see complete attachment which incorporates my own and expert opinion documents.

I am writing to formally object to the proposed residential development with in-fill affordable housing at 10-14A Stanhope Road, Killara (SSD-81890707). My concerns are outlined below:
Excessive Volume & Lack of Contextual Response
The development does not respond appropriately to the surrounding low-density fabric, which is mostly two-storey dwellings. Not only does it exceed height limits at the rear of the battle axe lot, but it also isolates No. 12 Stanhope Road by introducing pedestrian and vehicular access on either side. This inconsiderate planning will significantly damage solar access, privacy, and acoustic quality at both indoors and outdoors for surrounding residents, undermining the amenity residents currently enjoy.
Undermining of Municipal Heritage & Character
The proposal includes the demolition of No. 14 Stanhope Road to make way for access to the rear block, disregarding the public interest in preserving local heritage. This section of Stanhope Road is part of a Heritage Conservation Area, with numerous heritage-listed properties in the immediate vicinity. The design makes no effort to maintain streetscape continuity or protect the visual integrity of the area. The loss of this property would take away the historical and cultural value that residents and the greater community have cherished for over a century.
Poor Traffic Management
Stanhope Road is one of the busiest local roads, it is a key connection between the Pacific highway and central area of Killara across the railway. While the traffic report claims Stanhope Road is not yet at capacity and estimates only 20 additional car trips during peak hours, this assessment is unrealistic and flawed. Although the road itself may not be at full capacity, the turning bays onto the Pacific Highway are already insufficient, frequently causing congestion. If Stanhope Road reaches its capacity, the resulting traffic disruptions will extend far beyond the immediate area, serverely impacting the already oversaturated Pacific Highway.
Conclusion
This development does not comply with the planning controls set out in KLEP 2015 and represents poor planning and design and thus does not represent public interest. I urge the State to thoroughly consider these objections and reject the proposal in its current form.

Please find attached the submission from Friends of Ku-ring-gai Environment Inc.

A development of this size is completely unsympathetic to the surrounding area. It is out of context, in terms of bulk and scale, with a residential, heritage conservation area.

Formal Objection to Proposed 10-Storey Development – Stanhope Road, Killara

I am writing to formally object to the proposed 10-story residential development on Stanhope Road, Killara. The proposal is fundamentally incompatible with the character, planning controls, environmental and heritage values of the area. My concerns are outlined below:

1. Excessive Height and Inappropriate Scale
The proposed building, at 10 story’s, is significantly out of scale with the surrounding built environment, which comprises single detached dwellings to the east, west, and south. This scale is extremely disproportionate and inconsistent with the R2 Low Density Residential zoning of the area.

2. Conflict with Heritage Conservation Area
The site is located within a designated Heritage Conservation Area and is in close proximity to at least nine heritage-listed properties along Stanhope Road. The proposal has not appropriately addressed or assessed the impact on these heritage assets. The building’s height and bulk would visually overwhelm and diminish the cultural and aesthetic significance of these properties, affecting their value and setting a damaging precedent for future development.

3. Encroachment on a Heritage-Listed Dwelling
The development envelops an existing heritage-listed home on the site, undermining its prominence, context, and architectural integrity. This is contrary to the objectives of heritage conservation and would irreparably alter the character of the property.

4. Loss of Natural Vegetation and Environmental Integrity
The proposal does not retain any of the naturally occurring Sydney Blue Gum trees, which are ecologically significant and contribute to the environmental character of the site and broader suburb. Their removal represents a significant environmental loss.

5. Inadequate Landscaping and Deep Soil Provision
The development offers only 7% deep soil, which falls well below acceptable benchmarks. This restricts the ability to plant large canopy trees, manage stormwater sustainably, and preserve green space within the development.

6. Amenity Impacts and Infrastructure Strain
The proposal will adversely impact the amenity of surrounding homes, including loss of privacy, visual outlook, and natural views. It also offers inadequate parking and constrained access to the Pacific Highway, which will place further pressure on local traffic and public infrastructure.

7. Inconsistent with Local Character and Planning Framework
Stanhope Road currently contains no apartment buildings, and the existing character is low-rise, low-density residential. In contrast, the proposed development would introduce a high-density, high-rise built form that is completely at odds with the prevailing streetscape. Notably, the maximum permissible height for apartment buildings in Killara is five story’s; this proposal doubles that figure and represents a substantial and unjustified departure from established planning limits.

This proposal fails to respect the environmental, heritage, and residential values of the site and surrounding area. Its scale, form, and lack of sensitivity to context render it wholly inappropriate. I urge the State Government to reject the application in its current form.

Kind regards, Natalie Dickinson

This should not be approved until the Ku-Ring-Gai council's proposed scenario has been voted on.

SSD's should not be approved until Ku-ring-gai Council's preferred scenario has been voted on and dealt with.

I believe that the proposal to construct a 10-storey residential building on Stanhope Road represents a significant disruption to the established urban fabric and community character of the area. Killara is renowned for its low-density housing and status as a Heritage Conservation Area—its unique identity is built upon the presence of single- and double-storey dwellings that harmonise with the natural environment. This development not only dramatically exceeds the height of surrounding buildings, but also introduces excessive density, increased population, and traffic pressure, all of which threaten the daily lives of local residents. A structure so vastly out of scale will inevitably lead to issues such as overshadowing, noise, loss of privacy, and reduction of green space, diminishing the overall quality of life for those living nearby. This proposal disregards the existing planning intent for the area and ignores the community’s legitimate expectations for environmental preservation and neighbourhood stability.

Proposed Development in Stanhope Road

The NSW in-fill affordable housing provisions “ require the consent authority to consider the character of the local area or the desired future character for areas under transition.”
By accepting the proposed scale of this project, the consent authority would ignore the character of the area. Densified and affordable housing is acceptable, but this project is overkill, being too high and imposing on the neighbourhood.
We accept the need and intent of the TOD to increase the density of housing and supply of affordable housing around Killara Station. However, that should not be a licence to trash the character of the area and needs to be a sensitive development.
This proposal is inappropriately out of scale for the battle-axe site and its surroundings.
If the development is to proceed, we request the consent authority rejects this architectural form and requires a lower maximum height, and reduces the number of apartments to a sustainable scale. That revised architecture would hopefully address:
• the need for a greater set-back from the rear neighbours;
• require less excavation;
• provide some vehicular access at ground level to the rear buildings for fire and services access; and
• some on grade visitor parking

Build Form
The proposed maximum height of 35 m is excessive and would adversely impact all adjacent and opposite houses on Stanhope Rd with compromised street scape and natural light.
The developer is attempting to use the Affordable Housing provisions to grossly over-develop the site, presumably for maximum profitability, and in the process totally disregards the character of the Killara neighbourhood. At the very least the Variation Request must be denied.

Traffic and Parking impact
The increased traffic will increase danger, congestion and on-street parking adversely affecting the resident parking with difficult access to each of the resident’s driveways and also compromising pedestrian safety. Many children access this road for commuting to the station including our own and this new development proposal will significantly increase the risk of accidents.
The Proposal includes an estimate of around 20,000 tonnes of demolition and excavation material to be trucked off the site. This would have to use Culworth Avenue, which is not up to standard or safe.
Stanhope Road already carries heavy am and pm traffic. Access to and from the Pacific Highway at Stanhope Road is already at capacity and is unsafe. The additional burden of construction traffic and a further addition of 168 resident cars plus 27 visitor spaces would create an increased traffic and safety problem. The carparking proposed is scaled back for the TOD concessions but it is unlikely to be adequate for a development with a large number of 3- and 4-bedroom apartments, where typically, owners have more than one car. The basement level of visitor carparking is inconvenient and is likely to result in visitors parking on the street in Stanhope Road, which because of being parked out, would inevitably result in council imposing future parking restrictions – again, a retrograde and unnecessary consequence for the local community.

Stormwater
Increased stormwater runoff. The proposed increase in site coverage would result in a serious increase in stormwater runoff, particularly in the event of a major storm event. This has the real potential to cause flooding of neighbouring properties.
There is a real risk of blockages and consequential flow would rise out of the manholes causing an above ground flow and flood.

As a resident of Ku ring gai for the past 55 years, I write with a deep sense of concern regarding the proposed development project that threatens the cultural and environmental heritage, amenity, and liveability of our unique neighbourhood and particularly my neighbours in Killara. I have visited the Marian Street Theatre with family on many occasions and my children have played sport on the nearby reservoir.

Amenity and Liveability
One of the defining aspects of Ku ring gai is its tranquillity and the balanced integration of green spaces with residential areas. This amenity supports physical and mental well-being, offering residents calm retreats from the bustle of urban life. The proposed development, however, introduces urban density and designs that are starkly at odds with the neighbourhood's character. It jams everything together and suggests residents should be grateful for this.

The increased traffic, noise pollution, and strain on local infrastructure will disrupt the peaceful rhythm of daily life. Moreover, the design of the project, which is out of character with the existing urban framework, risks creating an environment that feels alien and uninviting, undermining the sense of belonging that residents treasure and visitors enjoy.
I urge the State Planning Authority to delay approval of this project in its current form and to engage with local residents to develop a plan that preserves the liveability and identity of this end of Stanhope Road. It is distressing to many of us, that this project will come at the expense of heritage and harmony.

My husband and I and our family have lived at 21 Stanhope Road for 27 1/2 years and we strenuously oppose the TOD SSD for 10,14 and 14a Stanhope Road Killara and we believe the SSD does not address a number of the requirements contained in the SEARS documents.

Objection attached

I am writing to formally lodge my objection to the proposed development at 10 stanhope rd killara, which involves the construction of a high-rise building adjacent to my property at 4 stanhope rd killara.

As a long-term resident of this neighbourhood, I am deeply concerned about the potential negative impact this development will have on our community and quality of life. My main concerns are as follows:
1. Loss of Privacy
The proposed building’s height will result in significant overlooking into my home and backyard, severely impacting my family’s privacy.
2. Overshadowing
The height and bulk of the proposed structure will cast long shadows over my property, reducing natural sunlight, especially during the winter months.
3. Traffic and Parking Issues
An increase in residents or commercial tenants will undoubtedly add pressure to already limited street parking and worsen local traffic congestion.
4. Change in Neighbourhood Character
Our suburb has traditionally consisted of low-rise residential homes. A tall building would be inconsistent with the area’s existing character and may set an undesirable precedent for future overdevelopment.
5. Impact on Property Value
The proposed high-rise may negatively affect the value of surrounding properties due to the reasons mentioned above.

I respectfully request that the Council reconsider the scale and scope of this development, and ensure that it aligns with the local planning controls and the best interests of the existing community.

Thank you for your time and consideration.

The proposed maximum height of 35 m is excessive and would adversely impact all adjacent 39 apartments at 10 Marian Street, along the northern boundary. Stepping down the maximum height towards Stanhope Road may minimise the visual impact of the massive development when viewed from street level, but this completely ignores the impact on existing residents of 10 Marian Street. The developer is attempting to use the Affordable Housing provisions to grossly over-develop the site, presumably for maximum profitability, and in the process totally disregards the character of the Killara neighbourhood. At the very least the Variation Request must be denied.

The increased traffic during and after construction poses serious issues. The Proposal includes an estimate of around 20,000 tonnes of demolition and excavation material to be trucked off the site. This would have to use Culworth Avenue, which is not up to standard or safe. Meanwhile, Stanhope Road already carries heavy morning and afternoon traffic. Access to and from the Pacific Highway at Stanhope Road is already at critical level and is unsafe. The additional burden of a significant number of homes will place extra demand for parking on Stanhope Road itself and will inevitably result in council imposing future parking restrictions, and this is a retrograde and unnecessary consequence for the local community.

The proposed development will result in a serious increase in stormwater runoff, particularly in the event of a major storm event. This has the real potential to cause flooding of neighbouring properties, particularly 10 Marian Street, which Council plans indicate is in a potential flood zone. The stormwater Trunk Main passing through 10 Marian Street is already compromised, given its pipe size reduces as it flows towards Culworth Avenue. There is a real risk of blockages and consequential flow would rise out of the manholes causing an above ground flow and flood, with certain flooding of the basement in Marian Street.

There is also the potential loss of existing Leylandii tree hedging. The existing significant Leylandii trees along the northern boundary of the proposed development provide residents of 10 Marian Street with an effective visual screening of the Stanhope Road properties. It unfortunately would cause significant shading to the lower level Block C residents under the current architectural proposal, and so we are concerned about its protection and longevity. Whatever the final outcome of the Development Application, it is essential that all assurances given by the developer regarding retention of these trees are rigidly enforced. The reality is that such developers provide comforting assurances but then totally disregard them during construction and thereafter at minimal financial penalty. Serious penalties must be included in any consent approvals for any breach of the landscape plans.

The key issues of the project are:
- Inconsistent with Ku-ring-gai council's Preferred Scenario: The proposal is inconsistent with Council's Preferred Scenario, supporting new housing without sacrificing our heritage and natural environment, determined following consultation with the community.
- Isolation of Heritage Homes: Positioned adjacent to heritage homes, the development will destroy the heritage value and culture of our neighborhood
-Devastating tree canopy and wildlife impact
-Traffic and Infrastructure overload
-No community benefits

The key issues of the project are:
- Inconsistent with Ku-ring-gai council's Preferred Scenario: The proposal is inconsistent with Council's Preferred Scenario, supporting new housing without sacrificing our heritage and natural environment, determined following consultation with the community.
- Isolation of Heritage Homes: Positioned adjacent to heritage homes, the development will destroy the heritage value and culture of our neighborhood
-Devastating tree canopy and wildlife impact
-Traffic and Infrastructure overload
-No community benefits

01 June 2025
Attention: Department of Planning, Housing and Infrastructure
Online Submission Portal: [Insert Link to Online Submission Portal - if available]

Subject: Objection to State Significant Development Application SSD-81890707 – 10, 14 & 14A Stanhope Road, Killara
Dear Department of Planning, Housing and Infrastructure,
I am writing to formally object to State Significant Development Application SSD-81890707 for residential flat buildings at 10, 14, and 14A Stanhope Road, Killara. This proposal seeks to transform three residential lots into a high-density residential complex comprising 135 apartments. I am deeply concerned about the significant and irreversible impact this development would have on the local community, heritage conservation, and environment.
As a frequent visitor to Stanhope Road, Killara, I've been consistently drawn to the area. I absolutely love the grand Federation-era houses and the overall character of the conservation streetscape. It's a truly unique and beautiful part of Sydney. I am appalled by the sheer scale and height of this proposed development, which is completely out of character with the area.

Key Grounds for My Objection:
• Excessive Size, Scale, and Bulk: The proposed development's bulk and scale are entirely unreasonable. The significant increase in height would overshadow neighbouring properties and dramatically disrupt the local landscape.
• Unjustified Height: The proposed 10-storey building is far larger than the highest building currently in Killara (which is only 5 storeys). The visual impact would be unacceptable. With 6 storeys visible from Stanhope Road (4 directly, 2 set back on Building A) and 10 storeys at the rear, the development would be a jarring presence, especially given its location within a Heritage Conservation Area.
• Severe Heritage Impacts: This development would irrevocably change the character and landscape of Stanhope Road and Killara. The proposed high-rise buildings are entirely inconsistent with the low-density character of the surrounding neighbourhood, which is primarily composed of single and two-story homes within a Heritage Conservation Area. The future character of this locality must consider the context of the 9 heritage listed houses in the immediate vicinity.
• Unacceptable Traffic and Parking: Parking along Stanhope Road is already at capacity. The increased traffic congestion associated with the 195 cars from the proposed development when exiting and entering Stanhope Road from the Pacific Highway, and along Culworth Avenue, will create an unacceptable safety hazard.

Conclusion:
While I understand that development is essential to address housing needs, it absolutely must be done with sensitivity and respect for the existing community. Any development should aim to preserve the unique character of Killara's Heritage Conservation Areas and respect these values while addressing the housing crisis.
I submit that the State Significant Development Application SSD-81890707 should not be approved in its current form.
Thank you for considering my submission.
Yours sincerely

Bonnie

I strongly object to SSD-81890707 - Residential flat buildings with infill affordable housing -10, 14 and 14a Stanhope Road, Killara. This development is inappropriate for Killara, not in the public interest, it contradicts Ku-ring-gai Council’s Preferred Alternative Scenario for Killara, and prioritizes corporate profit over community well-being.
I urge the NSW Government to reject Stanhope Road Residence Holdings Pty Limited’s proposal and adopt Ku-ring-gai Council’s approach, which, unlike the NSW Planning TOD or, the Stanhope Road SSD, was developed through extensive community consultation.

• The proposal significantly breaches the height limits for the R2 Low Rise Residential Zoning (by almost 4 times) and breaches the heights allowed under the Transport Oriented Development (TOD) program by over 22%.
• The Government’s aim was to develop low/medium-rise buildings around transport hubs. This is a high-rise development which is completely incompatible with the locality and hence, is not in the public interest. The mass and scale of this development is totally out of proportion to the street and suburb in general.

I object to this project for the following reasons.

The proposal significantly breaches the height limits for the R2 Low Rise Residential Zoning (by almost 4 times) and breaches the heights allowed under the Transport Oriented Development (TOD) program by over 22%.

The Government’s aim was to develop low/medium-rise buildings around transport hubs. This is a high-rise development which is completely incompatible with the locality and hence, is not in the public interest. The mass and scale of this development is totally out of proportion to the street and suburb in general. Stanhope Road is one of Killara’s most important Heritage areas. This development takes little or no consideration of heritage issues and/or the heritage homes at 1A, 2, 3, 4, 5, 6, 7, 12 and 18 Stanhope Road., which surround the proposed site. The Heritage Impact Statement has fundamental flaws. Additionally, the development has a combination of huge visual impacts, overshadowing, loss of privacy and loss of amenity issues for more than 50 residences directly to the north, south, east and west of the proposed development.

Furthermore, the Community Engagement on this project was not undertaken correctly. Hence, many residents were unaware of the proposal until well after its lodgement on 9th May on the SSD site. As a result, residents and other interested parties have not had sufficient time to adequately read, understand and respond to the proposal. The lack of numbers at the developer’s so called “drop-in” session on 3rd April reinforce the breach of the community engagement process. Finally, there are critically endangered Sydney Blue Gum trees on the site, which are at risk if the development proceeds.