Shop top housing with infill affordable housing, Oxford and Nelson Street, Bondi Junction

My very strong objection is because the proposal will
1. result in towers that are more than 50% higher than permitted under Waverley LEP and nearly double the affordable housing height bonus.
2. create further significant traffic congestion in Oxford, Nelson and Grafton Streets. The road and footpath are extremely dangerous since installation of the bike lane which has also reduced the capacity for vehicular traffic.
3. the increasing height and bulk of the development will block sunshine and have certain areas on Oxford, Nelson and Grafton Streets in permanent shadow.
4. create an even worse visual impact on the overall amenity of the area, including as a gateway to Bondi Junction and access to Centennial Park.
Local residents and Council were unanimous in their opposition to the development which was overturned on appeal. Please do not impose on the residents any further.
Kim Garvey

The proposed buildings are far too tall. They would make a severely negative impact on the local area, especially Centennial Park. The site is ringed by major roads that are already congested. Increasing the number of people on site will cause further congestion.
Overall, the proposal is totally out of keeping with the surrounding area.
I urge strongly you to reject this proposal.
yours sincerely
Tad Boniecki

I object to the height increase.
1. Too high, casting a shadow over an even greater area than the original submission
2. Local traffic is a disaster since the introduction of bike lane in Oxford St and this development will further add to traffic congestion.
3. Street parking is now at a premium and with 15 extra apartments the situation will become impossible
4. Four (4) heritage listed terraces were demolished to make room for this development and now the developer wants more, using "affordable housing" as a ploy. When will the greed stop?
5. If approved, this will create a precedent for other developments which will ruin the amenity and character of West Bondi Junction

We are in the midst of a housing crisis, we need to build more housing. This location is primed for higher density development, being only a 5 minute walk from Bondi Junction station. During peak hours, the Eastern Suburbs railway line has plenty of spare capacity to support this increase in population. Higher density development also provides better environmental outcomes, as the land to be developed has already been cleared.
Increasing the population within this area will also support increased activation of the Oxford street precinct and support local businesses. It will also make use of the soon to be delivered Oxford street cycle way.

Concerns about the overshadowing of a small corner of centennial park should not be grounds for refusal. The idea that this section of the part is significant is feeble, and if anything, having access to such good open space nearby should be reason for further densification of the area. In reality, apart from the early hours of the morning for a month or two in winter, the overshadowing will be minimal. The building design, whilst breaching the permitted height, minimises the solar impact on centennial park which is in the public's interest and therefore should be allowed.

However, the applicant should reduce the car parking provisions due to its proximity to excellent public and active transport. 138 spaces for 85 units is an excessive amount, but as the basement has already been excavated as proposed in previous DA's, I would suggest an increase in the proposed amount of bike parking (which is 94) by modifying the internal fit out of the basement, replacing car parking spaces with bike parking. Based on information from Informed Decisions (https://home.id.com.au/) around 30 per cent of residents in Bondi Junction reported not owning a motor vehicle. The department should note that the previous approval for this development, without the 30% density bonus, contained 111 bicycle parking spaces, so this SSD contains a reduction in bike parking despite an increase in apartments. Ideally, bicycle parking should be provided at a rate which depends on the amount of bedrooms in each unit. Considering that 56% of the units in this development will have 3 bedrooms, the demand for bike parking will likely exceed what is proposed. Also note that the 94 proposed bike spaces does not comply with minimum requirements, which is 97. Modifications to increase the amount of bike parking to around 140 spaces should be required.

All gas cooktops within the development should be converted to electric stoves, as it has cost, environmental, and health benefits. If existing apartments have already been fitted out with gas cooktops as per previous development consents, the apartments above level 10 should still be converted as per this SSDA.

I would like you to consider the following issues seen to this OVERDEVELOPMENT of this site.
This will result in towers of 43.8m and 56.6m* - 57% higher than the 36m permitted under
Waverley Local Environment Plan and nearly double the affordable housing rule’s 30%
height “bonus”.
• block sunshine by increasing height and bulk, dominating the streetscape, casting
shadows, reducing privacy and eroding heritage values.
• create more traffic, making intersections even more dangerous and congested.
• set a terrible precedent: we can expect similar towers on the bus depot site surrounding Centennial Park, and all along Oxford St, replacing our sunny west Oxford St “village”.
• create huge visual impact on surrounding streets and Centennial Park, including by
being “highly visible” (developer’s own words) from Federation Valley in Centennial
Park** (dog park).
• result in 15 more apartments (21% more); 54 more car spaces (a disproportionate
increase of 64%) but still only 1 carshare space; 17 less bicycle spots (15% less than
The proposal will:
• result in towers of 43.8m and 56.6m* - 57% higher than the 36m permitted under
Waverley Local Environment Plan and nearly double the affordable housing rule’s 30%
height “bonus”.
• block sunshine by increasing height and bulk, dominating the streetscape, casting
shadows, reducing privacy and eroding heritage values.
• create more traffic, making intersections even more dangerous and congested.
• set a terrible precedent: we can expect similar towers on the bus depot site,
surrounding Centennial Park, and all along Oxford St, replacing our sunny west Oxford
St “village”.
• create huge visual impact on surrounding streets and Centennial Park, including by
being “highly visible” (developer’s own words) from Federation Valley in Centennial
Park** (dog park).
• result in 15 more apartments (21% more); 54 more car spaces (a disproportionate
increase of 64%) but still only 1 carshare space; 17 less bicycle spots (15% less than
originally approved).
*The EIS says the max height will be 54m but Appendix F to the EIS says it will be 56.6m.
** A major national heritage item, listed as having “outstanding significance” because it is
where the Commonwealth of Australia was declared in 1901.
While this may seem like a done deal, it could be rejected because:
• The 30% height “bonus” is not automatically given just because a developer proposes
to include affordable housing.
• To be approved, a proposed development must be compatible with the local area’s
character, and we don’t think it is.
• The proposed 57% height increase is nearly double the 30% bonus contemplated in
the rules. To get approval, Westgate has to show compliance with the normal height
limit is unreasonable & unnecessary. We consider the proposal is excessive & should be refused.

I write to formally object to the proposed modification of the development application for the apartment block located on the corner of Nelson Street and Oxford Street, Bondi Junction, which seeks a significant increase in building height by 57%.

While I appreciate the intent to create additional housing and support urban density targets, the scale and implications of this proposal far exceed what is considered reasonable or sustainable for this already densely developed precinct. My objection is grounded in the following material concerns:

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1. Breach of Planning Controls – Excessive Height Increase

The proposal seeks a 57% increase in allowable building height — nearly double the 30% variation typically contemplated under planning guidelines. This is a clear and excessive breach of the established development standards.

Such a dramatic deviation from the planning framework undermines the integrity of the local planning controls and sets a dangerous precedent for future applications. These rules exist to ensure orderly and sustainable development, and permitting a nearly twofold increase over acceptable limits disregards the principles of fairness, community consultation, and balanced urban growth.

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2. Severe Visual Impact – Streetscape and Centennial Park Views

The proposed additional height would significantly and negatively alter the visual character of the area. The building’s new bulk and scale will dominate the streetscape, particularly along Oxford Street and Nelson Street, where it will loom over existing structures, disrupting the fine-grain urban rhythm of the precinct.

Of greater concern is the visual intrusion this tower will have on views from and across Centennial Park. As one of Sydney’s most valued open spaces, the park should remain a visual and environmental sanctuary for all residents. Encroaching high-rise developments, particularly those that exceed permissible height limits, diminish this unique public asset and degrade the aesthetic harmony between built form and open space.

⸻

3. Traffic and Congestion Impacts – York Street & Oxford Street Intersection

The intersection of York Street and Oxford Street is already one of Bondi Junction’s most congested chokepoints. The proposed increase in apartments will inevitably result in increased vehicular movements — not just from residents but also from delivery vehicles, service providers, and visitors.

This intersection frequently experiences bottlenecks, particularly during morning and evening peak periods. The cumulative effect of increased density without corresponding infrastructure upgrades will exacerbate traffic conditions to unmanageable levels. It is unreasonable to assume that this increased strain will be absorbed by existing roads, which are already at or near capacity.

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4. Cumulative Overdevelopment – Infrastructure Deficiency in Bondi Junction

This development must not be considered in isolation. It is part of a growing cluster of high-rise proposals in Bondi Junction, many of which have already pushed the boundaries of permissible development through variations and exceptions.

Yet despite this significant vertical growth, there have been no meaningful upgrades to the local road network or transport infrastructure to accommodate the increased load. Without proactive investment in road widening, new intersections, or traffic management solutions, this growing density will overwhelm existing systems.

This concern extends beyond convenience — it represents a real and growing public safety risk.

⸻

5. Emergency Response Risk – Delayed Access to Westfield and Mall Precinct

The combined traffic impact of these oversized developments poses a critical danger to emergency vehicle access. Oxford Street and the roads surrounding Westfield and the Bondi Junction mall precinct form the primary response corridor for police, fire, and ambulance services attending to incidents in the area.

In the event of a major casualty event — such as a fire, structural collapse, or terrorism-related emergency — the ability of emergency vehicles to navigate these increasingly congested roads could be fatally compromised.

It is unacceptable to approve high-rise towers at such scale without a thorough risk assessment and mitigation plan addressing emergency response logistics. The safety of thousands of residents, workers, and visitors must be prioritised over developer profit margins.

⸻

Conclusion

For the reasons outlined above, I strongly urge Council to reject the proposed increase in building height for the apartment development at the corner of Nelson Street and Oxford Street. The proposal:
• Exceeds allowable planning controls by a disproportionate margin (57% vs. the standard 30%)
• Imposes unacceptable visual impact on surrounding streets and Centennial Park
• Worsens traffic congestion at an already strained intersection
• Ignores the cumulative burden of high-rise development in the precinct
• Presents a direct and growing risk to emergency service access and public safety

Urban growth must be balanced, responsible, and infrastructure-led. This proposal fails on all counts. I respectfully request that Council uphold the principles of sound planning and reject the application in its current form.

Yours sincerely,
Wei Ren

I am writing to formally object to the proposed development involving an increase in apartment density on Nelson Street and Oxford Street, Bondi Junction. While I acknowledge the need for responsible urban growth and housing supply, this development raises serious concerns regarding traffic congestion, infrastructure strain, and the cumulative impact of ongoing developments in the area.

1. Traffic Congestion at York Street and Oxford Street Intersection

One of the most critical concerns relates to the already overwhelming traffic congestion at the intersection of York Street and Oxford Street. This junction is a major arterial point in Bondi Junction and is heavily relied upon by residents, businesses, and public transport users alike.

During peak hours, it currently takes up to 20 minutes to traverse this single intersection due to existing congestion levels. Adding hundreds more residents—and consequently vehicles—will only worsen this bottleneck. The intersection is not designed to accommodate the additional vehicle load that will result from increased apartment density. Without any upgrades to the road network or traffic management systems, the situation will quickly become untenable for local residents and commuters.

2. Ongoing and Planned High-Density Developments in the Vicinity

This proposed development cannot be viewed in isolation. There are multiple high-density apartment buildings already under construction or in planning stages along Oxford Street, as well as on surrounding streets such as Spring Street, Denison Street, and Grosvenor Street. Collectively, these developments will significantly increase the local population and vehicle usage—particularly in a suburb where street capacity is already under strain.

Without appropriate planning for road infrastructure, these developments pose a serious risk of creating gridlock conditions in Bondi Junction’s already-narrow and busy streets.

3. Lack of Corresponding Infrastructure Investment

Despite the surge in residential density, no meaningful upgrades to road infrastructure or traffic flow management have been implemented or proposed in parallel with these developments. Oxford Street is already burdened with heavy foot traffic, delivery vehicles, and public transport services. Further compounding that with an influx of resident and visitor vehicles from new apartments is both short-sighted and unsustainable.

Transport infrastructure, including road widening, better traffic signal coordination, and alternate traffic routes, must be in place before approving additional high-density dwellings.

4. Impact on Livability and Emergency Access

Increased congestion doesn’t just inconvenience residents—it directly impacts public safety. Delays in emergency vehicle access, difficulty in evacuating in times of crisis, and the frustration of residents attempting to commute all degrade the overall livability of the area. This is particularly concerning for families, the elderly, and individuals with mobility needs who rely on consistent access to services.

5. Inadequate Consideration of Cumulative Impact

While individual developments may pass traffic and environmental assessments on a case-by-case basis, there appears to be insufficient regard for the cumulative impact of the many simultaneous developments occurring in Bondi Junction. A broader strategic transport and infrastructure assessment should be mandatory before any further approvals are granted in this already congested precinct.

⸻

In Conclusion:

I respectfully urge the Council and relevant planning authorities to:
• Conduct an independent and transparent traffic impact study specific to the York and Oxford Street intersection, factoring in all current and approved residential projects;
• Place a moratorium on further high-density residential approvals in Bondi Junction until road infrastructure is improved;
• Invest in meaningful road network upgrades and traffic flow solutions that can accommodate the growing population;
• Prioritise the livability and safety of existing residents over unsustainable development.

Bondi Junction deserves thoughtful and balanced urban planning—not uncoordinated overdevelopment that diminishes the quality of life for all.

Thank you for considering this objection.

Yours sincerely,
Julian Dickinson

I strongly object to this application
- it is a violation of the 36m permitted under Waverley Local Environment Plan.
- create more traffic for this already very busy intersection of Nelson Street, Oxford Street and Syd Enfeld Drive, making it dangerous, congested, totally conflicting with the bike path, pedestrian walkways that is widely used by local residents.
- this is destroying the West Oxford street heritage village precinct, it becomes. an 'ugly tower' towering all the surrounding streetscape.
- this is b locking sunshine by increasing height and bulk, dominating the streetscape, eroding heritage values of West Oxford street precinct,
- the increase in 15 more apartments, 54 more car spaces are creating congestion to the local traffic area.
- this is taking advantage of the 'affordable housing' rules to benefit some greedy investors and developers which is not beneficial to the greater local community,

My concerns regarding this proposal relate to the following issues:

- Impact to traffic - the intersections along Oxford St and Neslon are already congested during peak hour. The traffic impact assessment provided with proposal is based on traffic data from April 2021 which was during the pandemic and not a accurate baseline for the assessment.
- Impact to schools. The development is within the encatchment of Woollahra Public School which is arealdy operating at max capacity.
- Proposed heights breach the limits stated under the recent Low and Mid-Rise Housing Reforms. The proposed heights of above 40m and 50m are both above the 28.6m limit specified in the link below.

https://www.waverley.nsw.gov.au/planning/design/low_and_mid_rise_housing_reforms

The developers own study highlights that, to ensure there is "No or minimal impact outside the parklands acceptable zone", their proposal needs one tower to not fully utilise the 30% bonus and pass this benefit to the other tower which will breach the 30% increase limit. Why should this be allowed? If increasing the height of one tower by 30% creates issues with overshadow, then
that highlights how excessive the proposal in the first place - the developer should not be given flexibility to manipulate the height limits for the height of the second tower.

Furthermore, the proposal calculates the 30% height increase using the original 36m which itself was already higher than the 15m height limit at the time. It does not make sense to grant the developer approval for a development that not only exceeds height limits and then to further allow benefit from an additional 30% height increase - especially since the height already exceeds the 28.6m limit as noted above.

Concern about excessive height and (a) its heritage impacts on Centennial Park and (b) the height precedent it will set. While I support the provision of additional affordable housing I note that this is the first time a developer is using the affordable housing rules, under which a 30 percent height bonus MAY be given in return for including affordable housing. In this case the developer is seeking to exceed the height limit by 57 percent, not just 30 percent. The proposal will overlook Centennial Park and will be the only building on the park's perimeter to be this high. It's already going to be more than the LEP limit of 36m (changed from the original height limit of 15m at the behest of this developer) and there is a proposal to build to 56.6m. All other land around Centennial Park has a current max height limit of just 11m.
I also note that the affordable housing requirements only last for 15 years and the value of the high level apartments are likely to exceed 10million - the higher the apartments the greater the non-affordable housing proportions and profits, without a commensurate addition to the social impacts of the development.
Finally I have been informed by researchers that, contrary to the text in the proposal, it is in breach of the Cth Environment Protection and Biodiversity Conservation Act. It is also in breach of the Centennial Park management plan which is not mentioned in the proposal.
Should this proposal be approved the negative impacts will outweigh the benefits of additional affordable housing in the area, with the primary beneficiaries being the developer profits rather than the community. I urge you to reconsider. Thank you.

I strongly object to the project and the proposal to increase the height of the development. I am a resident on Ruthven street and am deeply concerned about the impact on our neighborhood, the shadows and wind impact the building will have and the negative impact on traffic and safety of children in the neighborhood due to increased traffic. The proposed amendments to the project will have significant detrimental impact on centennial park and surrounds and seriously shadow the surrounding areas. It is unacceptable and quite frankly I see this as a brazen attempt to circumvent local planning laws and for the developer to simply make more money by adding more lots to the build for profit. We live in a heritage listed zone and I can’t believe this is even being contemplated given the restrictions placed on private residents wanting to improve their own homes.

I’m writing to urge you to refuse SSD-77175998 for the following reasons:
The proposal is excessively high and bulky and would cast shadows and dominate the streetscape.
It is completely out of character with our surrounding low rise area.
It will have unacceptable and excessive impacts on heritage, especially Centennial Park.
It is surrounded by already heavily congested roads.
I’d urge you to reject the additional storeys which will be highly visible, especially from Centennial Park and will set a terrible precedent for dealing with heritage areas. This is definitely not the future character that residents want. These towers are already too high. They should not be allowed to be 57% taller than the Waverley LEP allows.
Also, the Design Integrity Panel recommended “no net increase in parking “but the developers propose a 64% increase, no increase in carshare spaces and a reduction of bike spaces by 15%. The Design Integrity Panel recommendation should be followed.
The developer is still relying on a traffic survey done in 2021 when people were still working from home and traffic was well below normal levels. This is not “current” data amd must not only be updated but also expanded to include more than just the two intersections originally looked at.
The already approved towers don’t comply with standards regarding communal open space.
As for affordable housing, the tenants can be asked to leave in only fifteen years, but the towers will remain.
This site is not appropriate - it’s on top of a ridge , traffic congestion already exists, schools are at capacity and the proposal would exceed the LEP by an excessive 57%.
It should be rejected

As a long term resident of Bondi Junction, I strongly oppose Stargate's application for increasing the height of their development on Nelson Street by a further 57%. This will create a dangerous overload of people and traffic to the small suburb, visually impact on the homes and families who live in the surrounding area, negatively impact on the sunshine and hence nature that Centennial Park and St James Park provides and most importantly, dominate a corner of Bondi Junction that is already congested and the site of car, pedestrian and now bicycle accidents. I hope you will consider that Stargate's proposal is incompatible with the area's character.

This project is occurring in a Council listed heritage area. In the planning proposal for the currently approved DA-400/2021, the project has already amended the WLEP 2012 planning control to increase the allowed height of the building from 15 metres to 36 metres (more than double the planning control height). Further increasing the height to include additional floors will significantly impact the streetscape and increase over shadowing of pedestrian space and venues using the streetscape for public enjoyment. Already further on in Bondi Junction the pedestrian areas have become degraded from over development and are less frequented than in the past. This proposal is not in keeping with the heritage character of the surrounding residential and Centennial Park area and will over dominate a scenic and historical section of suburban streets which remain relatively intact around the access roads to Centennial Park.
In my view the original DA in requesting a significant height exemption should have included some affordable housing and it seems rather opportunistic of the development, once having obtained approval for a significant change in height regulation, now to seek further expansion under the rubric of affordable housing via recent changes to the Housing SEPP, and indeed even a 7 metre extension over and above the additional height allowable by those changes. A 16 or 17 storey building is out of place so close to Centennial Park and a heritage area.

The amended height to the development is not in keeping with the streetscape or neighbouring properties. Increased height and bulk will create congestion and traffic nightmares.
It will have a huge visual impact, shadowing across the area and destroy the local heritage character.
This hardly seems like a good fit for the area and should not be approved. It seems that this was the intention of the developer all along to increase the amount of apartments under the "affordable housing" label.

Queens Park Precinct Executive Committee
c/- 141 Denison St, Queens Park 2022


Comments on Infill Affordable Housing (194-214 Oxford St, 2 Nelson St)
SSD-77175998

The Committee has considered this application for a substantial expansion of this development under the Infill Affordable Housing SEPP with maximum bonuses and cannot support such an expansion.

In applying infill affordable housing provisions, we believe the consent authority should have regard to

“the impact of the development on the amenity of the site and adjoining land, taking into account the building’s height, scale and bulk”,

as per the Government’s stated flexible application of these provisions.

Existing approval already excessive
The community was incredulous when the existing approval permitted the height on this site to be raised from 15m to 36m and the floor space ratio from 1.5:1 to 3.5:1. This was considered quite unreasonable. Then the height actually approved was 37.4m.

If the maximum bonuses for affordable housing were to be applied, the height would be raised to 46.8m and floor space ratio of 4.55:1.

The applicant is proposing a further increase of 7.1m to Building B to a height of 53.9m.

These increases are not acceptable, especially considering those already approved.

Further increases in height and density inappropriate
Already the size and scale of this development is considered quite inappropriate for this site and a further substantial increase would be “detrimental to the amenity of the site and adjoining land” for the following reasons:
- its overpowering nature as the western gateway to Bondi Junction
- its proximity to and visibility from heritage listed Centennial Park
- its location adjacent to the only remaining original individual shops left in Bondi Junction
- its location adjacent to the Mill Hill Heritage Conservation Area.

Major impact on traffic and parking in immediate area and further afield
The scale of this development is already likely to cause a substantial increase in traffic not only in Oxford St and York Rd (already congested at peak times) but in streets leading to Bondi Junction, namely our streets in Queens Park. An additional 17 units would exacerbate this situation.

There would also be further pressure on parking in the area as the proposed additional affordable housing units would only have 0.4 parking spaces for one bedroom and 0.5 spaces for two bedroom units.

Use of Infill Affordable Housing SEPP
This appears to be a case of using this SEPP to massively increase the size and value of this upmarket development at the expense of the surrounding community and environment.

The applicant’s preferred proposal shows the affordable housing units occuping the two lowest floors of the development while substantially increasing the number of floors in Towers A and B, thus increasing potential views and profit.

It is questionable as to how “affordable” the affordable units will be in this development.

We believe that increasing the height and scale of this development even further and increasing the number of residents through maximum bonuses of the SEPP is not in the community’s interests and will unlikely provide affordable housing within the reach of most renters.



Simon Swifte
Convenor

The 17 storey proposal is excessive and not in keeping with the local character of Oxford St Bondi Junction.
I do not support the additional storeys.

I am writing to strongly object to the proposed modification of the development by Stargate subsidiary Westgate, which seeks to significantly exceed the building height limits under the guise of “affordable housing” provisions.

This proposal undermines both the intent and integrity of planning controls in our area. While we support genuine efforts to provide affordable housing, this development uses affordable housing provisions as a back-door mechanism to justify excessive height and density increases for what are predominantly luxury apartments.

Key Concerns:

1. Gross Breach of Height Limits
The proposed towers at 43.8m and 56.6m are up to 57% higher than the 36m maximum under the Waverley Local Environment Plan (LEP). This far exceeds the 30% bonus height allowance under the affordable housing rules, nearly doubling it. The applicant has not adequately demonstrated that compliance with the existing LEP height limit is either unreasonable or unnecessary, as required.

2. Adverse Environmental and Visual Impacts
The excessive height and bulk will cast significant shadows, dominate the local streetscape, reduce residential privacy, and erode the character and heritage of the surrounding neighbourhood. These towers will have a major visual impact on Centennial Park, particularly Federation Valley – a nationally significant heritage site.

3. Traffic and Congestion
The development will worsen traffic and intersection safety in an already congested area. The increase in units and car spaces – including a 64% increase in car spaces with only one car-share space – reflects poor transport planning and an outdated reliance on private vehicles.

4. Inconsistency with Local Character
The scale of the proposed buildings is entirely incompatible with the character of the west Oxford Street precinct, threatening the low-rise village feel and setting a dangerous precedent for similar oversized developments along Oxford Street, around Centennial Park, and at the nearby bus depot site.

5. Erosion of Planning Integrity and Community Confidence
This proposal undermines the credibility of the planning system. If approved, it could signal to developers that affordable housing provisions can be exploited to sidestep hard-won community planning controls.

Conclusion:

This development is clearly excessive, incompatible with the local area, and uses the affordable housing rules in a manner not intended by policy. It sets a troubling precedent and fails to meet the test of being reasonable, necessary, or in the public interest.

I urge the Department to reject this proposal and uphold the existing planning controls designed to protect the unique character and liveability of our community.

I strenuously object to the proposed increase in height to the Stargate development.

I object to the project on environmental and economic grounds.

Centennial Park is a critical green space in Sydney's Eastern Suburbs, offering environmental, health and recreational benefits to thousands of people. The proposed project threatens these public benefits in several key ways.

Increased traffic and pollution - more cars will worsen existing traffic congestion, increase air pollution and reduce the park's effectiveness as a natural buffer.

Loss of ecological value and impacts on habitats - light, noise, and air pollution from the development will disrupt the park's natural ecosystem and wildlife habitats. These disturbances degrade biodiversity and diminish the park's ecological value.

Prime location, not affordable - given the area's high land value, new apartments are unlikely to be genuinely affordable.

Sydney needs more housing but not at the cost of irreplaceable public benefits. This development does not achieve a responsible balance.