Triniti Lighthouse Build-to-Rent, North Ryde

The Triniti Lighthouse proposes to build 39,031m2 of build-to-rent housing (508 dwellings) across several residential towers, featuring one excessive 67-metre, 20-storey building in a previous commercially-zoned lot. The proposed development far exceeds the allowed limits of 37m height and floor space ratio (FSR) of 2:1 as outlined in the Ryde Local Environment plan and will have major adverse impacts on nearby residential and commercial sites.

The addition of high-density residential housing will cause unmanageable congestion of local roads, crowd existing transport infrustructure and drastically reduce street parking for existing nearby residences and workplaces. The planned 319 carspaces wil not sufficiently service the 509 residential units, commercial spaces, and retail visitors. Additionally, the proposed 67-metre high Building C in this project will have devastating impacts on the views for east-facing residents of Ryde Gardens Buildings A and B. The childcare and ground-floor green spaces will lose access to natrual light in the morning.

Given these concerns, I unreservedly object to this project being given approval to go forward.

This build to rent project may impact the existing owners at that area, given that more units will be built which creates rental market competition in the vicinity.

It would be good if the rental expectations (i.e. policy, rental fees) managed by the developers can be made transparent to the owners, and owners have the opportunity to involve, review and negotiate.

1. Congestion. With New Link Rd blocked for cars, all Stockland, Centrale and Ryde Gardens residents and visitors will have to use the traffic lights beside the Metro Station. There will be long queues to exit at peak periods.
2. 2,700 units are planned in Lachlan’s Line, north of Delhi Rd. Already, City bound Metro trains are full at peak hour before reaching North Ryde Station. Residents wanting may have to queue for up to 3 trains before being able to embark.
3. Parking. There are currently 20 car spaces with unrestricted time limits in New Link Rd. These spots will be used for plantings and the proposed pedestrian only access. Stockland’s 508 units will have only 319 parking spaces (164 in the existing Trinity 1 block). Trinity residents and visitors will compete for whatever parking is left.

It will significantly affect traffic and public transportation. Currently, during peak hours when Metro gets arrived in North Ryde it is already crowded.

Name and Address
Yeung Sing Chow & Lam King Wan Amber
1305/1 Network Place, North Ryde NSW 2113
Application Name and Number
Triniti Lighthouse Build-to-Rent Project
SSD-55844212
Statement
We object to the proposed development
Reasons
1. We purchased the property in Sep 2019. The property is on the 13th floor and faces directly to the proposed building site. Before the purchase, we were aware that the site was vacant and understood that eventually a building would be established there. However, we were given to know that the site was within the commercial zone where only commercial buildings would be allowed. We inspected the surrounding areas of the site and found all buildings adjacent to the site or within that area were built for commercial purposes and were around 10 storeys high. Therefore, we reasonably believed that the eventual new building on that site would also be for commercial purpose at similar height.
2. The 3 new buildings of up to 20 storeys high in the proposed development will largely block our property’s views and also the sunlight. This will leave us with great disappointment when we eventually move in to live there for retirement in a couple of years as planned and this also undoubtedly reduces the value of our property.
3. We think this Triniti Lighthouse Build-to-Rent Project is not fair to us because this project is developed to our disadvantages. Its development plan ruins our reasonable expectation that the buildings on the site were for commercial purpose with restrictions on its height.
4. This proposed development will also set a precedent case for the owners of commercial buildings in that area, and potentially encourages some of these owners to demolish existing commercial buildings and replace them with tall residential buildings. Such an adjacent densely populated area with potential traffic problems is not what we had envisaged when we purchased our property
Declaration
We declare that we did not make any political donations in the last 2 years
Disclaimer
We acknowledge and accept the Department of Planning and Environment’s disclaimer and declaration.

As a resident at this neightbour building, very worry about the bright covering and noise occour. Too close to the current building and the height is too high for fully covering low level resident at 1 and 3 Netowork place. Suggest the new building can be far away from the existing building. And specially while the building process the big construction vehile or noise cause dangerous to children. And the rennie st is too narrow for new 508 residents and with the existent residence access to come and out traffic into parking thru Rennie st, should be devided into other access entrance.

I wish to formally lodge an objection to the proposed development of Triniti Lighthouse Build-to-Rent in North Ryde. My objection is primarily based on what I believe to be an inaccurate and insufficient Transport and Accessibility Impact Assessment, as detailed in Appendix P.

There are several concerns I would like to address:

Lack of Logical Analysis and Traffic Volume Forecast: The Traffic Impact Assessment provided in Appendix P lacks a logical analysis and adequate traffic volume forecasting. It is essential for a development of this magnitude that we have a thorough understanding of its impact on transportation in the area.

Request for Raw Data: I kindly request access to the raw data of the traffic volume survey and traffic volume forecast in Excel format and EMME2. Having access to this data will allow for an independent review and verification of the assessments made.

Absence of Traffic Mitigation Plan: The absence of a traffic mitigation plan is concerning. Without such a plan, there is a real risk of peak hour congestion and traffic safety issues. An example of this concern can be seen in the Transport and Accessibility Impact Assessment, where it is stated that only 15 additional vehicles will be generated by the left turn from Rennie Street to Delhi Road. This appears to be an unreasonably low traffic forecast for a development consisting of 508 units.

Underestimation of Current Traffic Volume: Even the current traffic volume estimate, which pertains to approximately 1,500 residential units, is understated at 116, as indicated in the Transport and Accessibility Impact Assessment. This underestimation could have serious consequences for the area.

Traffic Flow Figures: The figures presented in Appendix P are a cause for concern. According to Figure 4, left turn traffic from Rennie Street to Delhi Road is currently at 116 during weekday morning peak hours. However, according to Figure 6, this number is only expected to increase to 116+15 when considering redistributed weekday morning peak hour traffic flows and the traffic generated by the development. This minimal increase is inconsistent with the scale of the proposed development.

In light of these concerns, I strongly urge that a more comprehensive and accurate Transport and Accessibility Impact Assessment be conducted, and that the necessary measures, including a robust traffic mitigation plan, be put in place to address the potential negative impacts of the Triniti Lighthouse Build-to-Rent development on the local transportation infrastructure. The current assessment, as presented in Appendix P, does not adequately address the potential traffic issues that may arise from this development.

I think considering housing affordability crisis and the rental crisis, we need more dense housing options. Most of the units in the surrounding areas have skyrocketed in price stating less supply. So, I don't see any reason why we wouldn't want to build more housing.
I would also like to add that this lot is currently barren and there's no vegetation on this plot. I believe the council was already happy to have an office building being built here anyway. So, I don't think the alternative is significantly better in terms of environmental impact.

I am writing to express my strong objection to the proposed development project that aims to construct 508 residential units adjacent to RydeGarden, specifically due to increased density , environmental impacts and the concerns related to the obstruction of views from existing apartments.

As a long-standing resident and homeowner in the RydeGarden community, I have enjoyed the serene and picturesque views that our neighborhood provides. The proposed development, with its significant scale and density, threatens to block these scenic vistas, negatively impacting the quality of life for many residents.

My concerns are as follows:

View Obstruction: The construction of such a massive development adjacent to RydeGarden is likely to obstruct the scenic views that many residents, including myself, have cherished for years. This will not only devalue our properties but also diminish the overall appeal of our community.

Increased Density: Adding 508 units in such close proximity to our existing apartments will put additional strain on our community's infrastructure, including roads, parking, and public services. This could lead to congestion and further inconvenience for current residents.

Environmental Impact: I am also concerned about the potential environmental impact of this development, including increased traffic emissions and potential harm to local ecosystems.

While I support the concept of development, I do not support the planned height of development. Given the proximity of the neighbouring building, it will cast a significant shadow during the morning hours which is significantly detrimental to the liveability and wellbeing of the neighbouring residences, particularly Ryde Garden apartments. The development height of the building should be reconsidered.

I am strongly objecting to the project by Stockland Development in North Ryde.

There are too many residential apartments already near this area as well as business building and child care. I'm very concerns with population will be too much in this small area near North Ryde Station plus there are not many street parking spots as well as heavy traffic will be struck in every street in this area.
There are many cars driving and using this Rivett Road from Epping road and Deli Road. These two roads already has a major problems with a traffic and have seen Emergency services car is also using this Rivett Road to get into either Deli Road or to All Apartment area near North Ryde Station.
Also, Ryde Garden residents are already using Rennie Street for residential vehicular access but this project is aim to use for residential vehicular access? Which means total 508 units will be sharing with Ryde Garden Building A,B, and C residents. Above point already have proof a traffic issue in one small Rennie Street and it can leads to have a minor to major car accidents.
There are not many free street parking in this area and not just residents are using it, also business people in this area are also using it. This projects are aim to make a pedestrian shared zone at New Link Road but unsure about safety and car accessing to Epping road and Deli Road.

Another point, there will be no more city view for Ryde Garden residents. Many owner has paid an extra for having a City view and it was part of advertisement when selling this property from the developer. People who have bought this Ryde Garden Apartment are because it has a full City View, no blocking by other building and Privacy in between other apartments. But with this projects, there are TWO building of 20 Levels building in front of Ryde Garden apartment. This is totally disadvantages for people who have paid an extra and bought at Ryde Garden. It is not just Ryde Garden Building A problem, it is also Building B problem as well.

As I said above, concerns with a populations in this small area and there are not many public shared zone such as small park for dogs, playgrounds for kids, and more space for shared zone.
All residents will be suffering from major traffic at anytime, no privacy, noises, issues with parking, pollutions, DELAY FROM EMERGENCY SERVICES etc.
There is more issues and problem not just above reasons. This projects should not be approved.

The new Triniti Lighthouse proposal will bring business activities and investment, traffic into the region. The only doubt I have is we need ample parking to support this as not everyone will use the public transport. Currently, there is already a parking shortage in the North Ryde area adjacent to the station

Revised Plans EXH-73920706 -Triniti Lighthouse Build-to-Rent, North Ryde (SSD-55844212) Development Project at 39 Delhi Road, North Ryde (Lot 21/DP1003588)

Attention: Ms Judith Elijah

Dear Ms Elijah,

Please find below are my objections to the revised project:

1. The height of the development is still over of 53M by decrease of Triniti BTR Building C from 20 storeys to 19 storeys.

2. Traffic congestion at Rennie Street & Delhi Road intersection remains the same. As all vehicles from Centrale, Ryde Garden and Triniti commercial and residential vehicles are still enter/exit from or into Rennie Street.

3. Increase of the total number of Build-to-rent apartments from 508 units to 510.

4. Loss of existing parking spaces along Rennie Street and New Link Road.

5. Privacy loss and overcrowded conditions remains the same. The distance between Ryde Garden Building B and Triniti build-to-rent Building C is only 15 meters.

6. No clear indication of where the secondary pedestrian crossing will be located at Rivett Road and Rennie Street and what will be the benefits to the pedestrians on the introduction especially to the disable, seniors and big prams pedestrians.

7. No increase of green spaces near the New Link Road and Rennie Street intersection where all residents of Centrale, Ryde Garden and Triniti BTR commercial and residential users are concentrated at.

8. No introduction of any assistance to the disabled, large prams, senior users to and from North Ryde Metro Station.

9. Issues with existing CSR child care centre pick up and drop off kids at peak hours still imminent. Current CSR Child Care Centre Fire Assembly Area located on Triniti-BTR stage 2 site is locked up 24 hours or permanently and there is no new Child Care Centre Assembly Area included in Triniti BTR Development Plan during and after the construction period. Ryde Garden Child Care pick up and drop off vehicles will have to compete with the residents of Centrale, Ryde Garden and Stockland BTR residents.

10. Triniti BTR development aims at young, rapid growing, large families and rapid increase of population. The properties layout and design are also putting dense population into two crowded high-rises. However, Stockland traffic proposal doesn’t support the profile, which will cause traffic chaos for the areas.

11. The expectation of increase of more than 1,400 new residents and commercial user’s issues remain. Hundreds of units just 150 metres from Lane Cove National Park. I’m sure there will be ongoing issues with any wildlife.

12. North Ryde Station is already overcrowded on both directions during morning peak hours, there are much bigger crowds boarding Chatswood station towards Macquarie University or Epping Station (Students attending Macquarie University or passengers transferring to T1 or T9 train lines) and vice versa in the afternoon peak hours.

In conclusion, the revised Stockland BTR Development Proposal has no improvement to the original Stockland project which encourages their future renters to use public transportation, cycling paths and pedestrian walking facilities which doesn’t match up with their target population profile. Moreover, the existing public transportation system in Rennie Street, North Ryde Riverside Corporation Park, Lachlan’s Line, Macquarie Park Corridor areas is and will be very stressed, Stockland has no intention to lessen the situation but putting the responsibility to the State Government to address these issues in the future.

Finally, the revised project is still having significant and devastating effects for its nearby communities especially on building height, sunlight exposure, green areas, communal spaces and most likely will cause additional stress to the existing traffic, parking and social conditions. This ambitious project especially on 53m height, size (510 new dwellings), population profile and density must be further modified especially to reduce its height to enable a more comfortable long term future steady growth environment for the local existing communities.

Totally understand more housing for affordable living. However under the current complex and communities near the project, the fundamental infrastructure was not properly built. The current infrastructure is unable to take in extra residences. For those who approved this project, have you been living in the current complex and communities? If not, how can you approve it by thinking more housing to take up more people. Without a proper infrastructure in the place, all the projects been proposed will be a failure. If you think the project is working why don’t the government allow more skilled migrants to get in to meet the local service demands to help us lower the inflation. Because our infrastructure is not ready. The current project location was been setup as a business industrial zone with the infrastructure at that time. Without a proper infrastructure upgrade, how can you change the zone usage. That’s why I object the project. Do the fundamental infrastructure first.

See attachment

Triniti Lighthouse Site at 39 Delhi Road, North Ryde SSD-55844212.
Objection Submission dated 14 Aug 2024
Comments:
I am the local resident living at the mid high floor of 3 Network Place, North Ryde. I am very
concerned about the development proposal.

* Commercial Core site not for residential
I object their proposal of changing the land use from commercial zoned to mixed use and are
primarily for residential use. The site is located within an area identified as Commercial Core in the
North Ryde Riverside Precinct. The Commercial Core has a focus of commercial uses, the proposed
Built-to-Rent is not consistent with the objectives of a Commercial Core.
The land should be dedicated as a employment generating land use, as its proximity to North Ryde
Metro Station would benefit employees using public transport. It would incentivise corporation to
relocate their headquarter to this North Ryde commercial area. This will reduce cars used by
employees and contribute less carbon emission while providing economic growth.

* Unacceptable massive 510 units of residential apartment in one development
I object their 510 units of residential apartment proposal, the number is massive and has great
impact to infrastructure and open space provision for residential purposes. Existing local residents
and the new incoming 510 units’ residents would be suffocated emotionally.
This new development proposal re-submission did not change its fundamental severe impact to the
existing residential environment of the adjacent local area of Ryde Gardens buildings at 1, 3, 5
Network Place and the Ryde Centrale buildings at 5, 7, 9, 11 Delhi Road. This development
proposal of having 65m height along with 510 units of residential apartments will impact on local
residents right to sunlight, right to share of views, increase in traffic congestion, loss of views,
decrease in accessibility of parking, local schools and amenities in the area.

* Exceed the LEP height limit of 37m
I object their height proposal being over the existing LEP height limit of 37m for their designated
area. I am expecting new development in the area should adhere to the LEP height limit, as most of
all local residents based on this including myself to make our decision to buy apartments to live in
or invest in. We all feel being betrayed if this development of 65m height is being considered for
approval.

* Reduce our right to sunlight and share of views principles
Again the proposed height of 65m will over shadows the area, and reduce our East facing unit ‘s
access to sunlight and our right to share of views.

* Not Rennie Street entry for their residents
This new development proposal has severe impact to the existing residential environment of the
adjacent local area of Ryde Gardens buildings at 1, 3, 5 Network Place. All the residents in these
buildings use Rennie Street carpark entry and exit. Adding another 510 residential dwellings access
using Delhi Road and Rennie Street would cause severe congestion. It would easily fill up the right
turn lane at Delhi Road and cause delay to traffic to Chatswood direction. Delhi Road is already
very congested at peak hours, this new development make it worst.
Suggestion is to change the residential entry to either Rivett Road along with their proposal of using
Rivett Road for vehicular access for retail, services, loading and waste removal. These new
vehicular access will use Julius Ave to access Delhi Road instead of using the bottleneck at Rennie
Street to Delhi Road junction.

I object to the project based on some (but not limited to) the following concerns:
Reduction of natural light and ventilation
- Natural light and ventilation are essential for human health, well-being, and comfort.
- High-rise residential development blocks the sun and creates wind tunnels, reducing the amount of natural light and ventilation for the residents and the surrounding areas.
- This can lead to increased energy consumption, higher heating and cooling costs, and poor indoor air quality.
- It can also affect the mental and physical health of the residents, causing depression, stress, and respiratory problems especially in line with M2 and epping road

Direct sunlight
- In Ryde Gardens, direct sunlight, will arrive much later in the morning, particularly on lower floors and on the west side of Trinity 2 the period of sun will be very brief. Residents may suffer from a like lack of vitamin D and the childcare centre may only have one hour or less of direct sunlight in summer and winter.
- For aged residents or those with limited mobility, their enjoyment of the sunlight may be greatly reduced.
- Sunlight can have benefits for cats, such as providing warmth and stimulation, and many cats enjoy basking in the sun. It's also beneficial for their overall well-being and can help regulate their sleep-wake cycles.
- Reduced sunlight will promote dampness and mould adding to respitory health noted above


In the 2023 literature and webinar, Stockland claimed Clause 6.9 gave it permission to build to 65m with a Floor Space Ratio (FSR) of 3:1, distributed over the whole block (including New Link Rd). After reading the objections from Ryde Council and Chapman Planning, it appears that Stockland may NOT have satisfied the conditions for Clause 6.9 and hence may have to restrict their height to 37m, with an FSR of 2:1. Why didn't Stockland say that the additional height was dependent on a number of conditions?

Although Stockland agrees to dedicate New Link Rd to Council, their latest letter of offer to the Council has tables in the middle of the road, implying that it will be closed to through traffic. Shouldn't this be made clear in the main documents?

Furthermore, Stockland appear to have used the road area in their Gross Floor Area (GFA) calculations. If the road is to be dedicated to Council, why is it included in the GFA calculation?

Stockland's plans are dependent on a Voluntary Planning Agreement (VPA) with City of Ryde Council. This was not finalised at the time of the last year's exhibition period and Stockland's revised "Letter of Offer" is yet to be finalised. Stockland appears confident there will be agreement, but shouldn't the exhibition period be after the VPA is finalised?

Many residents of Ryde Gardens contacted Ryde Council prior to their purchase of a unit and were told the zoning was for 37m, with an FSR of 2:1. When I did so, I was NOT made aware of Clause 6.9 and am devastated by its potential consequences.

Reduced quality of life increasing the population density of the area (more congestion at the metro). North Ryde metro station is a where many locals commute to and from. We currently don't have the parking infrastructure to support these commuters and the local residents. Increasing the population density and closing New Link Road (a road where we already struggle to find parking) is aggravating this issue.

Green space for children and pets
- The lack of green space will directly negatively impact the mental and physical health of residents, leading to issues such as depression, stress, and other emotional challenges. We currently have limited access to immediate green spaces for use by residents children and their pets.
Reduction of natural light and ventilation
- High-rise residential development has to consider existing building, allowing for view sharing.
- This can lead to increased visual pollution, noise pollution, and traffic congestion.
- It can also affect the public space and sunlit green space, reducing the accessibility and the attractiveness of the area.
Disrupts the urban design and aesthetics
- Urban design and aesthetics are important for human creativity, inspiration, and satisfaction. Residents invested in their apartments due to the outlook on the green environment that Lane Cove National Park has to offer, including the ability to see sunrise. Due to the height of the proposal, ALL of this will be lost – having further potential negative impacts on livelihood and outlook.
- High-rise residential development has to consider existing building, allowing for view sharing.
- This can lead to increased visual pollution, noise pollution, and traffic congestion.
- It can also affect the public space and sunlit green space, reducing the accessibility and the attractiveness of the area.