Triniti Lighthouse Build-to-Rent, North Ryde

Please refer t o the attached submission letter

The recent revisions to the Triniti Lighthouse Build-to-Rent (BTR) Project at 39 Delhi Road, North Ryde, fail to address several critical issues that have been repeatedly raised by neighboring residents. One of the primary concerns is the disregard for Clause 6.9, which governs the height and floor space ratio (FSR) for commercial developments. Stockland’s proposal, which increases the height of Building B from 2-3 storeys to 8-9 storeys and maintains Building C at 19 storeys, seems to exploit this clause without providing the required public benefits such as recreational areas and connectivity. This raises serious questions about the legitimacy of using Clause 6.9 to justify such significant deviations from the intended urban design.

Moreover, the parking provisions remain grossly inadequate. With only 102 spaces for 510 units, the BTR tenants will likely spill over into already limited street parking, exacerbating congestion in surrounding small streets. This shortfall is compounded by the increased traffic that will arise from an additional 510 units, straining local infrastructure that is already at capacity. The introduction of a secondary pedestrian link and increased open space, while positive, do not sufficiently mitigate the increased pressure on local amenities and infrastructure.

The visual impact of the development also remains a significant concern. The increased height of Building B and the minimal reduction in Building C’s height do little to address the overwhelming mass and bulk of these structures. The revised façade materials and increased tree canopy coverage, though intended to soften the visual impact, do not compensate for the substantial loss of sunlight that residents on the east side of Ryde Gardens will experience. The long, bulky forms of these buildings dominate the skyline and reduce the quality of life for nearby residents by blocking natural light and creating an oppressive atmosphere. The proposed improvements in open space, tree canopy coverage, and deep soil areas, while positive, are insufficient to compensate for the overall scale and density of the development. The increased setbacks and the introduction of a pedestrian link are welcome changes but do not address the core issues of overcrowding, reduced sunlight, and visual impact.

Furthermore, the introduction of signage zones and changes to façade materiality do little to alleviate the community's concerns about the overall impact of the development. The aesthetic changes are superficial and do not address the deeper issues of mass, scale, and the lack of alignment with the Macquarie Park Innovation Precinct Place Strategy.

In conclusion, while Stockland has made some revisions to the Triniti Lighthouse BTR Project, the changes do not adequately address the critical issues of Clause 6.9 compliance, parking limitations, overcrowding in small streets, and the detrimental visual and sunlight impacts on neighboring properties. These unresolved concerns highlight the need for a more thorough and community-oriented approach to the development of this site. While the revised proposal includes some minor improvements, the fundamental objections remain unresolved. The development, as proposed, is still too large, too imposing, and inconsistent with the character and needs of the surrounding community. The Stockland Neighbours Action Group urges further reconsideration of the project's scale and impact.

The revised project have ignored all the concerns of the local communities objections in October 2023. It doesn’t address or trying to input any improvement to the issues and insisting upon further increase the number of units to 510. Increasing the green space to a location that yet to be approved by the rezoning process. Regardless of the existing already stressed public transport systems and will further putting on more stress to the system by increasing the number of residents to maximise their profits. Disrespect the nearby existing residents and common users of the vicinity.

Thank you for your concern. I have attached my thoughts and objections to this new development.

Thank you for your time in considering our concerns. Please see my attached objection letter.

Hello, please refer to the attached letter stating my reasons for rejecting the revised proposal.
Thanks

See attachment

Hi
Objection to the proposed Triniti-Lighthouse build-to-rent
Stockland version 2 still did not addressed to our main concerns.
1. Stockland have increased the number of units to 510.
2. New Link Rd will be blocked. They have included New Link Road in their GFA calculations even though they plan to give it back to Council.
3. Far less parking, we currently have problems with casual parking on streets, can’t imagine what it will be like in future.
4. Not enough green space for this ratio of residents, many people own dogs here. Residents will be competing green spaces in the area if they do not provide more green space.
5. THEY HAVE NOT modified Building A which will cause extreme shadow to the child care centre and East side units. (1-3 Network Place). Terrible and ugly design, blocking other people’s existing views are selfish act of selling point of its own good view.
6. Overshadowing also are our major concerns about privacy and view sharing, our views are completely blocked.
7. Do not satisfy Clause 6.9, height should be limited to 37 m height. They are now proposed to build 30% higher than the local environment plan.
We are deeply concern about this development and Stockland simply ignored our initial round of neighbour objections.
Thank you.

Dear Ms. Elijah,

I am writing to formally object to the Triniti Lighthouse build-to-rent project due to several significant concerns:

Environmental Impact: The proposed project risks disrupting the local ecosystem by increasing stormwater runoff and reducing green space, potentially leading to habitat loss and flooding. It is crucial that water-sensitive urban design and energy-efficient building standards be incorporated to mitigate these impacts.

Traffic and Infrastructure Strain: The development is likely to exacerbate existing traffic congestion, particularly during peak hours, placing undue strain on current infrastructure. Comprehensive plans to enhance roadways, public transport links, and utilities are essential to accommodate the increased population. The situation is already challenging, with residents struggling to access metro trains during peak hours. The completion of the metro extension and additional developments, including Triniti, will likely worsen this problem.

Community Character and Amenity: The scale and density of the development are incompatible with the existing neighborhood, potentially leading to overcrowding, reduced privacy, and the erosion of the area’s unique character. The close proximity of the buildings may adversely affect residents' mental health, fostering feelings of depression due to limited space and privacy.

Light and Shade: The building height is a significant concern, as it would block up to 90% of natural light, creating a darker environment that could negatively impact residents’ well-being and reduce the livability of surrounding properties. The original 12-level plan allowed for some light; however, the amended plan results in complete overshadowing.

Insufficient Consultation: The consultation process appears to have been inadequate, with limited community engagement and insufficient consideration of residents' concerns. Transparent communication and greater involvement of local stakeholders are necessary.

Loss of Green Spaces: The development threatens to encroach upon existing green spaces, which are vital to the community’s well-being. These areas not only provide essential recreational spaces but also serve as important habitats for local wildlife. The loss of these green spaces would be detrimental to both the environment and the community's quality of life.

Impact on Local Schools: The anticipated influx of new residents may place additional pressure on local schools, which may already be operating at or near capacity. This could lead to overcrowded classrooms, strained resources, and a decline in the quality of education for our children.

Pet Welfare and Community Spaces: The addition of a large residential complex could pose challenges related to pet welfare, such as insufficient space for pet exercise and potential conflicts in shared community areas. The project should address the needs of pet owners and ensure the availability of pet-friendly amenities.

In light of these concerns, I urge the department to reconsider this project or, at the very least, conduct a thorough review to address these issues. It is essential that any new developments contribute positively to our community without compromising its integrity.

Sincerely,

The development does not fit within the scope or intention of this Ryde LEP 2014 - proposal for height will severely impact existing buildings in Ryde Gardens, affecting sunlight, views, privacy and noise. Esp. the East facing units have adversely impacting property values as the CBD and Park view are all blocked by the high rise. Seems the Planning NSW is maximizing the profit of the developer while costing the current investor (like myself) and other owners.

I am quite often visiting Ryde Garden, the current traffic is far worst than couple years ago. The addition of high-density residential housing will cause further congestion of local roads, crowd existing transport infrastructure and drastically reduce street parking for existing nearby residences and workplaces.

Whilst I don’t have an issue at all with there being a BTR / affordable housing solution being built at the site, it needs to be just that - a solution, and as it currently stands in the proposals, this development does not represent a thoughtfully, sustainably considered solution that will improve the quality of living in and around the North Ryde metro area. I also do not see that Stockland has rebutted or tried to explain their stance against even 10% of the issues that were raised previously against the proposed scale of this development (again, I would like there to be a residential solution on the site but the current scale is not appropriate at all).

The traffic and green spaces in the immediate area (noting Delhi Rd is very busy for pedestrians and traffic to cross at the best of times) have not been considered nearly enough. If Stockland plan to have as many residences as they’ve currently proposed, it must be ensured that all traffic (New Link Rd needs to be accessible for through traffic) including on the side roads, and parking (the current BTR planned development has barely any parking so it is critical that on-road parking is seriously catered for) is developed ahead of time as it is already dangerous and inefficient as is. That means we need more space for on-road parking (substantial amounts if you’ll have 400-500+ lots) and more roads to transport people around as efficiently as possible / cater for masses of mail delivery vehicles and food delivery vehicles). Then, we also need much more space for green areas considered. The area around North Ryde metro station is currently feeling a little like an deserted island - to get to green space from that area, considering the now minimised bus routes with the disposal of the 259 which was not regular enough anyway, you are likely to drive to Lane Cove National Park (and again, driving means new parking and traffic infrastructure becomes more critical). If we are bringing more people to that concentrated area, green space is absolutely critical for people’s wellbeing, improving the sentiment of the community, and for wildlife. There is simply not enough open green space to facilitate the lifestyles people need in the next 10-20+ years.

Then we get to the topic of vertical space - we do not need the new development to be as tall as it currently is proposed (why does it keep growing!?) because, again, the area cannot sustainably house 470-510 new lots based on current plans. The Network Place / Delhi Rd apartments still offer ‘breathing room’ visually as they are the only tall developments around that parcel of land, and there is the flat courtyard in the middle behind the metro station. By introducing a cluster of tall buildings next door, the area will begin to look like Rhodes - which is looking constricted and in need of a visual reprieve. Keep Building A to an absolute maximum of 37m (to satisfy Claude 6.9 of the LEP) so there is adequate reprieve from such a concentration of tall buildings.

I am concerned about the concentration and density of both residents and building planned in the current proposal, and Stockland need to redraft plans that show consideration for the sustainable liveability and enjoyment of people in that community. I am in favour of some kind of solution on the site certainly, but there are far too many lots proposed for the traffic, parking, height and open/green space considerations currently planned.

Our community area is already saturated with high-density development, leading to a critical level of essential community spaces, social infrastructure, and green areas within walking distance. The looming threat of overshadowing from new high-rises jeopardizes sunlight access for existing residents in 1-3 Network Place. These residents also have concerns about privacy and view sharing, with some facing complete blockage of their views. Inadequate non-refusal standards, including insufficient car parking provisions in the area, further exacerbate these issues.

- Exceeding Height Limits: The proposal outlines heigher than building height of 37 meters. Clause 6.9 of the Ryde LEP 2014 [1] specifies a lower maximum height for this lot. The proposal has not comply with the LEP plan.
- Misrepresenting Public Amenities: Triniti Lighthouse Build proposal seems to claim New Link Rd as an amenity offered by the proposal. It cannot be presented as a benefit for the Triniti Lighthouse project.

We object to the above proposed Stockland development in North Ryde on the basis:

1. View Block/Sharing : A Precedent referring to NSW Caselaw - Tenacity Consulting v. Waringah [2004] NSWLEC 140, Date of Judgment : 04/07/2004, Page 12-13
Paragraph 25. "The notion of view sharing is invoked when a property enjoys existing views and a proposed development would share that view by taking some of it away for its own enjoyment." (Taking it all away cannot be called view sharing)

Paragraph 27. "The second step is to consider from what part of the property the views are obtained. For example, the protection of views across side boundaries is more difficult than the protection of views from front and rear boundaries."

Paragraph 28. "The third step is to assess the extent of the impact. This should be done for the whole of the property, not just for the view that is affected.... It is usually more useful to assess the view loss qualitatively as negligible, minor, moderate,, severe or devastating."

Pargraph 29. "The Fourth step is to assess the reasonableness of the proposal that is causing the impact. A development that complies with all planning controls would be considered more reasonable than one that breaches them.

Where an impact on views arises as a result of non-compliance with one or more planning controls, even a moderate impact may be considered unreasonable. With a complying proposal, the question should be asked whether a more skillful design could provide the applicant with the same development potential and amenity and reduce the impact on the views of neighbours."

Paragraph 31. "I turn to the reasonableness of the proposal. It breaches one of only two development standards."

Based on the above precedent, the Triniti Lighthouse BTR proposal is on devastating view sharing to Ryde Garden, especially those reside in Block A and B.

- Overshadow : The proposed building design is a face-to-face design of two blocks which will nearly block all sunlight coming into existing Ryde Garden units and the Child Care Centre. Our children's future is in shadow!

- Mental Health : Given that one side of Ryde Garden is facing the Cementery; if sunlight is blocked into these residence, it will lead to an increasing number of mental health issues and well-being of those living within Ryde Garden and Centrale.

- Property Value/Rental Loss : Say if you're the potential renters, where would you go for, given a 20-25% of rental discount, good views and newly built design blocks. Who will compensate our financial loss??

- Lack of Green Space and Amenities

- Traffic Congestion : No road expansion. Congestion all time high in Epping Road and Dehli Road during rush hours

- Insufficient Public Car Parking Space around the area

- Not well and detailed planned development for new schools and other necessary goverment facilities, e.g. hospitals, clinics, library, community centre, sport centre etc

We are very disappointed that the Plan has not changed much even after the First Submission, a 20 storey will only reduce to 19 regardless of the strong feedback and impact on those already resided in the area.

Given the issues we have raised in the First and this Second Submssion , we request Stockland Stage 2 Builidng height to be remained as at 37m or less as first allowed - which would significantly lower the impact to the surrounding community and lead to future unnecessary dispute, disturbed peace, security and disagreement.

Thank you for your kind attention.

Our community area is already saturated with high-density development, leading to a critical level of essential community spaces, social infrastructure, and green areas within walking distance.
-The looming threat of overshadowing from new high-rises jeopardizes sunlight access for existing residents in 1-3 Network Place.
-Current residents have concerns about privacy and view sharing, with some facing complete blockage of their views.
-Inadequate non-refusal standards, including insufficient car parking provisions in the area, further exacerbate these issues.
-Exceeding Height Limits: The proposal outlines heigher than building height of 37 meters. Clause 6.9 of the Ryde LEP 2014 [1] specifies a lower maximum height for this lot. The proposal has not comply with the LEP plan.
- Misrepresenting Public Amenities: Triniti Lighthouse Build proposal seems to claim New Link Rd as an amenity offered by the proposal. It cannot be presented as a benefit for the Triniti Lighthouse project.

Please see attachment.

Dear Sir / Madam,

I am writing to express my objections regarding the Trinity Lighthouse Build-to-Rent project.

My husband and I bought the apartment in Ryde Gardens last year because of its views to the Harbour Bridge. We have done our research before the purchase, thinking that the surrounding area is a commercial zone, which is no more than 35m high. In a way, Macquarie Park Rezoning project is great to create urban connectivity within the area and to tackle housing crisis. However, this can be done without putting negative impacts on existing development.

Closure of New Link Rd: The residential precinct above North Ryde Metro is bounded by two major roads, Delhi Rd and Epping Rd. Currently, we have accessibility only from Rennie St and Rivett Rd. By eliminating New Link Rd, it will reduce the number of vehicular access in this area. The impact of the new development shall be assessed if the accessibility in this area is adequate, as the current traffic report shown that New Link Rd will be used as one-way road in the East and two-way road in the West side. Also, the vehicular access of the new build-to-rent apartment has been proposed on Rennie St. Meaning that Rennie St would be shared by two residential precinct. Please provide the evidence that the new development would not cause traffic congestions in the area. What about the emergency vehicles access?

Building Massing: Current building massing seems to contradict with the provision of civic plaza at the prominent corner of New Link Rd and Rennie St, but a huge tower and a tiny entry. Green open space might be more beneficial to be located in the North of the site adjacent to New Link Rd - if the New Link Rd to be proposed to facilitate the connectivity around the precinct and to the North Ryde Metro. With the current design (all high tower massing are on New Link Rd), I doubt that the New Link Rd would be a successful public space. New Link Rd corridor will look depressing (refer to 3D rendering). Surely, the new resident of the build-to-rent apartment would also prefer a North-facing open space.

Views Sharing: No views sharing provided by the new development. The new 20 storey tower has been placed with a similar orientation of Ryde Gardens Building A, adjacent to it. As a results, it will block the views of Ryde Garden Building A. A massing study should be reconsidered to allow view sharing. Has Stockland considered equal height of the new towers ( this will reduce the height) and re-orientate the massing?

I believe a new development shall consider the surrounding area as a whole. Please also identify the correct location of the future park - are we to build green public spaces as a continuous spine?

My husband and I purchased in Ryde Gardens as semi retired- down sizers (this was also a Government initiative). We object to the proposed Stockland development next-door to Ryde Gardens due to the following:
-Over-development in the area, leading to a critical shortage of essential community spaces, social infrastructure, and green areas.
-The looming threat of overshadowing from new high-rises jeopardizes sunlight access for existing residents in Ryde Gardens 1 and 3 Network Place. These residents also have concerns about privacy and view sharing, with some facing complete blockage of their views.
-Insufficient car parking provisions in the area, further adding to the existing congested issue.
- Exceeding Height Limits: The proposal outlines heigher than building height of 37 meters. Clause 6.9 of the Ryde LEP 2014 [1] specifies a lower maximum height for this lot. The proposal has not comply with the LEP plan.
- Misrepresenting Public Amenities: Triniti Lighthouse Build proposal seems to claim New Link Rd as an amenity offered by the proposal.

With the revised proposal, Stockland didn’t improve/address the community's concerns such as congestion by closing New Link Road, overshadowing, not enough public green space, extreme devastating view block for Ryde gardens’ residents and not satisfy with the clause 6.9.

Appreciate if following are considered:

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
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 potentially also affect the mental and physical health of the residents, causing depression, stress, and respiratory problems.

Erosion of social interaction and community cohesion
Conducive public areas are needed for social interaction and community cohesion, which are important for human happiness, security, and belonging.
Without conducive common areas, high-rise residential development can isolate the residents from each other and from the street life, reducing the opportunities for social interaction and community cohesion.
This can lead to increased loneliness, alienation, and crime.
It can also affect the cultural and historical identity of the area, destroying the local character and heritage.

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.

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
Residents who have plants such as tomatoes in their winter garden may lose a major part of their amenity.

I object to the proposed high density apartment buildings. Having reviewed the plans and drawings, there are a number of issues with this project. The addition of three additional buildings, of which two will be 19-20 stories, is extremely condensed considering current buildings and further residential apartments that will be in the surrounding area. This will significantly reduce sunlight on the streets and buildings in the area, negatively impacting the atmosphere and enjoyment of current and future residents / office workers. The height limit should be greatly restricted, more in line with current buildings in the commercial zone. Furthermore, the addition of such highly populated spaces will have adverse impacts on infrastructure, such as street parking which is already very full most of the time and overcrowding of the metro station at peak times. There are already an extremely high number of apartments planned for this area and across Dehli road. Therefore, there should not be such extreme changes of the residential density in such a short period of time, which won't allow the infrastructure to adapt and potential of the area to develop sustainably while balancing all the needs of various stakeholders.