Triniti Lighthouse Build-to-Rent, North Ryde

As neighbours to Stockland's 39 Delhi Rd site, I acknowledge Stockland's desire to maximise its Gross Floor Area (GFA) and hence its returns for shareholders. I do however request that Stockland accurately report matters such as the dedication of New Link Rd to Council, which I now understand to be a consent condition for the Triniti Stage 1 development. In order to maintain an ongoing high level or trust, I urge Stockland to disclose all such conditions and to thoroughly consider the high number of neighbour objections lodged in November of 2023

Also objecting on the proposal under following basis:
1. New Link Rd
In the revised "Letter of Offer" to Ryde Council, Stockland agrees to dedicate New Link Rd to Council (which is a condition for the Triniti Stage 2 development) but the tables & chairs in the diagram below (from the letter) implies that the road will be blocked off to through traffic:
https://majorprojects.planningportal.nsw.gov.au/prweb/PRRestService/mp/01/getContent?AttachRef=EXH-62637965%2120240722T072826.595%20GMT

2. MPIPPS (Macquarie Park Innovation Precinct Place Strategy)
This is a Department of Planning document which identifies an Active Hub east of the Rivett Rd roundabout, suitable for residential development. The Stockland proposal is outside this hub and hence BTR is inconsistent with the "Commercial Core" in the precinct. Converting this land to residential would, in Council's words, "sterilise its economic potential".
P's 4-6, Council objection to Stockland, 17/11/23:
https://majorprojects.planningportal.nsw.gov.au/prweb/PRRestService/mp/01/getContent?AttachRef=PAE-62643459%2120231213T000126.430%20GMT

The phasing and delivery plan for the MPIPPS suggests 550 dwellings by 2031. Stockland would provide 92% of this quota, when the rezoning also allows for 462 homes on Key Site 12 (BG12b), east of the Rivett Rd roundabout and 153 homes south of the roundabout. In other words, Stockland's request for 510 homes OUTSIDE the activity hub is totally inconsistent with the MPIPPS:
https://shared-drupal-s3fs.s3.ap-southeast-2.amazonaws.com/master-test/fapub_pdf/Lisa+Drupal+Documents/IRD22+24242++IRF22+2266+-+Att+A+-+Macquarie+Park+Innovation+Precinct+Place+Strategy.pdf

3. Mass and height of the design (High wind impact, lack of sunlight to the residents and the childcare facility and lack of privacy for residents)
Stockland's tower A is long and close to Ryde Gardens blocks A and C. The mass and height will allow minimal sunlight to the childcare centre, street and lower level units. The visual impact to residents on the east side of Ryde Gardens is "devastating".
P12, 5c, of Council's objection to Stockland, 17/11/23, has this quote:
For this North Ryde location as a commercial/mixed use area, and in such close proximity to the metro station the desired future character is to be of a city character, in scale and design. The proposal’s residential components totally dominate street frontages in terms of use and massing.
P13, 5e, states:
Tower forms in the proposal are excessively long, resulting in significantly long, bulky and imposing extruded block edge forms rather than towers. This is a result of the proposals floorplate for buildings A and C having two towers joined together to form extremely long, bulky and imposing 20 storey forms. This type of building form is not supported and will have a detrimental impact on the quality of streets, the development of other sites, the future park and the precinct generally as an attractive destination.
https://majorprojects.planningportal.nsw.gov.au/prweb/PRRestService/mp/01/getContent?AttachRef=PAE-62643459%2120231213T000126.430%20GMT

4. Mass concentration where Approximately 8,200 dwellings planned for North Ryde Station Precinct
The red in the diagram below shows the development of up to 3,000 homes between the M2 motorway and Lachlan's Line. Two towers of 29 floors and one of 30 floors.
Combine this with the totals from the Neighbourhoods above, and is Stockland's BTR needed?
Neighbourhood 5: 600 homes (north of Delhi Rd)
Neighbourhood 6: 3,543 homes (north of Delhi Rd)
M2 development: ≈ 3,000 homes (north of Delhi Rd - including Landcom's TMC)
Neighbourhood 7: 476 BTS homes for BG12b (East of the Rivett Rd roundabout)
153 BTR homes for BG3 (South of the Rivett Rd roundabout)
510 BTR homes for BG1b (Stockland, west of the roundabout)
Total: ≈ 8,282 homes in the North Ryde Metro Station precinct EXCLUDING STOCKLAND'S BTR
One think the public infrastructure is not ready for this residency level.
The diagram below is from the Rezoning Stage 2 webinar of 22/7/24
Neighbourhood 7 figures from table, P120, Urban Design Framework:
https://shared-drupal-s3fs.s3.ap-southeast-2.amazonaws.com/master-test/fapub_pdf/NSW+Planning+Portal+Documents/Mac+P+-+Urban+Design+Framework.pdf

5.Ryde LGA is already exceeding housing targets
DPE approved Ryde Council's housing strategy on the 9th of September 2021 for an additional 20,000 - 22,000 dwellings by 2036. Council is greatly exceeding these targets, meaning that there is no housing shortage in Ryde LGA. P6,7, Council objection to Stockland, 17/11/23:
https://majorprojects.planningportal.nsw.gov.au/prweb/PRRestService/mp/01/getContent?AttachRef=PAE-62643459%2120231213T000126.430%20GMT
P19, 7b of the Council objection above details the infrastructure required for 510 homes and states that the existing infrastructure is already at capacity.

6. Parking
There are lack of parking space around the area and it is not uncommon to notice cars parked illegally causing blocked vision for the drivers or low clearance for the on going traffic. Stockland's plan shows that residents from the future dwelling may have limited parking space thus putting more pressure on to the street parking.
Stockland does not mention that the 995 parking spaces in Triniti Stage 1 were part of the Development Consent for that building. Stockland now wants to allocate 164 of these spaces to Triniti Stage 2 in contravention to the Consent agreement.
P6, Condition 22 of Consent 382/2003:
https://majorprojects.planningportal.nsw.gov.au/prweb/PRRestService/mp/01/getContent?AttachRef=EXH-62637965%2120240722T072826.836%20GMT
The parking ratio for BTR is 0.2 per dwelling, or 102 spaces (510 units x 0.2). This means that BTR tenants who have a vehicle but don't pay the additional rental for a parking space, will place the limited street parking will be under further pressure.
P23, Point 11, 2nd paragraph, Council Objection:
https://majorprojects.planningportal.nsw.gov.au/prweb/PRRestService/mp/01/getContent?AttachRef=PAE-62643459%2120231213T000126.430%20GMT

7. Visual Impact and lack of privacy
DPHI (Department of Planning Housing & Infrastructure) have asked Stockland to:
Provide visual privacy diagrams to demonstrate the overlooking impacts to the residential flat buildings to the west. P7, 1.3e, Appendix F - Architectural Design Report Part 1
https://majorprojects.planningportal.nsw.gov.au/prweb/PRRestService/mp/01/getContent?AttachRef=EXH-62637965%2120240722T072833.031%20GMT
The Stockland response at P3, 2.9, Appendix F - Architectural Design Report Part 2 simply repeats that the design satisfies ADG (NSW Planning, Apartment Design Guide: https://www.planning.nsw.gov.au/policy-and-legislation/housing/apartment-design-guide). It does not address the "devastating" view loss from all east side Ryde Gardens apartments below level 22. It does provide the 3D diagram shown at: Plan view - Revision (scroll down to "Revision")
The visual impact from camera position 3 on the 17th floor of Ryde Gardens is "devastating". Not to mention all the other units from floor 21 down. There has been no attempt at view sharing with these modifications. P16, Visual Impact Assessment Part 1:
https://majorprojects.planningportal.nsw.gov.au/prweb/PRRestService/mp/01/getContent?AttachRef=EXH-62637965%2120240722T072821.435%20GMT

8.Amenity for the residents
Ryde Gardens has over 850 homes, Stockland Trinity forecasts 510 homes, Key Site 12 (east of the green space on the diagram below) forecasts 462 homes and 153 homes are forecast for the 3M building south of the roundabout (currently for sale). For these 1,923 units, there are very limited green space areas, particularly with full sunlight.
To show existing and expected recreation areas, green boxes are added to the diagram below from P88, Open Space Network Map, Urban Design Guide: https://shared-drupal-s3fs.s3.ap-southeast-2.amazonaws.com/master-test/fapub_pdf/NSW+Planning+Portal+Documents/Urban+Design+Guide.pdf)

9.Affordable housing rate for BTR is 0%
Although DPI is hoping to impose a low percentage of "affordable" housing, there is no legislated obligation for Stockland to provide any. Thus

10.Reduced sunlight
Although Ryde Gardens residents were always expecting a 12 story building next door, the sunlight reduction from 20 stories will be dramatically worse. The reduced sunlight will increase the chance of growing mold especially in a humid environment.

11.Metro - peak hour overcrowding
In the morning peak period, residents say that trains are full and it may take 2 or 3 to go past before it's possible to board. If the Stockland block was commercial, commuters would be getting off the train for work, allowing room for residents to get on.

Too many units in a small area. It will have negative impact on the environment and neighborhood

The area does not have the infrastructure to support another high rise residential building. There are already issues with insufficient parking and road infrastructure is poor. Additionally, there are a number of high rise apartments in the area and across Dehli Road with more planned in the future. The area where this project is planned is zoned for commercial use and is surrounded on three sides by low commercial buildings. There are a number of negative implications with overdevelopment, particularly high density residential buildings. Approval of a high-rise residential project would set a dangerous precendent of allowing neighbouring areas to be converted to high density residential areas, particularly one that is zoned for commercial use only and with a building height limit for a reason.

To Whom It May Concern,

I am writing to express my concerns regarding Stockland’s proposed Build-to-Rent development in North Ryde. Despite repeated feedback from the community, Stockland has failed to address several critical issues that will significantly impact our neighborhood.

1. Misleading Reclamation of New Link Road:

One of my primary concerns is the proposed reclamation of New Link Road as an amenity for the new development. This road was originally built to serve the existing Triniti project, and its infrastructure is already integral to our community. Repurposing it for a new project under the guise of providing amenities for future residents is not only misleading but also disregards the needs of current residents who rely on this road daily.

2. Misuse of Clause 6.9 for Height Eligibility:

I am also concerned about how Stockland is leveraging Clause 6.9 to justify the increased height of this development. This clause was intended to support projects that offer tangible benefits to the community, such as commercial spaces and public amenities. The current proposal, which focuses primarily on residential units, does not align with the original intent of Clause 6.9 and fails to deliver the benefits that our community was promised.

3. Increased Number of Apartments:

Since the last proposal, Stockland has increased the number of apartments planned for this development. This escalation exacerbates existing concerns about the strain on local infrastructure, including parking, green space, and community resources. The scale of this project is growing beyond what our neighborhood can reasonably accommodate, and it’s clear that this increase will only worsen the problems we already face.

4. Insufficient Green Space and Parking for a Large Development:

Finally, the proposed development includes over 500 apartments but provides only around 100 parking spaces and limited green space. This is simply not enough to support the influx of residents that this project will bring. Our community thrives on open spaces, and reducing these in favor of more apartments is not acceptable. Moreover, the lack of sufficient parking will lead to congestion and further diminish the quality of life in our neighborhood.

Given these significant issues, I strongly urge a reconsideration of the current development plans. Stockland must address these concerns adequately to ensure that the development does not harm our community.

Thank you for taking the time to consider my views.

To Whom It May Concern,

I am writing to express my deep concerns regarding the proposed Stockland Build-to-Rent development. Despite the ongoing discussions, Stockland has not adequately addressed several critical issues that impact our community.

Eligibility for Height Relating to Clause 6.9:
It is troubling to see that Stockland is attempting to leverage Clause 6.9 for this development without fulfilling the necessary conditions. The height allowances under this clause were intended for projects that genuinely enhance the community, including sufficient commercial space and public amenities. Unfortunately, the proposed development does not align with the original intent of this clause. It seems that the focus has shifted towards maximizing residential units rather than adhering to the requirements that would justify such a significant height increase.

Lack of Green Space and Parking Capacity:
With over 500 apartments planned, the provision of green space and parking is grossly inadequate. The current proposal offers only around 100 parking spaces, which is simply insufficient for a development of this size. Moreover, the lack of green space will severely diminish the quality of life for both new and existing residents. Our community values its open spaces, and reducing them further for the sake of density is not acceptable. This development should include ample green areas and a realistic parking solution that meets the needs of its future residents.

Reclaiming New Link Road:
The attempt to reclaim New Link Road as an amenity for the new development is concerning. This road was built as part of the initial Triniti development and served the needs of that project. It was not intended to be repurposed for future developments. Reclaiming it now under the guise of providing an amenity for new residents is misleading and unfair. This road is a vital part of our community’s infrastructure, and its use should not be altered to benefit a new development at the expense of those already living here.

Increase in the Number of Apartments:
Another alarming development is Stockland’s decision to increase the number of apartments in the proposal since the last submission. This increase exacerbates the issues already present, particularly regarding the lack of green space and parking. The addition of more units without a corresponding increase in infrastructure and amenities will only place further strain on our community’s resources. It is clear that the scale of this project has become untenable and must be reassessed to ensure it meets the needs of all residents, not just future ones.

In light of these unresolved issues, I strongly urge you to reconsider the current plans for this development. It is crucial that Stockland addresses these concerns in a way that respects the needs and character of our community.

Thank you for your attention to these matters.

Sincerely,

Dear Sir/Madam,

I am writing to express my ongoing objections to Stockland’s proposed Build-to-Rent development.
Despite previous concerns raised by the community, Stockland has failed to adequately address several critical issues:

1. Eligibility for Height Increase Under Clause 6.9:
Stockland has not sufficiently demonstrated compliance with Clause 6.9, which is intended to encourage commercial development within the Macquarie Park Corridor. The proposed residential height increase under this clause appears to be a misuse of the provision, which was designed to support commercial projects with corresponding infrastructure, not primarily residential buildings.

2. Insufficient Green Space and Parking:
The proposed development plans for only approximately 100 parking spaces for over 500 apartments, which is grossly inadequate for a development of this scale. Additionally, the lack of green space is concerning, especially in a high-density living environment where such amenities are crucial for the well-being of residents. The proposed ratio of green space to residential units does not meet the needs of the community or the expectations set by previous developments.

3. Misappropriation of New Link Road:
Stockland’s attempt to reclaim New Link Road as an amenity for the new development is entirely unjustified. This road was originally built as part of the agreement for the initial Triniti development, intended to serve the existing community. Using it as a feature for the new development undermines the initial intent and disregards the needs of current residents who rely on this road for access and connectivity.

In light of these unresolved issues, I strongly urge you to reconsider the approval of this development in its current form. It is essential that Stockland be held accountable for adhering to planning provisions and ensuring that the development truly benefits the community, rather than compromising its quality of life.

Thank you for considering these concerns.

Sincerely,
Ryde Gardens Resident

I object to the project. I’m worried about the bad congestions in the area which is already occur daily. There are not enough parking spaces, concerns about noises, blocking light by the new high-rise building etc.

I am the owner of Unit 2204, 1 Network Place, and I strongly object to the build-to-rent development plan proposed across the road. This development will increase traffic and congestion, bringing more vehicles into the area and making it even harder to park or navigate the local roads. As residents, we are already struggling with a lack of parking spaces.
Additionally, the large rental development could negatively impact property values, not just mine but also those of others in the neighborhood. The increased population will likely lead to higher noise levels and a significant loss of privacy, especially with the buildings in Ryde Garden being so close to one another.
Moreover, the construction and ongoing operation of such a large development will contribute to increased pollution, reduced green spaces, and potential harm to local wildlife, which is not the legacy we want to leave for future generations.
Finally, the development could result in overshadowing, leading to a lack of sunlight in our properties. Being close to the cemetery could also pose mental health concerns for residents, making the area a less desirable place to live.

Before purchased my Ryde Garden unit, I was informed by Ryde Council the zoning was for 37m with an FSR of 2:1. I was NOT made aware of Clause 6.9 and am devastated by its potential damage. In 2023 Stockland claimed Clause 6.9 gave it permission to build to 65 m with a Floor Space Ration of 3:1 which was objected by Ryde Council as it may NOT have satisfied the conditions for Clause 6.9 so it may have to restrict their height to 37m, with an FSR of 2:1. Stockland dedicated New Link Road to council, so the the road should not be used in their Gross Floor Area. The revised proposal can block the entire view and reduce the vale of my unit significantly, it would cause a great financial loss to me. It would reduce the natural light, create wind tunnels, cause high energy bills and harm mental and physical health of the existing residents.! New proposal does not consider existing buildings nearby to allow for view sharing which lead to increased visual pollution, noise pollution and traffic congestion reducing the accessibility and attractiveness of the area. Reduced sunlight will promote dampness and mould and take away the enjoyment of sunlight for aged residents who has limited mobility. In summary, the revised proposal need to be reduced the height of buildings, especially Building A to 37m with an FSR of 2:1 as per the zoning of Ryde Council.

1. Increased traffic and congestion - A new development could lead to more vehicles in the area, potentially causing traffic congestion and making it harder to park or navigate local roads. There will be lack of parking spaces which we are already running short at the moment.
2. Impact on property values where I am worried that a large rental development could negatively afffect tge value of my property or others in neighborhood
3. Noise and Privacy Concerns: With more people living in the area, there will be an increase in noise levels or worry about a loss of privacy, particularly the buildings are close to my property. There is only a short distance between the Ryde Garden and the propsed 2 blocks
4. Environmental Impact: The construction and ongoing operation of a large development might raise concerns about environmental issues, such as increased pollution, reduced green spaces, or harm to local wildlife.
5. Strain on Local Infrastructure and Services: More residents could put additional pressure on local infrastructure, such as water, electricity, and sewage systems, as well as services like schools, healthcare, and public transport.
6. Potential for Transient Population: Build-to-rent developments might attract a more transient population, which could lead to less stable community ties or concerns about the upkeep of the property.
7. Overshadowing and Mental Health Concerns: The development could result in overshadowing, leading to a lack of sunlight in my property. Additionally, being close to a cemetery could create mental health issues for some residents, contributing to a less favorable living environment.

I am the owner who bought the level 21 building A, so I am afraid the project would hide all the view to city and harbour bridge. That's why I object to the project.

It will add a great value to the community and well need extra living homes

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 higher than building height of 37 meters. Clause 6.9 of the Ryde LEP 2014 [1] specifies 37 meters 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.

[1] https://eplanningdlprod.blob.core.windows.net/pdfmaps/6700_COM_HOB_009_010_20230109.pdf

According to Appendix N - Transport and Accessibility Assessment, the Level of Service (LOS) has been analyzed as “D” and “F” for the traffic flow from Rennie Street to Delhi Road. The development proposal includes an estimate of 319 car parking spaces, with the morning peak hour traffic predicted at only 15 vehicles per hour (vph), representing just 4.7% of vehicles exiting during peak hours. This prediction does not accurately reflect future traffic volumes. Even with this underestimated traffic forecast, the traffic flow is expected to deteriorate to a “F” status, indicating unsatisfactory conditions that require additional control measures. However, no mitigation plans have been proposed. Without a comprehensive plan addressing the traffic impact on South Rennie Street, I object to this proposal. Additionally, I propose the creation of an "Eco Corridor" by extending Blenheim Park to Rennie Street via an overpass covering Epping Road and the M2.

Name and Address
Yeung Sing Chow & Lam King Wan Amber
1 Network Place, North Ryde
Application Name and Number
Triniti Lighthouse Build-to-Rent Project
SSD-55844212
Statement
We object to the proposed development
Reasons
1. We studied the Response to Submissions of the current exhibition. The Response did not address the concerns that we raised in the submission under our names in the previous exhibition of this proposed development
2. We understand the rationale behind the government’s effort to provide more affordable housing to the public such as the Build-to-Rent buildings. However, such initiative should not be carried out at the costs of other residents. The Triniti Lighthouse development can still serve the Build-to-Rent purpose by adhering to the same height of other buildings in the commercial area. However, the developer proposed to establish a tall building close to the existing residential buildings at 1 and 3 Network Place and that tall building will inevitably block the view and sunlight of the existing buildings at 1 & 3 Network Place. It appears that the developer attempts to take the opportunity to maximize the profits of this proposed development at the costs of existing owners in those buildings who hold a reasonable expectation when they purchased their properties that new buildings in that site should be at the same height of other commercial buildings in that commercial area.

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.

There are too many of those high density places . There is a cumulative impact on traffic and local residential streets

No - The buildings A & C are too tall that they are blocking natural sunlight into most of the apartments in Ryde Gardens.
No - The height of the buildings also restrict the views which we as residents paid for.
No - The high number of residental units is going to make traffic impossible given there is only one road in and out of that area. Traffic density is already a problem.