I lived in macaque for 3 years, it's been changed a lot since I first moved in. Its used to be a very quiet and nice community 3 years ago. But now ...its has been changed.

Firstly, there were too many construction sites around me, the construction process cause significant noise disturbance, affecting the daily lives rest and well being of nearby residents. If the construction noise can lead to stress, reduced quality of life, and health issues. Some of my family members had very bad nasal allergies problems recently.

Secondly, construction sites often becomes breeding grounds for mosquitoes and other pests due to stagnant water and poor site management. I strongly concerns about hygiene and the potential spread of diseases within the community.

Furthermore, increasing number of high-rise buildings will lead to a higher population density in the area, This will place additional strain on existing infrastructure and public facilities, such as transportation, schools, healthcare services, shops, restaurants, which are already insufficient to meet current demand. We do need library, community centre, park, swimming pool, more shops...not any more high rise buildings.

Overall, this development will negatively impact the living environment, public health, and quality of life for residents. This project will negatively affect the city's appearance and overall image. It may also affected the reputation of NSW governments, it may leading to a significant decline in public trust and support. So I urge the department to reconsider their proposal and prioritise sustainable planning that protects the interests and benefits of the existing community.
I STRONGLY OPPOSE THE PROPOSED THE PROJECT!!!

I am writing as a resident of Cottonwood Crescent Macquarie Park to lodge my strong objection to the proposed mixed use development at 15-21 Cottonwood Crescent, Macquarie Park. This development is excessive, inappropriate for the area, and poses serious long-term risks to the wellbeing of our community and environment.
My key concerns are:
1. Transport overload - the current Metro and bus services cannot support the massive population increase this development would create.
2. Traffic congestion - Cottonwood Crescent is a small, quiet street already facing congestion. There are limited roadside parking for visitors. This development would cause severe traffic chaos, extending To Waterloo Road and Herring Road. The influx of vehicles from the two 60-storeys towers will lead to permanent gridlock, impacting emergency vehicles access and residents safety.
3. Excessive height and environmental disharmony - all surrounding buildings in the Macquarie Park Town Centre are under 20 storeys. Introducing two 60-storey towers would destroy the area's visual balance and character.
4. Mental and psychological impacts - The over whelming height and dominating scale of the towers will negatively affect residents' mental wellbeing, especially those living on or near Cottonwood Crescent.
5. Insufficient Community infrastructure - there is no public hospital, and local roads, schools, childcare, medical services, and public transport are already stretched beyond capacity.
6. loss of natural sunlight and solar efficiency - the proposed towers would cast long shadows, blocking sunlight and reducing the effectiveness of existing panel systems - contrary to sustainability goals.
7.Loss of views- surrounding residents would have their views permanently blocked.
8. Inconsistent with local Council height limits - Ryde Council has previously approved height limits under 20 storeys for this site. This project disregards established planning controls.
9. Construction burden on the community - There are already 2 construction sites on Cottonwood Crescent. Adding another major development would further strain the neighborhood.
10. Long term noise and pollution - years of heavy construction would expose Cottonwood Crescent residents to constant noise, dust, vibration, and truck movements.
11. Decline in property values - flooding the area with high density apartment would lower property values, harming current residents who bought under different panning expectations.
12. Environmental damage to creek and wildlife - the towers would cast shadows over the nearby creek, affecting20+ trees and disrupting the habitat of local birdlife.
13.Over-concentration of social/affordable housing - a significant concentration has already established at the nearby Midtown MacPark (1 Ivan pace) placing another high-density affordable housing cluster in this single micro-pocket.
14. Fire fighting safety issue - Inability to fight the fire once the fire breaks out because of the tower's height. The existing fire machine (aerial ladder platform) can only handle fire range from 27-44 meters (according to NSW fire and rescue department vehicle specification information). The height of the towers present an extremely serious threat to human lives once a fire breaks out. The recent high-rise fire in Hong Kong is an excellent example.
15. Existing high-density students accommodations development - there are already 3 high-density students accommodations (Lachlan Ave) construction in progress which will further burden Macquarie park community.
Conclusion: I strongly object this mixed use development at 15-21 Cottonwood Crescent Macquarie Park.

The proposed development will deliver significant economic and social benefits to the local area, including job creation during construction and increased ongoing support for nearby businesses. The design incorporates multiple buildings with appropriate setbacks, landscaping, and pedestrian connectivity, ensuring compatibility with the surrounding environment while enhancing streetscape quality. By activating underutilised land and improving public domain interfaces, the project will contribute positively to neighbourhood character, safety, and long-term liveability.

Re: Mixed Use Development at 15-21 Cottonwood Crescent, Macquarie Park (SSD-94006708)

I am writing to object to the proposed mixed-use development at 15-21 Cottonwood Crescent, Macquarie Park. The proposal’s scale, height, and intensity are excessive for this site and would create unacceptable impacts on local amenity, traffic, infrastructure, and the character of the area.

The proposal seeks approval for two towers over a common podium containing up to 870 units, with 10% affordable housing and ground-floor retail. While new housing is needed, this level of density on a 5,130 square metre site is disproportionate and appears to rely on substantial departures from existing planning controls.

The site is currently governed by the MU1 Mixed Use zone, which aims to encourage active street frontages while minimising conflict with adjoining land uses. A development of this scale risks overwhelming the surrounding precinct rather than contributing positively to it.

The built form is especially concerning given the site’s proximity to existing residential development and public open space. The proposal’s height and massing would likely cause serious impacts including overshadowing, loss of privacy, wind effects, and reduced daylight access for nearby residents and public areas.

Traffic and parking impacts also need far greater scrutiny. A development of this magnitude will generate substantial vehicle, service, delivery, and construction traffic in an already busy part of Macquarie Park, placing pressure on local roads, intersections, and public transport access.

Infrastructure capacity is another major concern. The application should demonstrate, with clear evidence, that local water, sewer, stormwater, road, public domain, schooling, open space, and community infrastructure can accommodate the additional population without worsening existing service pressures.

I am also concerned that the proposal depends on concurrent rezoning changes to height and floor space controls, rather than responding appropriately to the existing planning framework. The need for such major uplifts suggests the current proposal is not a suitable outcome for this site.

For these reasons, I request that the proposal be refused, or alternatively that it be substantially reduced in height, density, and bulk, with stronger setbacks, improved amenity outcomes, and clearer evidence that local infrastructure and surrounding residents will not be adversely affected.

May I respectfully draw your attention to the DA SSD-94006708 recently tendered for public assessment in which it is proposed that the current height restrictions of 16 to 20 storeys in the Macquarie Park Development Corridor be altered to allow two towers side by side of 52 and 60 storeys respectively at 15-21 Cottonwood crescent.

This is a ridiculous proposal for so many reasons.

1. The Ryde LGA has already exceeded its requirements for housing growth and doesn't need to make an exception at this site to produce adequate levels of housing in the area.
2. The original master plan for the corridor was formulated so that every development has adequate views, visible green spaces, access to natural light and a cap on height and FSR to ensure this occurred. Having not one, but two towers of this size in this location would wipe out any north facing views for existing units south of this development and would put the four nearest developments of Prime, Natura, Park One and Vicinity permanently in shadow every afternoon regardless of what time of year it was. It would also simultaneously wipe out most of their views of the sky and bushland to the north, as well as significantly reducing the amount natural light and sense of space they currently enjoy. This is because the proposed design has a FSR of 16.8:1, which means they will occupy almost the entire area in which they will be built, over 100 metres wide. It is self-evident therefore, that should this development be allowed to happen, it would impact adversely on the value of all properties losing their light and views, as well as the value of all neighbouring buildings being overshadowed by two towers forty storeys higher than they are.
3. Owners purchased their properties in the Macquarie Park Development Corridor with the belief that the aspects of their units, both present and future, would be consistent with the area's building codes. If this DA is successful, any future certainty that the buyer will get what they pay for and not be unexpectedly built out will be significantly undermined, thus affecting the confidence of future purchases in the area.
4. Traffic. I used to live in Cottonwood Crescent. It took me 15 minutes each morning in peak hour to drive to Lane Cove Road for a northbound commute, a distance of about 1.5 kilometres. This was before any redevelopment in the street. The problem is that there are only two options for traffic out of Cottonwood Crescent and both turn onto the two busiest roads in Macquarie Park north of Lane Cove Road - left only onto Waterloo Road at one end and left only from Windsor Drive onto Herring Road at the other. These exits are also used by residents in the adjoining streets of Peachtree Road, Lachlan Ave and Windsor Drive. There are numerous developments between these exits either already completed, or under construction. Adding another 733 new car spaces proposed for 15-21 Cottonwood with restricted access in or out of this area is simply not going to work under the current circumstances. This opinion comes from thirty years of firsthand experience.
5. If the proposed exceptions for this development are granted, then it is probable that every new DA will apply for the same exemptions from the current building codes based on the same rationale as this one, to increase the number of units built at a given location at any cost. That would be an incredible shame because the original master plan for Macquarie Park was to create an urban village that focused on quality of life for families and residents as it's guiding principle, not overdevelopment.
6. Trilogy by Meriton at 108 Talavera Road. The 62 storey tower and adjacent 52 storey tower were able to be built despite preexisting height and FSR legislation because it is located on an "island" on the far side of the development corridor and has only one residential neighbour other than Macquarie Centre. However, it serves to inform the current discussion by allowing us to imagine what placing it on the proposed site on Cottonwood Crescent would look like, as both Trilogy and the proposed 15-21 Cottonwood development are essentially the same height and size. To illustrate the impact that a 62 story structure can have on its environment, Trilogy can be seen from as far away as North Epping, and is especially despised by residents of South Turramurra and West Pymble who never thought they would have their previously leafy aspects dominated by a residential tower from an adjacent LGA kilometres from their homes.

In conclusion, the proposal for 15-21 Cottonwood is at odds with every aspect of the master plan implemented by Ryde council for the development of Macquarie Park. It will have a profound impact on the most populated area in the Macquarie Park Development Corridor aesthetically, it will destroy any future consistency with planning regulations, it will be located on a road without adequate traffic capacity for a development of this size and it will devalue the properties in its vicinity. If supply of housing is really the key to understanding the need for this development, then surely speeding up approvals and incentivising developers to build on undeveloped land in the area would be a better approach, and one which would keep the character and soul of council's original vision intact.

    Thank you for considering my submission,

Best regards,

David Oosthuizen

2206 B, 80 Waterloo Road, Macquarie Park

To the Relevant Assessment Officer,

I am writing as a resident of Cottonwood Crescent to formally lodge my strong objection to the proposed redevelopment at 15-21 Cottonwood Crescent. While I recognize the need for housing growth, the scale of this specific proposal—moving from 3-story low-density residential to two 60-story towers—represents an unsustainable and aggressive increase in Floor Space Ratio (FSR) that the current and planned infrastructure cannot support.

My objections are based on the following grounds:
1. Gross Inconsistency in Scale and Density (FSR)
The proposal seeks an FSR increase exceeding 300%. Transitioning from 3-story walk-ups to 60-story towers is not an incremental "uplift"; it is a radical departure from the local character. This "spot rezoning" approach creates a dangerous precedent, permanently damaging the suburb’s skyline and silhouette.

2. Traffic and Access Constraints (Cottonwood Crescent)
Cottonwood Crescent is a narrow, local residential road. It was never engineered to serve as a high-density arterial feeder. The influx of vehicles from two 60-story towers will lead to permanent gridlock, impacting emergency vehicle access and resident safety.

3. Flawed Transport Impact Assessment (Appendix I)
The Transport Impact Assessment (EIS – Appendix I) is fundamentally flawed and non-objective:
• Insufficient Data: Section 2.4 relies on a single-day survey. This fails to account for the variability of "Work From Home" schedules and peak-hour surges.
• Weekend Neglect: The report ignores weekend traffic. As Macquarie Shopping Centre parking reaches capacity, Cottonwood Crescent already experiences "overflow" parking and traffic. This proposal will exacerbate a situation the EIS has failed to study.

4. Failure to Account for Cumulative Impact (The "Domino Effect")
The assessment treats this project in a vacuum. It fails to account for:
• Immediate Developments: Projects such as Macquarie Rise, Trilogy (three 59-story towers), La Vera, and the ongoing Midtown MacPark project.
• Future Rezoning: The inevitable redevelopment of surrounding low-density blocks on Peach Tree Road, Windsor Drive, and Lachlan Ave.
• The combined population explosion of these sites will exceed the "tipping point" for local road and rail capacity.

5. Sydney Metro Capacity and Documentation Errors
• Procedural Unfairness: Appendix II (Sydney Metro Impact Assessment) is incorrectly linked on the Planning Portal, leading instead to an Electrolysis Risk Report. Residents cannot provide informed feedback on a report they cannot access.
• Capacity Thresholds: The Metro is already reaching peak capacity. Passengers from the North West (Tallawong/Rouse Hill) often fill carriages before they reach Macquarie University. With thousands of units currently under construction at every station along the line, the assumption that the Metro can absorb a 60-story influx at this specific site is unsubstantiated.

6. Subjective Visual and Environmental Impact
Misleading Visual Ratings: Appendix H (Visual Impact Assessment) underestimates the impact. For instance, Photomontage 03 (pp. 28-29) is rated as "low to medium" impact despite the towers looming over the viewer from only 300m away.

Overshadowing and Solar Access: Appendix Z (Wind Impact Assessment ) illustrates massive shadowing over surrounding residences and natural plantations. The loss of solar access and the introduction of reflective glare from 60 stories of glass will significantly diminish the amenity of existing homes.

7. Over-Concentration of Social/Affordable Housing
While social housing is a public good, urban planning best practices dictate that it should be dispersed to promote social integration. With a significant concentration already established at the nearby Midtown MacPark (1 Ivan Place), placing another high-density affordable housing cluster in this single micro-pocket risks creating a "silo" effect rather than a diverse, integrated community.

Conclusion

The proposed development represents a "hyper-density" model that far outstrips the capacity of the local narrow road network and the existing Metro service. I urge the Department to reject the current proposal and demand a significant reduction in height and scale that respects the infrastructure realities of Macquarie Park.

I look forward to your response regarding these concerns.

Sincerely,
Samuel

I live opposite of the proposed construction address, the 60 storey plan is unacceptable as it will block the sunshine of our building, drastically increasing traffic congestion (Cottonwood Crescent is a small road), and posing prolonged noise and various other disruptions like vendors vehicular passing and parking. This is the last thing local residents need following extended period of constructions, with at least 3 sites nearby and another one commencing soon. The nonstop noise from 7am to 7pm has had significant impact on our daily life and mental health, creating stress on people living around.

This project is located at the cross section of Warerloo Road and Cottonwood crescent. Aollowing this project ,with 2 building over 50 storeys, would siginificantly affect other residential building on the Cottonwood Crescent including blocking the sunlight and wind. Moreover, the overgrowing population had already put the public transport system under stress. Have a look at the metro in prak hours!!!An over 800 residential unit's project is ridicuolus.
The scale of the so-called retail section would not be enough to entertain its own residence which means people are still flowing to the Macquarie Shopping Centre meaning that this project will overwhelm the already overwhelmed shopping centre!!!

This project has to be stopped!!!

overdevelopment of the area that will make it way too busy and crowded. roads are already getting too busy, and with all the new apartment buildings not having enough parking spots for residents, the streets are also difficult to get street parking on at present.
Also the rezoning proposal to make it up to 212m will result in obscene towers compared to the surroundings, which completely changes the character and appeal of the area.
There is also inadequate community amenities eg parks, pools, community centre etc in the area to cater for this

RE: OBJECTION to State Significant Development – 15-21 Cottonwood Crescent & 12-14 Lachlan Ave, Macquarie Park

I am writing as an owner and resident of Natura, 82 Waterloo Rd, Macquarie Park, 2113 to voice my formal objection to the Application No. SSD-94006708 lodged by Cottonwood Development Pty Ltd as part of the public exhibition phase.

I am asking that the Minister for Planning and Public Services rescind the fast-tracked planning permission given to Billbergia for the 60 and 52 storey tower development at 15-21 Cottonwood Crescent and 12-14 Lachlan Ave Macquarie Park (Informally referred to as 88 Waterloo Rd) under the State-Significant Development Approval SSD-94006708.

The Ministerial Order to declare the site as state significant that will allow the developers Billbergia and Legacy Property to use the Housing Delivery Authority (HDA) as a pathway to rezoning which would dramatically increase the maximum building height from 65 metres to 212 metres.

The developer, Billbergia has submitted plans to increase number of residential units from an original 255 to 858 apartments across two towers. This extraordinary expansion represents a 236.47% increase on the total number of residences from the original EOI Application 253419 dated 04/04/2025.

The Department and the Minister need to consider the immense impact on the area that such a gigantic development would have on the residents in the area. Macquarie Park already contains a significant amount of high-rise residential dwellings and there are currently large towers in construction which will further stretch our limited resources.

The residents at Natura are requesting the restoration of the original approval for two residential buildings of a maximum of 20 storeys in line with the pre-existing residential developments in Macquarie Park.

We outline the various reasons for our objection to the rezoning below:
1. Recent reports from Sydney Water and the AFR highlight that Macquarie Park is already under strain. The permission granted to build data centres means that residents are already competing for water, cooling, and energy resources. Should the construction of the two towers at its current proposal of a 241% increase in units go ahead, then it would put more pressure on already strained services. Due to the State Government’s failure to account for all the new construction, Sydney Water is passing on the cost of paying for urgent upgrades and infrastructure for new housing developments to pre-existing rate payers. This cost is a 50% increase of the billing over a five-year period which has already commenced. In a sign of governmental failure to plan ahead, home-owners are bearing the financial brunt. To add more pressure to this shows a lack of forethought by the Ministers who approve additional construction.

2. By the local and state governments’ own findings, Macquarie Park is underserved by educational facilities. A failure to follow through on the originally planned primary and high school at Lachlan’s Line which should have accommodated 2000 students means existing schools are already under strain. Adding more residential apartments into this area without also increasing educational facilities is reckless. The community has no confidence that all legislative bodies will actually build more schools when old promises were broken.

3. The site borders Shrimptons Creek, home to three endangered ecological communities along Shrimptons Creek: the Blue Gum High Forest, Sydney Turpentine Ironbark Forest and Sydney Sandstone Gully Forest. The 205-meter towers will create a permanent "shading curtain". By Billbergia’s own admission, Shrimpton’s Creek will be in shadow daily from 11am onwards which will disrupt the microclimate required for these protected species. Additionally, the large shadows cast by the towers of a 62 and 58 storey construction would also adversely affect Natura residents and our standard of living.

4. The Metro is a welcome addition to the transport infrastructure in the area, however according to the Sydney Morning Herald, Macquarie University Station and Chatswood Stations are the most utilised stations on the line. Metro Sydney proudly claims that they aim to fulfil a target capacity of 40 000 customers per hour, however, Matt O’Sullivan of the SMH reports that peak hour travel is at 67 000 during the morning peak period and at 75 000 during the evening peak. This shows that that current usage already far exceeds what the infrastructure was rated to handle. To add more demand to this service shows a lack of forward planning.

All of these reasons should demonstrate the systemic failures by local and state government bodies to plan appropriate infrastructure to support Macquarie Park. Macquarie Park offers wonderful opportunities for a diverse community with the University, the Business Park, the shopping centre, the metro and the natural green spaces. Macquarie Park is already comprised of a significant number of high-rise residential apartments with zero free-standing houses in the entire suburb according to the 2021 National Census. The State Government needs to cease using our suburb to solve its own planning shortcomings. We therefore ask for the original approval of a maximum of 20 storeys to be restored to the planning permissions. This would bring new construction in line with pre-existing buildings and maintain the current community atmosphere.

You may contact me via the listed information or direct your correspondence to Owners Corporation of SP104187 via our Natura Strata Committee’s Office Bearers at the email addresses listed below. We look forward to hearing your response.

Chair
Annie Lin
[email protected]

Treasurer
Jacqueline Khuu
[email protected]

Secretary
Hannah Phang
[email protected]