Submission attached

1. Position: OBJECTION
I am lodging this submission to object to SSD 88113706 currently on exhibition.
The proposal includes, as stated in the exhibition notice:
“a single 36-storey tower comprising 541 units, with three basement levels and 93 car parking spaces”
“amend Clause 4.4 – Floor space ratio to increase the floor space ratio at the site from 4.5:1 to 17.2:1”
“amend Clause 4.3 – Height of buildings to increase the maximum height from RL 174.95m to RL 197m.”
Doc 1 - Notice(1)
These amendments represent a substantial and unreasonable intensification of development beyond what the current Lane Cove LEP 2009 intends for this site.

2. Excessive density and inconsistency with existing planning controls
The proposed increase of FSR from 4.5:1 to 17.2:1 is a nearly four-fold escalation of allowable density.
Such an uplift is incompatible with:
- The current LEP density framework..
- The built form character of St Leonards.
- The strategic planning principle of focusing the tallest towers within the core station precinct, not peripheral lots such as this site.
This degree of intensification constitutes a major departure from established planning policy without adequate justification.

3. Insufficient public benefit to justify major planning variations
Significant amendments to height and FSR should only be considered where clear, measurable public benefits are demonstrated.
This proposal does not provide:
- New public open space.
- Upgrades to community facilities.
- Improvements to local roads or transport.
- Public domain enhancements.
- A meaningful level of affordable housing.
The community bears the negative impacts while receiving no proportional public benefit.

4. Critical infrastructure capacity issues
The addition of 541 units will substantially increase population density in an area where infrastructure is already at or beyond capacity, including:
- Schools: local primary and secondary schools are at full enrolment with no committed expansion plans.
- Public transport: St Leonards Station and surrounding bus routes experience peak-hour congestion.
- Healthcare: Royal North Shore Hospital is already operating under high load.
- Road network: local roads, including Nicholson Street and Christie Street, cannot support additional traffic volumes.
Without parallel infrastructure upgrades, such density becomes unsustainable.

5. Traffic, parking, and safety concerns
Providing only 93 car spaces for 541 units will inevitably cause:
- Severe spill-over parking in surrounding streets.
- Increased congestion from delivery vehicles, rideshare services, waste collection vehicles.
- Pedestrian and cyclist safety risks.
- Long-term operational impacts on Council’s road management.
This configuration is inconsistent with practical demand and creates significant community impacts.

6. Construction impacts
The excavation of three basement levels and construction of a 36-storey tower will result in:
- Multi-year construction noise.
- Heavy-vehicle movements.
- Intermittent road closures.
- Dust and vibration.
- Disruption to emergency vehicle access near the hospital precinct.
These impacts will be substantial and long-lasting for local residents.

7. Amenity impacts—overshadowing, privacy, wind, and built form intrusion
The scale and height of the proposed tower will create:
- Extended overshadowing.
- Loss of daylight and privacy.
- Increased wind impacts.
- A visually dominant built form out of proportion with its surroundings.
These are significant negative amenity consequences not adequately addressed in the proposal.

8. Conclusion
For the reasons detailed above—including excessive density, inconsistency with planning controls, insufficient public benefit, infrastructure limitations, traffic and construction impacts—I strongly object to the approval of SSD 88113706 in its current form.
I request that the Department refuse the application or require substantial reductions in density, height, and scale to align with the existing LEP and community capacity.

9. Declaration
I declare that:
- I have not made any reportable political donations in the past two years; and
- I acknowledge the Department’s disclaimer and declaration requirements.

I wish to record my objection to the proposal to increase the height and excessive number of apartments in this building. There are many reasons supporting this objection:

Parking is already very limited in the area and having some 93 parking spaces for 541 units will severely exacerbate this.

Privacy - having bought a unit for long term occupation taking into consideration approved developments, we now find that our unit will be overlooked in close proximity by this proposed building

Access - vehicle access to this area is severely limited with two one lane roads in (Christie and Oxley Sts) but only one out (Oxley St). This already is causing access problems particularly at peak hours.

Value - the loss of outlook, reduced sun, increased wind effects etc will all reduce considerably the value of our unit should we elect to move

Overdevelopment - St Leonards is one of the most overpopulated areas in NSW, yet many current units appear to be vacant. Why and what will the extension of this development do to change this in any way? There is a limit to the number of people who wish to live in rented high rise and this proposal appears to ignore the facts.

Noise - this proposal is very close to other significant developments and will further contribute to unnecessary noise, both human and plant (aircon etc) particularly at night.

Accordingly, I request that sense be applied here and that this unreasonable proposal be denied or at the very least, considerably reduced in number and height.

I live right next to the proposed building with my partner and his friend. I believe the height of this new building is going to take away all the joy we get of relaxing on our balcony and enjoying the view. It would block off a lot of the view on the left side of the balcony. I'm also concerned for the large increase in traffic on Nicholson St. I need to park here every day and I already find it hard to find a spot. The high density of this new building is going to make it very hard to have a car here.

There was not enough community consultation on the building they intend to build.
The smaller streets behind Pacific Highway, namely, Nicholson St, and Christie St, is insufficient to handle an additional high level of traffic. Due to the location with already existing high rises, there will be lost of views and amenity for the surrounding buildings . Also, the development does not meet the Liveable Lane Cove Plans.

I am making this submission to object strongly to the proposed development - Nicholson Street Build-to-Rent (SSD-88113706)

I am a property owner in Christie Street.

Let me begin by commenting that the short window for lodging submissions in the run up to Christmas has not allowed sufficient time for all potentially impacted parties to comment on this proposed development. A 2-week exhibition period in mid-December is inadequate time and inconvenient to many people. I also don't recall ever receiving information on the initial development proposal on 46-52 Nicholson Street other than a demolition application but note that the present application proposes a significant increase in height of the development.

The development application also fails to include adequate studies and analysis of the impact on infrastructure and the wellbeing of current and future residents in the immediate vicinity to the development. Affects of traffic congestion, utility needs, roads, education, noise, dust, playing fields, parks, access to solar from shadowing, aesthetics & community well-being should accompany this and any development application.

I appreciate the State Government desire to provide increased housing close to transport hubs however, infrastructure development plans should be presented alongside development proposals to provide an holistic view and demonstrate a well formulated plan instead of the current adhoc proposals from developers. The proposed 541 apartment development with only 93 parking spaces will add greater pressure to already major traffic congestion in Oxley, Christie and Nicholson Streets. It is naive to think that the majority of residents in the proposed development will only use public transport.

The proposed building height of 197 metres should be significantly reduced, certainly not increased from the initial proposal, and should be more in line with other developments already approved in Nicholson and Christie Street to ensure sloped development from the Pacific Highway, to protect views, minimise wind issues and improve access to solar sources. I understand this to be a maximum of 23 levels instead of the proposed 36-storey tower.

I urge the NSW Government to reject this development proposal

Thank you

I object to the 46 Nicholson St Build to Rent Project as I have concerns regarding its height and impact on traffic, transport and parking on surrounding areas. Firstly, the current proposal is 22 meters higher than has been previously approved for the site with nearly double the number of units which negatively impacts the solar exposure for surrounding buildings and views that create a peaceful atmosphere for residents.

Secondly, I have concerns that if this project were to proceed that this would negatively impact traffic and transport in the surrounding area. Existing road ingress and egress from the area are already insufficient. Adding a high number of residential residences that are not accessed via the Pacific Highway will exacerbate the gridlock.

Thirdly, I believe the parking provisions of this project are inadequate. The large number of apartments (541) is not supported by a suitable number of car parks (93 car parks only) within the building and is below the survey results of regular work transport (let alone weekend travel) in their own documentation. It also fails to meet the plans outlined in their own social impact scoping study, which uses 4 basement levels, not 3. This will significantly impact street parking access, which is already impacted by the development’s plans. Other similarly sized developments have far more parking.

Fourthly, other similarly sized developments included significant facilities, public space and parks. This proposal, while adding 541 apartments, fails to provide anything for the local area and fails to meet the Liveable Lane Cove Plans and does nothing to address the shortfall of facilities identified in the St Leonards and Crows Nest Station Precinct Social Infrastructure and Open Space Study 2018.

Lastly, the project’s scale and massing contradict the previously agreed planning envelope (including the Lane Cove LEP 2009
and the St Leonards South Masterplan) and will clearly provide negative impacts on the feasibility of developments currently in process or planned on the Pacific Highway.

To whom it may concern,
I strongly object to the proposed changes in height and density for this development.
I direct considerable concern towards the significant impact towards the existing infrastructure- as I understand the current site at Nicholson St is a small, local road and would be grossly under-equipped to handle the influx of traffic that this development would bring, should this proceed.
Furthermore, I call into question the actions of the developer, who, in my view has not consulted with the local community and residents regarding the proposed change in height. Adding to this is the fact that previous planning assessments for the area had already concluded well before said proposal; to allow such actions to happen unabated seriously tarnishes my perspective and faith in the NSW Dept. of planning, particularly in terms of their ability to act with the interests of the public in mind.

I reiterate that I object to the proposal for the Nicholson Street Build-to-Rent for the reasons outlined above, and implore the Dept. of planning to seriously consider the impact this proposal will have on the wider community.

over populated with too many highly dense newly built apartments to the already chaotic traffic around christie street and pacific highway