Please see the attached submission.

I strongly oppose the proposed development for the following reasons:
1. The height and mass of the buildings will have a serious adverse impact on views from Sydney Harbour/Mosman Bay.
2. The height and mass of the buildings will have a serious adverse impact on the neighbourhood immediately to the north.
3. Rangers Ave is only one lane each way and is always busy -- the proposed large number of parking spaces will result in congestion whenever a resident attempts to turn right into the site.
4. Within 800m of a nominated centre, the NSW Planning website allows mid-rise development "maximum 4 storeys" and "maximum height 17.5m". The proposal extremely exceeds the style of development advocated on the NSW Planning website, and make a mockery of the NSW Government's claims about LMR.
5. Additional floor space ratio is permissible for "affordable housing", but it is farcical to imagine that these apartments in Mosman, with Harbour views, will be affordable to the income categories described in the Act.
6. The developer is "gaming the system" in claiming that these apartment will be affordable.
7. The consent authority will be complicit in facilitating this "gaming" if it approves the additional floor space.
8. The consent authority should refuse this proposal, sending a message to the development industry that the housing crisis in NSW requires truly affordable apartments in locations where low and middle income people could actually afford to rent or buy.

Please find attached an OBJECTION TO SSDA 96272465 PROPOSED RE-DEVELOPMENT 11-23 RANGERS AVENUE, MOSMAN.

This Objection has been prepared by Graham Brooks, Director of GBA Heritage, on behalf of a group of residential properties on Holt Avenue, Mosman.

Object to Proposal - see attached

Please find attached my written submission and reference documentation

I object to the proposed development as per the attachment