1. The Developer claims in their own documentation that they distributed a community flyer to over 2,600 nearby properties
and received no feedback. However, discussions with highly engaged local residents indicate that none of them received or
saw these flyers. The volume of objections and submissions now being received by the Department further demonstrates how
ineffective and inadequate this so-called consultation was.
In addition, the flyer included in the Department's documentation does not reference the proposed building height or clearly
outline the impacts on surrounding buildings and infrastructure.
The Developer has also relied on an outdated community consultation from February, which related to a different building size
and design, as evidence of adequate consultation. This is entirely insufficient and does not meet community consultation
requirements. The proposal should not proceed until a genuine consultation is undertaken for the building that is actually
being proposed.
2. Existing road access into and out of the area is already inadequate. Introducing a large number of new residential dwellings
that do not connect directly to the Pacific Highway will significantly worsen congestion and existing traffic gridlock.
3.The proposed height and revised design will substantially reduce solar access for neighbouring buildings and negatively
impact existing views that contribute to residents' sense of amenity and calm. The reduced setbacks along already narrow
streets will further create an enclosed and oppressive streetscape.
4. The proposal includes 541 apartments but provides only 93 car parking spaces, which is grossly inadequate. This figure is
below the transport assumptions outlined in the Developer's own documentation and does not account for weekend or non-
work travel. It also contradicts their Social Impact Scoping Study, which assumed four basement levels rather than three. The
shortfall will place significant additional pressure on already limited street parking. Comparable developments of a similar
scale provide substantially more parking.
5. Other developments of comparable size have delivered meaningful community benefits, including public spaces, facilities,
and green areas. This proposal adds 541 apartments while offering no tangible benefit to the surrounding community. It fails
to align with the Liveable Lane Cove objectives and does not address the clear shortfall in facilities identified in the St
Leonards and Crows Nest Station Precinct Social Infrastructure and Open Space Study (2018).
6. Existing residents and landowners purchased and planned developments based on established planning controls, including
the Lane Cove LEP 2009 and the St Leonards South Masterplan. The proposed scale and massing exceed the previously
agreed planning envelope and will negatively impact the feasibility of developments currently underway or planned along the
Pacific Highway.

Please ignore the previous submissions due to a typographical error and consider the following:-
Based on a technical planning assessment, the proposed 36-storey development at 46 Nicholson Street constitutes overdevelopment of a highly constrained site. It results in:
• Unacceptable overshadowing
• Severe view loss
• Inadequate separation
• Poor ventilation and wind outcomes
• Compromised privacy
• Excessive traffic generation
• Detrimental public domain effects
• Adverse impacts on existing residential amenity
• Failure to meet established NSW planning principles
Accordingly, the application should not be supported in its current form.
Recommended Determination
REFUSAL
Due to non-compliance with planning principles, excessive impacts on existing development, and failure to achieve orderly and sustainable development.
Alternatively, if determination is deferred, substantial redesign is required, including but not limited to:
• Major reduction in building height
• Increased setbacks and tower separation
• Reassessment of overshadowing impacts
• Revised traffic and access strategy
• Reconciliation with amenity protection requirements

I am an owner at St Leonards Square and I strongly object to the proposal to increase the height of the development at 46 Nicholson Street to 36 storeys, an increase of 7 storeys above the approved scheme.

This proposal represents overdevelopment and excessive density on a stand-alone site, contrary to the established planning controls and the intent of the original approval. Ad-hoc height increases after approval undermine planning certainty and should not be accepted.

I am particularly concerned about structural and safety risks, based on my personal experience living in Mascot. Mascot Towers was a compliant building until Council approved a high-rise development on an adjoining site, previously a small car park. That decision led to ground instability, foundation failure and the evacuation of residents, causing devastating financial loss for owners. The parallels with increasing density and excavation adjacent to existing towers in St Leonards are deeply concerning.

The proposed increase will also result in unacceptable impacts on surrounding residents, including loss of views, sunlight and privacy, increased wind effects, traffic congestion and further strain on already limited local infrastructure.

For these reasons, I request that Council refuse the proposed height increase and prioritise resident safety, amenity and planning integrity over further intensification.

Dear Assessment Panel,

I am a local resident living near the proposed development and wish to formally object to the application. My objection focuses on the inadequacy of the Engagement Outcomes Report and the lack of meaningful consultation with the community most affected.

Many residents in the closest buildings, including myself, did not receive any notification about the proposal. Although the report claims flyers and outreach were undertaken, there is no evidence provided such as delivery records, contact lists, or engagement logs to confirm this. Without clear documentation, the report’s findings cannot be verified.

The report also concludes there is “low community concern,” but provides no supporting data. There is no record of how many people were contacted, how many responded, or what issues were raised. References to “strategic outcomes” are not supported by measurable targets or benchmarks. As a result, there is no assurance that the engagement process was representative or effective.

Additionally, key local issues have not been meaningfully considered. Traffic impacts, pedestrian safety, construction vehicle movements, and changes to access routes directly affect residents’ daily lives, including families, older residents, and people walking or using public transport. These concerns were not adequately addressed or reflected in the report. The safety of the community should and must come first.

Because the engagement process was limited and poorly documented, residents were not given a fair opportunity to understand the proposal, raise concerns, or contribute to possible solutions. This diminishes trust and prevents constructive dialogue between the developer and the community.

Community confidence depends on transparent, accountable, and well-documented consultation. Where concerns exist about a developer’s approach, it is particularly important that engagement is thorough and verifiable. The Engagement Outcomes Report, as submitted, does not meet this standard.

For these reasons, I respectfully request the panel:
• Place limited weight on the Engagement Outcomes Report,
• Require proper, transparent, and documented community consultation, and
• Ensure the views of directly affected residents are fully considered before any decision is made.

Thank you for considering this submission.

I formally oppose the proposed demolition and redevelopment at 46–48 Nicholson Street, on the following grounds:

1. Environmental Damage. The removal of trees on Council-owned land poses a serious threat to local biodiversity, displacing wildlife and destroying established habitats. This action runs counter to the Livable Lane Cove 2035 strategy, which prioritizes the preservation of green spaces and bushland as essential to community wellbeing.

2. Traffic and Infrastructure Burden. Nicholson and Christie Streets are already overwhelmed by traffic congestion, overstretched services, and a shortage of public amenities. Development approvals have relied on outdated traffic data from 2013, which no longer reflects current conditions. Urgent improvements—such as opening Christie Street to two-way traffic and creating additional access via Shirley Road—are necessary before further development proceeds.

3. Absence of Current Traffic Studies. No comprehensive traffic study has been conducted in St Leonards and surrounding areas for many years. Existing reports rely on obsolete data and fail to account for actual vehicular flow. Until a modern, thorough study is undertaken, no new approvals should be granted.

4. Harmful Demolition Impacts. Demolition will bring an influx of heavy vehicles, worsen congestion, cause road closures, and generate excessive noise. These impacts will significantly reduce residents’ quality of life, particularly for those with respiratory conditions such as asthma, including my own family.

5. Loss of Light and Mental Health Concerns. The proposed development will block views and reduce natural light for nearby buildings, creating a darker living environment. Such conditions are known to contribute to mental health challenges, including depression, among affected residents.

6. Public Safety Risks. Dark and narrow public spaces created by the project will compromise pedestrian safety. Reduced visibility and cramped pathways increase the likelihood of accidents and undermine the sense of security for residents.

Conclusion For these reasons, I strongly urge Lane Cove Council to withhold approval until traffic issues are properly addressed and green spaces are safeguarded in line with the Livable Lane Cove 2035 plan. As currently proposed, the development would damage the environment, overburden infrastructure, endanger public safety, and diminish community wellbeing.

I submit a formal objection to the proposed demolition and works at 46–48 Nicholson Street, based on the following key concerns:

1. Environmental Harm. The planned removal of Council-owned trees poses a serious risk to local biodiversity, displacing wildlife and eroding valued habitats. It directly contradicts the Livable Lane Cove 2035 vision, which emphasizes protecting green spaces and bushland as central to community wellbeing.

2. Traffic & Infrastructure Pressure. Nicholson and Christie Streets already face severe congestion, overstretched services, and limited public amenities. Development approvals have relied on outdated 2013 traffic data, failing to reflect current realities. Immediate measures such as opening Christie Street to two-way traffic and adding access via Shirley Road are urgently needed.

3. Lack of Updated Traffic Studies. No recent comprehensive traffic study has been undertaken for St Leonards and surrounding areas. Existing reports ignore vehicular flow and rely on obsolete data. Until a thorough, current study is completed, further approvals should not proceed.

4. Negative Effects of Demolition. Demolition will bring heavy vehicles, worsen congestion, cause road closures, and increase noise, further diminishing residents quality of life. Especially for residents who have asthma like my family.

5. Loss of Natural Light & Mental Health Risks. The proposed development will obstruct views and reduce natural light for surrounding buildings, creating a darker living environment. Such conditions are linked to increased risks of mental health issues, including depression, for affected residents.

6. Safety Concerns in Public Areas. By creating dark and narrow public spaces, the project heightens safety risks for pedestrians and residents. Reduced visibility and cramped pathways increase the likelihood of accidents and undermine community security.

Conclusion We strongly urge Lane Cove Council to withhold approval until traffic issues are properly addressed and green spaces protected in line with the Livable Lane Cove 2035 plan. The project, as proposed, would harm the environment, strain infrastructure, compromise safety, and reduce community wellbeing.

I am making a submission to object to the build-to-rent project on Nicholson street because I think that the area is already too crowded. This will be the 6th high rise tower project in a small area. The previously designed streets which were used for much more low-density housing already do not cope well with current levels of traffic. This is in addition to other visitors to the Mall 88/St Leonards Library/Fitness First/workers in the surrounding office buildings who already add to traffic. Currently all traffic must leave the area through a single road (Oxley Street) which also borders a busy pedestrian crossing at the Metro station. I have had multiple instances of being stuck at this intersection for three consecutive red lights in a row wasting time and polluting the environment because of over-stretched road capacity. Unlike other blocks on the opposite side of Pacific Highway, the roads surrounding Nicholson Street all funnel towards a single exit point. Adding extra apartments will further exacerbate the issue and contribute to dangerous road conditions for residents and their children.

Please see attachment. I would like my name be withheld.