I object because the proposal defies the very rules it relies on. The Low and Mid Rise policy does not apply to this E3-zoned site, and even where it applies it caps shop-top housing at 4 storeys / 17.5 m / FSR 1.5:1 at this distance (400–800 m from a centre) — the proposal is 10 storeys / 33.8 m / 3.34:1, more than double. The proposal is also contrary to Council’s draft Residential DCP (new Section 5.5B setback, zone-interface and heritage-conservation-area controls), which is expressly intended to protect Mosman’s character, and the EIS does not assess against it. It further pre-empts the draft Mosman Masterplan, which is unadopted, still changing and likely to be reduced after community feedback. Draft controls that may shrink are no basis for maximum massing now; the rezoning should await the finalised, precinct-wide controls.

I object to the traffic and parking impacts. All access is forced onto Hale Road because access from Military Road was refused, concentrating traffic on local streets especially considering the traffic density along Ourimbah and Macpherson. The increased traffic volume, particularly when directed onto local residential roads, poses a risk to children commuting to and from school. This impact on the school zone has not been adequately addressed or mitigated in the current proposal.
Visitor parking also appears to fall short of Council’s own rate. The traffic and parking impacts are unacceptable and inadequately assessed.

I object because the proposal does not sit comfortably with the planning controls it seeks to invoke. The Low and Mid Rise policy does not apply to this E3-zoned site, and even where that policy does apply it contemplates much lower form and density at this distance from a centre than is now proposed. The scheme is also inconsistent with Council's draft Residential DCP, including the new setback, zone interface and heritage conservation area controls, yet the EIS does not meaningfully assess those matters. It also seeks to anticipate a draft masterplan that has not been adopted, remains subject to change, and may yet be reduced following community feedback. In those circumstances, I do not consider draft controls to be a proper basis for approving maximum massing now.

I object to the proposed development at 494–500 Military Road, Mosman (SSD-93787211) - please refer to the attached file "Submission - Objection - SSD-93787211 Llewellyn Mead"

Llewellyn Mead
3/2A Hale Road Mosman, 2088

Please see attached Objection submission

Please see attachment Objection submission

The development application does not include adequate parking.
Already Lang st Mosman that is on the corner of the proposed development has unavailable parking spaces during the weekdays as a result of a childcare in the street and a retail surf shop on the corner of the street. There is already not enough parking for the local residents and this proposal will add another 300 plus customers shopping at the proposed retail shops, and the plan is not adequate. The application needs to be amended to include one car space for every 1 bedder, 2 car spaces for the two bedders and a minimum of 2 car spaces for the 3 bedroom units. In addition there needs to be a greater allocation of parking for the proposed retail.
Secondly, given the immense increase in traffic that this development will result in, the application needs to be conditional on council approving and constructing a roundabout at the end of Lang st and Military rd. Otherwise all the additional cars will either be going down Hale st or Lang St (which are two small residential streets) for drivers to drive backwards to be able to get across Military road. There is currently no way for all the increased traffic to turn right to head south. In peak hour and most times of the day there is too much traffic already on Military rd for cars to turn right from Lang st onto Military rd to head towards the City. A roundabout is required so that cars leaving this proposed development can turn onto Military road, go around the proposed roundabout at Lang st to then be able to head in the direction of the City.

I am writing to lodge a formal objection to SSD‑93787211, the proposed shop‑top housing development at 494–500 and 516 Military Road, Mosman. My property is located at 16 Bardwell Road, directly behind the site, and the impacts of this proposal on my property and the surrounding residential community are significant.
The foundation of my objection is the proposal’s substantial departure from the Mosman Local Environmental Plan 2012. The LEP establishes height and density controls that are specifically designed to protect residential amenity, ensure appropriate transitions between commercial and residential zones, and maintain Mosman’s established built‑form character. The proposed 5–10 storey structure exceeds the intended scale for Military Road and creates the conditions for all downstream impacts affecting Bardwell Road. Without this uplift in height and massing, the overshadowing, privacy loss, visual bulk, and amenity impacts described below would not occur at the scale proposed.
Privacy impacts :Upper‑level apartments will have direct line‑of‑sight into Bardwell Road balconies, courtyards, and internal living spaces. The proposal does not appear to meet SEPP 65 or ADG separation and screening requirements, resulting in unacceptable overlooking.
The visual bulk of the building will dominate the outlook from Bardwell Road, reducing sky views and creating a sense of enclosure. While view loss is not a guaranteed planning right, excessive visual bulk is a legitimate planning concern and is directly caused by the LEP departure.
Traffic and parking pressures will increase due to the introduction of 100 apartments and commercial floor space. Military Road is already heavily congested, and overflow parking into Bardwell Road is highly likely, affecting safety and access.
Construction impacts will be multi‑year and disruptive, including noise, dust, vibration, heavy vehicle movements, and potential temporary road closures. Bardwell Road residents will be disproportionately affected due to proximity and topography.
For these reasons, I respectfully request that the Department refuse the application or require substantial redesign to comply with the Mosman LEP 2012 and protect the amenity of surrounding residents.
Thank you for considering this submission.

I wish to object to the proposed development, specifically on the grounds that the Construction Traffic Management Plan (CTMP) is inadequate and does not realistically address the impacts that construction traffic will have on the surrounding road network and local residents.

Having read the CTMP, it is difficult to avoid the conclusion that it has been prepared without a proper understanding of the local area or the existing traffic conditions.

My primary concerns are as follows:

Firstly, the CTMP states that construction workers will be encouraged to use public transport. This is not a credible traffic management strategy.

Experience from other major construction projects in the Mosman area demonstrates that many construction workers travel by private vehicle. Parking in the area is already heavily constrained, and simply asking workers to catch the bus does nothing to prevent them parking in surrounding streets.

The developer should be required to provide a practical solution, such as dedicated off-site worker parking with a shuttle service or funded transport for workers.

Secondly, the proposed heavy vehicle route via Macpherson Street is of significant concern. The intersection of Macpherson Street and Gerard Street is already one of the more difficult intersections in the area due to poor visibility, heavy traffic and its layout. Even passenger vehicles regularly experience delays and difficulty negotiating the intersection safely. A simple inspection via Google Maps would confirm this.

Requiring heavy construction vehicles to regularly use this intersection is inappropriate and will increase both congestion and safety risks. The subsequent right turn from Macpherson Street into Erith Street will further disrupt traffic, particularly as parked vehicles frequently reduce the available road width approaching Erith Street. The CTMP does not appear to properly consider these existing conditions or the impact that regular truck movements will have on surrounding traffic.


The CTMP relies on assumptions rather than practical, enforceable measures. It fails to adequately address construction worker parking and proposes a heavy vehicle route that is unsuitable for the existing road network.

I respectfully request that the applicant prepare a substantially revised Construction Traffic Management Plan that reflects the actual conditions on site and provides practical, enforceable measures to minimise impacts on residents and road users.

I support the project, I believe it will significantly improve housing affordability and availability in the area.

I would however like to see the number of storeys and units significantly increased as well as units set aside for essential workers.

I am writing to express my strong support for the proposed shop-top housing development at 494–500 & 516 Military Road, Mosman. This proposal addresses key local and state planning priorities on the following merits:

1. Diversifying Housing Supply:
Mosman is overwhelmingly characterized by low-density detached housing and high property entry costs, making the area increasingly inaccessible for younger generations, essential workers, and downsizers. Introducing high-quality high-density housing on an underutilised site directly addresses local supply shortages and expands housing choice.

2. Demographically Balanced Growth:
The local government area faces an aging demographic profile. Delivering apartments along a main commercial arterial allows long-term local residents to downsize while remaining within their existing community, in turn freeing up larger family homes in the area for younger families.

3. Transit-Oriented Density and Mixed-Use Activation
The site sits on a major high-frequency bus corridor (Military Road). Locating medium-density shop-top housing on an arterial strip creates active ground-floor retail and housing directly above public transport, aligning with state goals to consolidate growth along key transit corridors without relying on private vehicles.

For these reasons, the application represents an excellent, and highly appropriate use of land in the public interest. I encourage the Department to approve this application.