The requested height is excessive, the area will be negatively impacted by the increased traffic and parking demands generated by such a large development. The 10 affordable units is not an acceptable tradeoff for such a significant increase in height .
The height of both the 8 and 12 story towers will impact residences in Yeo and also south facing units in Harrison Streets. There appears to have been no consideration of the loss of light and sunlight to above ground level Harrison St units with windows facing north. Assessing ground level overshadowing is inadequate. Given the position of the sun observed during winter above the Yeo St Muse block a building some 6 – 7 levels ( in comparable height level) higher than Muse will likely eliminate winter sun and reduce light to some units in Harrison St. This is exacerbated by the 8-level tower on Yeo Street affecting the northwest aspect.
With no light rail, Metro or a train station the northern area of Rangers Rd and the Military Rd corridor cannot be considered well supported by public transport and therefore is arguably unsuitable for such high-rise development. The commercial, retail spaces and large number of residences with limited parking per unit will create more churning in our local streets as residents and visitors try to find a car spot. There is limited parking available for current local residents and their visitors now. Military Rd is already stressed with increasing traffic from the northern beaches, changes to local roads and other new developments, a development of this size only exacerbates the problem.
Increased traffic movements by the increased use of Military Lane to enter and exit Yeo St presents a significant road safety issue as well as further adding to traffic congestion along narrow Yeo St , Rangers Rd and Watson St etc.
An underground supermarket is not in the best interest of the community, and the public plaza ambience would seem to be may adversely affected by overshadowing of the towers.
A 6 level development is more appropriate for the area.

I object to the project on the basis that it is an over-development of the site and is contrary to community wishes as were heavily expressed during the very extensive development process through council and the the Sydney North Planning Panel.

My key concerns include

- Height - inconsistent with North Sydney Council’s endorsed Neutral Bay Village Planning Study and the limits in the Planning Proposal recently endorsed by the Sydney North Planning Panel.

- Overshadowing - the Council and the Sydney North Planning Panel studies RIGHTLY took into account the need to protect solar access for surrounding dwellings on Yeo Street as well as the public plaza.

- Traffic and safety impact - the self-serving studies provided by the developer are inadequate and do not assess the cumulative traffic impact. Local streets are already over-crowded and have safety risks.

- Non-Compliant Parking Spaces – Of the 117 residential car spaces being proposed, the developer has allowed 80 car spaces for its 53 units with three/four-bedrooms, based on a rate of 1.5 spaces per three/four-bedroom unit. This rate significantly exceeds the maximum car parking rate under the North Sydney DCP. DPHI should enforce the North Sydney DCP maximum rate to minimise adverse impacts on the local road network

- Adequacy of social infrastructure including water and sewer - surrounding streets are already dealing with issues with water pressure and burst water and sewer mains. A development of this size, along with other surrounding developments, should not be imposed on the community without upgrades to ensure social infrastructure is improved.

- Public transport infrastructure - the Military Road corridor and Neutral Bay in particular is already dealing with overcrowded, unreliable and inadequate public transport services. A development of this size will only magnify this further especially in peak times - an further disadvantage to the community,

- Inadequate affordable housing – Only 10 units, representing just 5.2% of gross floor area, are proposed as Affordable Housing, despite a proposed height uplift of 175%.

Approving this modified development plan would benefit the developer and be a disenfranchisement of the local community and wrong.

I support the redevelopment of the Neutral Bay precinct that has become dilapidated in many areas over the last 20 years.

That said I am objecting to aspects of the proposed development on the following grounds:

Excessive height: The proposal exceeds the endorsed:
• North Sydney Council's Neutral Bay Village Planning Study which limits building heights to 6 storeys.
• The Sydney North Planning Panels Planning Proposal that states that limits the site to part 6 & part 8-storeys - which took into account the need to protect solar access for dwellings on Yeo Street.

Traffic & parking pressure – Local streets are already congested. The developer's Transport Impact Assessment fails to account for cumulative development impacts

To many Parking Spaces – The proposed 117 parking spaces exceeds the North Sydney DCP maximum rate of 53 parking spaced which is intended to minimise adverse impacts on the already overburdened local road network and promote use of sustainable and public transport.

Inadequate affordable housing – While asking for a 175% increase in building height the developer is only allowing for 5.2% increase in affordable housing. The affordable housing contribution should be increased.
• According to Chapter 2 of the State Environmental Planning Policy (Housing) 2021, the developer should be allowing for a minimum of 10% accessible housing.
• Granting a 175% extension to the projects height for only 5% contribution undermines the intent of the Infill Affordable Housing provisions.

Water infrastructure– Reduced water pressure issues due to the large number of developments in the Neutral Bay area have increased in recent years without adequate improvements to infrastructure. Water infrastructure must be upgraded to minimise further adverse impacts on existing and future residents.