To the Department of Planning,

I am writing as a local resident to object to the proposed development at 15–21 Cottonwood Crescent.

My concern is not only the size of this project on its own, but also what it means when added to everything else already happening in Macquarie Park. This part of the area has already seen a very large amount of residential growth, with more approved projects nearby and more people being added to the same roads, footpaths, public spaces and local services. At some point, the question is not whether each project can be justified individually, but whether the combined impact is becoming too much for the area to absorb. That is my concern here.

This proposal is being exhibited as 858 apartments, but other project documents refer to up to 870 dwellings and different affordable housing numbers. As a resident trying to understand the real impact of the project, I find that frustrating. Basic figures such as total dwelling numbers and affordable housing yield should be clear and consistent in the public material. If the public record is not even fully aligned on those numbers, it makes it harder to have confidence in the broader assessment of traffic, infrastructure demand and local impact.

I am also concerned about how much additional pressure this project would place on an area that is already under strain. Macquarie Park is not a blank slate. There are already many nearby developments, both approved and completed, and residents are already experiencing the cumulative effects of density through busier roads, more crowded public spaces, and a general loss of breathing room in the area. Adding another very large project needs to be looked at in that broader context, not treated as though it exists in isolation.

Traffic and movement are another major concern. Even where a site is close to public transport, that does not remove all local impacts. People still use roads, intersections, footpaths, loading areas, pick-up and drop-off zones, and local pedestrian links every day. A project of this size will increase activity during both construction and operation. Residents living nearby will be the ones dealing with the practical consequences.

I am also worried about flooding and excavation issues. Public material for the project indicates that part of the site is flood affected and that major excavation would be required. That should be taken very seriously. A very large high-density project with substantial basement works should not be approved unless there is a very high level of confidence about flood behaviour, stormwater impacts, construction risk and the effect on neighbouring land and public areas. From a community point of view, those risks do not feel minor.

Another issue for me is the overall transparency of the process. This site was already approved for a much smaller redevelopment not long ago. Now the community is being asked to consider a much more intense proposal on the same land. That kind of change deserves very clear justification. In my opinion, the public case for such a dramatic increase has not been made clearly enough.

I want to be clear that I am not against housing and I am not saying nothing should ever be built here. But there is a difference between redevelopment and overdevelopment. This proposal feels like too much on one site, in an area that is already carrying a lot of growth.

For these reasons, I object to the proposal and ask that it be refused in its current form. At a minimum, I believe a stronger and clearer cumulative assessment is needed, including infrastructure pressure, traffic and movement, flood and excavation risk, and a more transparent explanation of the project’s actual scale.

Sincerely

To the Department,

I am a local resident and I would like to object to the proposed development at 15–21 Cottonwood Crescent.

I understand that Macquarie Park is changing and that more housing will be built in this area. I am not objecting to redevelopment in principle. My concern is that this proposal goes far beyond what is reasonable for this site and for the people who already live around it.

What worries me most is the sheer scale of what is now being proposed. This site was already approved for a much smaller development in 2025, with around 255 apartments in two buildings of about 20 storeys. The current proposal is on a completely different scale, with 858 apartments now being exhibited, and earlier project material referring to up to 870 dwellings, a 60-storey height and a much higher floor space ratio. That is not a small adjustment or a refined version of the earlier scheme. It is a major escalation.

As a local resident, that jump in scale feels excessive. A site that was already allowed to redevelop is now being pushed much harder again, and the result is a building form that seems out of proportion with both the immediate surroundings and the existing local character at ground level.

I am especially concerned about the impact on nearby residents and on Elouera Reserve. This is not an isolated site with no neighbours. It sits right next to existing residential buildings and a local reserve that people in the area actually use. A development of this height and density is likely to create a much heavier visual presence, more overshadowing, stronger wind effects at ground level, and a more enclosed feeling around the site. Even where technical reports try to say impacts can be managed, the scale of what is being asked for here makes that very hard to accept at face value.

The reserve is a particularly important issue. Public open space should not feel dominated by towers immediately beside it. People use local parks for light, openness, relief from built-up streets, and basic neighbourhood amenity. A development of this size risks taking too much of that away. Even if the building technically complies with some design responses, that does not mean the outcome will feel right in real life for the people living nearby and using the reserve.

I am also concerned about the interface with the surrounding apartment buildings. For existing residents, this is not an abstract planning matter. It affects outlook, privacy, daylight, wind comfort and the general sense of overdevelopment. These things have a real impact on quality of life. Once a building of this size is approved and built, the effect is permanent.

Another issue is that the current proposal appears to rely on a very large increase in planning controls compared with what currently applies to the site. In my view, that kind of uplift should only be supported where the public benefit is very clear and the local impacts are convincingly addressed. I do not think that has been shown here.

This proposal asks the community to absorb a very substantial increase in height and density on one site, and I do not believe the burden on surrounding residents and public space has been justified.

For those reasons, I object to the proposal in its current form. I ask that it either be refused, or at the very least significantly reduced to something more consistent with the already approved scale of redevelopment and more respectful of neighbouring residents and Elouera Reserve.

Yours faithfully

RE: OBJECTION to State Significant Development – 15-21 Cottonwood Crescent & 12-14 Lachlan Ave, Macquarie Park

I am writing as an owner and resident of Natura, 82 Waterloo Rd, Macquarie Park, 2113 to voice my formal objection to the Application No. SSD-94006708 lodged by Cottonwood Development Pty Ltd as part of the public exhibition phase.

I am asking that the Minister for Planning and Public Services rescind the fast-tracked planning permission given to Billbergia for the 60 and 52 storey tower development at 15-21 Cottonwood Crescent and 12-14 Lachlan Ave Macquarie Park (Informally referred to as 88 Waterloo Rd) under the State-Significant Development Approval SSD-94006708.

The Ministerial Order to declare the site as state significant that will allow the developers Billbergia and Legacy Property to use the Housing Delivery Authority (HDA) as a pathway to rezoning which would dramatically increase the maximum building height from 65 metres to 212 metres.

The developer, Billbergia has submitted plans to increase number of residential units from an original 255 to 858 apartments across two towers. This extraordinary expansion represents a 236.47% increase on the total number of residences from the original EOI Application 253419 dated 04/04/2025.

The Department and the Minister need to consider the immense impact on the area that such a gigantic development would have on the residents in the area. Macquarie Park already contains a significant amount of high-rise residential dwellings and there are currently large towers in construction which will further stretch our limited resources.

The residents at Natura are requesting the restoration of the original approval for two residential buildings of a maximum of 20 storeys in line with the pre-existing residential developments in Macquarie Park.

We outline the various reasons for our objection to the rezoning below:
1. Recent reports from Sydney Water and the AFR highlight that Macquarie Park is already under strain. The permission granted to build data centres means that residents are already competing for water, cooling, and energy resources. Should the construction of the two towers at its current proposal of a 241% increase in units go ahead, then it would put more pressure on already strained services. Due to the State Government’s failure to account for all the new construction, Sydney Water is passing on the cost of paying for urgent upgrades and infrastructure for new housing developments to pre-existing rate payers. This cost is a 50% increase of the billing over a five-year period which has already commenced. In a sign of governmental failure to plan ahead, home-owners are bearing the financial brunt. To add more pressure to this shows a lack of forethought by the Ministers who approve additional construction.

2. By the local and state governments’ own findings, Macquarie Park is underserved by educational facilities. A failure to follow through on the originally planned primary and high school at Lachlan’s Line which should have accommodated 2000 students means existing schools are already under strain. Adding more residential apartments into this area without also increasing educational facilities is reckless. The community has no confidence that all legislative bodies will actually build more schools when old promises were broken.

3. The site borders Shrimptons Creek, home to three endangered ecological communities along Shrimptons Creek: the Blue Gum High Forest, Sydney Turpentine Ironbark Forest and Sydney Sandstone Gully Forest. The 205-meter towers will create a permanent "shading curtain". By Billbergia’s own admission, Shrimpton’s Creek will be in shadow daily from 11am onwards which will disrupt the microclimate required for these protected species. Additionally, the large shadows cast by the towers of a 62 and 58 storey construction would also adversely affect Natura residents and our standard of living.

4. The Metro is a welcome addition to the transport infrastructure in the area, however according to the Sydney Morning Herald, Macquarie University Station and Chatswood Stations are the most utilised stations on the line. Metro Sydney proudly claims that they aim to fulfil a target capacity of 40 000 customers per hour, however, Matt O’Sullivan of the SMH reports that peak hour travel is at 67 000 during the morning peak period and at 75 000 during the evening peak. This shows that that current usage already far exceeds what the infrastructure was rated to handle. To add more demand to this service shows a lack of forward planning.

All of these reasons should demonstrate the systemic failures by local and state government bodies to plan appropriate infrastructure to support Macquarie Park. Macquarie Park offers wonderful opportunities for a diverse community with the University, the Business Park, the shopping centre, the metro and the natural green spaces. Macquarie Park is already comprised of a significant number of high-rise residential apartments with zero free-standing houses in the entire suburb according to the 2021 National Census. The State Government needs to cease using our suburb to solve its own planning shortcomings. We therefore ask for the original approval of a maximum of 20 storeys to be restored to the planning permissions. This would bring new construction in line with pre-existing buildings and maintain the current community atmosphere.

You may contact me via the listed information or direct your correspondence to Owners Corporation of SP104187 via our Natura Strata Committee’s Office Bearers at the email addresses listed below. We look forward to hearing your response.

Chair
Annie Lin
[email protected]

Treasurer
Jacqueline Khuu
[email protected]

Secretary
Hannah Phang
[email protected]

I am writing as an owner and resident of Natura, 82 Waterloo Rd, Macquarie Park, 2113 to
voice my formal objection to the Application No. SSD-94006708 lodged by Cottonwood
Development Pty Ltd as part of the public exhibition phase.
I am asking that the Minister for Planning and Public Services rescind the fast-tracked
planning permission given to Billbergia for the 60 and 52 storey tower development at 15-21
Cottonwood Crescent and 12-14 Lachlan Ave Macquarie Park (Informally referred to as 88
Waterloo Rd) under the State-Significant Development Approval SSD-94006708.
The Ministerial Order to declare the site as state significant that will allow the developers
Billbergia and Legacy Property to use the Housing Delivery Authority (HDA) as a pathway
to rezoning which would dramatically increase the maximum building height from 65 metres
to 212 metres.
The developer, Billbergia has submitted plans to increase number of residential units from an
original 255 to 858 apartments across two towers. This extraordinary expansion represents a
236.47% increase on the total number of residences from the original EOI Application
253419 dated 04/04/2025.
The Department and the Minister need to consider the immense impact on the area that such a
gigantic development would have on the residents in the area. Macquarie Park already
contains a significant amount of high-rise residential dwellings and there are currently large
towers in construction which will further stretch our limited resources.
The residents at Natura are requesting the restoration of the original approval for two
residential buildings of a maximum of 20 storeys in line with the pre-existing residential
developments in Macquarie Park.
We outline the various reasons for our objection to the rezoning below:
1. Recent reports from Sydney Water and the AFR highlight that Macquarie Park is
already under strain. The permission granted to build data centres means that residents
are already competing for water, cooling, and energy resources. Should the
construction of the two towers at its current proposal of a 241% increase in units go
ahead, then it would put more pressure on already strained services. Due to the State
Government’s failure to account for all the new construction, Sydney Water is passing
on the cost of paying for urgent upgrades and infrastructure for new housing
developments to pre-existing rate payers. This cost is a 50% increase of the billing
over a five-year period which has already commenced. In a sign of governmental
failure to plan ahead, home-owners are bearing the financial brunt. To add more
pressure to this shows a lack of forethought by the Ministers who approve additional
construction.
2. 3. 4. By the local and state governments’ own findings, Macquarie Park is underserved by
educational facilities. A failure to follow through on the originally planned primary
and high school at Lachlan’s Line which should have accommodated 2000 students
means existing schools are already under strain. Adding more residential apartments
into this area without also increasing educational facilities is reckless. The community
has no confidence that all legislative bodies will actually build more schools when old
promises were broken.
The site borders Shrimptons Creek, home to three endangered ecological communities
along Shrimptons Creek: the Blue Gum High Forest, Sydney Turpentine Ironbark
Forest and Sydney Sandstone Gully Forest. The 205-meter towers will create a
permanent "shading curtain". By Billbergia’s own admission, Shrimpton’s Creek will
be in shadow daily from 11am onwards which will disrupt the microclimate required
for these protected species. Additionally, the large shadows cast by the towers of a 62
and 58 storey construction would also adversely affect Natura residents and our
standard of living.
The Metro is a welcome addition to the transport infrastructure in the area, however
according to the Sydney Morning Herald, Macquarie University Station and
Chatswood Stations are the most utilised stations on the line. Metro Sydney proudly
claims that they aim to fulfil a target capacity of 40 000 customers per hour, however,
Matt O’Sullivan of the SMH reports that peak hour travel is at 67 000 during the
morning peak period and at 75 000 during the evening peak. This shows that that
current usage already far exceeds what the infrastructure was rated to handle. To add
more demand to this service shows a lack of forward planning.
All of these reasons should demonstrate the systemic failures by local and state government
bodies to plan appropriate infrastructure to support Macquarie Park. Macquarie Park offers
wonderful opportunities for a diverse community with the University, the Business Park, the
shopping centre, the metro and the natural green spaces. Macquarie Park is already comprised
of a significant number of high-rise residential apartments with zero free-standing houses in
the entire suburb according to the 2021 National Census. The State Government needs to
cease using our suburb to solve its own planning shortcomings. We therefore ask for the
original approval of a maximum of 20 storeys to be restored to the planning
permissions. This would bring new construction in line with pre-existing buildings and
maintain the current community atmosphere.

RE: OBJECTION to State Significant Development – 15-21 Cottonwood Crescent & 12-14 Lachlan Ave, Macquarie Park
I am writing as an owner and resident of Natura, 82 Waterloo Rd, Macquarie Park, 2113 to
voice my formal objection to the Application No. SSD-94006708 lodged by Cottonwood
Development Pty Ltd as part of the public exhibition phase

There are 6 main reasons as follow :
1.Overcrowding of Public Transport
Macquarie Park is already experiencing significant strain on public transport infrastructure. Despite frequent services (approximately every 4 minutes) on the Sydney Metro Northwest, trains are often at or near capacity during peak hours.
Even developments that are not yet fully occupied—such as Meriton Suites Talavera Road—are already contributing to congestion. Approving additional high-density 60+52 levels buildings will further overload the system, reducing commuter safety, comfort, and reliability.
According to the Sydney Morning Herald, Macquarie University Station and Chatswood Stations are the most utilised stations on the line. Metro Sydney proudly claims that they aim to fulfil a target capacity of 40 000 customers per hour, however, Matt O’Sullivan of the SMH reports that peak hour travel is at 67 000 during the morning peak period and at 75 000 during the evening peak. This shows that that current usage already far exceeds what the infrastructure was rated to handle. To add more demand to this service shows a lack of forward planning.


2. Traffic Congestion and Road Pressure
Macquarie Park’s road network, including key corridors like Talavera Road & Waterloo Road are already heavily congested during peak periods. Additional high-density developments will increase vehicle traffic, worse commute times & create safety risks for pedestrians and cyclists

3. Overdevelopment and Loss of Area Character
Macquarie Park is transitioning rapidly into a dense urban zone, but excessive high-rise development risks:
Overcrowding the skyline
Reducing open space and greenery
Creating a “concrete-heavy” environment lacking livability

4. Emergency Services Capacity
The addition of more high-density towers places further pressure on local emergency services. In a major incident:
Fire and rescue teams may be stretched across multiple developments
Access routes may be congested due to increased traffic
Response times could be delayed
This is particularly concerning in an already dense and growing area like Macquarie Park.

5. Emergency Evacuation and Fire Safety Risks
High-rise buildings above 24 storeys present significant challenges in emergency situations, particularly for evacuation and fire response.
Evacuation limitations:
In tall buildings, occupants must rely primarily on stairwells during emergencies, as lifts are typically unusable in fires. Evacuating dozens of floors takes considerable time, especially for:
Elderly residents
People with disabilities
Families with children
Bottlenecks and crowding:
With high population density per building, stairwells can quickly become congested, increasing the risk of panic, injury, and delayed evacuation.
Firefighting constraints:

Fire services face greater difficulty accessing upper floors in very tall buildings. Even with modern equipment, response times and effectiveness are reduced at height, increasing potential risk to life and property.
Increased fire load and complexity:
Larger buildings house more residents, electrical systems, and materials, raising the complexity of fire incidents and the potential scale of damage.

6. Inconsistency with Practical Capacity (Reality vs Planning)
While planning frameworks may assume transport capacity is sufficient due to frequent metro services , real-world conditions show:
Peak-hour overcrowding already occurring
Limited physical space inside trains regardless of frequency
Platform crowding and safety concerns

Given the existing strain on transport and infrastructure—already evident even before full occupancy of recent developments—approval of additional high-rise buildings above 24 storeys in Macquarie Park is premature and risks significantly worsening congestion, livability, and safety for current and future residents.

RE: OBJECTION to State Significant Development – 15-21 Cottonwood Crescent & 12-
14 Lachlan Ave, Macquarie Park
I am writing as an owner and resident of Natura, 82 Waterloo Rd, Macquarie Park, 2113 to
voice my formal objection to the Application No. SSD-94006708 lodged by Cottonwood
Development Pty Ltd as part of the public exhibition phase.
I am asking that the Minister for Planning and Public Services rescind the fast-tracked
planning permission given to Billbergia for the 60 and 52 storey tower development at 15-21
Cottonwood Crescent and 12-14 Lachlan Ave Macquarie Park (Informally referred to as 88
Waterloo Rd) under the State-Significant Development Approval SSD-94006708.
The Ministerial Order to declare the site as state significant that will allow the developers
Billbergia and Legacy Property to use the Housing Delivery Authority (HDA) as a pathway
to rezoning which would dramatically increase the maximum building height from 65 metres
to 212 metres.
The developer, Billbergia has submitted plans to increase number of residential units from an
original 255 to 858 apartments across two towers. This extraordinary expansion represents a
236.47% increase on the total number of residences from the original EOI Application
253419 dated 04/04/2025.
The Department and the Minister need to consider the immense impact on the area that such a
gigantic development would have on the residents in the area. Macquarie Park already
contains a significant amount of high-rise residential dwellings and there are currently large
towers in construction which will further stretch our limited resources.
The residents at Natura are requesting the restoration of the original approval for two
residential buildings of a maximum of 20 storeys in line with the pre-existing residential
developments in Macquarie Park.
We outline the various reasons for our objection to the rezoning below:
1. Recent reports from Sydney Water and the AFR highlight that Macquarie Park is
already under strain. The permission granted to build data centres means that residents
are already competing for water, cooling, and energy resources. Should the
construction of the two towers at its current proposal of a 241% increase in units go
ahead, then it would put more pressure on already strained services. Due to the State
Government’s failure to account for all the new construction, Sydney Water is passing
on the cost of paying for urgent upgrades and infrastructure for new housing
developments to pre-existing rate payers. This cost is a 50% increase of the billing
over a five-year period which has already commenced. In a sign of governmental
failure to plan ahead, home-owners are bearing the financial brunt. To add more
pressure to this shows a lack of forethought by the Ministers who approve additional
construction.
2. 3. 4. By the local and state governments’ own findings, Macquarie Park is underserved by
educational facilities. A failure to follow through on the originally planned primary
and high school at Lachlan’s Line which should have accommodated 2000 students
means existing schools are already under strain. Adding more residential apartments
into this area without also increasing educational facilities is reckless. The community
has no confidence that all legislative bodies will actually build more schools when old
promises were broken.
The site borders Shrimptons Creek, home to three endangered ecological communities
along Shrimptons Creek: the Blue Gum High Forest, Sydney Turpentine Ironbark
Forest and Sydney Sandstone Gully Forest. The 205-meter towers will create a
permanent "shading curtain". By Billbergia’s own admission, Shrimpton’s Creek will
be in shadow daily from 11am onwards which will disrupt the microclimate required
for these protected species. Additionally, the large shadows cast by the towers of a 62
and 58 storey construction would also adversely affect Natura residents and our
standard of living.
The Metro is a welcome addition to the transport infrastructure in the area, however
according to the Sydney Morning Herald, Macquarie University Station and
Chatswood Stations are the most utilised stations on the line. Metro Sydney proudly
claims that they aim to fulfil a target capacity of 40 000 customers per hour, however,
Matt O’Sullivan of the SMH reports that peak hour travel is at 67 000 during the
morning peak period and at 75 000 during the evening peak. This shows that that
current usage already far exceeds what the infrastructure was rated to handle. To add
more demand to this service shows a lack of forward planning.
All of these reasons should demonstrate the systemic failures by local and state government
bodies to plan appropriate infrastructure to support Macquarie Park. Macquarie Park offers
wonderful opportunities for a diverse community with the University, the Business Park, the
shopping centre, the metro and the natural green spaces. Macquarie Park is already comprised
of a significant number of high-rise residential apartments with zero free-standing houses in
the entire suburb according to the 2021 National Census. The State Government needs to
cease using our suburb to solve its own planning shortcomings. We therefore ask for the
original approval of a maximum of 20 storeys to be restored to the planning
permissions. This would bring new construction in line with pre-existing buildings and
maintain the current community atmosphere.
You may contact me via the listed information or direct your correspondence to Owners
Corporation of SP104187 via our Natura Strata Committee’s Office Bearers at the email
addresses listed below. We look forward to hearing your response.
Chair
Annie Lin
[email protected]
Treasurer
Jacqueline Khuu
[email protected]
Secretary
Hannah Phang
[email protected]

I am writing to object to the proposed mixed-use development at 15–21 Cottonwood Crescent, Macquarie Park.

My main concerns are increased traffic congestion, insufficient local infrastructure, and negative impacts on residential amenity, including noise, overcrowding, and loss of privacy. The scale of the development also appears inconsistent with the existing character of the area.

Overall, I believe the proposal will place additional pressure on the community and reduce the quality of living for current residents.

I respectfully request that this application be reconsidered.

RE: Formal Objection to State Significant Development – 15-21 Cottonwood Crescent & 12-14 Lachlan Ave, Macquarie Park

To the Hon. Paul Scully, MP

We are writing on behalf of the 336 lots at Natura 82 Waterloo Rd Macquarie Park as the Strata Committee (SC) representing the Owners Corporation.

We are asking that the Minister rescind the fast-tracked planning permission given to Billbergia and Legacy Property for the 60 and 52 storey tower development at 15-21 Cottonwood Crescent and 12-14 Lachlan Ave Macquarie Park (Informally referred to as 88 Waterloo Rd) under the State-Significant Development Approval SSD-94006708.

The Ministerial Order to declare the site as state significant that will allow the developers Billbergia and Legacy Property to use the Housing Delivery Authority (HDA) as a pathway to rezoning which would dramatically increase the maximum building height from 65 metres to 212 metres.

The developer, Billbergia has submitted plans to increase number of residential units from an original 255 to 858 apartments across two towers. This extraordinary expansion represents a 236.47% increase on the total number of residences from the original EOI Application 253419 dated 04/04/2025.

As residents in high-rise apartments, we understand the State Government’s need to shift into high density housing. We are not opposing the construction of more developments, however we ask that, as our elected representatives, you consider the immense impact on the area that such a gigantic development would have on the residents in the area. Macquarie Park already contains a significant amount of high-rise residential dwellings and there are currently large towers in construction which will further stretch our limited resources.

We are requesting the restoration of the original approval for two residential buildings of a maximum of 20 storeys in line with the pre-existing residential developments in Macquarie Park.

We outline the various reasons for our objection to the rezoning below:
1. Recent reports from Sydney Water and the AFR highlight that Macquarie Park is already under strain. The permission granted to build data centres means that residents are already competing for water, cooling, and energy resources. Should the construction of the two towers at its current proposal of a 241% increase in units go ahead, then it would put more pressure on already strained services. Due to the State Government’s failure to account for all the new construction, Sydney Water is passing on the cost of paying for urgent upgrades and infrastructure for new housing developments to pre-existing rate payers. This cost is a 50% increase of the billing over a five-year period which has already commenced. In a sign of governmental failure to plan ahead, home-owners are bearing the financial brunt. To add more pressure to this shows a lack of forethought by the Ministers who approve additional construction.

2. By the local and state governments’ own findings, Macquarie Park is underserved by educational facilities. A failure to follow through on the originally planned primary and high school at Lachlan’s Line which should have accommodated 2000 students means existing schools are already under strain. Adding more residential apartments into this area without also increasing educational facilities is reckless. The community has no confidence that all legislative bodies will actually build more schools when old promises were broken.

3. The site borders Shrimptons Creek, home to three endangered ecological communities along Shrimptons Creek: the Blue Gum High Forest, Sydney Turpentine Ironbark Forest and Sydney Sandstone Gully Forest. The 205-meter towers will create a permanent "shading curtain". By Billbergia’s own admission, Shrimpton’s Creek will be in shadow daily from 11am onwards which will disrupt the microclimate required for these protected species. Additionally, the large shadows cast by the towers of a 62 and 58 storey construction would also adversely affect Natura residents and our standard of living.

4. The Metro is a welcome addition to the transport infrastructure in the area, however according to the Sydney Morning Herald, Macquarie University Station and Chatswood Stations are the most utilised stations on the line. Metro Sydney proudly claims that they aim to fulfil a target capacity of 40 000 customers per hour, however, Matt O’Sullivan of the SMH reports that peak hour travel is at 67 000 during the morning peak period and at 75 000 during the evening peak. This shows that that current usage already far exceeds what the infrastructure was rated to handle. To add more demand to this service shows a lack of forward planning.

All of these reasons should demonstrate the systemic failures by local and state government bodies to plan appropriate infrastructure to support Macquarie Park. Macquarie Park offers wonderful opportunities for a diverse community with the University, the Business Park, the shopping centre, the metro and the natural green spaces. Macquarie Park is already comprised of a significant number of high-rise residential apartments with zero free-standing houses in the entire suburb according to the 2021 National Census. The State Government needs to cease using our suburb to solve its own planning shortcomings. We therefore ask for the original approval of a maximum of 20 storeys to be restored to the planning permissions. This would bring new construction in line with pre-existing buildings and maintain the current community atmosphere.

You may contact the Owners Corporation of SP104187 via our Strata Committee’s Office Bearers at the email addresses listed below. We look forward to hearing your response.

Chair
Annie Lin
[email protected]

Treasurer
Jacqueline Khuu
[email protected]

Secretary
Hannah Phang
[email protected]

Sincerely,
Natura Strata Committee (SP104187)
82 Waterloo Rd, Macquarie Park, NSW, 2113

To the NSW Department of Planning, Housing and Infrastructure,
I write in support of the proposed mixed-use development at 15-21 Cottonwood Crescent, Macquarie Park (SSD-94006708), and offer constructive recommendations to strengthen the proposal before consent is granted.

WE NEED MORE HOUSING — AND THIS LOCATION IS IDEAL

Macquarie Park is one of Sydney's most strategically important urban renewal corridors. With direct Metro access, proximity to Macquarie University, Macquarie University Hospital, and a growing life sciences and technology precinct, there are few locations in Sydney better positioned to absorb new housing. The site at 15-21 Cottonwood Crescent is well-located, underutilised, and ready for transformation. Young professionals, students, researchers, hospital workers, and families all need homes close to where they work and study. This project can deliver that.

WHY THE HERRING ROAD CONTROLS ARE NO LONGER FIT FOR PURPOSE

The current planning controls derive from the Herring Road Urban Activation Precinct rezoning finalised in 2014 and 2015 — a very different economic environment. Those controls, including height limits of 65 metres and an FSR of 4.5:1, are now genuinely obsolete when assessed against current development feasibility realities.

Construction costs have risen dramatically since 2014. Post-COVID supply chain disruptions, labour cost inflation, rising material prices, and increased regulatory compliance costs have fundamentally altered the economics of apartment development. A density envelope viable in 2014 is no longer sufficient to make sites like this financially feasible.

The 2014 controls were also set during a period of low interest rates and strong presales values. Today's higher interest rates mean holding costs during planning and construction are far more significant, and the minimum viable scale of a project has increased materially. The 65-metre height limit caps apartment numbers at a level that cannot absorb the fixed costs of basement construction, structural engineering, and site establishment while still delivering marketable homes at accessible prices.

Furthermore, the 2014 controls did not anticipate the Sydney Metro Northwest, which opened in 2019 and transformed the accessibility and value potential of this precinct. Higher accessibility demands and justifies higher density. The NSW Government's own finalised Macquarie Park rezoning masterplan of late 2024 — which doubled housing capacity to 9,600 new homes — confirms that the 2014 controls are outdated. The Department cannot publish a masterplan doubling housing targets and then refuse the upzonings needed to deliver them. The choice here is not between a mid-rise neighbourhood and supertall towers — it is between supertall towers and nothing. Given Sydney's housing crisis, nothing is not acceptable.

RECOMMENDED CHANGE 1: BEDROOM MIX

Without firm conditions, the mix will skew toward studios and one-bedroom apartments serving short-term investors. I ask the Department to condition the following minimum mix:

- No more than 20% studios or one-bedroom apartments
- At least 35% two-bedroom apartments
- At least 25% three-bedroom apartments with separate living and dining areas
- A minimum of 5% three or four-bedroom apartments suitable for families

Macquarie Park is not just a student suburb — it is a growing urban neighbourhood. Larger apartments attract owner-occupiers and long-term renters, building a more stable and engaged community.

RECOMMENDED CHANGE 2: AFFORDABLE HOUSING

The affordable housing component must be meaningful. I ask the Department to ensure:

- Affordable units are distributed across both towers and multiple floor levels — not clustered on lower floors of one building
- The affordable mix includes genuine two and three-bedroom dwellings so families benefit, not just single occupants

RECOMMENDED CHANGE 3: SETBACKS

I ask the Department to condition the following minimum setbacks:

- 6 metres from all residential boundaries above the podium, increasing to 10 metres above level 10
- 4 metres from Cottonwood Crescent at ground level, dedicated to deep soil planting and pedestrian amenity — not servicing or car access
- No blank walls or service facades on any public street frontage
- Minimum 18-metre separation between habitable room windows within the development

These requirements are consistent with the NSW Apartment Design Guide and are non-negotiable at this scale.

RECOMMENDED CHANGE 4: ARCHITECTURAL DESIGN

At 60 and 52 storeys, these towers will define the Macquarie Park skyline for generations. I ask the Department to condition:

- Varied facade materials across the podium, mid levels, and upper towers
- Recessed balconies on southern and western faces for weather protection and reduced visual bulk
- Activated ground floor edges with retail uses, generous awnings, and accessible bicycle parking
- Visual breaks in the facade every 4 to 5 floors to reduce apparent mass

RECOMMENDED CHANGE 5: COMMUNAL SPACE

With 858 apartments, communal spaces here function as a small neighbourhood park. I recommend conditioning:

- At least 15 square metres of communal open space per dwelling, with at least half at ground or podium level
- A children's play area with shade and soft fall surfaces
- A communal garden with irrigated beds, seating, and shade structures
- A multipurpose community room of at least 100 square metres available to all residents
- A landscape architect retained through construction and for 12 months post-completion

SUSTAINABILITY

A $674 million development has no excuse for less than best-practice sustainability. I ask the Department to condition all-electric buildings with no gas, EV charging for 50% of car spaces with conduit for the remainder, rooftop solar on both towers, a minimum 5-star NABERS rating for all commercial tenancies, and BASIX commitments materially exceeding minimum thresholds.