Subject: Objection to Proposed Mixed Use Development at 15–21 Cottonwood Crescent, Macquarie Park

To whom it may concern,
I write to formally object to the proposed mixed-use development at 15–21 Cottonwood Crescent, Macquarie Park.
I am an owner-occupier of a 3-bedroom apartment at 2 Cottonwood Close, located on Level 11, and my apartment faces toward the proposed development site. As a nearby resident with a family and children, I am directly concerned about the likely impacts this proposal will have on the amenity, safety, and liveability of my home and the surrounding neighbourhood.
While I understand that Macquarie Park is an area identified for growth, this does not mean that any development is appropriate regardless of its impacts. In my view, this proposal should not be approved in its current form because it is likely to create unreasonable adverse impacts on surrounding residents, including my household.

My objection is based on the following planning concerns.

1. Unreasonable scale, bulk and intensity
The proposed development appears excessive in scale and intensity relative to surrounding residential properties. Any redevelopment must still respond appropriately to its context and avoid unreasonable impacts on nearby homes.
A development of this size is likely to create excessive visual bulk, an overbearing built form, increased density and activity, and a poor transition to existing residential buildings. From my Level 11 apartment facing the site, I am concerned the proposal will become a dominant and intrusive presence and materially reduce the openness currently enjoyed by nearby residents.

2. Loss of privacy and overlooking
This is one of my most serious concerns. Because my apartment directly faces the site, I am concerned the new building will create direct or angled overlooking into my home. With multiple windows, balconies, communal areas and circulation spaces, the proposal may significantly reduce the privacy currently enjoyed by my family.
This affects living areas, bedrooms, balconies and family spaces. As a family with children, privacy is especially important. Existing residents should not be expected to accept unreasonable visual intrusion simply because redevelopment is proposed nearby.

3. Overshadowing and loss of sunlight
I am concerned that the scale and height of the proposed development may result in additional overshadowing and reduced access to sunlight for nearby apartments, including my own.
Because my apartment faces the development site, the built form may reduce natural light reaching our internal living spaces. This is especially concerning for a family home, where sunlight contributes to comfort, wellbeing, and the liveability of bedrooms, living rooms and balconies. Reduced sunlight during winter would be particularly problematic. If unacceptable overshadowing cannot be avoided, the proposal should be refused or significantly redesigned.

4. Increased traffic congestion and road safety concerns
Traffic is already a concern in the area, and I believe this proposal will worsen the situation. As a local resident, I am already aware of existing traffic congestion, busy surrounding roads and intersections, and pressure on the local street network.
A mixed-use development will inevitably increase resident vehicle movements, visitor traffic, deliveries, service vehicles and rideshare activity. This additional activity is likely to worsen congestion and place further pressure on already busy intersections near the site. This is not only inconvenient but also a safety concern, particularly for families and children.

5. Limited street parking and overflow parking impacts
Parking pressure is already an issue in the area, and this proposal is likely to intensify that problem. Even if on-site parking is provided, there is a real risk that visitors, service vehicles, commercial users and overflow residential parking will spill into surrounding streets.
As a nearby resident, I am already aware of limited street parking in the area. Additional demand generated by a mixed-use development would make parking more difficult for existing residents and visitors and place further strain on local streets.

6. Noise and disturbance during construction and operation
The proposal is likely to create substantial noise and disturbance both during construction and after completion.
Construction of a project of this scale is likely to involve demolition and excavation noise, vibration, dust, truck movements, disruption to local access, and prolonged disturbance over an extended period. For nearby residents, including families with children, these impacts can be highly disruptive.
Once complete, the mixed-use development may generate ongoing noise from commercial premises, loading and servicing, waste collection, vehicle movements and increased pedestrian activity, reducing the peaceful residential environment currently experienced by surrounding owners and occupiers.

7. Cumulative impact on residential amenity and family liveability
My concern is not just about one issue in isolation, but the combined impact of all of these matters together.
When considered cumulatively, the proposal is likely to result in reduced privacy, reduced natural light, increased traffic, greater parking pressure, more noise and disturbance, and a more congested and less comfortable residential environment. For an owner-occupier with a family and children, these are not minor concerns. They go directly to the liveability, safety and wellbeing of my household.

8. Inadequate response to existing residential context
Although Macquarie Park is evolving, new development must still be designed in a way that respects surrounding residents and integrates appropriately with the existing urban context.
In my view, this proposal does not adequately respond to the amenity of nearby apartments, existing traffic and parking pressures, the need for privacy and sunlight protection, and the expectations of residents who already live in the area. Good planning should support growth while also protecting the quality of life of existing communities.

9. Public interest considerations
As an owner-occupier at 2 Cottonwood Close, I purchased my apartment only a few years ago with a reasonable expectation that I would be able to enjoy privacy, natural light, manageable traffic conditions, and a safe and liveable environment for my family.
I understand that urban renewal involves change, but that change must still be reasonable and properly planned. A development that materially reduces the privacy, comfort and everyday living conditions of surrounding residents is not, in my view, in the broader public interest.

Conclusion
For the reasons set out above, I strongly object to the proposed mixed-use development at 15–21 Cottonwood Crescent, Macquarie Park and request that it be refused in its current form.
In particular, I am concerned that the proposal will result in excessive bulk and intensity, direct overlooking and loss of privacy, overshadowing and reduced access to sunlight, increased traffic congestion, additional parking pressure, construction and operational noise, and an overall unacceptable reduction in residential amenity for nearby residents, including my family.
If the consent authority is nevertheless minded to approve the proposal, it should only do so after substantial amendments are made to reduce the scale of the development and better protect the amenity, safety, and liveability of surrounding homes.

Thank you for considering my objection.

Yours faithfully,
Jonathan Ho Yin Tam
Owner-Occupier, 2 Cottonwood Close, Macquarie Park NSW
[email protected]
0412003792

Submission on State Significant Development Application SSD-94006708
Project: Mixed Use Development at 15-21 Cottonwood Crescent, Macquarie Park
Applicant: Cottonwood Development Pty Ltd
Submitted by: Wing Tat WONG
Address: 1606/1 Mahogany Avenue, Macquarie Park NSW 2113
1. Introduction
I am the owner and resident of 1606/1 Mahogany Avenue, which is directly adjacent to the subject site. I write to formally object to the proposed development.

My objection is based on the irreversible impacts the proposal will have on my property, the surrounding neighbourhood, and the broader Macquarie Park community. The proposed height, scale, and density are incompatible with the existing and approved developments in the area.

2. Visual Impact and Loss of Amenity
My apartment has a north-east facing balcony. My primary views are of the Chatswood, North Sydney, and Sydney CBD skyline.

· The proposed 60‑storey tower (approx. 212 metres) will be located directly to the north‑east of my building, squarely within my primary line of sight.
· This development will permanently and completely block my current view of the city skyline.
· The Environmental Impact Statement (EIS) does not adequately assess the direct visual impact on the immediate neighbouring residences, specifically the MAC Residences at 1 Mahogany Avenue.
· A building of this height will also create significant overshadowing, particularly during winter months, negatively affecting the daylight and amenity of my home.

3. Excessive Scale and Incompatibility with the Local Area
The proposal seeks to amend the Ryde Local Environmental Plan 2014 to allow:

· Maximum building height increase from 65 metres to 212 metres.
· Floor space ratio increase from 4.5:1 to 16.8:1.

This represents an extraordinary and unjustified intensification.

· The proposed 60‑ and 52‑storey towers are grossly out of scale with the surrounding built environment, which consists of low‑ to mid‑rise buildings, including the nearby 24‑storey MAC Residences and the master‑planned Midtown MacPark community (where maximum building heights are around 20‑24 storeys).
· There is no transitional built form. The towers would appear as a monolithic structure dominating the area, compromising the existing and planned character of the Macquarie Park precinct.

4. Inadequate Infrastructure and Cumulative Impact
Macquarie Park is undergoing significant growth. This project has not adequately accounted for its own impact.

· The additional 858 residential units (over 1,400 new residents) will place immense strain on local infrastructure, including road networks (Cottonwood Crescent, Waterloo Road, Balaclava Road), public transport, and local schools, including the Midtown Macquarie Park Public School scheduled to open in 2027.
· The EIS appears to rely on the NSW Government’s Transport Oriented Development (TOD) program as justification for the scale, yet it fails to demonstrate that the necessary infrastructure upgrades are committed and funded to service this development. It represents premature densification without commensurate infrastructure delivery.

5. Inadequate Affordable Housing Contribution
In exchange for a more than 300% increase in permissible height and a 350% increase in FSR, the proposal provides only 60 affordable housing units (approximately 7% of the total). This falls well short of the recommended 10‑15% often cited in such high‑density TOD projects and is a poor return for the community that must bear the significant impacts of this development.

6. Conclusion
For the reasons above, I strongly oppose the development as currently proposed. I respectfully request that the Department of Planning, Housing and Infrastructure:

1. Reject the concurrent rezoning proposal to amend the Ryde LEP 2014.
2. Require the applicant to substantially reduce the building heights to a scale more in keeping with the surrounding neighbourhood.
3. Complete a more thorough assessment of the cumulative impacts on local infrastructure and the direct visual impact on neighbouring residences before any approval is considered.

Understand that Chris Minn would love it, but I don't think it works for the local community in Macquarie Park due to the infrastructure, transports, and the spaces per person. There are many space available out West, near the new airport. These kinds of developments should be done over there.

Also, the parking in Macquarie Centre is busy enough. You may say that people may walk across the road but most people still drive if they buy a lot of groceries. Even they walk, the trollies could be left on the street and it will create a lot of safety issues to the community.

The height and scale of the project is inconsistent with the neighborhood and will cause major changes to the amenity of the Cottonwood Crescent street with parking and noise issues. There will also be issues from the height of the building and the shadow which will affect those buildings on the bottom side of the street. Cottonwood Crescent is not a wide or large street and is not suitable for this type of development which is proposed to be almost 4 times taller than neighboring properties.

Objection Letter – Mixed Use Development, 15–21 Cottonwood Crescent (SSD‑94006708)
To: Department of Planning, Housing and Infrastructure
Re: Objection to SSD‑94006708 – Mixed Use Development at 15–21 Cottonwood Crescent, Macquarie Park
I am writing to lodge a formal objection to the proposed Mixed Use Development at 15–21 Cottonwood Crescent, Macquarie Park (SSD‑94006708). While I support well‑planned growth in the area, this proposal raises several significant concerns that would negatively impact the surrounding community.
1. Traffic Congestion and Road Network Capacity
Macquarie Park is already experiencing substantial traffic congestion during peak hours, particularly along Cottonwood Crescent, Talavera Road, and the surrounding intersections.
The proposed high‑rise development will introduce a large number of additional residents, vehicles, service deliveries, and visitor traffic into an already constrained road network.
The Environmental Impact Statement does not adequately demonstrate that the existing road infrastructure can safely and efficiently accommodate this increase. Without meaningful upgrades, the development is likely to worsen congestion, extend travel times, and reduce road safety for pedestrians and cyclists.
2. Cumulative Impact of High‑Rise Density
This site is located within a precinct that has already seen rapid high‑rise expansion. The cumulative effect of multiple large‑scale towers in close proximity has not been sufficiently addressed.
Further intensification without corresponding infrastructure improvements risks creating an over‑developed environment that places excessive pressure on transport, parking availability, public open space, and community facilities.
3. Insufficient Local Infrastructure and Amenities
The proposal does not demonstrate how essential services—such as public transport capacity, local schools, medical services, and recreational spaces—will support the increased population.
Macquarie Park is already under strain, and additional density without infrastructure commitments will reduce the quality of life for existing and future residents.
4. Impacts on Neighbourhood Character and Amenity
The scale and height of the proposed development appear inconsistent with the surrounding built form. Potential impacts include overshadowing, loss of privacy, wind tunnelling, and reduced visual amenity.
These issues collectively diminish the liveability of the neighbourhood and undermine the intent of balanced, sustainable urban planning.

Conclusion
For the reasons outlined above, I respectfully request that the Department reconsider the proposal in its current form. A development of this scale should not proceed without comprehensive traffic solutions, infrastructure upgrades, and a clearer demonstration that community impacts have been properly addressed.
Thank you for considering my submission.

I used to live in Macquarie Park and I strongly consider to return when the right time comes. The area needs more development like this as it gives a blend of amenities and public areas. The location of the project is very right located - it will bring more life to the town centre of the area, more families with kids and more people to boost local businesses.
This area was lacking life for a long time and only bringing more families in, we can make it work.

To whom it may concern,
I am writing to express my objection to the proposed development at 65 Muston Street.
I believe the proposed development is clearly out of character with the streetscape, given that, at 8 -10 storeys high, it will be significantly taller than the surrounding dwellings. This will obviously result in a lack of sunlight, reduced privacy and view loss for the surrounding residents as well as the broader community, in addition to negatively effecting the visual appeal of the Balmoral area.
As the development allows for 29 car parking spaces, traffic and congestion on both Muston street and Redan Lane would no doubt be significantly increased. Muston street is already a busy street and often only allows one lane of traffic to pass (given parked cars on either side).
It is proposed that the existing apartment block of six would be demolished for the 13 units in the development, (of which only three are proposed as “affordable” and the remainder look to be “Luxury”). It is hard to see that the result would provide a net affordable housing benefit and meet the criteria for a state significant development.

I dont have an objection to increasing dwellings in Mosman, however believe the size and location of development needs to be relevant to the available infrastructure, access to main roads and public transport. It should also be in keeping with the character of the suburb.
I’m concerned that the Muston Street development, if approved, would set a detrimental precedent for similar developments across the suburb.

1] Visual impact and out of character with streetscape , the proposed development will be a visual eyesore ,towering over adjacent properties , comparable to the Blues Point towers , especially given the obstruction of significant views such as North Head
2] Excavation risks > the 12m depth of proposed excavation will produce at least 1.99cm3 daily postcontruction of groundwater which will be added to existing storm-water infrastructure , and depth may provide structural risk to adjacent properties
3] Overshadowing and loss of solar access , especially during winter to properties to the S and SE
4] Loss of privacy to multiple adjacent properties > the towering nature of the development and balconies impacts both indoor and outdoor privacy of adjacent properties .
the rooftop of the building particularly is likely to be a severe privacy problem
5] Redan Lane access problems > this lane very narrow , effectively 1 lane and the extra 29 cars will be a accident risk to cars and pedestrians