Please see attached objections to the proposed redevelopment at 47 Darby Street.

This project will change the whole identity of the Civic Park precinct. From the town hall buildings, Nesca House, Newcastle Conservatorium, this is a truly historic precinct. To build this 12 storey modern structure, which makes no attempt to match the styles of the mentioned buildings, would be abhorrent. The height, and the lack of heritage styling , should see this project fail approval

This project exceeds the limit of 14m as the project development wants height of 45m that 4 time the limit.
This excessive height impacts public space as the front part will dominate Civic Park, gardens land marks of historical and cultural buildings.
Additionally. Increase traffic as it adds strain to Tyrell. Lamen and Darby St including school. Preschool and foot traffic.
This development should not go ahead due to the reason listed above and if its to go ahead it sets a precedent for future developments that would be detrimental to our beautiful city.

I object to the project. I believe the location of the project, if completed, would be out of context with the surrounding built environment. Amongst other buildings there are a number of buildings that are culturally important to the Newcastle Community particularly the recently redeveloped Art Gallery, the City Library and the Town Hall. The building/s would be out of character with these culturally important facilities. In a similar situation I am sure that the Art Gallery and Library in Sydney would not have a building of the type proposed built in such close proximity. While acknowledging the importance of providing housing in greater numbers this is not the only consideration, these buildings are proposed in the wrong place.
I object to this development.

The cultural precinct around the proposed development address would be destroyed and dominated by a 12 story high rise building. The atmosphere and experience created by the beautiful new low rise art gallery, library and Civic Park would be forever changed.
Imagine a high rise building next to the Art Gallery NSW and the botanical gardens. Thankfully this will never happen.
Ignoring the building height legal limit is arrogant and disappointing. If this application is approved, what next? Low density residential and commercial precincts in the surrounding area face the same potential. Newcastle inner city is already changing rapidly with unsympathetic high rise apartments.
Yes more social housing is needed (or is this for luxury apartments?) and locating it in areas with more space and land and not next to a significant cultural and heritage area would preserve this important space. How disappointing for locals and visitors alike saying now and in years to come - who allowed this ugly high rise to be built! We will know the answer.

As a resident of The Hill, I have serious concerns about this State Significant Development application, which I believe is inappropriate for this location and sets a dangerous precedent for Newcastle.
1. Excessive Height and Bulk
The proposal seeks to increase the building height from the legal limit of 14 metres to 45 metres - more than triple the allowable height. This represents a gross overdevelopment of the site that bears no relationship to the existing planning controls established through years of community consultation and strategic planning. Spot rezoning to facilitate such a dramatic departure from established height limits undermines the integrity of Newcastle's entire planning framework.
2. Impact on Newcastle's Civic and Cultural Precinct
This site adjoins one of Newcastle's most significant public spaces. The proposed 12-storey tower would visually dominate Civic Park, the surrounding heritage buildings, war memorials, places of worship, and cultural landmarks that define the character of this precinct. These spaces belong to the entire community, and any development here must respect their significance - not overshadow them with luxury apartments designed to maximize developer profit.
3. Heritage Loss and Poor Design Response
The demolition of the 1930s Interwar Period former electrical machine shop (classified as 'Contributory 2' by City of Newcastle) and the brutalist-style Markey Building represents an unacceptable loss of Newcastle's architectural heritage. The proposal shows inadequate setbacks on both buildings, creating an overbearing and bulky presence that fails to respond sensitively to the historic context.
4. Conflict with Newcastle's Strategic Planning
Newcastle has a clear, long-established strategy to concentrate high-rise development in designated corridors and precincts. This proposal directly contradicts that strategy by seeking to introduce high-rise development outside these areas. Approving this application would effectively render Newcastle's planning framework meaningless and open the door to similarly inappropriate developments throughout residential neighborhoods.
5. Inadequate Public Benefit
While Newcastle needs more housing, this luxury apartment development provides minimal public benefit relative to its significant negative impact on a regionally important civic space. The provision of housing does not, on its own, justify such gross overdevelopment in an inappropriate location, particularly when alternative sites exist throughout the city that could accommodate high-density development without compromising heritage and civic values.
6. Site Constraints - Mine Subsidence
The site sits over an additional undermined coal seam (the Yard Seam), creating known subsidence risks. The additional costs of ground stabilization should not be used as justification for larger buildings that compromise our Civic Precinct, especially when less constrained sites are available across Newcastle.
7. Traffic and Infrastructure Impacts
The proposal will add significant strain to Tyrrell, Laman, and Darby Streets, affecting both vehicular traffic and pedestrian safety, particularly around nearby schools and pre-schools.
8. Flawed Process and Inadequate Consultation
The developer failed to publish artist impressions until the 14-day public exhibition period. Given the significance of this location and its lasting impact on the Civic Precinct, this falls well short of the standard of consultation required for State Significant Developments. A 14-day submission period is grossly inadequate for a proposal of this magnitude and community importance.
9. Concerns About the Housing Delivery Authority Process
This proposal exemplifies the problems with the new HDA framework. Major decisions affecting Newcastle's character and future are being made by an unelected panel of Sydney-based bureaucrats, bypassing local democratic processes and community input. This undermines local planning expertise and community values.

The controversial new plan for a 12-7 Storey Development has surprised the community and the thought it could proceed is deeply concerning. The proposed development does not aesthetically blend with the current buildings/infrastructure. Newcastle has maintained some of our areas with the level restrictions and it is imperative this continues and does not disadvantage our unique, stunning city with the restrictions.
Please do NOT change the level restrictions! Listen to the community and not the developers!

To whom it may concern,

I object to the proposed high-rise development at 47 Darby Street. I recently moved to Newcastle and chose to live here because of its strong heritage character and community feel, particularly around Darby Street and the Civic Precinct. A large high-rise building would be out of scale with the surrounding low-rise and heritage buildings and would significantly alter the character of this area.

As a university student, I am already facing significant cost-of-living pressures. While housing supply is important, luxury high-rise developments like this one, that are out of scale with its surroundings, will contribute to gentrification and rising living costs, rather than addressing affordability for residents. This proposal appears to prioritize commercial gain over community wellbeing and risks reducing the quality of life in the city by altering its character and accessibility.

As a young person, this is my generation’s future. We do not want to live in dense, profit-driven apartments that isolate residents from community and public space. I hope the government will enforce planning and urban design principles that genuinely support wellbeing, connection, and liveability, rather than prioritising short-term financial returns.

Thank you for considering my submission.

Kind regards,

Anita Jackson

12 Storey (50 metre) Tower Development Proposed for 47 Darby Street. Seriously?
Most of us I think support the Government’s goal to increase housing supply. And accept the need to increase densities in appropriate locations to achieve such an outcome. But we also expect our elected Local and State Government representatives and officials to ensure that proposed medium and high-density housing development is appropriate to its location and context. How could a 12 story (50 metre) tower along a secondary access road and adjoining existing two and three storey commercial and housing development and our Civic Park be considered appropriate development?
It will stick out like a sore thumb on the established Darby Street streetscape. And will have negative visual impact from Civic Park, dwarf the adjacent Newcastle Art Galley building and have additional, unreasonable negative impacts on adjoining residents in Tyrell St.
Cities like Berlin and Paris provide great examples of how significant density can be achieved through thoughtful considered planning and the provision of a human scale 4 to 6 storey development within their central city areas and environs. Why then do we here in Newcastle have to accept second best and bow to speculative development interests time and time again. It’s time to say enough is enough, no more!
10 and12 story development might be appropriate in certain locations along King and Hunter Streets and other major arterials (road and rail) and Major Centres within the Lower Hunter Region. But given its context and location, the 47 Darby St site would at best suit a maximum 4 maybe 6 storey development, no more.
Horses for courses as they say. The current development proposal for 47 Darby is the wrong horse on the wrong course.
I therefore ask that the Premier, Planning Minister and our public servants to please ensure appropriate considered planning and development decisions are made for our Newcastle and the Lower Hunter Region communities as a whole, in pursuing the laudable ambition to increase housing supply. And to not support the 47 Darby street development as currently proposed.