I wish to make my objections to this proposal and ask that it be rejected. I have outlined some of my reasons below:
1. EMERGENCY ACCESS & EVACUATION
With the example of bush fire acceleration across the world, I live in Golf Ave, Mona Vale and I am surrounded by bushland with very limited access and exit roads: Barrenjoey Road, Mona Vale Road and Wakehurst Parkway (both surrounded by dense bushland and all prone to flooding. Over population makes this a very terrifying scenario.

In Europe people drowned in the ocean flleeing bush fires created by ember attacks in areas never before effected by bush fires. My coastline is often large surf, rips and shark infested.

2. ENVIRONMENT & INFRASTRUCTURE CONCERNS
Already Warriewood Sewerage Treatment Plant is out of date and not coping with the current population and development. Water pressure was non-existent in many areas not the Northern Beaches peninsula in the 2017 bushfires and is still weak in most areas. Mona Vale is already being badly effected with bad water pressure.
Three basement levels will affect the groundwater already experienced in construction in this area. This creates threats to neighbouring and down hill properties.
The removal of mature native trees is also a problem in an area already lacking deep.soil native plant protection.
Traffic is already at grid lock with beach traffic choking my street as well as Darley. The is nowhere for residents to park let alone their visitors. Walking distance to the B1 has not been correctly represented with nowhere to park already in the shopping and business centre of Mona Vale or near transport hubs.

Also this project is not genuinely affordable housing. 30% off income for essential workers will not make these apartment affordable. Therefore extra series should not be granted for this project. Not Affordable Rental is on only guaranteed for 15 years! 4 Storeys should be the limit for MonaVale East. Six plus storeys is out of character for this area.

I object to this project for the following reasons:
1/ Traffic congestion in Darley St East and flow on impact to the north and south of Mona Vale. Darley St East is a narrow street with lots of units, Darley House Aged Care Residence (visitors parking ~12 spaces and they have ~18 staff), Armchair Collective Cafe, Bacino Espresso, The Basin Dining Room, The Brightside Cafe, Mona Vale Surf Life Saving Club and Apex Park. An additional 53 Units will greatly add to the traffic congestion. If the units are 8 stories, the excavation required and the number of trucks to take the soil away is totally unfeasible. You will bring the Northern Beaches to a halt.
People will not be able to park to get to the beach or Apex Park with children. Emergency services such as police and ambulance may be restricted in responding to incidents.
2/ Excessive height and scale of the proposed development which is not in line with the current landscape of Mona Vale. In 1985 the Delmege Building was approved (8 stories and 255 parking spaces). It remains an ugly monstrosity on our landscape that saw us separating from Warringah council and forming Pittwater Council. We can not under any circumstance do this again. This proposed development is surrounded by newer, well designed builds; it does NOT fit in. There is no transition plan from our current landscape to this future state.
3/ There is no provision to our existing infrastructure. The impact on our water, sewerage and roads can not be ignored. You approve one development without any obligation to improve the infrastructure of the Northern Beaches then there will be no turning back. Learn from what you allowed to happen in Warriewood Valley, where since 1997, 2544 dwellings have been built without any significant improvement to the existing 1 lane each way, Macpherson and Garden Street.
4/ Public Transport - Mona Vale is not a transport hub. I suggest you try and catch a B-Line home Monday - Friday from 4pm-6:00pm. You will be greeted by a huge line.
5/ Fire and Safety risk to our community. There are two roads in and out of Mona Vale. If there is a bush fire and Mona Vale road is closed then we have one road. If the development is 8 stories, we don't have a fire truck that can reach to this height.

In closing I reserve the right to add to the comments I have made above.

l object to the proposed development on the following grounds and l also reserve the right to add an addendum to this submission at a later date.
1. The bulk and scale of the building will completely dominate the streetscape due to its proposed height,8storeys.The highest existing building is a one building of 4 storeys. The typical existing development in the street comprises either 2 storey townhouses or 3 storey flat buildings. The impact of the building height is made worst due to the fact it located at the highest point in Darley St.
2. The building will overshadow at least 4 properties that immediately adjoin the property and they all will lose direct sunlight during the course of the day i.e. property to the west, morning sun and property to the east afternoon sun.
3. The building will overlook adjoining property, particularly from the 3 lower levels where the new apartments will look directly into the existing neigbouring buildings.
4.The property will comprise 44 luxury apartments and 9 affordable apartments on the ground floor. The apartments from level5 to level 8 will have panoramic elevated views north to Mona Vale headland and the Basin, east directly over Mona Vale Beach and to the south Mona Vale Beach, Warriewood Beach and Mona Vale Golf Course. These apartments will not be affordable and will only be able to be bought by the wealthy.
5. At present there are a total of 311 residences/apartments in Darley St East. The proposed development will add 53 new apartments in one building. The building and the many others that are planned for the Mona Vale Town Centre will be a disaster for all the residents in Mona Vale as the existing infrastructure which was constucted in the 1960s will not be able to provide adequate water, sewerage and electricity services. The NSW Govt has not planned for the upgrading of any of these existing services which are already at capacity.
6.Mona Vale is serviced by three major roads no of which is a significant arterial road. One road ,Wakeurst Parkway is closed at least 10-15 times a year due to flooding. These roads are all at full capacity now and will not cope with the large increase in residents planned for Mona Vale and the rest of the Northern Beaches. The Northern beaches has no Metro service and none has ever been contemplated.
7. The fact that there are only three major roads servicing Mona Vale could lead to major loss of property and lives if there is a significant increase in the number of new residents come to Mona Vale as result of the LMR Housing policy . Mona Vale is completely surrounded to south, west and north by the very large Garrigal and Kur Ring Gai National Parks. The size and location of these parks poses a very dangerous fire trap. A taste of what could happen came in the 1994 fires and since that time fires have only become larger and more dangerous.
8. This development and the others that will inevitably follow will cause traffic chaos due to the large increase in vehicles. There is no street parking available in Darley St East now. The Mona Vale Beach car park, located at the southern end of Darley St East is at full capacity now in Spring ,Summer and Autumn. There is no excess parking capacity at Mona Vale Village located within 300 metres of Darley St East. More development will only make this situation worse.
9. One of the key aims of the LMR is to create more affordable housing, however is doing exactly the opposite as it is demolishing old affordable flats and houses and relacing it with large luxury apartments that only the wealthy can afford. Look at the numbers for 35-39 Darley St
existing affordable housing 18 apartments replaced by 9 new "affordable"apartments a net loss of 9 apartments.
the number of new luxury apartments is 44.
This madness is reducing affordable stock not growing it!

l object to the proposed development and tell the applicant to start again redesign the building and provide at least 100 affordable apartments.

Steve Eccleston
69a Elimatta Rd
Mona Vale

RESIDENTIAL FLAT BUILDING WITH IN-FILL AFFORDABLE HOUSING – 35 – 39 DARLEY STREET EAST, MONA VALE SSD 113872990
I am opposed to the proposed development. My main concern is the overshadowing of Monterey at 28-30 Golf Ave, particularly the rear units.
From EIS 6.10 OVERSHADOWING
“In the morning at 9am there are limited shadow impacts beyond what already exists in the immediate vicinity. At 10am the shadow moves further east within No. 28-30 Golf Avenue; however, these neighbouring dwellings appear to be burdened by existing shadow and only a small portion of addition shadow will be cast on this lot.”
I challenge the truth of this statement. I remember the courtyard and ground floor living rooms of unit 13/28-30 being flooded with northern light from a low sun The proposed building will block the sun. No direct sun will strike the windows or enter the living rooms of numbers 9 to 12/28-30 Golf Avenue. That’s 30% of the building. So the proposed development causes Monterey to fail any ADG.
From EIS 6.2 STATE ENVIRONMENTAL PLANNING POLICY (HOUSING) 2021
“The proposed development has a building height of 28.6m.”
Table 6 Setback distances prescribed by the ADG Building gives 12 m as the setback for buildings over 25 m but the setbacks used are less than 12 m. It seems that the affordable housing isn’t counted.
From EIS 6.4.2 Density Controls for Residential Accommodation
“The site contains an area of 2,679.4m2. A total of 13.39 apartments is permitted at the site. A total of 53 apartments is proposed which represents an exceedance of 39.61. “
This control has simply been ignored. Apparently, it can be overturned by simply requesting a variation to clause 4.5A(2) of PLEP 2014.
I have read and accepted the Department’s Disclaimer and declaration.

There are numerous reasons to oppose this project within Darley Street East; however, I shall raise two fundamental concerns:
1. SAFETY: As all governments and councils are aware, their most important priority for the community they serve is a duty of care; to ensure that residents are protected from unnecessary risks to their life or potential physical injury. Darley Street East is a narrow street, made even narrower by both sides of the street being full of parked cars and utes, day and night. On weekends, particularly during summer, the road becomes even more congested due to traffic accessing the beach (it is the primary beach access street for most people driving from the south) and people seeking parking in the street, as the beach car park is inadequate. There are currently 311 residences on the street, which accounts for the full capacity of street parking spots. Adding 124 additional car spaces and 18 visitor spots on the crest of the street will only exacerbate the congestion (not to mention visitors to these additional residences and the reality that there will be people with more than two cars per residence) and place drivers at severe risk when entering or exiting their residences in this and other sections of the street. It is currently very challenging entering and exiting 41-49 Darley Street, as it is on the crest, which makes it difficult to have a line of sight as cars approach the crest from the east. Then having in excess of an additional 150 plus cars opposite seeking to do the same creates a 'perfect storm' for an accident.
The water pressure is currently below the legally required pressure for fire hydrants to optimally operate. Once additional residents utilise water, this will lower the pressure, raising the risk of efficiently extinguishing a fire. In addition, a fire truck's ability to gain access to the street in the event of a fire will be severely restricted due to growing congestion on the street. This would put residents' lives and property at significant risk.
There is an aged care facility metres from the proposed project. In the event of a fire, it will be difficult to access and extinguish the fire, and these residents will be at significant risk due to their impaired mobility.
If this project were to be approved by government and (as sure as day follows night) there were motor vehicle accidents (potentially fatal) or, worse, a fire, there would be a class action against the government for failing to provide an effective duty of care for the public it serves.
2. EXCESSIVE HEIGHT, SCALE AND BULK
An 8-storey building in an area with predominantly 1-4-level buildings is incongruous to the current street and environment. Made worse on the crest of the hill, it will stick out like a sore thumb and be a blight on the community. The proposed building is based on a distant future character rather than the existing character.

I reserve the right to add an addendum to this submission.

I have been an owner/resident of The Cove for 15 years and my townhouse is positioned on the eastern side boundary DIRECTLY FACING the proposed development. I will be SIGNIFICANTLY AFFECTED by this development as my main bedroom and bathroom is on the first floor and my second bedroom and kitchen on the ground floor with an exterior planted courtyard and car parking in basement below. I STRONGLY OBJECT to the proposed plans in their current form as outlined below:
Ground Floor : the pool and recreation space appears to be open air in the front of the building? This will create people noise and disturbance to surrounding residents.
Ground Floor: the bins appear to be placed on our shared boundary line externally ie: not in a covered bin room? With 53 units there will be at least 70 bins? (red, yellow and blue lids) therefore this could air unpleasant odors (especially in the heat) and is not hygienic coupled with the noise of residents dumping into bins and the issue with bin placement and space on Darley St East for council collection (on a Monday morning so bins will be placed on street on the Sunday).
Levels 1-7 : the exterior balconies surrounding the proposed building will affect our privacy, with noise (people, dogs, music and bbq smells) and exterior light disturbance.
Levels 1-7 : the new volume of apartment windows that will open (especially in summer months) causing people noise to transcend into my townhouse given the close proximity.
Levels 1-7 : exterior building lighting at night time will reflect into my side of my townhouse (bedrooms) given close proximity.
Level 8 : what facilities will be on this roof terrace? Aircon units? More noise pollution.
Level 8 (roof top terrace): again, this will intrude on our privacy overlooking our building and cause noise disturbance from residents socialising.
Basement 1-3 : what guarantee is there about car noise vibrating under our building? Where do the fumes go?
Services : I am not sure what this relates to on the plan? If there are planned deliveries to the Wellness Centre during the night this will also impact on noise disturbance to our boundary.
Loss of natural light and overshadowing: the height of the proposed building will impact morning sun on the eastern side affecting light in my house, my garden plant growth and general enjoyment of my existing courtyard space.
Green Space and Trees: there are a considerable number of trees currently in the proposed development space which assuming will be removed for this building. This will disturb the many birds and other species we have living in the street. Mona Vale is a suburb not a town in the CBD and known for its beauty and local green spaces.
Traffic and parking pressures: noting that local streets are already constrained with people parking on Darley St East from businesses and down in the centre (including when funerals take place at Ann Wilson). Darley St East is the main road to the beach (Golf Ave is a cul-de-sac and Bassett St East has traffic lights without a green arrow) In summer, especially on weekends, there is congestion and limited access to parking already not to mention traffic queues at the lights on Barrenjoey Road.
Safety : the volume of incoming residents to this development will put pressure on the footpaths and driveways where safety would be an issue.
Infrastructure: a development of this size and scale will add significant impact on all facilities and amenities including water pressure, council collections, online postal deliveries, dog overcrowding on paths and nature strips.
In summary the height, bulk and overall scale of the development is excessive and out of character with the surrounding area - it is best situated on the Gold Coast. The proposed development introduces a level of density that is not consistent with the existing neighbourhood and would result in a visually dominant built form. It is inappropriate for Mona Vale and Darley St East's character and community.
As a directly affected resident with my townhouse on the boundary line, the scale of the proposed development (53 units equals approximately 157 new residents) will have a substantial negative impact on my PRIVACY, NOISE DISTURBANCE, OUTLOOK and access to NATURAL LIGHT not to mention my MENTAL HEALTH with the building works up to three years. Will the developer pay for me to have soundproofing and black out blinds? Where will all the building staff park?
This development should be reconsidered and reduced in scale, with particular attention to building height, setbacks, and design to better align with the surrounding area to minimise impacts on neighbouring properties. Mona Vale is a suburb not a town and Darley St East is one road to the beach/housing and one road out.
I reserve the right to add an addendum to your submission

Objection to the Proposed Development at 35–39 Darley Street East, Mona Vale

I am writing as a local resident to strongly object to the proposed development at 35–39 Darley Street East.

I am not opposed to appropriate development or additional housing. My objection is to the excessive height, scale and density proposed for this particular location, and to the additional pressure it would place on a part of Mona Vale that is already struggling with parking, traffic, public transport and infrastructure.

EXCESSIVE HEIGHT AND IMPACT ON THE CHARACTER OF MONA VALE

My strongest concern is the height and visual impact of the proposed building.

Darley Street East rises from Barrenjoey Road to a high point near the proposed development and then descends towards the beach. Because of this topography, a building of the proposed height would not simply sit among surrounding development. It would occupy one of the most prominent points in the street and would appear to dominate the hill.

A seven-storey structure in this elevated position would be highly visible from surrounding streets and from the main route leading towards Mona Vale Beach. In my view, it would look completely out of proportion with the coastal and residential character of the area.

The issue is not just the number of storeys when measured from the site. The assessment must consider how the building would appear within the wider landscape. Placing such a large structure at the top of the rise would exaggerate its height and bulk and make it a dominant feature of the local skyline.

This development would significantly change the appearance and character of Darley Street East.

Approval may also encourage further developments of similar height and scale, resulting in the gradual transformation of the street without adequate consideration of the cumulative impact on the suburb.

PARKING AND TRAFFIC

Parking in Darley Street East and surrounding streets is already under considerable pressure.

Residents regularly have difficulty finding street parking, and this becomes substantially worse during weekends, summer and busy beach periods. The street is used by local residents, visitors, beachgoers, Thompson aged care workers, Keolis bus depot drivers, delivery vehicles and people accessing the Mona Vale town centre.

A development containing more than 50 apartments would introduce a large number of additional residents, vehicles, visitors, deliveries, tradespeople and service vehicles. Even where basement parking is provided, experience shows that visitor vehicles, additional household cars, delivery drivers and contractors still rely heavily on street parking.

The proposal would therefore increase competition for an already limited public resource. It would also add more vehicle movements to a street where traffic volume is already an issue.

Darley Street East is a main route towards the beach. Increased traffic entering and leaving a large apartment development would affect residents, pedestrians, cyclists and other road users. The cumulative traffic impact of this development, together with other developments proposed in the area, should be considered rather than assessing this site in isolation.

PRESSURE ON PUBLIC TRANSPORT

The additional population created by a development of this size would also place more pressure on the local bus network.

Bus services in Mona Vale are already crowded or unreliable at busy times, and residents regularly experience long waits, missed connections and limited capacity. Adding a substantial number of new residents without a corresponding improvement in bus frequency and capacity would make the existing problem worse.

This commuter shortfall accentuates at Warriewood and beyond due to already overcorwded or non-available buses departing Mona vale.

Encouraging higher-density housing without first ensuring adequate public transport will also increase dependence on private vehicles, which would further contribute to traffic and parking pressures.

OLDER AND VULNERABLE RESIDENTS

Darley Street East is also home to older residents who can afford the high cost of residences,and including aged-care residents from the Thompson aged care home.

Increased traffic, construction activity, noise, heavy vehicles and reduced access to nearby parking would have a particular impact on elderly and less mobile people. Their safety and ability to move around the street should be given proper consideration.

The construction phase would also involve an extended period of excavation, truck movements, dust and disruption. The effect on nearby older residents should not be treated as a minor or temporary inconvenience.

SEWAGE, DRAINAGE, AND OCEAN HEALTH

I am concerned about the capacity of existing sewerage and drainage infrastructure to support development of this scale, particularly when combined with the other higher-density developments proposed for Mona Vale.

Mona Vale is a coastal suburb, and stormwater from its streets and developed areas ultimately drains towards local waterways and the ocean. Increased development creates more hard surfaces, more waste, more traffic-related pollutants and greater pressure on drainage systems.

Any failure, overflow or inadequacy in sewerage and stormwater infrastructure may affect the beach and surrounding marine environment. Before approving further density, there should be clear evidence that the existing infrastructure can safely accommodate the additional demand without increasing the risk of pollution entering local waterways or the ocean.

ADDITIONAL CONCERNS

I also ask that the following matters be fully considered:

Overshadowing and loss of sunlight to surrounding properties and public spaces.
Loss of privacy and increased overlooking.
Noise from balconies, vehicles, waste collection, mechanical ventilation and air-conditioning equipment.
The number of rubbish bins required and the effect on street access and appearance on collection days.
The capacity of local water, sewerage, stormwater and electricity infrastructure.
The cumulative impact of this proposal and other major developments planned for Mona Vale.

I support sensible and appropriately scaled housing development. However, this proposal is too tall, too visually dominant and too intensive for such a prominent position at the top of Darley Street East.

I ask that the proposal be refused in its current form, or substantially reduced in height, bulk and density so that it respects the landscape, the coastal character of Mona Vale and the capacity of existing local infrastructure.

I reserve the right to add an amendment to this submission.

I object to the currently proposed re-development of 35-39 Darley St East Mona Vale NSW.
The proposal represents an overdevelopment in this residential part of Mona Vale and the proposed building does not fit with the character of the street (which is lower scale, with landscaped spaces and a coastal feel). There is inadequate proposed landscaping to reduce impacts to the neighbours and the street, largely due to extensive excavation and deep soil zones that are non-compliant and misrepresented on the plans.
Extent of excavation
• The building involves extensive excavation effectively to the boundary of the neighbours to the north (our property) and south, and to the street. The result being there are no deep soil zones along those boundaries, thereby preventing any meaningful landscape planting that would provide privacy and landscape amenity to the neighbours and street.
Non-compliant deep soil zones and inadequate landscaping
• Apartment Design Guide - The deep soil zones do not comply with the Apartment Design Guide which requires a minimum of 7% of site area, with the zone defined as needing a minimum width of 6m in any direction (which requires an area of 188 m2). The documentation in this regard is incorrect and claims compliance based on defective information. For example, the deep soil zone shown on Landscape Plan sheet SSDA_202 is substantially less than that shown on SSDA_201. It is SSDA_202 which appears correct and illustrates that the ADG requirement is not met, with the actual deep soil area being approximately 156 m2. The outcome being there will be inadequate areas to establish landscape planting that will reduce visual and privacy impacts to neighbours, including our property.
• Tree Canopy Guide for Low and Mid Rise Housing - Deep soil zones also do not comply with the Tree Canopy Guide for Low and Mid Rise Housing which is applicable and requires a minimum of 15% of deep soil (defined in this policy as at least 3m x 3m wide). Landscape Plan SSDA_202 also shows that the deep soil area is about 156m2, rather than the required 402m2.
• Housing SEPP - Under the non-discretionary development standards (Chapter 2, part 20) 30% of the site area has to be landscaped. The plans appear to show no clear evidence that this is achieved.
In summary, the proposed re-development is non-compliant and excessive in scale. The impact of the scale of the structure will be exacerbated by its location close to the highest point on Darley St East (esp in respect of visual impact and shadowing effects etc). Furthermore, this proposed development would detrimentally contribute to the area in many ways including the adverse impact on existing infrastructure, increased traffic and the associated safety risks. It is also difficult to envisage how a development of this style in this location will achieve the stated objective of providing affordable housing.

Residential Flat Building with in-fill affordable housing - 35-39 Darley Street East, Mona Vale
Submission (SUB-136550988) to SSD 113872990

I would like to put forward my objection and comments to this proposed development for multiple reasons, including that as one of the early submissions for SSD review, there will be additional similar development proposals for this immediate area.
Introduction for my objections.
* Mona Vale is at one end the start of a small peninsula of hills and bounded by the sea and Pittwater less than a couple of kilometres in width in most places.
* The area is not serviced by any public rail, metro, tram, ferry into or out of the area.
* The bus service is unable to cope when there are any incidents between the terminus and the city. Times to major hubs are 35-60 minutes
* Infrastructure has not kept pace with current planned expansion of the area including (but not limited to) roads, water, sewerage, utilities, and emergency services.

Mona Vale is unique and it’s a special case that should be used in determining the future of a unique part of Australia.

Growth is inevitable and planning for the growth in consultation with the residents to garner a consensus of ideas as how best to develop an area should be the prime objective of any government authority whether federal, state or local.

This consultation process has not happened and as the early adoption of these out of character type of developments proceed, the entire peninsula will be forever altered. The community, where people have raised families for generations, will become a place of expensive short-term rentals, vacant executive holiday homes and the existing retirement villages will become their own gated communities.

As a local resident. My wife and I moved into Mona Vale 2 years ago after 30 years living in Wollstoncraft. We chose this area as our retirement home, which was built 3 years ago, is 2 stories in height and underground parking. There are 22 apartments with 44 car spaces and is designated as a development for persons over 55 years of age. The residents have become a great part of the community. This type of apartment complex has been replicated in the area as housing stock becomes available.

The Darley Street East development proposal, if approved, will be the stake in Mona Vale village that alters what the community values – a beach side low-rise medium density community that continues to evolve and develop within a limited (if not confined) space.

What this proposal does is not what has been developed in this area. It is not a suitable solution in keeping with the local scene which people from all over the greater Sydney area come for, to spend time as they always have for unique and laid-back lifestyle, not to be the Gold Coast of Sydney.

The local approvals of other SSD developments near us and their impact on the services we use have made us aware of the issues we will face in the future.

This development is way out of proportion as to the surrounding area and what can be safely created in Darley Street East. The first thing that people will see is the building from all direction as the proposed development is to be built on the crest of the hill. The height dominates the area. The developers will leverage the views as a reason for demanding a premium value for the development and it’s going to be a luxury building with affordable accommodation included for those lucky few who qualify.

There is only one way to drive into Darley Street East from the south – a right-lane turn off Barrenjoey Road. This lane currently back-ups blocking the right lane every afternoon and most weekends. The reason is simple. Darley Street East is also the only access for north bound traffic to access 9 other streets located to the east of Barrenjoey Road with over 200 other residences. This development will compound the access and on-street parking problems for the entire area.

As this is one of the first SSD developments to be approved, more buildings of this bulk will no doubt be submitted for approval with developers wanting to establish more similar structures on the street and around the immediate area. The results will be further congestion within the immediate area,

There are 2 roads into and out of Mona Vale, all roads are congested when conditions are good. They’re even worst when there’s rain, flooding, fires and accidents on any road that’s within 10 km of Mona Vale.

The environment of Mona Vale reflects the infrastructure that the state and councils have put into providing services to this area. It has always been considered a back water or at best somewhere to live the “Home and Away” experience of an easy, laid-back existence.

If we are to believe what the science is telling us and our world view on climate change, things are going to get worst for the environment, higher risks of flooding and fires and Mona Vale is in the bullseye of a low-lying bowl with forests to the east and water everywhere.

It’s irresponsible of NSW government officials, both elected and appointed not to heed the views of constituents who have a wealth of local knowledge and include subject matter experts who they’ve not bothered to listen to.

Let’s have a discussion before approving this development.

Finally, I reserve the right to add an addendum to this submission.