Extremely over development project

I object to both the proposed rezoning of the site and to the proposed development. My reasons are detailed in the attached document.

We believe the proposed height of 39 stories is excessively high and will have a very negative impact on the surrounding area affecting the outlook from countless homes.

Please see my attached objection letter.

This proposed project will have a significant deleterious effect on our community in multiple areas.
The height is well in excess of any in the area and will impact visually on all the residential and commercial buildings of Naremburn and Artarmon. Overshadowing will be significant impacting on the quality of life, on our green spaces both open and private.

There is currently considerable traffic accessing Herbert Street through Dalleys Road and Ella Street with traffic jams especially at the intersection of Northcote Street and backlogs in Ella Street all of which would be severely further impacted. Accessing Dalleys Road from Willoughby Road involves a busy school zone and as such safety is a concern.

Off street parking in this area is at a premium and would be further impacted by this development. What available off street parking is available in the area is taken up by commuters, hospital staff and other workers in the Artarmon Industrial area. A further 430 units with inadequate off street parking cannot be accepted.

While I appreciate the need to address housing Herbert Street already has several considerable large residential complexes with further built on and being built behind Pacific Highway. Further developments are being built and have been built in conjunction with the TOD around the Crows Nest Metro hence increasing he overall available housing.

This proposed development is situated in part of the Artarmon Industrial Area which provides vital services to the area and should remain zoned as such.
If rezoning must occur a better use of the site might be a retirement complex or such a development which would provide better and long-term benefits for the community.

It is my understanding that this proposal has already been assessed and rejected by Willoughby Council and is not in keeping with NSW Planning guidelines and as such I strongly object to this proposed development and urge for it to be rejected in its entirety

I oppose the project for a variety of reasons including the following:
1. It is inconsistent with local and State planning policies - WCC LEP & the TOD plan. It falls WELL outside the TOD.
2. Concern about the safety of its proximity to the helicopter flight path to and from RNSH.
3. The unacceptable visual impact. Why has the applicant’s visual impact statement gone to such trouble to diminish the visual impact?
4. Unacceptable increase in traffic in already very busy streets. Ella St and Dalleys Rd are already bottlenecks.
5. The loss of industrial-zoned land which is an economic lifeline for the Lower North Shore.
6. Over burdened schools, hospitals and sewerage system in the area.

As a local owner/resident at 15 Herbert Street, Naremburn (AKA St Leonards) for over twelve years I wish to register my strong objection to the proposed State Significant Development (SSD) “Shop Top Housing 33-37 Herbert Street St Leonards”.

This ridiculously high development proposal, at 39 storeys, completely contradicts the design principles of the Crows Nest Transport Oriented Development (TOD). The Crows Nest TOD vision is that high rise buildings follow the spine of the Pacific Highway with building heights transitioning DOWN to the surrounding lower-rise suburban environment. The site of this proposal is clearly well outside the envisaged high rise zone.

Further issues with this undesirable proposal include:

• Direct Overshadowing and loss of privacy for Naremburn residents - shadow diagrams indicate significant loss of solar amenity for surrounding properties.
• Visual impact on Naremburn - this site is well outside the Crows Nest TOD Rezoning Area and would dwarf all existing buildings in the area. The visual impact is clearly understated in the developers Visual Impact Statement and will permanently change the skyline as viewed from Naremburn.
• Traffic and Parking Congestion - An additional 413 new dwellings will exacerbate existing congestion along Herbert Street, Ella Street (already a narrow, traffic controlled street), and Reserve Road. With only 322 residential car spaces planned (for 413 homes) there will be direct pressure on the availability of street parking in the surrounding areas.
• Precedence for tall tower forms - at 39 storeys, the Southern Tower will become the tallest building in the immediate vicinity by a significant amount. The developer argues this matches the "emerging character" of St Leonards, however, it represents a major physical expansion of the high-rise residential core further north and is not consistent with the design principles of the Crows Nest TOD.
• Erosion of Local Planning Controls - By utilising the SSD pathway, the developer is effectively asking the NSW State Government to strip Willoughby Council of its planning authority for this site.

This proposal is unnecessary, unwarranted and would have a negative impact on our community and surrounds.

I urge the NSW State Government to demonstrate reason and fully reject the proposed SSD “Shop Top Housing 33-37 Herbert Street St Leonards”.

Thank you for considering my submission.