• The site is in the HIGH-RISK, low lying Rose Bay Settlement Area
A known high-risk zone with shallow groundwater, soft soils and known structural damage from
previous excavations.
• Deep two-storey basement is unsafe
It will cut into groundwater, increase uplift pressure, divert water flows and risk subsidence to
surrounding properties.
• No cumulative risk assessment
Several major excavations are proposed nearby – approx. 16000 sqm worth on that one strip of Dover
Rd/Wilberforce Ave alone. The combined groundwater and stability impacts have not been assessed,
but we know that serious damage has already been caused from single, far smaller excavations here.
• Acid Sulphate Soil ASS (Class 4) risk
Excavation deeper than 2m can disturb ASS and release acid/contaminants into the groundwater and
the harbour. The fragile Rose Bay foreshore risks being overwhelmed.
• Flood and overland-flow vulnerability
This is a low-lying basin. Deep excavation here can worsen local flooding and basement inundation.
• Not in the public interest
The area has already suffered structural cracking and water damage. More deep excavation
poses foreseeable, irreversible harm. The vulnerable, low-lying parts of Rose Bay are simply NOT
suitable for this level of development. Any adverse environmental effects are likely to be
irreversible.

Thank you for the opportunity to make a submission concerning this development. I understand the need for more housing and
"affordable" housing in particular.However, such a development must be sustainable. A development of 9 stories above ground and
3 stories for parking below ground is not sustainable in this area. Traffic along Old south Head RD and New South Head Road is very congested each morning and afternoon and crawls along. The buses have to travel on the same roads and there is no designated bus lane. Rose Bay is not a TOD area and we have to travel to Bondi Junction or Edgecliff for trains. This can take 45 minutes or more in peak hour! Our area is also in a high hazzard floodway. The soils are acid and there is a real risk that the excavation could cause neighbouring buildings destabilisation, sink holes etc The acidity of the soil can release toxic contaminants into the aquifer and flow toward the harbour and foreshore harming ecosystems and killing fish.We stand to lose a considerable amount of sunshine and light, particularly in winter when it is most required and appreciated. your shade diagram attests to this.
Spencer Street is already mostly apartments but not more than 3 levels and only 1 level below ground for parking. 9 levels above ground and 3 levels below ground wound not be sustainable. We do have a ferry service but it goes to Circular Quay and services the harbour suburbs. Most people would not find it meeting their travelling requirements. A smaller development that would not impact the area so adversely might be considered in the future for Spencer Street.

Please see attachment for details.

Please consider my below grounds for objecting to the proposed residential development at 2-16 Spencer Street, Rose Bay:

Character and Height Incompatibility
• The proposed 9-storey building far exceeds the existing local building heights of 1 to 3 storeys, resulting in a significant visual and streetscape impact.
• Such height and bulk are out of character with the established low-rise residential neighborhood, affecting the area’s heritage and community fabric.

Infrastructure and Service Capacity
• The local infrastructure, including water supply, sewerage, and road networks, is likely inadequate to support the increased demand from this scale of development.
• Existing traffic congestion and parking scarcity in Rose Bay would be exacerbated by the estimated 700 to 900 additional daily vehicle trips generated.

Amenity and Environmental Impacts
• Overshadowing caused by the tall building will reduce sunlight to neighboring properties and public spaces, impacting residential amenity.
• Increased noise, pollution, and visual bulk during both construction and occupation phases will adversely affect the wellbeing of current residents.

Non-Compliance with Planning Controls
• While the NSW Low and Mid-Rise Housing Policy allows for growth, approval is not automatic and must satisfy merit criteria including context suitability and impact mitigation.
• The development does not sufficiently align with Woollahra Council’s local planning controls and community expectations, especially regarding scale and design.

Social and Community Impact
• The scale of the development may strain local school, health, and recreational facilities, which already have limited capacity in the area.

Lack of Adequate Alternatives or Mitigation Strategies
• The proposal has not demonstrated adequate reduction in scale or design modification that would lessen its environmental and community impacts.

The above grounds form my strong basis for objection focusing on adverse impact, policy non-compliance and community infrastructure concerns. They reflect Woollahra Council’s own reported issues with similar developments along Spencer Street and within Rose Bay generally.

The amount of proposed development in Rose Bay is off the scale. These proposed oversized developments need to be stopped!

I live across the road from the proposed development. I have 3 x objections to the scale of the development:
(1) the traffic in, around and in/out of Rose Bay is alreay shocking. At 8am in the morning, it regularly takes 45 mins to travel from Spencer Street to Edgeliff (a journey of 3.5km). Surely the introduction of a 120 vehcile garage will only make this significantly worse. The road network just cannot cope with more cars. I also have an 18-month old baby and so I am regularly out walking the pram. There are already too many cars on the road, often driving aggressively in the area, and I often dont feel safe crossing at pedestrian crossings. More cars will only make this worse.
(2) the maximum height of apartment buildings in the street seems to be around 3 stories. A 9-storey building will be incredibly imposing and I have no doubt make the street feel closed in and impact the light that we currently get.
(3) the number of proposed developments on the street is crazy. The 2 x houses behind me have been sold and and a developer is turning them into apartments, the 9-story (the subject of this submission) is right across from me and now the 5 x properties to my right are offering themselves up for sale in one line. The area just cannot support this number of people. We dont have the transport infrastructure or the amenities to support an influx of people. To get a seat at the Rose Bay Hotel for a Friday dinner at 5.30pm (one of 2 x restaurants in walking distance from Spencer St), you need to make a booking by the Wednesday prior to be able to even get a table.

Street parking in this area is already at capacity during the day. Construction this size would bring in far more cars to the area than what the roads can cope with. There is also a school around the corner which requires parking for parents to drop kids off and pickup. While you are allowing for 120 car spaces if project goes ahead street parking for additional cars plus visitors the surrounding streets could not cope with this.
The traffic getting in and out of this area in peak times (morning and evening) is already at a peak and would increase the travel time significantly.
Partial solution to this solution would be that the height is capped at 6 stories.
We have purchased in this area at a significant cost and we do not want our investment reduced because of these big high rise projects. We are currently following property sales in the Rose Bay area and can see that properties are not moving as quickly as they have in the past as people of fearful of buying in the area due to the impact of flooding this area with an abundance of high rise apartments.
In addition a complex 9 stories high is far more likely to be a cause of invasion of our privacy in our apartment.

Objection DA 2-16 Spencer Street, Rose Bay State Significant Project
Dear Sir/Madam,
I object to the above-mentioned project DA on the grounds:
• The project is too large for the area. It has underground excavation into an area known for its sensitive geo technical structure and high-water table.
Woollahra Councils report GHD (2024) Hydro-Geotechnical Study for Rose Bay reports the area is unsuitable for excavation. There is a stop work on properties nearby due to cracking and Harris Farm one of the few underground car parks on higher ground has a wet second floor where the water mark is identifiable as the water table sits there. See image below.
Woollhara council has seven car parks. None are under ground. A project of this size will cause subsidence in the neighbouring properties.
The Geotechnical report says, “Given that the proposed excavation depth of approximately 9 m BGL extends below the measured RG1314-GR-1-1 groundwater table at 6.9 m to 7.8 m BGL, significant groundwater inflow must be anticipated”.
This water table affects the aquifer that feeds Royal Sydney gold club. Excavation of this type is risky despite what the report will lead you to believe.
The Kiora Lane project in Double Bay found that the acid sulphate soils would leech into the substructure and leek into the surrounding soils. The builder decided to put the car park above ground. This project risks impact on the water table and subsidence in neighbouring properties.

• How is this project affordable? The entry level price for units in Rose Bay is $3 million. Even a one bedroom would be over $1 million.
• Currently at rush hour the suburb is gridlocked, and it takes over 45 minutes to get into the city. There are 107 car spaces in this project and Rose Bay is already at capacity without supporting infrastructure.
• Will the department consider the cumulative impact of several large projects in Rose Bay now in its determination? Council is currently procuring a study of the hydrological impact of so many large projects on the sensitive geology of Rose Bay. This must be considered as there are no buildings of this size in the immediate vicinity.




Kind regards for your consideration,

Sheridan Hopkins

Please find my submission attached
With thanks