Please refer to attached document that has all my concerns listed. I object to the project in its current form.

This is project is not in keeping with the rest of the Cooks Hill area, it will ruin the atmosphere of this popular precinct.

The height of this proposed residential development is excessive (ie. 45m, rather than the current allowance of 14m). The recently completed and about to be officially opened Newcastle Art Gallery will be dwarfed by this proposed development, which would stand directly opposite on Darby Street. Wrong location for a development of this height.

The proposed building height is up to three times the applicable local planning limit. That is excessive and inconsistent with the established scale and character of the surrounding area. Local planning controls exist to ensure development across Newcastle occurs in a manner that is proportionate, contextually appropriate and respectful of heritage streetscapes. Approving a structure of this magnitude would significantly undermine those controls and set an inappropriate precedent. Darby Street and broader Cooks Hill/The Hill precinct form an important cultural and heritage area. The scale and bulk of the proposed development would have a profound visual impact on surrounding heritage buildings and erode the integrity of the cultural precinct. The character that defines this part of Newcastle would be overshadowed by a building of this size. The proposal will also result in substantial overshadowing of neighbouring properties and nearby community assets, including the art gallery and synagogue. Increased bulk will materially affect residential amenity and the usability of surrounding spaces. From my own property, established views will be obstructed and privacy significantly compromised due to overlooking from upper levels. The proximity and height of the development create unreasonable visual intrusion and loss of amenity. In addition, there are serious concerns regarding local infrastructure capacity particularly traffic and school congestion. Newcastle East Public School is already at capacity. The surrounding road network currently experiences significant congestion during morning drop-off and afternoon pick-up periods for NEPS and Newcastle Grammar School. Introducing a development of this scale will inevitably increase vehicle movements in an already constrained area, exacerbating traffic flow issues and creating additional safety risks for school children, parents and pedestrians. The cumulative traffic impact of two school peak periods must be carefully considered. This proposal represents overdevelopment of the site, places unacceptable pressure on local infrastructure, and is inconsistent with the existing planning framework designed to protect Newcastle’s heritage character and residential amenity. I respectfully request that the application be refused, or at minimum substantially reduced in height and scale to align with current planning controls and to better safeguard neighbouring properties, heritage values, traffic safety, and community infrastructure.

luxury apartments should not be a state significant development, overriding heritage, local council rules, building height blowouts
building heights are three times legal limit
local planning controls are ignored
negative impact on culturally significant buildings, dominating them all, particularly brand new, significant Art Gallery

To the Planning Minister and the HDA
I have serious concerns about the proposed development .My objections are principally around the size of the development along with the visual impact on the major cultural /heritage region of Newcastle City Civic area. This development would overlook this central civic area visually dominating the park area as well as the two storey recently opened Newcastle Art Gallery directly opposite.The proposed height of the building at 45 meters which grossly exceeds the current height limit of 14 metres.

I believe the excessive size of this development would negatively impact this most important areas of Newcastle which includes not just the park but landmark buildings including The Art Gallery, The Town Hall, Nesca House & Newcastle Consetvatorium.
This brutalist building is also part of a number of buildings of a similar character in Newcastle which includes the Newcastle Police station .

I am not anti development but do believe that our elected local council has put a lot of time and effort into planning for high rise areas within Newcastle including the high rise areas in the Honeysuckle area and directly around the Newcastle interchange. In this way they are ensuring that considerations around traffic flows, parking, suitable educational facilities etc are considered.

New high rise areas are also further earmarked for development in areas such as Broadmeadow.
This foreword planning should be honored given the thoughtful planning that has happened.

The proposed development at 47 Darby Street, Newcastle is not in accordance with the precinct of this part of the Newcastle City.
We have the Conservatorium of Music, the Library and the Art Gallery adjacent to the proposed development. This reflects the culture of Newcastle City.
Whereas the development of a tower does not represent the culture of that part of Newcastle City.
If the developer wishes to develop a property with a tower it should be in the West End of Newcastle at Newcastle West.
This is where other residential towers are being built in Newcastle.

I don’t want this project to go ahead. It’s destroying the Darby street feel . Too much traffic and building way too high

My Concerns and objection to this proposed development are detailed in the attached 2page document of 16/2/2026
Plus an aerial photo showing a section of the shared boundary between REGENCY PARK PROPERTIES and the Demolition of existing
buildings on the Development Site .
There has not been the level of engagement with Vivacity at this stage as to how all the demolition and Site preparation will impact
Regency Park Community Association property and Individual adjacent LOT owners Properties
IN Summary
HIGH RISK TO OUR PROPERTIES