This project is inappropriate for the area it is planned.
It is significantly oversized compared with adjacent properties (7 storeys high). The adjacent properties on Holt avenue are C4 Environmental Conservation Zoning and so must remain as Federation cottages. The appearance of this project is totally out of character with adjacent federation cottages.
Projects of this size should be built on or adjacent to main roads. Access to this area is by single lane road on the south and a tiny laneway at the northern side. This project will increase traffic and stress on the local area. There are no plans evident to upgrade nearby facilities to cope with such loads. Traffic congestion through these streets is currently high especially with schools and weekend traffic.
The intention of the government policy is to increase affordable housing which I support. This project is a plan for only 10 affordable units in amongst 44 palatial apartments.
This project appears to be placed greater than the 800metres recommended for SSDs.
This project should be placed on Military Road closer to the town centre and public transport corridors.
Thank you for considering my concerns about this project.

I write to formally object to the proposed State Significant Development (SSD) at 11-23 Rangers Avenue, Mosman. My objection is based on the huge and permanent impact this proposed development would have on the look and livability of the surrounding neighbourhood.
1. Oversize scale, out of character, loss of privacy and views.
Over bearing Scale, out of character - The proposed 7 story development is completely out of scale with the surrounding area comprised of low level homes, small apartment buildings. The proposal completely disregards the character of these streets made up of carefully restored federations homes, small apartment buildings, historic protected trees, and an overall preserved heritage feel. Artist impressions of the proposal look like one huge shopping centre dominating the natural beauty of the Mosman Bay slopes.
Block views - The over size scale of the proposed development would affect the livability of homes to the rear on Holt Avenue, either side of Rangers road, and the front of Rangers Road. The 7 stories would in completely block views these homes have of the district including harbour, opera house and CBD, not to mention block open sky and essential sun light.
The loss of these view, sky space and sunlight will reduce the standard of living in the neighbouring homes, as well as substantially affect their re-sale value.
Inadequate visual, view-loss and heritage assessments -
The Visual Impact Assessment omits any analysis from Holt Avenue and the Holt Estate Heritage Conservation Area, even though these sit directly north of the site. The Department requested a detailed view-loss and view-sharing assessment, which has not been provided. As a result, impacts on Sydney Harbour views, natural landform and the heritage character of the streetscape have not been properly evaluated.

Loss of Privacy - The overbearing scale of the development, and proximity to local homes would cause substantial loss of privacy for homes on Holt Avenue and Rangers Road. The proposed development would create a huge overbearing wall above Bloxsome lane significantly changing the nature of what is a charming quite local lane, into an area that may feel dangerous and closed in.

2. Impact on local traffic, resident’s rear lane access
Insufficient Road capacity - Holt Avenue is a traffic calmed street not designed as a major thoroughfare even traffic. Surrounding streets Spofforth and Rangers road are already heavily congested during peak school drop off periods, and holidays for road users going to the beach. These roads are also regularly used by cyclists.
Traffic - The additional traffic created due to construction would cause gridlock on surrounding roads. The level of excavation required to dig out the proposed development basement and the size of trucks and diggers needed for the project are beyond the capacity of the local streets.
Access to parking - Many local residents on Holt Avenue rely on Bloxsome lane to access their car parking and garbage collection. This construction would disrupt that access severely, and then the ongoing demand from an additional 91 cars (at least) would put pressure on these local lanes and roads indefinitely. These roads were not originally built to provide access for that many road users.
Unsustainable additional cars - The impact of an addition 91 car basement would disrupt traffic and parking for residents on the surrounding streets permanently. It would be unfeasible for any of the vehicles from the proposed development to use Bloxsome lane for access during construction period or afterwards.



3. Insufficient public transport, limited parking, or infrastructure
Insufficient transport infrastructure - Contrary to the assumptions underpinning the SSD affordable housing policy, this part of Mosman does not have the infrastructure to absorb a development of this size.
The policy presumes transport hubs within walking distance, yet Rangers Avenue and Holt Avenue are quiet residential streets, not designed as a transit corridor. As mentioned, Holt Avenue even has traffic calming features.
There are no major public transport systems walking distance from the proposed building. The closest option is one bus to Cremorne Point ferry which depart every 20 to 40 minutes. The closest public transport is on military road, which could be outside the 800m requirement.
Pedestrian routes from Rangers Road to Military Road already require a high degree of caution, with no safe place to cross along Spofforth from Rangers to Spencer. Additional pedestrian crossings would only increase congestion. The new development would only create more congestion at these intersections, making it less safe for pedestrians, making the route less walkable, less attractive to pedestrians.
7 storeys, 44 apartments, and 91 basement car spaces is entirely incompatible with this setting.

3. SSD Rules and 800metres
Parts of the development appear to land outside of the required 800 metres distance from town centre rule, making it ineligible for this style of development. Particularly if safe pedestrian walking routes are examined (crossing at Holt and Spofforth, is dangerous and busy)
Alternative routes walking from town centre have the development falling outside of the eligible areas.
Reports have shown that the proposed development may not even be suitable for the style of land that may require digging into sandstone for basements, on what is a cliff precipice on Rangers Road. Will residents be reassured that this excavation causes no instabililty to their neighbouring federation homes?
There are many other hubs in the Mosman area that can accommodate large scale multi story buildings, with world class views suitable for both luxury and low cost housing – that would be in areas already close to major transport hubs, and infrastructure. Areas include Spit Road Junction, Military Road at Cremorne, Military Road near Mosman Village (Near Almora Street)
Conclustion
It is clear that this oversize proposal development is purely for developer profit, not to meet affordable housing requirements. The estimated sale value of the apartments are in the tens of millions, with only a few token affordable apartment to be included to tick the SSD box for state government approval. How many Australians can afford a ten million dollar property? How is this solving a housing crisis?

Research also shows that part of the development may be outside the designated 800 metre range from the so-called Town Centre at Cremorne. Is this development even eligible?
The proposed development would significantly reduce the livability of the local area, blocking of views, blocking sunlight, dumping more unsustainable traffic, demand for parking and demand for services.

This proposal should be dismissed with No Recourse for Re-engagement

I am objecting to this project as the Visual Impact Assessment omits any analysis from Holt avenue and the Holt Estate Heritage Conservation Area, even though these sit directly north of this site. There is no document submitted that details assessment of view loss and view sharing. This proposed development impacts Sydney Harbour views, natural landform and the heritage character of the street scape and this has not been properly evaluated. Additionally, this area has limited public transport, insufficient street parking , constrained pedestrian pathways and introducing more vehicles will worsen existing safety issues for pedestrian, cyclists and motorists. Rangers Avenue and the surrounding streets including Holt Avenue are already heavily congested, adding a 91 car basement will increase traffic movements and congestion in a system that is already above capacity. Finally, the scale is inconsistent with existing surrounding low rise residential character resulting in overshadowing, loss of privacy and loss of long established Sydney Harbour Bridge and city skyline views. Although labelled as in-fill affordable housing, this project primarily delivers luxury apartments. It is not, therefore meeting genuine affordable housing need.

Please see my objection as outlined in the attached document.

I live around the corner in Shadforth Street Mosman.
To travel from Mosman to North Sydney and Milsons point, Rangers road is the current road everyone uses.

Rangers road is a single lane, very curvy, and often gets backlogged due to being the main shortcut between Mosman and the bottom of Neutral Bay, Cremorne, North Sydney and Milsons Point.

An additional 91 car spaces on that road is not feasible nor workable nor manageable.

There are no multi lane roads around the proposed development and adding an extra 91 cars to the streets exceeds capacity in the little streets that are already often back logged with traffic. It will destroy the ability of residents to get in and out of their suburb. It will lock Mosman residents in.

Another complaint is that the 7 storey block will be able to be seen from the water as it exceeds free height. It will be an eyesore!!

This should not be allowed, so far away from public amenities, from supermarkets and main roads.

Main roads are for 7 storey dwellings, not quiet back streets!

I object to this project on the grounds of sustainability and the precedent it would set.

In terms of sustainability, contrary to the pictures of the development showing a single bike rider passing by, Rangers Avenue is a major thoroughfare through Mosman relied upon by thousands of cars per day. The size of the development with 44 apartments on a busy road and so close to the roundabout at Park Ave would put unstainable stress on traffic and road safety, especially as the development includes 91 car spaces. Given the rationale for such a development is that it is within 800 meters of a transport hub, how can over 2 cars spaces per apartment be required or justified? The number of car spaces should be a maximum of 1 per unit reflecting the entire rationale of such developments being close to public transport to support the sustainable growth of Sydney.

The other key sustainability question is around waste disposal as it is not clear from the drawings how/where the garbage of the 44 apartments will be collected? Given Rangers Avenue is so busy, garbage trucks cannot block it and the rear Bloxsome lane is too narrow for the service to be provided from there. It is not clear from the drawings that the development includes enough space for garbage trucks and other service vehicles to pull in to be completely off both Rangers Avenue and the footpath and then be able to turn around before coming back on to Rangers Avenue.

Regarding precedent, there are currently 4 mega lots at various stages of progress on Rangers Avenue alone. If 11-23 goes ahead at the size proposed it clearly creates a precedent that the road and services could not possibly cope with. Either 11-23 is required to be scaled back, or if it goes ahead as proposed, to be sustainable it would have to mean that any of the other 3 developments on Rangers Avenue would have to be on the smaller scale allowed under the LMR provisions, or some/all of them should not be allowed at all. In addition, it would not be possible to have 11-23 being under construction at the same time as any of the other 3 developments (regardless of their size) given the number of trucks this would require and the severe congestion this would cause on Rangers Ave. In isolation, it is not clear how 11-23 could be constructed on the scale proposed without this causing severe disruption to all who use Rangers Ave each and every day.

Thank you.

I object on a number of points, including that the development is within the 800m LMR safe walking distance zone given the route that is required crosses over an arterial street at an unsafe location. My submission however is objecting to the s4.6 for building height.