Re: Opposition to Nicholson Street Build-to-Rent SSD88113706

I am writing to formally object to the proposal to increase the maximum building height from 174.95 metres to 197 metres for the development currently under assessment. While I understand the need for growth and urban renewal, the proposed increase raises several serious concerns that would significantly and negatively impact the surrounding community.

1. Excessive Density and Associated Health Impacts
The surrounding area is already experiencing an unprecedented cluster of high-rise developments being constructed simultaneously and within close proximity to one another. This concentration has resulted in significant air and noise pollution, creating an alarming health hazard for current residents. Further height intensification—without adequate mitigation—risks exacerbating these conditions and diminishing overall liveability.

2. Wind Tunnelling Effects
Taller structures in dense urban pockets inevitably create stronger wind tunnels at street level. The proposed height increase is likely to intensify these conditions, compromising pedestrian comfort and safety. Existing wind issues in the locality already challenge walkability, and additional height would worsen these impacts.

3. Traffic Congestion
Local road networks are already strained, with congestion during peak periods now commonplace. A substantial increase in building height generally correlates with increased population density, which will further overload existing traffic in Nicholson Street. Without clear, detailed, and guaranteed transport infrastructure improvements, this proposal would significantly worsen mobility challenges in the area.

4. Insufficient Public Amenities to Support Rapid Population Growth
The neighbourhood is already under pressure due to rapid population growth, and current public amenities—including open space, community facilities, healthcare, and educational services—are not keeping pace. Allowing a major increase in height, and therefore population capacity, without corresponding investment in public infrastructure will erode community wellbeing and place unsustainable pressure on existing services.

For these reasons, I respectfully request that the Department reject the proposed increase in maximum building height. I urge the Department to prioritise balanced planning, community health, and sustainable urban development when considering this application.

Dear Town Planner
I am writing in connection towards the above development proposal on 46-52 Nicholson Street and 50-67 Christie Street, St Leonards. I have examined the plans and know the site well. I wish to strongly object to the development project at this location.
The proposed large scaled size of the development is not well considered. As the only viable option for traffic flow to and from this site would be through Nicholson Street and Christie Street, congestion of the road is a likely outcome during and after the development is completed. This places further strain on the intersection between Christie Street and Nicholson Street and disrupts the quality of life to local residents.
Furthermore, such vertically extending development at this site would diminish the local residents’ view of the open sky and be prominent from most angles with the central area of St Leonards. We strongly oppose the addition of the extra 7 storeys in the development.
Thank you for your attention.

I support the proposed Nicholson Street Build-to-Rent development, noting the benefits it will deliver through increased housing supply and long-term rental accommodation.

I would, however, encourage that appropriate supporting infrastructure be incorporated as part of the development to ensure it is future-ready and well integrated with the surrounding area. This includes adequate electrical infrastructure to manage electric vehicle charging demand, sufficient postal and parcel facilities, and well-designed car parking that safely accommodates vehicles, bicycles and end-of-trip facilities.

I also support strong connectivity outcomes, including safe access to public transport and active transport networks, and the provision of high-quality digital infrastructure, with a minimum of fibre connectivity to each building. These measures will help ensure the development supports sustainable transport, modern living requirements and long-term community needs.

OBJECTION

SSD-88113706 – 46 Nicholson Street, St Leonards


I object to the proposed 36-storey build-to-rent development at 46 Nicholson Street due to its unacceptable impact on residential amenity, environmental quality, and the cumulative overdevelopment of the St Leonards precinct.


While development in this area is expected, the scale of this proposal exceeds what is reasonable for a site immediately adjoining existing residential towers.


Height and scale


The current application proposes a building height of approximately 36 storeys, representing an increase of 7 storeys above what was previously indicated for the site. This additional height intensifies impacts relating to noise, wind, traffic, and construction disruption and has not been adequately justified.


Permanent operational noise


Of particular concern is the long-term noise impact once the building is operational. Rooftop mechanical plant, air-conditioning systems operating continuously, and communal facilities such as swimming pools are known to generate ongoing noise, especially during night-time hours. These impacts are not temporary and can significantly affect nearby residents’ sleep and wellbeing.


The application does not adequately demonstrate how operational noise will be controlled or monitored at neighbouring buildings at similar elevations.


Construction impacts


The proposed excavation and construction will take place in close proximity to existing buildings. This raises concerns about vibration, structural risk, dust, and prolonged disruption. Dust and air-quality impacts are already being experienced in nearby apartments, indicating that mitigation measures are insufficient.


Traffic and cumulative impacts


Nicholson Street is already heavily congested. This development will add construction traffic followed by ongoing residential, service, and delivery traffic, further impacting pedestrian safety and access.


Closing comment


For these reasons, I urge the Department to give serious consideration to the cumulative and long-term impacts of this proposal on existing residents. In particular, the additional 7 storeys should not be approved unless the applicant can clearly demonstrate that residential amenity — especially in relation to noise, traffic, and construction impacts — can be adequately protected through design changes and enforceable conditions.

I strongly oppose the proposed development directly in front of St Leonards Square. The process and the proposal itself are deeply flawed and must not proceed.

1. Complete absence of community consultation — and false claims made by the developer

The most concerning issue is that no consultation whatsoever occurred with the community, neighbouring buildings, or residents regarding the proposed dramatic increase in height and apartment numbers prior to release of the SSDA.

Despite this, the developer has represented that community consultation took place. This is untrue, and the government must treat this seriously. If the NSW planning system is to maintain any credibility, no development should be permitted to advance where the proponent misleads residents or authorities about community engagement. Allowing such conduct would set an unacceptable precedent and undermine public trust in the entire planning process.

The community had a clear and reasonable expectation—based on several previous planning assessments for this site, the most recent concluded in February 2025—that planning controls were finalised. Early works on the site had already commenced, reinforcing that understanding. Re-opening this matter now, especially on the basis of inaccurate claims by the developer, is unacceptable.

2. Severe impacts on residents of St Leonards Square due to the excessive height
St Leonards Square sits only 24 metres across a narrow road from the SSDA site. The excessive increase in height will have significant, unavoidable impacts:
- Loss of direct sunlight into apartments
- Loss of sky views
- Severe privacy intrusion into living and sleeping areas
- Loss of views
- Significant, unfair reduction in apartment values (effectively transferring value from residents to the developer)
- Increased wind tunnelling on balconies, across the St Leonards Square plaza, and in our only nearby public open space, Friedlander Place
- Further overshadowing of Level 2 outdoor amenities such as the BBQ area
- These impacts are disproportionate, unnecessary, and contrary to the public interest.


3. Critical lack of parking capacity and already-strained road access
The surrounding streets are already at full saturation. This proposal dramatically increases density without providing any meaningful transit improvement, and in an area where current parking and road infrastructure is already failing to support existing residents and services.

There is only one road in and out, already serving multiple high-density towers: St Leonards Square, The Landmark, 88 Christie, and large developments on Lithgow and Oxley Streets, as well as the major Telstra site now under construction.
The SSDA’s additional 541 apartments would add an enormous volume of resident vehicles into an already gridlocked local street network. Even if only one fifth of these units have cars, all the will also generate traffic due to visitors, couriers, deliveries, taxis, trucks to move in/out, fact being clearly ignored by developer in their studies.

There is no available street parking capacity, and existing buildings already struggle with carpark overflow. The proposal does nothing to address these realities.

This is not a case of “future-proofing” or “supporting transit-oriented development.” There are no new transport or road upgrades associated with this application. The result would be prolonged congestion, reduced safety, and a lower quality of life for current and future residents.


4. The proposed height and density contradict established planning controls
The existing planning controls already allow a substantial 30-storey residential building—the previously assessed maximum height appropriate for this constrained site. The proposed increase is extreme and unjustified:
The site is on a small local road, not on the Pacific Highway.
It is positioned downhill and away from major transport corridors, making extreme density entirely inappropriate.
The Pacific Highway corridor already accommodates numerous tall towers, with many more planned across St Leonards, Crows Nest, Chatswood, and North Sydney. There is no planning or public interest need to overdevelop this particular constrained site.


5. Fails the public interest test
The proposed height and density deliver substantial private benefit to the developer while causing significant harm to existing residents and the wider community.
It does not improve public infrastructure, transit capacity, traffic flow, public space, safety, or amenity.
It does, however, diminish liveability, sunlight, privacy, traffic safety, and property values for hundreds of surrounding residents.

For these reasons, the proposal fails the public interest test and should be rejected.

I would like to formally object to the proposal to add an additional seven floors and 270 apartments to the Nicholson Street Build-to-Rent development.

As a resident of The Landmark for the past several years, I have already experienced significant increases in traffic congestion resulting from recent developments in the area, including the new buildings that have been completed and the opening of Coles at Mall 88. With only one viable exit for local residents—the Oxley Street and Pacific Highway intersection—traffic has already become extremely congested, particularly during peak times. It is increasingly difficult to access the main road from the surrounding back streets.

Even with the developments already approved, congestion will continue to worsen. Adding 270 more apartments will place even greater pressure on an already strained traffic network, creating serious practical and safety concerns for current residents.

Furthermore, the proposed height increase of an additional 22 metres will negatively impact the value and amenity of many apartments in The Landmark. Increased building height and density will reduce privacy, with sightlines directly into neighbouring homes—an undesirable and unfair outcome for existing residents who purchased with certain expectations of view, light, and privacy.

For these reasons, I strongly oppose the proposed extension of the Nicholson Street development.

SEE ATTACHMENT. In summary, the proposed height increase is inconsistent with the character, environmental values and amenity expectations of St Leonards. It will cause oppressive visual dominance, overshadowing, reduce sunlight, privacy loss and ecological harm without clear community benefit. There will be a severe wind tunnel effect. It will cause additional significant strain on traffic congestion to residents and services as well as loss of public trust from lack of consultation. Submission on infrastructure development plans by local council and NSW State Government supporting it and future developments should be required to accompany this development proposal: utilities, transport, education, medical facilities etc.
Yours Sincerely, (Margaret) Louise Keller, Committee Member

I strongly oppose this construction plan modification for the following reasons:

Oxley Street is the only road onto the Pacific Highway in this area because Christie Street is one way.
There are three high-rise and two mid-to-low rise unit and several office buildings.
There is also a gym and a child care.

So that there is already a traffic congestion.
If an additional 541 units are built, congestion will be getting more worse.

OBJECTION TO SSD-88113706
46 Nicholson Street, St Leonards

I am an adjoining resident objecting to the proposed build-to-rent development at 46 Nicholson Street. My objection is based on the long-term impact this development will have on residential liveability, health, and the character of the surrounding neighbourhood.

Excessive height increase

The proposal seeks approval for a 36-storey building, which represents a significant height increase above what was previously anticipated for this site. This additional height amplifies the impacts of noise, wind, traffic, and construction disturbance and should not be treated as a minor change.

Ongoing noise impacts after construction

My primary concern is the permanent noise environment that will be created once the building is occupied. Rooftop plant, air-conditioning units running 24 hours a day, and swimming pool and communal facilities are all potential sources of continuous or intermittent noise.

Experience from similar developments shows that these noises can be intrusive, particularly at night, and can travel across to neighbouring towers. The documentation does not provide sufficient assurance that residents in nearby buildings will be protected from ongoing noise disturbance.

Dust, air quality and health

Dust impacts are already noticeable in nearby apartments, even before major construction has begun. This raises serious concerns about air quality, respiratory health, and general living conditions during what will be a lengthy construction period.

Overdevelopment and cumulative strain

The proposal adds a large number of dwellings to an area already under pressure from traffic congestion, limited public space, and multiple concurrent developments. The cumulative impact on infrastructure and resident wellbeing has not been adequately addressed.

Request

I respectfully request that the Department reject the proposed height increase and require a reduced building envelope that better reflects the surrounding context. If the project proceeds, strict and enforceable conditions must be imposed to control operational noise, construction impacts, and air quality.