Mosman Parks & Bushland strongly objects to the project SSD-93020230 40-48 Redan Street. The project ignores the value of Sydney Harbour to the people of NSW and Australia. The Scenic Protection Area is not respected and the Landscape plan is totally inadequate in providing shade for residents of the towers. It provides no visual relief when viewed from around Mosman, but immeasurably more importantly, when viewed from Sydney Harbour. If the NSW government values its greatest natural asset, Sydney Harbour, it will refuse this application.

Please see attached letter of objection

The proposed development at 40–48 Redan Street, Mosman represents a clear overreach in the application of state government planning provisions intended to increase density and deliver affordable housing. While these policies serve an important purpose, this proposal fails to apply them in a way that is appropriate to the local context.
The scale of the development—most notably its excessive height and bulk—is fundamentally incompatible with the established low-rise character of Redan Street. A 10-storey structure in this setting would dominate the streetscape, adversely impacting the visual amenity of the area and overwhelming adjacent heritage-listed properties. The proposal exceeds prescribed height limits and relies on a Clause 4.6 variation to be characterised as “compliant,” which raises concerns about both planning integrity and transparency.
The development can reasonably be described as overdevelopment. The inclusion of a limited number of so-called affordable or social housing dwellings, accessed separately via a rear laneway, gives the impression of a tokenistic approach rather than a genuinely inclusive housing outcome. This “back door” access arrangement risks creating a two-tiered development and undermines the stated objective of equitable housing provision. Furthermore, there is scepticism as to whether these dwellings will be genuinely affordable for those in need, or whether a proportion of the development will ultimately be acquired by investors, including overseas buyers.
Traffic and access present significant and unresolved concerns. The Mosman peninsula already experiences congestion, and the proposed increase in density will only exacerbate this issue. Redan Lane—narrow, lacking footpaths, and designed primarily for rear garage access—is unsuitable for the increased volume of service, waste, and emergency vehicles that would accompany a development of this scale. This raises legitimate safety concerns for residents and service providers alike.
The proposal also appears to conflict with the objectives of the Scenic Protection Zone, which is intended to preserve important visual corridors and the character of the harbour surrounds. The height and massing of the building would compromise these values and impact neighbouring properties, including loss of views that homeowners have reasonably relied upon when purchasing in the area.
In addition, local infrastructure—including emergency services—does not appear adequately equipped to support a development of this magnitude. The cumulative impact of increased population density, traffic, and service demand has not been sufficiently addressed.
Residents in the surrounding area are likely to experience not only a loss of amenity but also potential financial impacts associated with diminished property values and reduced outlook. The scale and design of the proposal do not reflect the character or expectations of the neighbourhood.
A development that is more modest in height and bulk, and that responds sensitively to the existing streetscape and heritage context, would be far more appropriate and likely to receive community support. As it stands, this proposal fails to strike a reasonable balance between growth and local character and should not be approved in its current form.

I understand that views of Balmoral Beach will be impacted by a ten-storey building being plonked in the middle of a heritage area. But you need to understand the anger and stress caused by this development and felt by local families is far greater than simply about views of the beach.

We understand people have a particular view of Mosman. Multi-million mansions, entitled. NIMBY. You have to understand for so most of us here that is not the case. We are young families, living in unit blocks who understand there is a need for more housing but are horrified that these developments are being swept through with no thought as to how that will leave the community we love devastated.

Traffic is already a huge issue in Mosman. Our roads are already busy and our kids are not safe walking to school or cycling. These are important issues for the families who form the heart of Mosman.

There is parking for 106 cars at this new development. In reality this will bring more than 106 cars to the area. How can our existing infrastructure handle such an increased load. Our roads will be gridlocked. Who will pay for the infrastructure needed to cope, the wider roads, bike lanes, wider pavements. It will fall on the already hamstring council, when it should be the developers.

Redan Lane cannot handle this existing infrastructure. Drainage on the hills is already a huge problem - just ask any local - what will this building mean for that.

The heritage impact simply disregards every single possible heritage breach. Every single one. Remember - five federation homes are going to be lost forever and the face of our village changed forever. To say there is no impact is incredulous. This development will kill the street. You can't go back.

Similarly, the Visual Impact Assessment says ‘the proposal will not result in significant visual impacts’. That is simply not true. The arrogance is breathtaking.

Like so many families across Sydney right now many in Mosman are struggling. Struggling with the cost of living, our schools being underfunded, green spaces disappearing. Now we feel we are also having to defend ourselves, our communities and our lives from billion-dollar property companies who are taking advantage of loopholes to bulldoze our village. We want more housing - but we also want our suburbs to survive. By giving this development a greenlight you are setting a precedent for others to follow. These companies won’t be there to pick up the pieces in ten years when your roads are falling apart and our suburb is turned into a soulless enclave.

We are stressed and angry about this and the way we are being treated, as if our opinions don’t matter and we don’t matter. This impacts our everyday lives. We are the ones who use the streets for the shops, and to take our kids to school, and will be punished when councils have to pay for infrastructure repairs.

There are glaring questions which raise red flags all over the place.

- Why is Mosman Council being sidelined? No local planning panel and no local vote.
- Why are there not more details about the low income housing available. And what happens after 15 years.
- How can a ten-storey building be allowed? We thought six-storeys was the limit?
- Why will the affordable housing residents have a separate entrance? It is 2026! Surely we can do better than this. I note that the City Of Sydney Council have in principle agreed that low income tenants should not be physically segregated from other tenants in building developments.

I came across this paragraph in a book about the history of Mosman. I think it still stands today. Nobody disputes the need for more housing. But done in the right way for Sydneysiders, not the developers.

Do the right thing. Stand up to the billion-dollar developers. Be on our side.

“Forward to 1958 by which time Mosman was llowing th erection of home unit blocks in certain areas but with 3-storey height limit. Builder Civil & Civic nevertheless lodged a development application for a site on the corner of The Esplanade and Botanic Road to build a 15-storey block of 111 units. Eventually they planned a series of such blocks across the hillside, claiming that Balmoral should move with the times and support a denser population. Mosman Council fortunately was more concerned about preserving the character of the area for residents and visitors. Upholding its building code the Council withheld approval and a challenge by the builder failed. Yet again Balmoral had escaped an unfitting addition to its landscape. How different things could have been.”

Edwina Ross
Senior Planning Officer
Department of Planning, Housing and Infrastructure

Dear Ms Ross

Objection to Development Application SSD-93020230 at 40-48 Redan Street, Mosman

I am the owner of a Heritage home 450m from the subject site. My property would be directly affected by the Development Proposal's likely impacts on streetscape, heritage setting and traffic.

Having spent the last 4 years restoring a very dilapidated but valuable piece of Mosman history, the suburb, the community and the impact on both are very important to us. It is evident from the Proposal's documents that little consideration of the surroundings has been given in this Proposal. I object to this application because the Proposal represents an excessive and unsuitable form of development for the Site and its setting.

I object on the basis of height, bulk, scale and suitability of the Site.

Redan Street and its surrounding streets are characterised by lower scale residential development with lovely residential area landscaping and setbacks. The proposed 10 storey building with 2 basement levels would stick out as a tower amongst heritage and heritage sympathetic homes. It's a gross manipulation of LMR policy to the detriment of existing residents and the suburb as a whole.

This street and the Site the subject of the Proposal falls within the Mosman Scenic Protection Area. This is to protect the visual amenity of the suburb for all those that live in it, for those that visit and for those who pass by. It is an integral part of the Sydney Harbour landscape, that characterises Sydney. The reason Sydney is a drawcard for tourists, overseas visitors and residents alike. This Proposal would materially alter the Sydney landscape, to be ruined forever.

Pedestrian safety and access for Traffic
For anyone that lives in this area, there is an acute awareness of how inadequate already the size of the street is for current traffic. Without any change to infrastructure, this residential street is destined to be gridlocked on a regular basis with the introduction of 106 car spaces and the number of apartments proposed. Pedestrian access will be even more chaotic and unsafe.

Landscaping and the balance between vegetation and built form
Along with the heritage aspect of the suburb, another defining quality of Mosman is that vegetation still plays a dominant visual role. This Proposal will dramatically change the streetscape with the enormity of the building compared to the volume of the trees.

For the reasons set out above, I respectfully submit that the Development Application SSD-93020230 be refused.

Sincerely
Alexandra Clyde

Please refer to attached 260328_Part_Submission_40-48_Redan_MOSMAN.pdf
This attached submission letter dated 28 March 2026 is incomplete at this stage.
There are over 25 lengthy documents containing over 850 pages on the portal.
It is IMPOSSIBLE to prepare a meaningful submission in response to the proposal in the 2 week exhibition time .
The letter will be completed in due course and will be submitted to the Department of Planning as Additional Correspondence for consideration in the assessment of the project .