So many things are wrong with this development proposal. I refer you to the submission of the Rose Bay Residents Association that I fully support.

Specifically, the excavation goes directly into the ground water; no cumulative risk assessment to look at the big picture of development in concentrated area); this specific site is mapped a high risk flood at; environmental impact of inevitable acidic contamination.

I’m writing as the Treasurer of 40-42 Wilberforce Ave and our concern at the potential structural damage to our apartment building, possibly the only remaining housing . I’ve followed and supported the successful efforts to have Rose Bay included in parking restriction to a single basement level. On these grounds alone the proposal is out of scope. I do support medium density housing and despite the disruption, would not object to redevelopment of the sites that did not threaten me directly . But that is unlikely to meet the governments medium and low income housing objectives .

We intend to insure ourselves comprehensively and meet all requirements necessary to sue the developer for damages that we will prove are caused by the development. The fact that they only registered with ASIC in 2025 worries me but I will trust in your due diligence to ensure they have sufficient liquidity and insurance cover to proceed with the development proposed here and provide compensation for damages.

Excavation will go to the water table possibly destabilising the neighbouring buildings
No cumulative risk assessment has been done
The site is a mapped high risk floodway
Acid sulphate soil risk
27 mature trees will be removed

PLease remember that your role is to look after RESIDENTS and NOT property Developers.

Rose Bay already has a vulnerable ground due to it's proximity to the harbour and the water table that sits only 2.7m below ground level in parts. It is a KNOWN high risk zone with shallow ground water, soft soils and known structural damage from previous construction..The DA does not address the cumulative effect on the area given there is 16,000 sq metres up for deep excavation across the 4 consecutive sites with a 2 level basement garage planned. Many houses and blocks of units already have water and flooding issues due to past deep excavations. It is unsafe as it will cut into groundwater, increase uplift pressure, divert water flows and risk subsidence to surrounding proprtrties which is already happening. The impacts have not been assessed but as stated previously there's already been subsidence from a single level much smaller building.
This is a low lying basement and excavation can worsen local flooding and basement inundation.
Allowing this development to go ahead is negligent and there is no comeback for future issues due to this deep excavation for local residents.
Not to mention the already overloaded narrow street that feed into this peninsula that currently cannot cope with the level of traffic.
It baffles the mind, that both Edgecliff and Double Bay with similar issues are no longer required to have these deep excavations, yet Rose Bay is not be given similar dispensation.

Strong concerns about the excessive tower height , groundwater excavation flooding cumulative risk, instability, environmental harm, ASS risk. Dover Rd/Ian St/Carlisle St/ are already extremely busy with 3 nearby schools, childcare, beachgoers, supermarket/shops, buses, taxis, queues to enter capacity full carparks, and proceed to traffic lights at the main roads intersections. Let commonsense prevail.

Dear Town Planners,
We are a young family residing in Rose Bay, we love Rose Bay, there is a strong sense of community, that is aided by the fact that it is such a lovely, walkable town. We walk along and drive along Dover Road on a daily basis, our school is McAuley. Currently Dover Road is very congested, for vehicles there is a lot of traffic and waiting, especially around school drop-off and pick-up. We walk a majority of the time; to school, to buy groceries and visit cafe’s etc.

The idea that there could be a massive high-rise on Dover Road is a very scary prospect, we would no longer feel safe with an additional (at least) 50 cars on Dover Road, these cars only have New South Head Road or Old South Head Rd as entry and exit points. The traffic would be far too much for such a small area with only two main roads. The added cars, noise and pollution would ruin Rose Bay, such high-rise residential buildings belong where there are major high-ways and space.

This project would ruin what is such a lovely walkable town, please consider all the children that live in Rose Bay and walk to and from school, please do not proceed with this housing development.

Kind Regards,
Tania Bianchi

My grounds to lodge an objection to the SSD-86017721 development at 23-31 Dover Road, Rose Bay relate to concerns about environmental, social and planning impacts of the proposed project.

This new development has been lodged on land that forms part of the Rose Bay settlement area - an area that is reported to be geotechnically fragile and groundwater sensitive. The new proposal includes

- demolition of five homes
- removal of 27 mature trees
- an eight storey tower (49 units, 11 “affordable”) plus a rooftop area (exceeding LMR height)
- two deep basement levels
- excavation into the groundwater table.

As such this is not normal development. It is deep excavation into saturated, loose marine sands in a known hazard zone. It is a serious risk to Rose Bay and surrounds.

Although the new Low and Mid-Rise Housing Policy facilitates increased density and overrides some local council controls, as a resident of Rose Bay I have a right to object on the following grounds:
• Impact on local character and streetscape: The height (up to 6 or 8 storeys) and density of the development will significantly alter the established low-density residential character of Rose Bay causing visual bulk or overshadowing.
• Traffic and parking: Increased population density from 49 apartments will exacerbate local traffic congestion and parking shortages thus affecting neighborhood amenity. This development will worsen congestion on Dover Road as well as New South Head Rd. (both ways) both during construction and in the long-term and carries pedestrian safety concerns.
• Environmental concerns: Excavation and construction activities will pose risks like soil erosion, noise pollution, impacts on local flora, fauna, or foreshore areas nearby.
• Infrastructure capacity: Local infrastructure (roads, sewerage, schools, public transport) is deemed insufficient to support the increased population.
• Social impact: The affordable housing component or overall project scale is inadequate to meet community needs.

Further objections

1 The excavation goes directly into the groundwater table

2 There has been no cumulative risk assessment despite multiple DAs being proposed in the area. This is a serious omission.

3 The site is a mapped high risk for floodway.

4 Acid Sulfate Soil (ASS) risk.

5 The consultant reports contain disclaimers. There are no practical guarantees from developer -funded reports.

6 The housing SEPP uplift (LMR) does not apply on high-risk land.

7 The development requires the removal of 27 mature trees with consequent loss of shade, heat, flood buffering and biodiversity.

8 The intersection at Dover Road/Ian Street roundabout is a known hotspot. It is already one of the busiest intersections in Rose Bay.

9 Once the aquifer is disturbed, the impacts are permanent. Subsidence, structural damage, groundwater drawdown, ASS activation and foreshore impacts cannot be reversed.

Overall reasons for objection include groundwater, cumulative risk, instability, public interest, environmental harm, foreshore impacts, excessive excavation outside the DCP controls that are designed to safeguard neighbouring properties, etc.

If residents like myself don’t speak up now, an eight storey tower with two level deep basements could set a precedent for even more excavation across a fragile water table system. Please do not allow this to happen.

Excavation goes directly into the groundwater table. The risk of basement flooding is severe with a two level basement parking area. The risk of subsidence in adjoining buildings and in the area is known. The erection of an 8 storey building where 5 houses existed increases the demand on infrastructure in the area. I live in Dover Rd the increase in traffic during peak hour over the last 10 years is significant. Also drainage in the area is definitely not coping. Our 1 level basement parking flooded to a depth of 30cm during heavy rainfall in 2022, 2023 and 2024. I have video footage. The removal of trees the subsequent erasure of water absorbing soils, grass and trees and the introduction of concrete towers will only increase flooding. Finally, a development of this size featuring luxury apartments selling for $4million plus is NOT benefiting young families or downsizers unless they have a very significant deposit or in the case of downsizers can sell an existing property in the area for $4m plus. The only people benefiting from this horrendous gigantic development is the developers and the NSW Government- not the residents in the area or anyone else and certainly not ‘affordable’.

Rose Bay is NOT a hub. It has insufficient facilities and services for the existing population. There are essentially just 2 main roads in and out of the area, Old South Head and New South Head Roads. At several times of day these roads become gridlocked for hours at a time with school and peak hour traffic. This is a particular danger in case of any emergencies.
Public transport is grossly inadequate with major access blocked by the Public and Royal Sydney Golf Courses. There is no access to trains as there is in Edgecliff, Bondi Junction and even near in Double Bay.
There is only one bank in the Eastern Suburbs Peninsula.
The public schools are already at or close to capacity.
This in no way can this area be considered a suitable hub for multiple development.

Moreover, the building description indicates muliple affordable housing apartments. These apparently do not have any off-street parking, which is already limited. The suggestions that motorbike or bicycle parking would materially address this problem is laughable for apartments in this area and at their likely prices.
Furthermore, it is understood that the water supply and sewerage systems in this area are already on the verge of failure. The proposed increases in residences would likely cause the system to fail.
We consider this an unsuitably sized development for an already overloaded system with no capacity to address these deficiencies.

groundwater, cumulative risk, instability, public interest, environmental harm, foreshore impacts etc

Negative ecosystem impact
1.removal of 27 mature trees causing erosion,loss of shade, affect on remaking trees
2.Acid sulphate interference could cause the release of toxins flowing into the harbour causing Irreversible damage
Excavation exceeds DCP controls
Excavation goes straight into the ground level tables
Rosebay is a flood risk area as seen on numerous occasions
All the reports are developer funded not independent with no protection guarantees for the surrounding houses
Rooftop terrace exeeds LMR height
Objection to the development for reasons listed above