ear Sir/Madam,
I am writing to formally object to the proposed mixed-use development at 164–194 William Street, Woolloomooloo (SSD-80211463). I am a long-term resident and owner of an apartment in the Top of the Town building at 227 Victoria Street, Darlinghurst. I support appropriate development and the inclusion of affordable housing, but this revised proposal is excessive and inconsistent with planning controls. It prioritises developer profit over community wellbeing and would cause significant harm to the amenity, character, and value of the surrounding area.
1. Excessive Height and FSR – Non-Compliance
The proposal seeks a height of approximately 61 metres (18 storeys), far exceeding the LEP controls of 22–35 metres. Even with a 30% bonus under the Housing SEPP, the maximum permissible height would be around 45.5 metres. The proposed Floor Space Ratio (FSR) of 5.16:1 also exceeds the bonus-adjusted limit of ~4.7:1. This is a clear breach of planning controls and constitutes overdevelopment.
The affordable housing component (60 dwellings) is concentrated on lower levels, while upper levels are used for luxury penthouses and market-rate units. This undermines the intent of the SEPP bonus and results in a disproportionate impact on the community. A compliant envelope of 8–10 storeys would be more appropriate and still allow for affordable housing.
2. View Loss and Visual Impact
The development would block iconic views of Sydney Harbour, the Opera House, and Harbour Bridge from many existing apartments, including mine. These views are a key part of our residential amenity and property value. The Visual Impact Assessment (VIA) by Urbaine Design Group is misleading and understates the impact. For example, it claims no iconic elements are affected from Viewpoint 59, which is demonstrably false.
The proposal fails the view-sharing principles established in Tenacity v Warringah. An independent view analysis should be required, including photomontages from Top of the Town and other affected buildings. The only effective mitigation is a substantial reduction in height.
3. Noise, Overshadowing, and Traffic
Rooftop communal areas raise concerns about noise transmission, especially at night. These spaces should be subject to strict controls or removed. The scale of the development will increase traffic and parking pressure on already congested streets. Overshadowing of nearby properties and public spaces is also likely, particularly in winter months. These impacts would be significantly reduced with a lower building height.
4. Heritage and Character
The site adjoins the Woolloomooloo Heritage Conservation Area and is near several listed buildings. The proposed bulk and scale would visually dominate these heritage assets and disrupt the established character of the area. The design should step down near heritage interfaces and respect the surrounding built form.

Request for Action
I urge the Department to require a substantial reduction in height and a rebalancing of the building mass. The development should remain within the previously approved envelope and respect the planning controls. Alternative incentives should be considered to support affordable housing without allowing excessive height and bulk.
Please ensure the following issues are addressed in the assessment:

View loss and visual impact from Top of the Town and surrounding buildings
Non-compliance with LEP height and FSR controls
Noise concerns from rooftop communal areas
Traffic and parking pressure on local streets
Overshadowing and sunlight loss
Heritage context and proximity to conservation areas
Cumulative impact of recent developments in the area
Reliability and accuracy of the VIA

Thank you for considering this submission. I am available to provide further information or participate in consultation if required.
Yours sincerely,

HELEN FARAH
OWNER OF APARTMENT 1111/227 VICTORIA ST, DARLINGHURST 2010 NSW
0409314170

Joe Cutugno
907/227 Victoria Street
Darlinghurst NSW 2010
11/11 25

Dear Sir/Madam,
I am writing formally object to the proposed mixed - use development 164-194 William Street Woolloomooloo (SSD-80211463).
I am a long- term resident and owner of an apartment in the Top of the Town building at 227 Victoria Street Darlinghurst. I support appropriate development and the inclusion of affordable housing, but this revised proposal is excessive and inconsistent with planning controls. It prioritises developer profit over community wellbeing and would case significant harm to the amenity ,character, and value of the surrounding area.
1.Excessive Height and FSR - Non Compliance
The proposal seeks a height of approximately 61 meters (18 storeys), far exceeding the LEP controls of 22-35 meters . Even with a 30% bonus under the Housing SEPP, the maximum permissible height would be around 45.5 metres. The proposed Floor Space Ratio (FSR) of 5.16:1 also exceeds the bonus - adjusted limit of 4.7:1 This is a clear breach of planning controls and constitutes overdevelopment . The affordable housing component (60dwellings )is concentrated on lower levels, while upper levels are used for luxury penthouses and market -rate units. This undermines the intent of SEPP bonus and results in a disproportionate impact on the community. A compliant envelope of 8-10 storeys would be appropriate and still allow for affordable housing.
2.The view and loss Visual impact
The development would block iconic views of Sydney Harour, Opera House and Harbour views from many existing apartments, including mine. These views are a part of our residential amenity and property value. The Visual Impact Assessment (VIA) by Urbaine Design Group is misleading and understates the impact.
For example, it claims no iconic elements are affected from Viewpoint 59, which is demonstrably false.
The proposal falls the view-sharing the principles established in Tenacity v Warringah. An independent view analysis should be required, including photomontages from Top of The Town and other affected buildings. The only affected mitigation is substantial reduction in height.
3. Noise, Overshadowing, and Traffic Rooftop communal areas raise concerns about noise transmission, especially at night. These spaces should be subject to strict controls or removed. The scale of the development will increase traffic and parking pressure on already congested streets. Overshadowing of nearby properties and public spaces is also likely, particularly in winter months. These impacts would be significantly reduced with a lower building height.
4. Heritage and Character
The site adjoins the Woolloomooloo Heritage Conservation Area and is near several listed buildings. The proposed bulk and scale would visually dominate these heritage assets and disrupt the established character of the area. The design should step down near heritage interfaces and respect the surrounding built form.

Request for Action
I urge the Department to require a substantial reduction in height and rebalance of the building mass. The developer should remain within the previously approved envelope and respect the planning controls. Alternative incentives should be considered to support affordable housing without excessive height and bulk.
Pease ensure the following issues are addressed in the assessment:

View loss and visual impact from Top of the Town and surrounding buildings
Non - compliance with LEP height and FSR controls
Noise concerns from rooftop communal areas
Traffic and parking pressure on local streets
Overshadowing and sunlight loss
Heritage context and proximity to conversation areas
Cumulative impact of recent developments in the area
Reliability and accuracy of the VIA
Thank you for considering this submission. I am available to provide further information or participate in consultation if required.
Yours sincerely,
Joe Cutugno
Owner 907
Top of the Town Apartments
227 Victoria Street, Darlinghurst NSW 2010

Dear Sir/Madam,
I am writing to formally object to the proposed mixed-use development at 164–194 William Street, Woolloomooloo (SSD-80211463). I am a long-term resident of an apartment in the Top of the Town building at 227 Victoria Street, Darlinghurst. I support appropriate development and the inclusion of affordable housing, but this revised proposal is excessive and inconsistent with planning controls. It prioritises developer profit over community wellbeing and would cause significant harm to the amenity, character, and value of the surrounding area.
1. Excessive Height and FSR – Non-Compliance The proposal seeks a height of approximately 61 metres (18 storeys), far exceeding the LEP controls of 22–35 metres. Even with a 30% bonus under the Housing SEPP, the maximum permissible height would be around 45.5 metres. The proposed Floor Space Ratio (FSR) of 5.16:1 also exceeds the bonus-adjusted limit of ~4.7:1. This is a clear breach of planning controls and constitutes overdevelopment.
The affordable housing component (60 dwellings) is concentrated on lower levels, while upper levels are used for luxury penthouses and market-rate units. This undermines the intent of the SEPP bonus and results in a disproportionate impact on the community. A compliant envelope of 8–10 storeys would be more appropriate and still allow for affordable housing.
2. View Loss and Visual Impact
The development would block iconic views of Sydney Harbour, the Opera House, and Harbour Bridge from many existing apartments. These views are a key part of our residential amenity and property value. The Visual Impact Assessment (VIA) by Urbaine Design Group is misleading and understates the impact. For example, it claims no iconic elements are affected from Viewpoint 59, which is demonstrably false.
The proposal fails the view-sharing principles established in Tenacity v Warringah. An independent view analysis should be required, including photomontages from Top of the Town and other affected buildings. The only effective mitigation is a substantial reduction in height.
3. Noise, Overshadowing, and Traffic
Rooftop communal areas raise concerns about noise transmission, especially at night. These spaces should be subject to strict controls or removed. The scale of the development will increase traffic and parking pressure on already congested streets. Overshadowing of nearby properties and public spaces is also likely, particularly in winter months. These impacts would be significantly reduced with a lower building height.
4. Heritage and Character
The site adjoins the Woolloomooloo Heritage Conservation Area and is near several listed buildings. The proposed bulk and scale would visually dominate these heritage assets and disrupt the established character of the area. The design should step down near heritage interfaces and respect the surrounding built form.

Request for Action
I urge the Department to require a substantial reduction in height and a rebalancing of the building mass. The development should remain within the previously approved envelope and respect the planning controls. Alternative incentives should be considered to support affordable housing without allowing excessive height and bulk.
Please ensure the following issues are addressed in the assessment:

1. View loss and visual impact from Top of the Town and surrounding buildings.
2. Non-compliance with LEP height and FSR controls.
3. Noise concerns from rooftop communal areas.
4. Traffic and parking pressure on local streets.
5. Overshadowing and sunlight loss.
6. Heritage context and proximity to conservation areas.
7. Cumulative impact of recent developments in the area Reliability and accuracy of the VIA

Thank you for considering this submission.

Yours sincerely,

Gillian Stewart
Resident – 701
Top of the Town Apartments
227 Victoria Street, Darlinghurst NSW 2010

I am a resident of Forbes Street, Darlinghurst and will be directly impacted by the proposed development. Ref: City of Sydney Development Application D/2022/139 as the project previously approved on 08/04/2024 for this site.
I wish to raise a number of points and objections regarding the new proposal. Key items below with detail in the attachement
1. Exhibition period. Too short/greater tranparency
2. Building height
3 Building mass
4 Homelessness
5. Roof top common area
6. Traffic impact

Dear Sir/Madam,
I am writing to formally object to the proposed mixed-use development at 164–194 William Street, Woolloomooloo (SSD-80211463). I am a long-term resident and owner of an apartment in the Top of the Town building at 227 Victoria Street, Darlinghurst. I support appropriate development and the inclusion of affordable housing, but this revised proposal is excessive and inconsistent with planning controls. It prioritises developer profit over community wellbeing and would cause significant harm to the amenity, character, and value of the surrounding area.
1. Excessive Height and FSR – Non-Compliance
The proposal seeks a height of approximately 61 metres (18 storeys), far exceeding the LEP controls of 22–35 metres. Even with a 30% bonus under the Housing SEPP, the maximum permissible height would be around 45.5 metres. The proposed Floor Space Ratio (FSR) of 5.16:1 also exceeds the bonus-adjusted limit of ~4.7:1. This is a clear breach of planning controls and constitutes overdevelopment.
The affordable housing component (60 dwellings) is concentrated on lower levels, while upper levels are used for luxury penthouses and market-rate units. This undermines the intent of the SEPP bonus and results in a disproportionate impact on the community. A compliant envelope of 8–10 storeys would be more appropriate and still allow for affordable housing.
2. View Loss and Visual Impact
The development would block iconic views of Sydney Harbour, the Opera House, and Harbour Bridge from many existing apartments, including mine. These views are a key part of our residential amenity and property value. The Visual Impact Assessment (VIA) by Urbaine Design Group is misleading and understates the impact. For example, it claims no iconic elements are affected from Viewpoint 59, which is demonstrably false.
The proposal fails the view-sharing principles established in Tenacity v Warringah. An independent view analysis should be required, including photomontages from Top of the Town and other affected buildings. The only effective mitigation is a substantial reduction in height.
3. Noise, Overshadowing, and Traffic
Rooftop communal areas raise concerns about noise transmission, especially at night. These spaces should be subject to strict controls or removed. The scale of the development will increase traffic and parking pressure on already congested streets. Overshadowing of nearby properties and public spaces is also likely, particularly in winter months. These impacts would be significantly reduced with a lower building height.
4. Heritage and Character
The site adjoins the Woolloomooloo Heritage Conservation Area and is near several listed buildings. The proposed bulk and scale would visually dominate these heritage assets and disrupt the established character of the area. The design should step down near heritage interfaces and respect the surrounding built form.

Request for Action
I urge the Department to require a substantial reduction in height and a rebalancing of the building mass. The development should remain within the previously approved envelope and respect the planning controls. Alternative incentives should be considered to support affordable housing without allowing excessive height and bulk.
Please ensure the following issues are addressed in the assessment:

View loss and visual impact from Top of the Town and surrounding buildings
Non-compliance with LEP height and FSR controls
Noise concerns from rooftop communal areas
Traffic and parking pressure on local streets
Overshadowing and sunlight loss
Heritage context and proximity to conservation areas
Cumulative impact of recent developments in the area
Reliability and accuracy of the VIA

Thank you for considering this submission. I am available to provide further information or participate in consultation if required.
Yours sincerely,
Dr Nigel Khoo
Tenant - Unit 807
Top of the Town Apartments
227 Victoria Street, Darlinghurst NSW 2010

Re: SSD-80211463 – Objection to Proposal


I am writing to formally object to the proposed mixed-use development at 164–194 William Street, Woolloomooloo (SSD-80211463). I am a long-term resident and owner of an apartment in the Top of the Town building at 227 Victoria Street, Darlinghurst. I support appropriate development and the inclusion of affordable housing, but this revised proposal is excessive and inconsistent with planning controls. It prioritises developer profit over community wellbeing and would cause significant harm to the amenity, character, and value of the surrounding area.
1. Excessive Height and FSR – Non-Compliance
The proposal seeks a height of approximately 61 metres (18 storeys), far exceeding the LEP controls of 22–35 metres. Even with a 30% bonus under the Housing SEPP, the maximum permissible height would be around 45.5 metres. The proposed Floor Space Ratio (FSR) of 5.16:1 also exceeds the bonus-adjusted limit of ~4.7:1. This is a clear breach of planning controls and constitutes overdevelopment.
The affordable housing component (60 dwellings) is concentrated on lower levels, while upper levels are used for luxury penthouses and market-rate units. This undermines the intent of the SEPP bonus and results in a disproportionate impact on the community. A compliant envelope of 8–10 storeys would be more appropriate and still allow for affordable housing.
2. View Loss and Visual Impact
The development would block iconic views of Sydney Harbour, the Opera House, and Harbour Bridge from many existing apartments, including mine. These views are a key part of our residential amenity and property value. The Visual Impact Assessment (VIA) by Urbaine Design Group is misleading and understates the impact. For example, it claims no iconic elements are affected from Viewpoint 59, which is demonstrably false.
The proposal fails the view-sharing principles established in Tenacity v Warringah. An independent view analysis should be required, including photomontages from Top of the Town and other affected buildings. The only effective mitigation is a substantial reduction in height.
3. Noise, Overshadowing, and Traffic
Rooftop communal areas raise concerns about noise transmission, especially at night. These spaces should be subject to strict controls or removed. The scale of the development will increase traffic and parking pressure on already congested streets. Overshadowing of nearby properties and public spaces is also likely, particularly in winter months. These impacts would be significantly reduced with a lower building height.
4. Heritage and Character
The site adjoins the Woolloomooloo Heritage Conservation Area and is near several listed buildings. The proposed bulk and scale would visually dominate these heritage assets and disrupt the established character of the area. The design should step down near heritage interfaces and respect the surrounding built form.

Request for Action
I urge the Department to require a substantial reduction in height and a rebalancing of the building mass. The development should remain within the previously approved envelope and respect the planning controls. Alternative incentives should be considered to support affordable housing without allowing excessive height and bulk.
Please ensure the following issues are addressed in the assessment:

View loss and visual impact from Top of the Town and surrounding buildings
Non-compliance with LEP height and FSR controls
Noise concerns from rooftop communal areas
Traffic and parking pressure on local streets
Overshadowing and sunlight loss
Heritage context and proximity to conservation areas
Cumulative impact of recent developments in the area
Reliability and accuracy of the VIA

Thank you for considering this submission.
Owner – Kaye Piddington
Top of the Town Apartments
227 Victoria Street, Darlinghurst NSW 2010

To: NSW Department of Planning, Housing and Infrastructure
Re: SSD-80211463 – Objection to Proposed 18-Storey Development at 164–194 William Street, Woolloomooloo
From: Jarrod Batchelor, Owner – Units 1105 & 1210, Top of the Town, 227 Victoria Street, Darlinghurst NSW 2010
Date: 30 October 2025
Email: [email protected]

Dear Sir/Madam,
I am writing to formally object to the proposed mixed-use development at 164–194 William Street, Woolloomooloo (SSD-80211463). I am a long-term resident and owner of two apartments in the Top of the Town building at 227 Victoria Street, Darlinghurst. I support appropriate development and the inclusion of affordable housing, but this revised proposal is excessive and inconsistent with planning controls. It prioritises developer profit over community wellbeing and would cause significant harm to the amenity, character, and value of the surrounding area.

1. Excessive Height and FSR – Non-Compliance
The proposal seeks a height of approximately 61 metres (18 storeys), far exceeding the LEP controls of 22–35 metres. Even with a 30% bonus under the Housing SEPP, the maximum permissible height would be around 45.5 metres. The proposed Floor Space Ratio (FSR) of 5.16:1 also exceeds the bonus-adjusted limit of ~4.7:1. This is a clear breach of planning controls and constitutes overdevelopment.
The affordable housing component (60 dwellings) is concentrated on lower levels, while upper levels are used for luxury penthouses and market-rate units. This undermines the intent of the SEPP bonus and results in a disproportionate impact on the community. A compliant envelope of 8–10 storeys would be more appropriate and still allow for affordable housing.

2. View Loss and Visual Impact
The development would block iconic views of Sydney Harbour, the Opera House, and Harbour Bridge from many existing apartments, including mine. These views are a key part of our residential amenity and property value. The Visual Impact Assessment (VIA) by Urbaine Design Group is misleading and understates the impact. For example, it claims no iconic elements are affected from Viewpoint 59, which is demonstrably false.

The proposal fails the view-sharing principles established in Tenacity v Warringah. An independent view analysis should be required, including photomontages from Top of the Town and other affected buildings. The only effective mitigation is a substantial reduction in height.

3. Noise, Overshadowing, and Traffic
Rooftop communal areas raise concerns about noise transmission, especially at night. These spaces should be subject to strict controls or removed. The scale of the development will increase traffic and parking pressure on already congested streets. Overshadowing of nearby properties and public spaces is also likely, particularly in winter months. These impacts would be significantly reduced with a lower building height.

4. Heritage and Character
The site adjoins the Woolloomooloo Heritage Conservation Area and is near several listed buildings. The proposed bulk and scale would visually dominate these heritage assets and disrupt the established character of the area. The design should step down near heritage interfaces and respect the surrounding built form.

5. Financial Impact and Community Fairness
My household has over $5 million invested in our two apartments, largely due to their views and location. We estimate a potential loss of up to 50% in value if this development proceeds as proposed. While financial impact is not a planning criterion, it reflects the broader consequences for residents. Development should not come at the cost of existing community amenity.

Request for Action
I urge the Department to require a substantial reduction in height and a rebalancing of the building mass. The development should remain within the previously approved envelope and respect the planning controls. Alternative incentives should be considered to support affordable housing without allowing excessive height and bulk.

Please ensure the following issues are addressed in the assessment:

View loss and visual impact from Top of the Town and surrounding buildings
Non-compliance with LEP height and FSR controls
Noise concerns from rooftop communal areas
Traffic and parking pressure on local streets
Overshadowing and sunlight loss
Heritage context and proximity to conservation areas
Cumulative impact of recent developments in the area
Reliability and accuracy of the VIA

Thank you for considering this submission. I am available to provide further information or participate in consultation if required.
Yours sincerely,
Jarrod Batchelor
Owner – Units 1105 & 1210
Top of the Town Apartments
227 Victoria Street, Darlinghurst NSW 2010
Email: [email protected]

From: Resident, 200 William Street, Woolloomooloo
To: NSW Department of Planning, Housing and Infrastructure

Dear Assessment Team,

I am submitting an objection to the revised development application for 164–194 William Street, Woolloomooloo.

The proposal has been altered significantly since the original DA, with the buildings now increased to 18 storeys and 10 storeys. This represents a major departure from the built form of the area and creates a range of serious issues for nearby residents and the surrounding neighbourhood.

1. Excessive Height, Overshadowing & Visual Intrusion
The newly proposed heights are well beyond what is suitable for this site.
The dramatic rise from 10/6 storeys to 18/10 storeys will:

overshadow existing residential buildings,

reduce natural light for surrounding apartments,

block views,

and introduce a visually dominant structure that alters the character of the streetscape.

Request for a height aligned with the current building
I would strongly support redevelopment that matches the height of the existing building currently on the lot.
A building of similar height would:

avoid unnecessary overshadowing,

preserve light and views for current residents,

maintain a more balanced proportion within the street,

and provide renewal without imposing unreasonable impacts.

A respectful redevelopment at the existing height is the most appropriate outcome for this location.

2. Traffic and Access Concerns
The traffic section of the DA contains inaccurate information, notably the claim that there are “multiple vehicular crossovers along Forbes Street.”
This is incorrect, there are no vehicular crossovers along that street.

This raises concerns about the accuracy of the transport assessment.

Additional issues include:

Dowling Street, already difficult to access, will face significantly more congestion.

Cars travelling to the development from the east will create further pressure on McElhone Street and Cathedral Street, which are narrow and often congested.

Construction and service vehicles will add long-term disruption.

Given the dense nature of the area, traffic impacts require a much more robust and accurate review.

3. Social Wellbeing and Public Space Constraints
The DA references a small public park, yet the space is extremely limited and already heavily used.

Given the existing homelessness presence in the local area, increased residential density without sufficient open space or social planning will shift pressure into surrounding residential streets.

This is an important concern that has not been adequately addressed.

4. Wind Impacts Created by the Increased Height
Towers at 18 storeys introduce substantial wind issues. These include downdrafts and wind tunnel effects that would impact:

Dowling Street

Forbes Street

McElhone Street

These changes will affect pedestrian comfort and may create safety hazards at street level.

5. Loss of Privacy and Residential Amenity
The increased tower heights will lead to substantial overlooking of established apartment buildings, resulting in a loss of privacy for many homes.
This has a direct effect on the amenity and enjoyment of long-term residents.

6. Request for Review
I ask that the Department:

reconsider the proposed 18-storey and 10-storey height,

require a corrected and more detailed traffic analysis,

reassess overshadowing, privacy and wind impacts,

and ensure that open space and social considerations are properly planned.

A redevelopment that stays within the current height of the building on the site would be far more appropriate and respectful to the existing community.

Thank you for considering my submission.

Kind regards,

Resident, 200 William Street
Woolloomooloo NSW 2011

Joe Cutugno
907/227 Victoria Street
Darlinghurst NSW 2010
[email protected]
0405628229

I write in response to the State Significant Development Application for the proposed multi storey residential infill development with Affordable Housing at 164/194 William Street Woolloomooloo.
I am a local resident and own an apartment in Top of the Town building in Darlinghurst.
I formally object to the proposed development at 164/194 William Street Woolloomooloo, which if approved, will significantly obstruct the city skyline harbour tramline and all greenbelt domain views.

I have been aware of development at the No Birds site since 2023. I am supportive of the development where it aligns with Sydney Council's Development Control Plan and Local Environment Plan. I also support NSW Affordable Housing policy. However , am concerned that this revised proposal will give the Developer a huge financial windfall at the expense of the existing community, which I believe to be unacceptable.

As a long -term resident and ratepayer, I have enjoyed these views as an integral part of my home's amenity, character and value. The proposed structure by virtue of its height, bulk , and positioning would permanently diminish the visual connection to key public landmarks. This poor quality is through the report and as such the VIA is not fair and trustworthy, and is not suitable to inform a Determination on this EID.

I believe the revised proposal must be changed to reduce its height and consider a different balance of height Forbes and Dowling Street buildings. Also, the Council and State Government should consider supporting a more equitable solution with alternative incentives to enable Affordable Housing in an envelope closer to the one already approved.

Thank you

Joe Cutugno