While I support appropriate and well-designed development, this proposal is excessive in height, bulk and scale and does not respond appropriately to the existing character of this section of Ourimbah Road. The proposed part eight- and part nine-storey building would have a height of approximately 31.6 metres and include walls reaching approximately 29.42 metres, which is more than four times the 7.2-metre wall-height standard under the Mosman Local Environmental Plan. This level of built form would dominate the streetscape and create unacceptable impacts on surrounding homes, gardens and private open spaces, including significant overlooking and loss of privacy for neighbouring residents.

The proposed basement access for 92 car spaces directly from Ourimbah Road, a classified road and bus route, also raises concerns regarding increased vehicle movements, pedestrian safety, sightlines and construction impacts. I respectfully request that the Department carefully assess the excessive height, bulk, scale, privacy and traffic implications of this proposal to ensure any approved development is appropriate for the site and surrounding Mosman community.

I object to the above development in its present form on the following grounds:

1) Excessive height, bulk and scale which would substantially exceed surrounding homes and dominate Ourimbah Rd.
2) Wall height variation is extreme - more than 4 times the Mosman Local Environmental Plan in places.
3) Exceeds Mosman Council's preferred Masterplan, being about two to three storeys taller.
3) Fails to make a sympathetic transition to the smaller heritage building next to it or the build on the streetscape.
4) Overshadowing and loss of Solar access to neighbouring properties will occur with a eight or nine storey build.
5) Construction impacts on neighbours - structural monitoring of any damage to existing buildings and rectification of any damage. .
6) Vehicle access from a classified road - parking for the proposal would be accessed from Ourimbah Rd, near an existing bus route stop.
7) Cumulative neighbourhood impacts - other developments are being brought forward - Some local roads are parked to capacity and have increased traffic flow. Further demands are being made on local infrastructure.
8) Temporary affordable housing trade off is for permanent extra height and floor space.
The affordable housing is not in perpetuity, relying on a period of fifteen years.
In conclusion - I request that the Department refuses the application as submitted,
and requests that the developer complies with Mosman Council's local planning controls and preferred masterplan. A reduction in height, bulk, scale and street dominance of the proposed build would then occur.

Therese Brulisauer, 3 Bond St, Mosman

This submission formally objects to SSD-119133490 at 40-56 Ourimbah Road, Mosman. The proposed development constitutes a profound overdevelopment that fundamentally fails to satisfy statutory planning controls and poses an unacceptable, irreversible threat to the adjacent 1896 heritage-listed property at 33 Bond Street (Item 131).

The proposal’s deep excavation for a 90-car basement requires heavy, high-vibration machinery—such as rock breakers—directly adjacent to 33 Bond Street’s fragile lime-mortar footings. This poses an imminent structural risk, as vibration levels are projected to significantly exceed established safe thresholds for heritage masonry. Furthermore, the 31.64-metre, 8-to-9-storey tower will visually subsume this historic asset, permanently erasing its low-scale streetscape character and curtilage.

Opposition is also grounded in:
Regulatory Breaches: It violates height and wall-height controls by up to 300%.
Deceptive Modeling: Speculative "Future Context" obscures true overshadowing.
Safety Hazards: The vehicular access design creates dangerous conflicts with a high-frequency bus stop.
This project prioritizes transient developer gain over essential heritage protection and public safety; therefore, outright refusal is necessary.

As a local resident on Carrington Avenue we are daily users of Ourimbah Rd. Key reasons for the objection are the size and scale is in the inappropriate due to:
1. Traffic: Ourimbah is one one lane each way outside of peak hours and on weekends. The road currently doesn’t cope with the volume of cars and is often a car park particularly during peak hours (even when there is two lanes) and on weekends it doesn’t cope with current volume. There is no bay for large removalist trucks, delivery trucks, Ubers/taxis etc to be able. Servicing the block will cause significant traffic road dangers. It adds no amenity to the street or the unit block
2, it will disproportionally overshadows surrounding properties it is over the height of the Mosman LEP and over the height of what is allowed even with the affordable housing bonus
3 impact on the heritage building immediately adjacent at 60 Orimbuh Rd
4. Drive way access for 92 cars immediately into Ourimbah Rd will lead to unsafe access for pedestrians and right near a bus and stop cars traveling on the very busy road, will block traffic flow with cars entering and exiting the propert
Should be more balanced for the surrounding area and consider traffic congestion

The overall density proposed is inappropriate for the level of public facilities and infrastructure currently in the area, as well as from a visual and traffic impact perspective. Any approvals in Mosman should be put on hold until such time the long term Masterplan is approved.

Further reduction of commercial/ retail space in the area along with a monolithic building on the thoroughfare is not in keeping with the area.
Losing more businesses supporting locals is crazy along with damaging Mosman and Spit Junction’s heritage.

The scale of the project is far too large. It far exceeds the planning regulations and in fact it exceeds them so much it appears it is just a blatant attempt to propose something so monstrous that the developers are hoping they just end up with something slightly smaller and still get a building beyond the approved regulations (and far in excess of what is appropriate for the location). The planning authority should be offended by the submission and take such actions as are in keeping with the bad faith in which this proposal is made.
The building is far too large when compared to the surrounding areas (and even if the current mid-low rise regulations were to actually allow other places to be built nearby, the building would still significantly shadow even these new developments. In any event, in the short/medium term it would impact all of the residents who live nearby, including their privacy and their light from the north. Consider all of the housing to the south of this proposed building - they are currently receiving reasonable sunlight - this building will completely block their sun for the vast majority of the day. Also consider the heritage listed shops to the immediate west - how can this possibly be an appropriate scale and approach to design to place next to a heritage listed building?
The proposed wall height reportedly reaches approximately 29.42 metres, compared with the 7.2-metre standard under the Mosman Local Environmental Plan. Parts of the wall would therefore be more than four times the local standard!
In addition, the parking access for over 90 cars is proposed to be via Ourmbah Road. This is a high volume, high speed traffic section, which is already congested often during the day. Such an entrance will create major traffic flow issues, not to mention the danger for cars entering and exiting. Its location near an existing bus stop raises concerns about vehicle movements, pedestrian safety, sightlines and construction access.
It doesn't really create affordable housing in that there is a time limit on how long this housing is required to be affordable. Where do the essential workers move to after 15 years?
Finally, this part of Mosman sits on significant sandstone and excavation of this scale will have impacts for the surrounding residents and streets.

The scale of the project is far too large. It far exceeds the planning regulations and in fact it exceeds them so much it appears it is just a blatant attempt to propose something so monstrous that the developers are hoping they just end up with something slightly smaller and still get a building beyond the approved regulations (and far in excess of what is appropriate for the location). The planning authority should be offended by the submission and take such actions as are in keeping with the bad faith in which this proposal is made.
The building is far too large when compared to the surrounding areas (and even if the current mid-low rise regulations were to actually allow other places to be built nearby, the building would still significantly shadow even these new developments. In any event, in the short/medium term it would impact all of the residents who live nearby, including their privacy and their light from the north. Consider all of the housing to the south of this proposed building - they are currently receiving reasonable sunlight - this building will completely block their sun for the vast majority of the day. Also consider the heritage listed shops to the immediate west - how can this possibly be an appropriate scale and approach to design to place next to a heritage listed building?
In addition, the parking access for over 90 cars is proposed to be via Ourmbah Road. This is a high volume, high speed traffic section, which is already congested often during the day. Such an entrance will create major traffic flow issues, not to mention the danger for cars entering and exiting.
It doesn't really create affordable housing in that there is a time limit on how long this housing is required to be affordable. Where do the essential workers move to after 15 years?
Finally, this part of Mosman sits on significant sandstone and excavation of this scale will have impacts for the surrounding residents and streets.

This proposed development is outrageous as it clearly pushes the given limitations for developer profit!
It is way too high, as well to be situated on such a busy road will impact traffic flow and surrounding streets tremendously. Let alone the negative impact of the neighbours while it is being built.
Even after application of the maximum 30% affordable-housing bonus, the proposed height of approximately 31.6 metres would still exceed the increased 28.6-metre limit by about three metres. A development that cannot fit within its own maximum bonused height is an overdevelopment of the site.
Thanks for your consideration, I hope this will be rejected.