Please see attached objection to the project!

Please see attached submission.

Just changing my status for personal disclosure

This development is totally out of character and with little or no consideration for the surrounding properties. Already the narrow roads cannot cope with increased traffic and for all the reasons below it is a blatant money grab by the developers using new laws. I'm horrified it would even be considered. Oh and it's ugly!!

Traffic congestion
The surrounding streets (Holt Avenue, Rangers Avenue and connecting roads) are already heavily congested, especially during school and peak periods. A 91-car basement will substantially increase vehicle movements in an area with limited road capacity.
Pedestrian and cyclist safety risks
These streets are narrow, steep and used frequently by pedestrians, schoolchildren and cyclists. The proposed vehicle volumes intensify collision risks and worsen existing safety issues.
Significant view loss for Holt Avenue residents
The proposed height and bulk would remove long-established city skyline and Harbour Bridge views from numerous homes, replacing them with the facade and mass of a seven-storey apartment block.
Overdevelopment and neighbourhood impact
The scale is inconsistent with the surrounding low-rise residential character, resulting in overshadowing, loss of privacy, and a sense of enclosure for nearby properties.
Local infrastructure constraints
The cumulative strain goes beyond traffic, with limited public transport, insufficient street parking, constrained pedestrian pathways and no capacity in the immediate area to absorb a development of this scale.
Inadequate visual, view-loss and heritage assessments
The Visual Impact Assessment omits any analysis from Holt Avenue and the Holt Estate Heritage Conservation Area, even though these sit directly north of the site. The Department requested a detailed view-loss and view-sharing assessment, which has not been provided. As a result, impacts on Sydney Harbour views, natural landform and the heritage character of the streetscape have not been properly evaluated.
No built-form transition to protected C4 and scenic areas
The development proposes maximum height and bulk directly beside C4 Environmental Living land and areas within the Scenic Protection Area. These zones were intentionally excluded from LMR due to their scenic and environmental value, yet the design provides no meaningful transition in scale.
Misalignment with SSD policy intent
Although labelled as an “affordable housing” SSD, the project primarily delivers luxury apartments, with the affordable component serving to unlock the SSD pathway rather than meeting genuine affordable-housing need.

Development is completely out of character with the area by both mass and scale.
Stormwater treatment is completely inadequate and non-compliant. Area is already overloaded and this proposal seeks to substantially increase the impervious area and is non-compliant with allowable density ratios.
Traffic is at capacity and this development seeks to increase substantially and does not adequately address the increase in volume leading to safety concerns.
None of these apartments will comply with affordable housing. All will be well outside the definition of affordable.
All views in Holt avenue will be completely removed.
There is zero effort to contribute to the increase on council infrastructure - stormwater, sewer etc.
Construction will be long and protracted leading to significant rock excavation for the 2 level carpark.
The desired new dwelling limit of 500 premises has already been exceeded by far so this development should not fall within the state significant development guidelines.

I object to the project for the following reasons:

1. The proposed development is not aligned with SSD policy intent.
Though called an “affordable housing” SSD, the project mainly provides luxury apartments, using the affordable element to access the SSD pathway instead of truly addressing affordable housing needs.

Instead of easing the housing crisis and providing affordable housing, the LMR legislation has enabled an enthusiastic land grab opportunity for developers for their own enrichment. It’s no coincidence that this “affordable housing” project has multimillion dollar views from every level.

2. There is inappropriate overdevelopment – a brutalisation of the nature and character of our beautiful suburb.
The proposed project size is disproportionate in relation to the surrounding area and highly visible from locations around it. The character and size do not match the nearby low-rise residences.

This overdevelopment will cause shadowing along with loss of views and privacy.

3. There is no additional infrastructure to support LMR added population density.
Our local roads, schools, stormwater systems, and community facilities are already frequently at capacity. There are no plans to keep pace with this significant increase in housing.

4. There is no built-form transition to C4 and scenic areas.
The project design does not offer a substantive transition between the proposed seven storey massing and the adjacent C4 Environmental Living zone, which was deliberately excluded from LMR in recognition of its scenic and environmental significance.

5. There is loss of established views.
The planned seven-storey luxury apartment building will block out the long-held views of Holt Avenue residents behind this proposed development replacing their city skyline and Harbour Bridge views.

Along with this catastrophic loss of views comes a marked lowering in property value and a loss of livability, lack of privacy and greatly reduced saleability.

6. Extensive site excavation is required.
The applicant has not provided evidence of an assessment regarding the potential impact of the proposed excavation on slope stability, including the risk of rockfalls or landslides that could endanger Rangers Avenue and the properties on Park Avenue located below the cliff edge.