I object for the reasons outlined in my attachment which includes photographic evidence to support my objection.

I am a resident of Spencer Road within the Holt–Spencer Road Heritage Conservation Area. The proposed 6–7 storey development at 11–23 Rangers Avenue, Mosman will be visible from my home and surrounding streets and would materially alter the established skyline, landscape setting, and character of the area.

I do not support the proposed development in its current form. In my view, the scale, height, bulk and intensity of the proposal are not appropriate for this site, given its topography, heritage context, environmental sensitivity, and constrained infrastructure.

I make this submission in my personal capacity as a resident. While I also serve as a Mosman Councillor and currently hold the position of Deputy Mayor, and am a member of the Sydney North Planning Panel, Chair of Mosman Council’s Climate Action Committee, and a member of the Active Transport Committee, this submission is not made on behalf of Council or any committee and reflects my views as an individual resident only.

This submission sets out the reasons why I do not support the proposal, including its impacts on visual amenity, heritage setting, excavation and geotechnical risk, flood and stormwater risk, traffic and construction impacts, fauna and biodiversity (including established feeding corridors), the claimed affordable housing outcomes, and the cumulative public interest implications. It also identifies matters requiring further information prior to any determination.

1. vegetation: the visual impact of the proposed wall of concrete must be offset by many tall and mature plantings along both the northern and southern boundaries.

2. vibration and noise during basement excavation: the more than 100 car park cut into the cliff requires specialised rock saw cutting plant to minimize vibrations and noise, and damage to surrounding old houses .

3. carbon impact: the developers must contribute to a carbon abatement scheme given the building materials being used to replace them.

4. traffic problems: the carpark basement must exit onto Rangers Avenue, and more than double the traffic blockage in Rangers Ave. The developers must be required to reduce the traffic issues on Rangers Avenue. Additional buses and ferry services are needed to support additional commuters created by the LMR scheme increased local commuter population.

5. obliteration of heritage value: the development will stand over the historic Spencer St and Holt Ave heritage areas. The Development height MUST be reduced to lower the visual impacts.

6. other nearby recent developments: the developer proposes to build within 3 metres of the western, eastern and northern boundaries . Other new developments in residential areas like Grosvenor St, Spofforth St, Holt St and Myahagh Rd are less than 4 stories at those boundary setbacks which must be increased or the building should be terraced back on all facades.

7. Too high: the Developer wants to erect his building to the maximum allowable height under the "affordable housing" policy at the peak of a ridge that is already 4m above street level, and therefore the Development is dissimilar to heights of ANY local buildings.

To the Planning Assessment team.

On behalf of myself and my wife, longstanding residents of Mosman, we write to note support for the proposal put forward at Rangers Rd Mosman.

Recent changes to the NSW planning controls are bringing significant change to the area - it is in my view better to ensure that what does get built (whether approved by Council, The LEC or NSW Planning) is reflective of the quality of the Mosman locale.

It is important to ensure that development that comes to Mosman is of high quality, generous with landscape and solar access and provides a high standard of design, amenity and finish by which other developers must seek to match as the changes come through over the next few years.

This development provides exceptional solar access to the proposed residences and the existing neighbouring buildings, setbacks greater than is required by development controls, retention of existing significant vegetation. The Architects are a leading Australian firm, with well designed, generous apartments proposed.

As someone who works in the property industry in Sydney (with no connection whatsoever to this project) I support the principle of achieving high quality design outcomes delivered by capable developers in partnership with the assessment authorities. Some of our best buildings are achieved this way.

We support a positive assessment by the Department to recommend the application for approval.

Kind Regards
Nick Winberg

This project will have a two fold impact on our property.

Firstly, the height of the project will block all views from our property when a second story is added - approved DA. This will have a detrimental impact on our property value.

The scale of this project will have a detrimental impact on traffic on Rangers rd, Spofforth st, Holt Ave and Spencer rd, this is already a traffic bottleneck neck during peak hour and school drop off and pick up times.

Please find my submission attached.

Please find attached our submission with regard to this development application.