Submission Objecting to State Significant Development Application SSD-95997711

I am writing to object to the proposed amendment to the approved mixed‑use development at 903–921 Bourke Street, Waterloo.
The amended proposal seeks to significantly increase the height and density of the development beyond what was originally approved and beyond the established planning controls. In particular, the two tallest towers are proposed to increase in height by approximately 81% and 158%. These increases represent a substantial escalation in scale that cannot reasonably be characterised as a minor modification.
The proposed height increases raise serious overshadowing concerns, with likely adverse impacts on surrounding residential areas, streets, and public spaces, including areas proximate to the Waterloo Heritage Conservation Area. The loss of sunlight and increased visual dominance are inconsistent with good urban design principles and established expectations under the original approval.
The amended tower heights would also result in excessive visual bulk, creating a development that dominates the surrounding built environment and fails to provide an appropriate transition in scale. In addition, the increased height and bulk raise concerns regarding loss of privacy for nearby residents due to additional overlooking.
The site’s adjacency to the Waterloo Heritage Conservation Area further heightens concern. The proposed increases fail to demonstrate a sensitive response to the scale and character of the heritage area and risk diminishing its setting and significance, contrary to heritage conservation objectives.
Despite the scale of the additional height and density sought, the amendment does not demonstrate a commensurate increase in public or community benefit that would justify the increased impacts. The uplift appears to primarily benefit the proponent, while the surrounding community bears the consequences.
For these reasons, the proposed amendment represents an unacceptable increase in scale, resulting in adverse amenity and heritage impacts and an outcome inconsistent with the intent of the original approval. I respectfully request that the amendment not be approved.

I am writing to strongly object to the proposed major changes to the development plans for the former Water Board site (903-921 Bourke Street, Waterloo).
The proposed increase in height—from 12 to 30 storeys on Bourke St, and from 21 to 37 storeys on Young St—is excessive. This represents a ~67% increase in building scale, which is a fundamental departure from the originally approved concept.
My key concerns as a local resident include:
Visual Impact & Neighbourhood Character: The proposed height is drastically out of scale with the surrounding Waterloo precinct.
Overshadowing: Towers of this magnitude (30-37 storeys) will significantly reduce solar access to neighbouring homes and public spaces.
Infrastructure Strain: A 67% increase in density will place unmanageable pressure on local traffic, parking, and public transport, which are already at capacity.
Wind Impacts: Increasing height to 37 storeys poses a risk of severe wind tunnel effects at street level, impacting pedestrian safety and comfort.
If council approves this, terrible precedents will be set evading proper precinct planning & the entire area of Waterloo will suffer forever.
The creation of three separate lots facilitates future staged State Significant Development (SSD) modifications or sales of individual parcels, deliberately evading comprehensive precinct-wide assessment of traffic, servicing and amenity impacts required under Danks South planning controls.

I am the owner of Unit 202, 17–19 Danks Street, Waterloo, located immediately adjacent to the proposed development site. I wish to register my objection to the amended application seeking to increase the number of apartments from 376 to 580 and the maximum building height from 65m to 126m.

Excessive height and incompatibility with existing built form

The proposed increase to 126m is entirely out of character with the surrounding Danks Street precinct. Existing residential buildings in the immediate area, including mine, are predominantly low-to-mid-rise. A tower of this scale would create significant overshadowing of neighbouring properties, private open spaces, and the public domain — particularly during winter months when sun access is already limited. The proposal has not adequately demonstrated compliance with the solar access provisions of the Apartment Design Guide, and I request that detailed shadow analysis be made publicly available for the amended envelope.

Inadequate public transport infrastructure

The site is over 1km from the nearest metro station, with no direct, high-frequency rail connection within comfortable walking distance. The existing bus network along Bourke Street and Botany Road is already at or near capacity during peak periods. Approving a 54% increase in dwelling numbers without a commensurate commitment to public transport upgrades would place an unreasonable burden on existing infrastructure and is inconsistent with the principle that density should follow transport investment, not precede it.

Traffic and parking impacts

The surrounding road network — particularly Danks Street, Bourke Street, and the Lachlan Street intersection — already experiences significant congestion during morning and evening peaks. An additional 204 apartments will generate substantial vehicle movements regardless of any reduced parking ratios applied to the development. The cumulative effect of this project alongside other approved and under-construction developments in Waterloo and Green Square has not been adequately assessed. I request that an updated Traffic Impact Assessment be prepared that accounts for all committed development in the precinct, not just this site in isolation.

I am the owner of Unit 202, 17–19 Danks Street, Waterloo, located immediately adjacent to the proposed development site. I wish to register my objection to the amended application seeking to increase the number of apartments from 376 to 580 and the maximum building height from 65m to 126m.

Excessive height and incompatibility with existing built form

The proposed increase to 126m is entirely out of character with the surrounding Danks Street precinct. Existing residential buildings in the immediate area, including mine, are predominantly lower-to-mid-rise. A tower of this scale would create significant overshadowing of neighbouring properties, private open spaces, and the public domain — particularly during winter months when sun access is already limited. The proposal has not adequately demonstrated compliance with the solar access provisions of the Apartment Design Guide, and I request that detailed shadow analysis be made publicly available for the amended envelope.

Inadequate public transport infrastructure

The site is over 1km from the nearest metro station, with no direct, high-frequency rail connection within comfortable walking distance. The existing bus network along Bourke Street and Botany Road is already at or near capacity during peak periods. Approving a 54% increase in dwelling numbers without a commensurate commitment to public transport upgrades would place an unreasonable burden on existing infrastructure and is inconsistent with the principle that density should follow transport investment, not precede it.

Traffic and parking impacts

The surrounding road network — particularly Danks Street, Bourke Street, and the Lachlan Street intersection — already experiences significant congestion during morning and evening peaks. An additional 204 apartments will generate substantial vehicle movements regardless of any reduced parking ratios applied to the development. The cumulative effect of this project alongside other approved and under-construction developments in Waterloo and Green Square has not been adequately assessed. I request that an updated Traffic Impact Assessment be prepared that accounts for all committed development in the precinct, not just this site in isolation.

I am writing as a local resident of Waterloo to formally object to the proposed changes to the development at 903–921 Bourke Street.

The plan to increase the height of the Bourke Street North building from 12 to 30 storeys, along with the Young Street Tower from 21 to 37 storeys, is a significant and unreasonable shift from what was originally approved by the City of Sydney. Such a substantial increase in height would dramatically change the scale and density of the project, as well as its impact on the surrounding area.

I have serious concerns about how these changes would affect both current residents and the wider community.

To begin with, the increased density would place additional pressure on infrastructure that is already struggling to cope. Local roads are congested, parking is limited, and public transport services are often overcrowded. Introducing a large number of additional residents would only intensify these existing issues.

There are also concerns about whether community facilities can support this level of growth. Access to schools, open green spaces, and recreational amenities is already limited, and there is no clear plan for how these services would meet the needs of a significantly larger population.

Overshadowing is another major issue. Buildings of this height would likely reduce sunlight to nearby homes and public areas, which would negatively affect living conditions and the usability of shared spaces.

In addition, developments of this scale can create strong wind tunnel effects at street level, potentially impacting pedestrian safety and comfort. The visual presence of towers of this size would also be out of character with the existing neighbourhood.

The construction phase is also a concern, as it would result in ongoing disruption due to noise, increased truck movements, and general construction activity in an area that is already heavily impacted by development.

For these reasons, I strongly oppose the proposed amendments.

I am deeply concerned about the implications this proposal would have for local residents and the broader neighbourhood.

Firstly, the substantial increase in density would place considerable strain on already congested infrastructure. Local roads, parking availability, and public transport services are already under pressure, and adding a large volume of additional residents would likely exacerbate these issues significantly.

Secondly, there are serious concerns regarding the adequacy of community infrastructure and amenities. The current availability of schools, green spaces, and recreational facilities in the area is limited, and it is unclear how these essential services would accommodate a large increase in population.

Overshadowing is also a major concern. Buildings of this proposed height are likely to significantly reduce solar access to neighbouring residential buildings and public spaces, negatively impacting liveability and the enjoyment of shared community areas.

Additionally, towers of this scale can create severe wind tunnel effects at street level, which may impact pedestrian safety and comfort. The visual impact of buildings of this height would also be dramatically out of scale with the existing neighbourhood character.

Finally, the construction phase itself would bring prolonged disruption through increased noise, heavy vehicle traffic, and general construction impacts in an area that is already experiencing significant development activity.

For these reasons, I strongly oppose the proposed modifications to the development plans. I respectfully request that my objection be formally noted and passed on to the NSW Department of Planning as part of the consultation process.

I strongly object to the proposed mixed-use development at 903–921 Bourke Street, Waterloo.

Quite frankly, this proposal shows a complete disregard for the current conditions in the area. Bourke Street and Lachlan Street are already heavily congested on a daily basis. During peak times, traffic is at a standstill, and even outside of those hours it is far from free-flowing. Pushing through a development of this scale will only make an already bad situation worse. More cars, more congestion, more frustration — with no realistic solution offered.

Parking in Waterloo is already a mess. Residents are constantly competing for limited street parking, circling blocks just to find a space. Many existing developments clearly don’t provide enough parking, and this proposal appears to follow the same pattern. Adding even more units without addressing this issue will push the situation from difficult to completely unmanageable.

It’s also impossible to ignore that Waterloo is already saturated with high-density apartment living. Overdevelopment has become the norm, and it is directly impacting the liveability of the area. There is a clear tipping point, and this proposal goes well beyond it. Instead of improving the neighbourhood, it will only add pressure, overcrowding, and strain on already stretched infrastructure.

This development is not what the community needs. It prioritises density over liveability and ignores the very real, everyday issues residents are dealing with right now.

I urge the relevant authority to reject this proposal in its current form.

This is the second time this developer has attempted to change an approved plan. Some years ago I protested the plan to extend the heights of this development from around 8 stories to 12 in some cases and then to 21 in other cases. Sadly these changes were approved and the developer has commenced work on that basis.

The new proposal for heights up to 37 stories is absurd. This is in no way complementary to everything else in the area. I really enjoy living in this high rise area where most buildings are capped at about 8 stories and there is plenty of green space surrounding most buildings.

Apart from the unpleasant appearance of such tall buildings I can only imagine the disastrous effect on the pedestrian, car and bus movements in our area. The intersections of Bourke Street with McEvoy and Lachlan Sts is already inefficient and at times dangerous. At peak hours it is regularly blocked. Adding to the strain on this precinct can only reduce our enjoyment of the area.

(1) The surrounding transportation networks, specifically public buses, are already congested esp. during peak hours. Additional footfall (passengers) from this proposed drastic increase in density on this development can only worsen the stressed transportation network. You can argue that this can be countered by increasing the number of buses plying the area but can you find the people (employees) to drive the buses? I say this from present day experience trying to catch a bus from Waterloo to the CBD during peak hours, which is a frustrating experience as there are not enough buses. Imagine the situation if this drastic increase in living density is approved;
(2) The surrounding streets are also already congested esp. during peak hours. Additional traffic (cars) from this planned increase in density can only worsen the surrounding stressed street networks;
(3) This development, walking distance wise, is not near to the Waterloo Metro nor the Green Square train stations to justify such a drastic increase in density from 376 to 581 apartments (an increase of 55%);
(4) I understand from the City of Sydney Council that there are no plans to increase the amount of communal open spaces despite proposing a drastic increase in density on this development. This surely will negatively impact the sustainable living standards for the Waterloo residents;
(5) I appreciate the current NSW Labor government's commitment to reduce pressure on housing prices and rents by uplifting housing supply in NSW. But please also understand that suburbs like Waterloo and Zetland have more than done its fair share of heavy lifting in this regards. It's well documented that Waterloo/Zetland is one of the most densely populated suburbs in NSW and it would only be fair for other suburbs to play their part in increasing housing supply for NSW.
In summary, I believe it's important to avoid such overly dense developments in Waterloo such as the SSDA for 903-921 Bourke Street. This is to sustain the liveability standards for the Waterloo residents.

I object to the proposed development on the basis of unacceptable impacts on residential amenity and inconsistency with established planning controls.

The proposed increase in building height (from 65m to 126m) and significant uplift in density will result in substantial overshadowing of surrounding properties, likely reducing solar access below the minimum standards outlined in the Apartment Design Guide. This will materially impact natural light, energy efficiency, and overall liveability.

The scale and height of the development will also introduce direct overlooking into neighbouring apartments, including my own, resulting in a loss of visual privacy that is inconsistent with NSW design principles for residential development.

Further, the proposed floor space ratio increase (from 1.5:1 to 3.2:1) represents an excessive departure from the Sydney Local Environmental Plan 2012 and is not in keeping with the existing built form of the area. The cumulative impacts of overshadowing, privacy loss, increased density, and associated traffic and noise will result in an unreasonable reduction in quality of living for existing residents.

Under the Environmental Planning and Assessment Act 1979, these impacts must be appropriately considered. In its current form, the proposal fails to achieve a balanced and acceptable planning outcome.

I request that the application be refused or significantly amended to reduce height, bulk, and impacts on surrounding residents.