I am against the modifications to the development application for 903-921 Bourke Street, Waterloo (SSD-95997711) My three main reasons: infrastructure; excessive height and community misalignment.
I have lived locally for 12 years and seen massive change in the area over that time. I expect change and know that change will happen in the area as it moves from industrial to residential. However, overall past development has been balanced, as well as providing the community with many benefits.
Originally as planned this development was approved with height and density creating a socially responsible balance. It was a dense masterplan development with greenspace and infrastructure support. It no long is.
Infrastructure
This is crucial for the success of any development. It is essential that people can get in and out of a location. Good infrastructure brings visitors into an area to help sustain local businesses. For this development infrastructure is poor.
Transport Networks: The heavy rail network, Green Square and Redfern, are each a good 20-minute walk away. The metro at Waterloo is also a 20-minute walk as is the light rail in another direction. Though, these are all positive a 20-minute walk for most people is too long and therefore not practical for daily commutes and even visitors.
The area, therefore, is only directly served by busses. These are already very well patronised – stretched in peak times. Injecting an additional 580 apartments is going to put additional pressures on this service. Buses will need to be increased to cope with the demand.
Even if busses are significantly increased many people, both residents and visitors will still be dependent on motor vehicles. This should not be the outcome of any development. The area will not cope well more vehicles. It will put additional pressure on street parking, causing inconvenience as well traffic blockage. It is already in high demand. Parking spaces for residents in the proposed buildings have not increased.
Walking will not increase; in fact, it will probably decrease given the increased traffic.
In addition, there are no on street electric vehicle charging hubs, though there are some charging facilities in shopping centre car parks.
The two best local retail precincts in the area East Village Shopping Centre and Surry Hills Shopping Village both offer adequate parking to supplement the local population by drawing visitors from other parts of Sydney. New developments can’t survive without adequate parking. Surry Hills Shopping Village with the strong restaurant mix supports/highlighting this fact.
Retail Infrastructure: This will change over time, but it is challenging especially now. For example Dank Street has morphed, after struggling since COVID, from cafes and restaurants to a design fit out/renovation street dominated by Winnings, plumbing/bathroom suppliers, flooring and garden furniture. Foot traffic has declined dramatically. Food outlets have opened but mostly closed. There are now only 2 food outlets at its peak there were 7 maybe 8!
A walk around the area will see many vacant shops many under large apartment buildings. Dining habits have radically changed over the last few years with a noticeable decline across the area – check out Green Square, so sad!
The height!
Two buildings are to have the height increased which will create massive towers overshadowing areas the east - in the afternoon, west - in the morning and south – just about all day. The historical water pumping station will see very little natural light as it will be wedged in by buildings on all sides, except south where there is no sun.
Bourke Street North is proposed to go from a ‘typical in the area’ height of 12 storeys to almost triple - 31 storeys. There is only one building in the area that high – Green Square where transport infrastructure is maximised. Ovo acts like a sun dial casting broad slash shadows over the surrounding roads.
Young Street Tower – which was originally approved to be 21 storeys, currently the high side of the local area in terms of building height, this will increase to a massive 38 storeys, dominating the landscape and casting shadows over the local district.
The original design for the site, was high in density. It is now proposed to increase dramatically by an additional 233 dwellings. It will also create a much wider shadow effect on buildings outside the development site as well as visual dominance given its block/square design.
Community
The Waterloo/Zetland precinct has grown significantly over the last 10 years. This has put massive pressure on the local community and resources. It is under pressure now.
Outdoor Space: A park is planned in the development. Disappointingly though this proposal seeks to increase dwellings by 233 – but there is no increase in the public outdoor space within the precinct.
Further, the park is going to be in shadow for a large part of the day. Therefore, other local parks will be utilised by residents where they can obtain sunlight, putting additional pressure on these communities.
Pressure on existing services: Increased population will put additional pressure on local libraries, schools, childcare and medical services. The bus only transport system will also be put under pressure with residents having to wait for extended periods as busses drive past full.
New demographics: The new student accommodation adjacent to the development on McEvoy Street is also going to add to a change in the area with increased pressure on community services and infrastructure.
The new development seeks to offer accommodation for essential workers. This is a positive however, these people also work erratic and long hours and this in turn will change the dynamic of the local community, potentially having both positive and negative impacts.
Currently I walk my dog most afternoons. Daily I pass this site either down Bourke Street, up Dank Street or along Young. I will in the future walk in shadow as well a dodge cars and bikes (especially as there is no dedicated bike path). In addition, I’m sure there will many more dogs and children looking to enjoy the limited outdoor space.
Conclusion
In conclusion I am against the change to this development. The earlier balanced masterplan, that was approved and should be maintained.
The changes are excessive in height, will disadvantage existing as well new residents, put considerable pressure on infrastructure and radically change the community. I urge that the development application be rejected.
Best regards
Philip Smith 3 Hunter Street Waterloo 2017

The impacts of this development will include:
1. Infrastructure strain — the extra residents would place unacceptable pressure on local
roads, parking and public transport, all of which are already stretched. Services such as
the 304 bus and peak-hour trains from Green Square are already at or near capacity, and
buses often pass by because they’re full.
2. Shortage of amenities - Public amenities are already under pressure and are unlikely to
keep pace with the additional residents. Even now it can be difficult to find a place to
sit and work at the library. This development would add further strain and make an
already crowded situation worse.
3. Visually overbearing development - The proposed height is far too large for its
surroundings and is out of character with the existing neighbourhood. Its scale would
dominate the local streetscape and create a serious visual impact, undermining the
current character of the area.
4. Overshadowing impacts - The two oversized towers proposed at 903-921 Bourke Street,
together with the tower proposed at 881-885 Bourke Street, would create significant
cumulative overshadowing during the winter solstice, affecting a large area of nearby
homes and public open space.

To the Department of Planning, Housing and Infrastructure,
I write to object to the proposed development at 903–921 Bourke Street, Waterloo, specifically on the grounds of excessive density and overdevelopment.
Overdevelopment and Excessive Density
The proposal to increase the development to 580 apartments (an additional 204 dwellings) represents a significant and unjustified intensification of the site.

This level of density is inappropriate for the location and raises serious concerns:

1. Overcrowding and Liveability
A development of this scale will lead to, increased population concentration beyond what the site and surrounding area can comfortably support, we also have Danks Street District coming up with many apartments as well.
High-density outcomes of this nature often result in diminished quality of living, particularly when not matched with proportional increases in amenity.
2. Floor Space Ratio (FSR) Increase is Excessive
The proposed increase in FSR from 1.5:1 to 3.2:1 is more than double the existing control.
This represents:
- A substantial overdevelopment of the site
- A clear departure from the intended planning framework
- An outcome driven by maximising yield rather than appropriate urban design
Such a large uplift is not consistent with balanced and sustainable development principles.
3. Pressure on Local Infrastructure
The increase in dwelling numbers will place additional demand on already stretched infrastructure, including:
- Roads and traffic networks
- Public transport services
- Local amenities and community facilities
There is insufficient justification that the surrounding infrastructure can support this level of additional density.

4. Inadequate Justification for Increased Yield
The scale of the proposed increase appears to prioritise development intensity over community outcomes.
There is limited evidence that:
- The increase delivers meaningful public benefit
- The design sufficiently mitigates the impacts of such density
- The proposal aligns with long-term planning objectives for the area
Conclusion
The proposed increase in density is excessive, poorly justified, and inconsistent with the principles of sustainable urban development.
I respectfully request that the Department reject the proposed increase in dwelling numbers and Floor Space Ratio, or require a substantial reduction to align with existing planning controls and community expectations.
Yours sincerely,

As owners of an apartment in the Tiara building (cnr Bourke and Danks St, Waterloo), we formally object to the proposed amendment to the LEP 2012. We specifically oppose the additional 204 apartments, the height increase from 65m to 126m, and the FSR expansion from 1.5:1 to 3.2:1.

While we acknowledge the need for increased housing supply, these specific increases are unsustainable. The local infrastructure—particularly bus services on Bourke Street—is already at capacity. Local street parking is non-existent, and public services are overstretched by 25 years of high-density development. The current LEP was created to protect the area’s character; steamrolling these rules is a breach of public trust. There is no precedent for a building of this height.

We urge the Department to reconsider this over-development in favour of a more balanced, sustainable approach While the government needs more housing, this specific proposal is a mistake that will blemish the suburb for decades. We will be remembering this decision at the next State election.

I am writing to formally object to the proposed modifications to the development at 903–921 Bourke Street, Waterloo (SSD-95997711).

The scale of the proposed changes represents a significant departure from what was originally approved. Increasing the buildings to 31 and 38 storeys, alongside a substantial uplift in apartment numbers, introduces density that is not aligned with the existing infrastructure capacity of the area.

My key concerns are:

Infrastructure strain: Local roads, parking, buses, and peak-hour trains from Green Square are already at or near capacity. This level of additional density will exacerbate congestion and reduce liveability. Importantly, none of the surrounding train stations are within a reasonable walking distance of the proposed development, meaning residents will rely heavily on buses. This will place ongoing pressure on bus services that are already under strain.

Insufficient amenities: Public spaces and services are already under pressure and will not keep pace with the rapid population increase.

Overall, the proposal is excessive in height and density and represents a clear overreach beyond the originally approved concept. It risks materially reducing the quality of life for existing residents.

I ask that you use your influence to oppose this proposal and advocate for a more balanced, infrastructure-aligned development

I am a resident who lives nearby and knowing the site opposite would be redeveloped and that the redevelopment would be significant and knowing it was offering limited amenity and community benefit despite it being subject to a planning agreement with City of Sydney.

The revised proposal is simply too large and bulky and will be too high in terms of existing residential heights in the vicinity. It will cast very significant shadows over the other proposed buildings on the subject’s conglomerated sites and adjoining residential properties in Bourke St.

It will also adversely affect the local amenity causing significant wind tunnelling and reduced light access to surrounding properties.

There is no additional proposed outdoor space or internal community facilities despite the current proposal having little significant or useable outdoor space.

The additional residents, parking and cars will further congest often completely blocked local roads, including Lachlan St which is already a longstanding disaster, often being gridlocked.

Bus routes, particularly during busy periods, are already often full. This will make it worse. The development is too far away from Waterloo Metro or Green Sq Station for these transport systems to have any impact on reducing demand on local bus systems.

The proposed additional height (nearly doubling), floor space and number dwellings is a grossly oversized grab which is not supportable in respect of local amenity or liveability.

It would be unconscionable for the Dept of Planning or the Minister to approve this oversized development. This sort of development needs to be rail transport oriented.

I write to lodge a strong objection to the proposed mixed‑use development comprising two towers at 903‑921 Bourke Street and an additional tower at 881‑885 Bourke Street. The scale, massing and amenity‑impact of this scheme are incompatible with the existing character of the precinct and will place an unacceptable burden on local infrastructure, public amenities, visual amenity and resident wellbeing.

Having lived in that area for years, and currently renting out my apartment, the strain on public transport is already clearly identifiable. The area, while already high density, has a community feel and the obtrusive proposed height of these new buildings is unjustifiable and is not a valid proposal for solution.

As a local citizen of the area i would strongly object to this structure.

Submission: Objection to SSD-95997711 – 903–921 Bourke Street, Waterloo

I write to formally object to the proposed modifications under SSD-95997711 for the development at 903–921 Bourke Street, Waterloo.

I strongly oppose the proposed changes, particularly the significant increase in building height and density. These modifications represent a substantial and unjustified departure from the originally approved concept, which had established clear expectations for scale, character, and integration with the surrounding area. The current proposal undermines those expectations and erodes community confidence in the planning process.

My key concerns are as follows:

1. Excessive Height and Density
The proposed increase in height and density is disproportionate to the site and surrounding context. It risks creating an overbearing built form that is inconsistent with the existing and planned urban fabric of Waterloo.

2. Amenity Impacts
Increased building scale will likely result in adverse impacts on neighbouring properties, including overshadowing, loss of natural light, reduced privacy, and potential wind tunnelling effects. These impacts have not been adequately addressed.

3. Infrastructure and Services Pressure
The proposal appears to place additional strain on already constrained local infrastructure, including roads, public transport, schools, and community services. There is insufficient evidence that supporting infrastructure will be upgraded in line with the increased population density.

4. Departure from Approved Planning Framework
The extent of the proposed changes effectively disregards the intent of the originally approved development and broader planning controls. Such a departure sets a concerning precedent for future modifications and weakens the integrity of the planning system.

5. Community Impact and Consultation
The proposal does not adequately reflect the interests or concerns of the local community. Meaningful consultation and consideration of community feedback are essential, particularly when significant changes are proposed.

In summary, the proposed modifications are excessive, inadequately justified, and inconsistent with the established planning framework and community expectations. I respectfully request that this proposal be rejected.

I support the original DA under Danks Street South Plan, but I object to the proposal to increase the size of the towers. That would add too much to local traffic, public transport, etc. Keep it as is.

I have recently purchased a property in the immediate area. The character and public amenity of Waterloo was a significant factor in this investment. The new proposal will materially change the character of the area, particularly in regard to the substantial change in the proposed height of the construction. This proposal will impair light on adjacent properties, overshadowing current residences, towering over and altering the character of the immediate area. This proposal is neither appropriate or reasonable.

While we should recognise the need for additional dwellings, however this cannot be done to the detriment of existing residents and investors by irreparably damaging the character of the local area as well as impairing the liveability for current residents.
This significant increase in development density is out of character for the area. The proposal will have negative visual impact in the community - mainly due to it's unreasonable height - it is unconscionable for the rezoning to consider almost doubling a new maximum building height to 126m.

I very strongly object to the proposed changes and urge that they be rejected and planning remains within the current zoning envelope.