Isabella Zito Gaudiosi
Object
Isabella Zito Gaudiosi
Object
Rose Bay
,
New South Wales
Message
I object to SSD-86017721 as a resident living only metres from the site. This proposal presents unacceptable risks to public safety, neighbouring properties and the foreshore environment. The site is within the mapped Rose Bay Settlement Area, which is known to be geotechnically fragile and groundwater-sensitive. The scale, excavation depth and intensity of this development are incompatible with the constraints of this land.
Groundwater and Excavation Risk
The proposal includes two deep basement levels that will intersect the shallow groundwater table in very loose to loose marine sands. This poses a serious risk of settlement, subsidence, structural movement and long-term instability for surrounding homes. Once groundwater conditions are disturbed, the impacts cannot be reversed.
Lack of Cumulative Modelling
Despite multiple deep excavation proposals lodged in the immediate area, the application has not provided cumulative groundwater, excavation or settlement modelling. The entire strip functions as one connected groundwater system and has a history of structural damage from far smaller developments. Considering this site in isolation understates the true risk to the community.
Floodway Constraints
The site is a mapped floodway. Basements in flood-affected areas increase inundation risk and can obstruct flood flows. Pedestrian and traffic safety are already issues at this location, and these risks will increase during both construction and permanent occupation.
Acid Sulphate Soil Risk
Excavating below the water table may disturb acid sulphate soils and release acidic contaminants into the aquifer. This presents permanent risk to the foreshore, Harbour ecosystems and remaining tree canopy. The documentation does not provide sufficient mitigation.
Limitations of Consultant Reports
All technical reports are developer-funded and contain disclaimers that limit their reliability. They offer no practical protection to existing residents. If damage occurs, the burden will fall on homeowners, not the proponent.
SEPP Uplift Should Not Apply
Although the site is R3 zoned, the Housing SEPP uplift does not apply on high-risk land. This site is mapped as geotechnically unstable, groundwater-affected and flood-prone. Approving a development of this height and scale would contradict planning controls designed to safeguard the settlement area.
Loss of Mature Trees
The removal of 27 mature trees will reduce shade, cooling and stormwater capacity and further destabilise soft soils. No adequate assessment has been provided of how groundwater interference or acid sulphate soils may affect the remaining canopy.
Severe Traffic Impacts
Traffic at this intersection is already over capacity. On 28 August at 12.35 pm I photographed traffic backed up from Dover Road and New South Head Road past Carlisle Street, with no roadworks or incidents. This reflects daily conditions. The corridor supports school traffic, childcare drop-off, dog beach activity, buses, delivery vehicles and local residents. Adding a large development will overload an already failing network and increase pedestrian risk, including for children.
Permanent Consequences
Groundwater disturbance, settlement, ASS activation and foreshore impacts cannot be undone. Once damage occurs, neither Council nor the State can practically remedy it. Residents will bear the cost.
Request for Determination
Given these risks, I request that the Department refuse SSD-86017721. If approval is still considered, I request that the proponent be required to indemnify all surrounding properties within at least an 800-metre radius against any structural or groundwater-related damage.
Groundwater and Excavation Risk
The proposal includes two deep basement levels that will intersect the shallow groundwater table in very loose to loose marine sands. This poses a serious risk of settlement, subsidence, structural movement and long-term instability for surrounding homes. Once groundwater conditions are disturbed, the impacts cannot be reversed.
Lack of Cumulative Modelling
Despite multiple deep excavation proposals lodged in the immediate area, the application has not provided cumulative groundwater, excavation or settlement modelling. The entire strip functions as one connected groundwater system and has a history of structural damage from far smaller developments. Considering this site in isolation understates the true risk to the community.
Floodway Constraints
The site is a mapped floodway. Basements in flood-affected areas increase inundation risk and can obstruct flood flows. Pedestrian and traffic safety are already issues at this location, and these risks will increase during both construction and permanent occupation.
Acid Sulphate Soil Risk
Excavating below the water table may disturb acid sulphate soils and release acidic contaminants into the aquifer. This presents permanent risk to the foreshore, Harbour ecosystems and remaining tree canopy. The documentation does not provide sufficient mitigation.
Limitations of Consultant Reports
All technical reports are developer-funded and contain disclaimers that limit their reliability. They offer no practical protection to existing residents. If damage occurs, the burden will fall on homeowners, not the proponent.
SEPP Uplift Should Not Apply
Although the site is R3 zoned, the Housing SEPP uplift does not apply on high-risk land. This site is mapped as geotechnically unstable, groundwater-affected and flood-prone. Approving a development of this height and scale would contradict planning controls designed to safeguard the settlement area.
Loss of Mature Trees
The removal of 27 mature trees will reduce shade, cooling and stormwater capacity and further destabilise soft soils. No adequate assessment has been provided of how groundwater interference or acid sulphate soils may affect the remaining canopy.
Severe Traffic Impacts
Traffic at this intersection is already over capacity. On 28 August at 12.35 pm I photographed traffic backed up from Dover Road and New South Head Road past Carlisle Street, with no roadworks or incidents. This reflects daily conditions. The corridor supports school traffic, childcare drop-off, dog beach activity, buses, delivery vehicles and local residents. Adding a large development will overload an already failing network and increase pedestrian risk, including for children.
Permanent Consequences
Groundwater disturbance, settlement, ASS activation and foreshore impacts cannot be undone. Once damage occurs, neither Council nor the State can practically remedy it. Residents will bear the cost.
Request for Determination
Given these risks, I request that the Department refuse SSD-86017721. If approval is still considered, I request that the proponent be required to indemnify all surrounding properties within at least an 800-metre radius against any structural or groundwater-related damage.
Adrienne Tuart
Object
Adrienne Tuart
Object
Rose Bay
,
New South Wales
Message
I object to the development at 23-31 Dover Road Rose Bay on the following grounds:
1 Environmental Risk.
Extensive hydrogeological reports carried out by Woollahra Council have established that any excavation and dewatering required for basement car park construction in the low lying flood zone of Rose Bay will result in the lowering of the water table, diversion of water flows, exposure to acid sulphate soils and soil subsidence. This development is located in a high risk flood zone with a very high water table, and would involve deep excavation for two floors of basement car parking over a total area of 2657 sq m. This would have wide ranging deleterious effects on the local hydrological system which cannot be remedied or reversed if the development was to go ahead. The area has been subject to many episodes of flooding over the years. I also note that all of the established mature trees currently on the large amalgamated site will be destroyed. The demolition of five houses on the site is environmentally destructive as five liveable homes are demolished and trucked off to landfill with associated air and land pollution.
2 Structural Damage.
There has been widespread structural damage to existing properties in Rose Bay and Double Bay as a result of soil subsidence and years of deep excavation for basement parking. Recent structural damage to buildings in Rose Bay as a result of excavation includes cracking in the exterior walls at 6-8 Richmond Road, collapsed retaining wall at 8-10 Norwich Road, the front of a house collapsed at 64 Wilberforce Avenue and other sites where basements have flooded due to groundwater, settlement and stormwater overflows in Dover Road, Wilberforce Avenue, Hamilton Street and Old South Head Road. No studies of the cumulative effects of two floors of basement parking and the weight displacement associated with this eight storey building have been carried out, given that there has already been extensive development in the area and there are now over a dozen proposals for LMR Housing in the vicinity. This proposed development is located next to an existing building with several levels of basement parking. There are plans to excavate for three levels of parking in a recent development proposal for a nine storey apartment building, directly opposite, at Ian Street Rose Bay. Woollahra Council has a proposal involving excavation for basement car parking for a six storey building next door to 23-31 Dover Road.
3 Social Housing.
This development, with land purchased by the developer for $86,000,000, would result in 49 apartments and 11 'affordable homes', which would be rented out at 25% of market rent for 15 years. The current average weekly rent for a one bedroom apartment in an old red brick apartment building in the area is between $700 and $850 (see 10/18 Plumer Road $700, 9/1 William St $800 per week) . There is no way that a new 'luxury' build apartment could meet this average rent. For example, a new two bedroom apartment at 6/598-600 Old South Head Road Rose Bay is currently renting for $1680 ( with affordable housing reduction of 25% rent would be $1260). A new three bedroom apartment is currently for rent for $2750 at A 102/575 Old South Head Road (with affordable housing reduction of 25% rent would be $2063). These current rents are impossible for people struggling to meet their living expenses. Their wages before tax would need to be in excess of $2500 -$4000. The proposal for 'affordable housing' at Dover Road is impossible to meet even in today's market. What's left? 49 luxury apartments to be sold at an enormous profit. The idea of this development offering affordable housing is untenable.
4 Infrastructure.
Rose Bay and the surrounding area has a pre war sewerage system which cannot cope with the recent influx of new apartments. Similarly, the electricity system is out dated and more demands are being placed on it as a result of the increased population due to extensive recent developments in the area. Public transport is currently at capacity. Nearby public school enrolments are full.
5 Social Impact
This development has a huge detrimental impact on the amenity of the local area. It demolishes five houses and proposes an eight storey building which is oversized and completely out of character with the streetscape. It would overshadow the street and surrounding houses. It leaves the streetscape bare as all mature trees will have been removed. The development includes underground parking for 66 cars. The area is currently gridlocked several times a day with traffic from Hillside Avenue Vaucluse, down into Rose Bay, Double Bay, Edgecliff and Rushcutters Bay into the city.
Conclusion.
Please reject this proposal which sets a dangerous and destructive precedent in a flood zone area, with two floors of underground parking on 2657sq m site. It presents a serious and irreversible environmental risk, and imposes on the surrounding amenity and streetscape of the area.
There have been 1 billion dollars of LMR proposals in NSW and $500,000,000 of them are in Rose Bay under the guise of 'affordable' and 'social housing'. It is impossible for this new proposal to offer 'affordable housing', yet it has availed itself of an extra two storeys by claiming to do so. The area is desperate for affordable housing, and it falls to the NSW Government to ensure that is it constructed safely, without damaging the environment or existing surrounding buildings, at the expense of the amenity of the local area. Best regards, Adrienne Tuart.
1 Environmental Risk.
Extensive hydrogeological reports carried out by Woollahra Council have established that any excavation and dewatering required for basement car park construction in the low lying flood zone of Rose Bay will result in the lowering of the water table, diversion of water flows, exposure to acid sulphate soils and soil subsidence. This development is located in a high risk flood zone with a very high water table, and would involve deep excavation for two floors of basement car parking over a total area of 2657 sq m. This would have wide ranging deleterious effects on the local hydrological system which cannot be remedied or reversed if the development was to go ahead. The area has been subject to many episodes of flooding over the years. I also note that all of the established mature trees currently on the large amalgamated site will be destroyed. The demolition of five houses on the site is environmentally destructive as five liveable homes are demolished and trucked off to landfill with associated air and land pollution.
2 Structural Damage.
There has been widespread structural damage to existing properties in Rose Bay and Double Bay as a result of soil subsidence and years of deep excavation for basement parking. Recent structural damage to buildings in Rose Bay as a result of excavation includes cracking in the exterior walls at 6-8 Richmond Road, collapsed retaining wall at 8-10 Norwich Road, the front of a house collapsed at 64 Wilberforce Avenue and other sites where basements have flooded due to groundwater, settlement and stormwater overflows in Dover Road, Wilberforce Avenue, Hamilton Street and Old South Head Road. No studies of the cumulative effects of two floors of basement parking and the weight displacement associated with this eight storey building have been carried out, given that there has already been extensive development in the area and there are now over a dozen proposals for LMR Housing in the vicinity. This proposed development is located next to an existing building with several levels of basement parking. There are plans to excavate for three levels of parking in a recent development proposal for a nine storey apartment building, directly opposite, at Ian Street Rose Bay. Woollahra Council has a proposal involving excavation for basement car parking for a six storey building next door to 23-31 Dover Road.
3 Social Housing.
This development, with land purchased by the developer for $86,000,000, would result in 49 apartments and 11 'affordable homes', which would be rented out at 25% of market rent for 15 years. The current average weekly rent for a one bedroom apartment in an old red brick apartment building in the area is between $700 and $850 (see 10/18 Plumer Road $700, 9/1 William St $800 per week) . There is no way that a new 'luxury' build apartment could meet this average rent. For example, a new two bedroom apartment at 6/598-600 Old South Head Road Rose Bay is currently renting for $1680 ( with affordable housing reduction of 25% rent would be $1260). A new three bedroom apartment is currently for rent for $2750 at A 102/575 Old South Head Road (with affordable housing reduction of 25% rent would be $2063). These current rents are impossible for people struggling to meet their living expenses. Their wages before tax would need to be in excess of $2500 -$4000. The proposal for 'affordable housing' at Dover Road is impossible to meet even in today's market. What's left? 49 luxury apartments to be sold at an enormous profit. The idea of this development offering affordable housing is untenable.
4 Infrastructure.
Rose Bay and the surrounding area has a pre war sewerage system which cannot cope with the recent influx of new apartments. Similarly, the electricity system is out dated and more demands are being placed on it as a result of the increased population due to extensive recent developments in the area. Public transport is currently at capacity. Nearby public school enrolments are full.
5 Social Impact
This development has a huge detrimental impact on the amenity of the local area. It demolishes five houses and proposes an eight storey building which is oversized and completely out of character with the streetscape. It would overshadow the street and surrounding houses. It leaves the streetscape bare as all mature trees will have been removed. The development includes underground parking for 66 cars. The area is currently gridlocked several times a day with traffic from Hillside Avenue Vaucluse, down into Rose Bay, Double Bay, Edgecliff and Rushcutters Bay into the city.
Conclusion.
Please reject this proposal which sets a dangerous and destructive precedent in a flood zone area, with two floors of underground parking on 2657sq m site. It presents a serious and irreversible environmental risk, and imposes on the surrounding amenity and streetscape of the area.
There have been 1 billion dollars of LMR proposals in NSW and $500,000,000 of them are in Rose Bay under the guise of 'affordable' and 'social housing'. It is impossible for this new proposal to offer 'affordable housing', yet it has availed itself of an extra two storeys by claiming to do so. The area is desperate for affordable housing, and it falls to the NSW Government to ensure that is it constructed safely, without damaging the environment or existing surrounding buildings, at the expense of the amenity of the local area. Best regards, Adrienne Tuart.