I write to formally object the project. As a resident of Bowes Avenue at Edgecliff, located approximately 20 metres west of the proposed development site, I will be directly and significantly impacted by this proposal.

1. Direct impact on adjoining low-scale terrace housing
My property is a terrace dwelling within a low-scale residential streetscape. The proposed development represents a substantial and incompatible increase in height, bulk, and density immediately adjacent to this sensitive interface.

Given the proximity of my property to the site, the proposal is likely to result in (1) significant overshadowing and loss of natural light, (2) loss of privacy due to overlooking, (3) increased visual bulk and a sense of enclosure (4) diminished residential amenity and (5) overpopulation and over-density.
The scale of the proposed development is wholly inconsistent with the established character of Bowes Avenue and surrounding terrace housing. This represents clear overdevelopment of a constrained site.

2. Traffic congestion and safety impacts
Traffic conditions in the local area are already under significant strain. Bowes Avenue and surrounding streets experience frequent congestion, which is exacerbated by nearby schools such as Ascham School.
Daily school pick-up and drop-off activity results in (1) High traffic volumes during peak morning and afternoon periods, (2) Illegal or informal parking, (3) reduced road safety for pedestrians and residents and (4) over-congestion of New South Head Road.

The proposed increase in density will introduce additional vehicle movements into an already congested local road network. This will worsen traffic delays, road safety risks and noise and general disturbance.
The proposal fails to adequately address how these cumulative impacts will be managed.

3. Loss of already limited street parking
Street parking in Bowes Avenue and surrounding streets is extremely limited. Existing residents already face difficulty accessing parking due to high residential demand and school-related parking pressures.
The proposed development will significantly increase demand for on-street parking, particularly given the limitations of on-site parking provision typically associated with developments of this nature.
As a result, (1) existing residents will have reduced access to parking near their homes, (2) visitor parking will become increasingly constrained and (3) local amenity will be further eroded.

4. Overdevelopment and incompatibility with local character
The proposal involves a dramatic increase in building height and floor space ratio, far exceeding the scale of surrounding development. This level of uplift is inappropriate given (1) the proximity to heritage conservation areas, (2) the fine-grain character of surrounding terrace housing, and (3) the site’s role as a transition between commercial and residential zones.
The development will dominate the streetscape and undermine the established character of the area.

5. Inadequate planning controls under SSD pathway
As the proposal is intended to proceed via the State Significant Development pathway, there is limited ability to enforce detailed design controls through local planning instruments. This creates uncertainty around key issues such as (1) final building envelope and design, (2) overshadowing impacts, and (3) traffic and parking outcomes.
Given the proximity of my property, this lack of certainty is unacceptable and places nearby residents at significant risk of adverse outcomes.

6. Lack of strategic merit and prior refusal by Council
Importantly, Woollahra Council has already refused the planning proposal on the basis that it (1) does not demonstrate strategic merit, (2) is inconsistent with established planning strategies for Edgecliff. Furthermore, the site was not identified for this level of uplift in strategic planning work, reinforcing that the proposal is opportunistic rather than plan-led. Furthermore, it should be queried why this project is state significant and up for approval by the NSW Government as a Major Project when rezoning of the Edgecliff and Woollahra LGA has yet to be finalised.

As a State Significant Development, the proposal limits the ability of Council to impose detailed controls. This creates unacceptable uncertainty regarding final building design and scale, traffic and parking outcomes, and amenity impacts on directly affected residents.

6. Cumulative impact of multiple large developments
This proposal cannot be assessed in isolation. There are multiple State Significant Development proposals in the immediate Edgecliff precinct, and planning material highlights that combined impacts will result in significant overdevelopment, there is no coordinated traffic or infrastructure strategy and the cumulative effect will place major strain on the locality.
This lack of coordinated planning is a critical failure and will directly impact surrounding residential streets such as Bowes Avenue.

7. Inadequate infrastructure and public benefit
There is no clear guarantee that the proposal will deliver adequate infrastructure upgrades, additional public facilities or meaningful or permanent affordable housing. The Labor government has a strong focus with delivering social and affordable housing, however, the development will only provide a measly 2.75% of affordable housing. This is insufficient and does not align with the Government's objectives, and is merely a proponent in obtaining development approval. I query why this redevelopment is state significant.
Planning commentary indicates that proposed public benefits may be limited or uncertain despite the scale of uplift being sought.This raises serious concerns about whether the proposal is in the public interest.

8. Unacceptable impact on heritage conservation areas
The site sits within close proximity to the Paddington Heritage Conservation Area, which is recognised for its intact streetscapes, consistent building scale, and historic significance. The proposal poses serious risks to this heritage setting, including disruption of established height and scale relationships, visual intrusion into heritage streetscapes, loss of the transitional buffer between commercial and residential zones, precedent for further encroachment of high-density development into heritage areas and loss of biodiversity in surrounding areas. Redevelopment will further impact Trumper Park and cause a reduction in habitat for local fauna
Heritage conservation areas rely not only on the protection of individual buildings, but also on the preservation of their broader setting and context. This proposal undermines that principle.

9. Environmental and biodiversity impacts
The site forms part of a broader ecological and green corridor within the local area. The proposed intensification raises significant environmental concerns, including loss of vegetation and urban tree canopy, fragmentation of biodiversity corridors, reduction in habitat for local fauna and increased urban heat and reduced environmental quality
These impacts are particularly concerning in a dense urban environment where green space and vegetation are already limited and highly valued.

10. Inconsistency with local character and heritage context
The proposal is inconsistent with the established character of the area, including nearby heritage conservation areas and terrace housing. Key concerns include abrupt scale transition, visual dominance within the streetscape, loss of the fine-grain urban character. Such impacts are irreversible and fundamentally alter the identity of the locality.

I support the project

Please refer to the attached documents.

The submission property runs from 7 Long street to Tait street, just opposite a food manufacturing business.
# The blocks in question are surely in the 1 in 100 flood plain, therefore on the next big storm season any open tanks of sludge or refuse will be flowing out to the nearest stormwater drain, which is just outside the food manufacturing business across the road, potentially contaminating that site.
# also increase in processing will mean more smell/germs in the air. Some thing that should be avoided from a food production area across the road.
# If our long term tenant leaves because the De-sludging plant affecting his business, we will be seeking legal compensation.
# a three fold increase in trucks to this site, may affect traffic flow to such an arterial route to an industrial estate.

Hopefully the above reasons for our objection will be aired and taken seriously.

Kind regards