Nicholson Street Build-to-Rent

• I am making a submission on behalf of myself, my wife (Belinda Bartel), and my daughters (Kristen Bartel and Melissa Bartel) who reside in 500 Pacific Highway, St Leonards.
• The proposed development will substantially reduce light on the southern side of 500 Pacific Highway, which will have a severe impact on the mental health of the people on that side, particularly for those on Level 30 and lower.
• Being on the southern side of the building, which naturally has a higher humidity and is wetter than other sides of the building, this reduced light and natural air flow will cause an influx of mould into the building. We are well educated in the Chronic Inflammatory Response Syndrome (CIRS) caused by mould (which causes biotoxin related illness) and we are aware of recent and ongoing Government studies that show that mould has severe health impacts on a significant percentage of the population. This increase of mould in the building will have a significant impact on the health of people suffering from CIRS. Knowledge of the Government studies opens a pathway for legal recourse for approval of developments that promote mould through inadequate sunlight, separation, and ventilation.
• Was actual current road traffic data used for the traffic study and impact assessment? If older traffic data was used, it would not reflect the increase from the recent developments in the area and therefore the projected impact would be inaccurate and unconservative, leading to increased congestion.
• The forecast traffic generation numbers appear to be very low (11 vehicle trips in AM peak hour), based on trips per car space. This does not include allowance for other traffic associated with the building such as deliveries / couriers, ride share, removalists, service vehicles etc.
• The loading dock has facility for only two vehicles and a turntable, which is claimed can accommodate an average 0.17 service vehicles per day. This does not provide any allowance for peak usage requirement, which will cause double parking and blockage along Nicholson Street at those times, further adding to congestion issues.
• Construction vehicles (trucks) will likely queue along Nicholson Street or Oxley Street or nearby residential streets as it is impossible to control arrival times precisely, thereby causing further congestion.
• There will be significant noise and dust impacts during construction, which will adversely impact our amenity. Escaping dust could include harmful material such as cement dust from demolition and silica dust from rock excavation, which could have a serious health impact on residents of 500 Pacific Highway and adjoining properties.
• We purchased our units in 500 Pacific Highway so we could enjoy the views. These "State Significant Developments" will result in substantial loss of amenity, and value of our properties. The EIS talks about considering impacts to surrounding neighbours but then ignores these by providing a blanket statement that the proposal would not result in any unacceptable impacts with regards to view, wind, solar access and privacy and acoustic impacts, and property valuation. Unacceptable to who? Certainly not the surrounding neighbours!
• We therefore strongly object to the proposed development in its current form.

Regarding the Nicholson Street BTR proposal,

I have four objections to this proposal.

(1) the reduction of the view sharing corridor from the previously agreed 16.5m to a smaller 12m.

The methodology of measuring the impact of as 12m corridor against the impact of the previously approved 16.5m corridor is clearly flawed.

The impact should be assessed absolutely -- from having no obstruction at all to an obstruction leaving a small 12m corridor -- instead of the incremental impact to a previously approved plan. If impact could be assessed via an incremental adjustment to a previous proposal, instead of on its absolute basis each time, then there is no limit to how much of an encroachment would be approved, as a series of "minor" adjustments. From 16.5m down to 16.0, then from 16.0 down to 15.5, then from 15.5 down to 15.0, ...., all the way down to 0 and below. The minimality-or-not of each incremental adjustment is irrelevant.

The minimum width of 16.5m for the view sharing corridor should not be reduced to 12.0m or any other value. The detailed arguments that established that minimum width in previous plans, based on the significant negative impacts to view and light amenity of existing apartments, supported by extensive analysis and modelling, have already accepted by planning authorities. The limit, too, should remain unchanged.

(2) the proposal for noisy roof-mounted air-condition systems, instead of in-apartment systems.

Each of the surrounding towers -- St Leonards Square, Landmark, and 88 Christie -- have installed in-apartment air-conditions systems that do not require a large scale rooftop plant. The proposed BTR development should be held to the same standard.

Additionally, due to the lower height of the proposed BTR development, a noisy rooftop plant will create unacceptable noise and airflow to all neighbouring apartments above or near to its roofline, some of which would be a mere 23m away from this industrial equipment. Furthermore, the use of this plant in a residential context -- operated by residents 24/7 instead of commercially during business hours -- enhances this negative impact even further.

The proposed BTR development should adopt in-apartment air-conditioning, consistent with its close neighbouring properties.

(3) the proposal does not adequately protect resident privacy

With the change from commercial to residential, the proposal must address the enhanced need for privacy mitigation. Specifically, screening should be required, to protect privacy of bedroom and living areas that will be facing eachother between the proposed BTR development and St Leonards Square residents.

(4) Traffic impact on Nicholson St and access to Pacific Highway.

Nicholson St is narrow, and is already burdened with significant traffic, as a result of the completion of other developments in recent years, with more planned in the future. Traffic consultants have ignored the impact of:
- service vehicles catering for frequent apartment move in/move outs,
- the large number of parcel and other deliveries to residents, and
- delivery vehicles to the many retail outlets in St Leonards Square and 88 Christie.
As such, I believe their conclusion that the traffic impact would be minor is flawed, and does not match the reality experienced by commuters using Nicholson St.

Thankyou for your consideration of these matters.

I object to the project because there are a few complex buildings in a tiny area. The heavy traffic, noise pollution , and privacy matters are my main concerns. We need some open area for children and adults to play or excercise instead when living a in high rise building.

I strongly object to the proposed development as it will have a severe impact on my financial and mental well-being. At the age of 60, I have dedicated my life to working and saving, enabling me to purchase my apartment on Level 28 of St Leonards Square for $2.35 million. Despite still having a mortgage, the value of my investment was justified by the breathtaking views of the city and the harbor. However, if this development proceeds, these views will be obliterated, leaving me with an obstructed sightline of noisy air conditioners. This lack of privacy and the loss of views have already caused my apartment to depreciate in value, and I estimate that it will further decrease by at least $500,000. At the time of purchase, Mirvac reasonably increased prices for apartments on higher floors as the views improved. If this development proceeds, it won’t make any difference whether you’re on level 8 or 28. We’ll all be facing into the same dark alley.

I am appalled by the behaviour of the state government in relation to this development. When I signed the contract for my apartment in 2017, it was part of a State Government DA Approved project, and there were no plans for St Leonards inplace. Despite purchasing the highest level I could afford to mitigate potential risks of development in Nicholson Street, I never once seriously imagined a building of this height could possibly be approved in a narrow side street off the highway. The DPIE Draft Plan 'St Leonards and Crows Nest 2036' initially reassured me, indicating that any development in Nicholson Street would be restricted to a maximum of 18 stories. I made no submissions during the draft plan phase as it seemed irrelevant to my situation. However, when the Final Plan was released, the DPIE drastically changed its stance, now allowing for up to 30 stories without any prior warning.

Page 37 of the plan mentions a transition in height, bulk, and scale stepping down from the highway, with consideration for fit, transition, and off-site amenity impacts. However, it appears that these considerations have been ignored. The DPIE initially granted a 16.5m view-sharing corridor and a slight height reduction during the approval process for the site to be re-zoned as a commercial building. Surprisingly, these concessions have now been reduced to 12m. If a 16.5m view-sharing corridor was deemed appropriate before, it is unclear why it is no longer the case now, particularly with a change in purpose to Build to Rent (BTR).

Regarding the air-conditioning issue, I implore anyone reading this submission to consider the impact of having their views replaced by a stack of noisy air conditioners. The mere proposal of such a situation is difficult to comprehend.

If this project proceeds, Nicholson Street will transform into a dark and traffic-congested canyon, significantly affecting a great many residents of 88 Christie Street, the Landmark, and St Leonards Square both financially and personally. It represents an unjust transfer of wealth from existing homeowners to developers, reminiscent of actions seen in countries governed by authoritative regimes. In my naivety, I never expected to witness such occurrences in Australia. If this development is approved, it will shatter my trust in anything the Australian Government declares.

It goes well beyond the Lane Cove local planning requirements. Landmark and St Leonards Square are also extremely concerned by the significant loss of sunlight and shadowing. The proposed building covers the entire site.

Christie Street & Nicholson & Oxley Streets are already congested and cannot cope with the additional projected traffic.
Currently during peak hours, it takes me more than 25min drive from Pacific High Way to Christie Street ( which is about 300 meters) if I am driving from Chatswood direction.
The data used in the traffic study is from 2013 and is out of date, not taking into account the 4 latest developments on the Lane Cove side of St Leonards, of The Jackson (Units-311, residents-650), William Tower (Units-242, residents-480), Landmark (units-432, Residents-1030) and 88 Christie St (units-637, Residents-1,710). That is an additional 3,870 residents using the vehicular access in Nicholson St since the 2013 traffic study was completed. All these buildings only have Oxley St for vehicular access out of the area. The additional vehicular congestion this development will bring to the area during construction and on completion will cause further delays to all existing residents.

I am also concerned at the St Leonards major construction congestion once these developments all commence, any road closures (inChristie and Nicholson St's) during construction along with construction noise and dust issues.

The proposed building and SSD(State Significant Development)application documents do not provide any public green space or a public recreational precinct. The laneway at the back of the building must be always kept open, including during construction.

There is insufficient loading dock parking for delivery drivers. The street parking is fully utilised during the day and the lack of sufficient loading dock parking will cause couriers to double park on Nicholson Street causing even further traffic congestion.

Project ID : SSD-56527976
The 46 Nicholson St development proposed a change of FSR to 15:1, and if it approves it will allow a 26 stores commercial building to be constructed which is right opposite to the apartment building I live in. As a local resident (486 Pacific Highway, St Leonards) , I strongly oppose the proposed development due to the following reason:

1. Traffic impact. The proposed development is surrounded by secondary streets with street parking on both sides. It is already congested now during peak hours. I cannot imagine how much worse it is going to be after this massive development. Please come over during peak hours and take a look by yourselves on the traffic condition after lockdown. On the other hand, there is a child care on Christie St, opposite to the proposed development. Did any of the policy makers ever care about the kids' safety by introducing massive developments next to a child care?

2. View/sunlight impact. The proposed building will impact the view and direct sunlight of surrounding residential buildings severely, leaves a viewless and sunless residential building. Because the proposed building is so clost to the existing building, it will be a FULL block of sunlight and view! People work hard and paid a big money to purchase apartments with water and xharbour view in the surrounding high-rise building. The property will be significantly devalued with view and sunlight being blocked. Who will be responsible for that?

3. Privacy impact. The view will be blocked, instead of the water view, there will be commercial offices suites opposite to our bedrooms and living room which is only 18 meters away. Imagine if you live in an apartment like this, would you still open the curtain during the daytime? The proposed development will destroy the privacy of residents living in the surrounding apartment building. Who will be responsible for that?

I understand this development somehow meets the requirements of St Leonards 2036 plan. However please keep in mind that the new 2036 imposed a 67% height limit uplift compared with the version that was published before, and NSW DPIE finalized the plan without even consulting with local residents who will be impacted the most by the proposal. That was definitely not the right procedure!

I sincerely ask the council to act in the interest of local residents and re-consider the proposed development. In addition, I urge an urgent review to be taken on the 2036 Plan by the government as the plan FAILED to consider the impacts to the existing residents at all!

To whom it may concern,
I am writing to object to the application Nicholson Street Build-to-Rent (SSD-56527976).
Overarching objection -
Built-to-rent residences, in lieu of commercial offices, would completely remove all privacy for the apartments in my building, with the residents home in the evening and weekends, compared to offices being occupied Monday-Friday, roughly 8am-6pm.

Detailed objections -
1. Application to reduce the view sharing corridor from 16.5m to 12m.
Arguably the most important point to my objection of this application, this reduction would severely impact the light amenity, views, property value and lives of the residents in St Leonards Square who face the proposed development.
The development will already impact these factors, matters that were discussed in 2021, however to further limit the view, natural light and privacy for the residents of these apartments would be unacceptable.
While a 4.5m reduction will seriously impact the lives of the residents that are to benefit from the view sharing corridor, it will also negatively impact the value of these properties.
Although my property does not face the proposed development, the impact to the value of the apartments that do, will in turn affect the value of the other properties in the building, and thus the value of my property.

2. Traffic congestion | Pacific Highway Access | Residential Access
As stated in the Scoping report, the development surrounding the site is of high density already. With only one side street available to exit the area, the residents, workers, visitors and customers of St Leonards Square, The Landmark, Eighty Eight, Lithgow Street, Oxley Street, Christie Street and Nicolson Street already cause major congestion in these narrow, dead-end streets, and particularly at the Pacific Highway / Nicholson Street traffic lights.
I have lived in St Leonards Square since it’s completion in 2019, and with the addition of the high-rise developments in recent years, attempting to merely exit our residential carpark has become a time-consuming task, not to mention the battle to then reach the lights at the Pacific Highway. In these 4 years, the sequence of said traffic lights have not been updated to accommodate the additional traffic.
As it stands, neither St Leonards Square, Eighty Eight or The Landmark have vehicle access or stopping areas on the Pacific Highway. As a result, all these residential and commercial buildings rely solely on Nicholson Street for access, whether this be passenger drop-off / pick-up, commercial and personal deliveries, move-in / move-out, residents’ comings & goings, trades person visits, friends & family visitors, shoppers, clients and commuters.
As the traffic, congestion and delays have worsened, drivers have become impatient, aggressive, and unsafe. These narrow streets are also highly trafficked by pedestrians and will be more so once the metro opens.
To add even more residences into this over-developed, small pocket will exacerbate the traffic issues we are already experiencing, making leaving and arriving home a nightmare at all times of the day, and worsen safety concerns for pedestrians.

3. Proposed roof-top plant for air-conditioning – Additional noise and wind-flow impacts
With the increase of high-rise buildings in the small pocket that the proposed development would sit, we already experience a serious wind and sound corridor through the middle of St Leonards Square, where my balcony faces.
All surrounding residential high-rise buildings, have in-building air-conditioning systems to limit additional noise and airflow, and this new development should follow suit in its design, to have indoor air conditioning systems as well.
With temperatures increasing, people are running their aircon 24/7, and to have external air-conditioning systems contributing noise, especially overnight, to the already noisy area would cause our neighbouring homes to become unliveable.
Should this Build-to-Rent application be approved, the development must adopt in-building air conditioning, consistent with and in consideration of its close, neighbouring, residential properties.

Our homes in St Leonards Square will be separated from this proposed development merely by the narrow road of Nicholson Street. We are the closest neighbours to this development and will be highly impacted by both the approved and these newly requested amendments of the building. I greatly appreciate your careful consideration of our objections.

Refer to attached letter

I am writing as a residing resident of neighbouring property St Leonards Square. It appears the changes to the project as outlined in the DPIE new proposal has contradictory plans to what was agreed with Lane Cove Council previously when objections were made. If they kindly not ignore the concerns of the neighbouring property owners and address these issues and keep their word that would be appreciated, otherwise we rather this project to be completely terminated.

The following are the points of concerns:
(a) 16.5m view sharing corridor is proposed to be reduced to 12m


The view sharing corridor width previously approved for this site should be retained at 16.5m, not
reduced to 12m. The corridor is critical to adequate access to shared views for many apartments in
St Leonards Square which will lose significant view and light amenity with the construction of this
building. This is the case regardless of whether the site is used for commercial purposes or changed
to allow BTR. To say that the reduction of 4.5m in the width of the corridor at Christie St will make
little difference, which the proposal does, is wrong and ignores the detailed arguments for its
establishment, supported by extensive analysis and modelling, which have already been accepted by
planning authorities.


(b) Noisy roof mounted air-conditioning plant proposed instead of in-apartment systems


The proposed BTR site sits in the centre of a semi-circle of established high-rise residential towers, St
Leonards Square, Landmark and 88 Christie. Each of these towers are taller than the proposed BTR
development. Each of these towers has installed in-apartment air-conditioning systems which do not
require large scale rooftop plant. The proposed BTR development however has planned to install a
centralised air-conditioning system which includes significant open to air rooftop plant. This will
create unacceptable noise and airflow to all neighbouring apartments above its roofline, of which
there are many and including many in St Leonards Square’s Jackson Tower which is the nearest
neighbour of all. Such a system is inappropriate for a BTR or residential development on this site for
which air-conditioning systems will be operated by residents 24/7, compared with a commercial

tower where these systems would be expected to operate only during business hours Monday-
Friday.


The proposed BTR development must adopt in-apartment air-conditioning, consistent with its close
neighbouring properties. This would incidentally allow re-use of space allowed for cooling towers etc
in the BTR tower for additional resident facilities or accommodation.


In the event that in-apartment systems cannot be implemented the open to air plant must be
enclosed and acoustically insulated to mitigate the mechanical noise which will be experienced by
the many apartments above that level, at close proximity particularly for St Leonards Square
residents who will be some 23 metres from this industrial equipment.


(c) Screening is required to protect resident privacy


With the change of purpose from commercial to residential accommodation comes a need for more
privacy mitigation. In particular, screening should be placed on windows facing Nicholson St to
manage situations where bedrooms and living areas will be clearly visible between St Leonards
Square residents and residents of the proposed BTR development, all the more so at night when
commercial tenants would have gone home for the day and not be at work on weekends.


(d) Traffic in Nicholson St and access to Pacific Highway will get busier and harder


Due to its location close to extensive public transport links the proposed BTR development correctly
includes a more modest number of underground parking spaces for residents than might otherwise
have been the case. However, Nicholson St is narrow and already burdened with significant traffic as
a result of the completion of other developments in recent years, with more planned. Traffic
consultants have ignored the impact future developments and of service vehicles catering for
apartment move in/move outs, the large number of parcel and other deliveries to residents, and
delivery vehicles to the many retail outlets in St Leonards Square and 88 Christie. More and altered
traffic management steps are required to be implemented to improve access to/from this crowded
precinct from/to the Pacific Highway and improve safety along Nicholson St in particular. The change
of purpose to BTR only exacerbates the significant traffic problems experienced in this precinct
currently.

I object to the proposal for Nicholson Street development . Please note some of my main concerns:
- should the development be approved, the view sharing corridor width previously approved for this site should be retained at 16.5m, not reduced to 12m as per this new proposal, to retain sufficient natural light for residents at St Leonards Sq.
- careful consideration of traffic conditions due to height of proposal and change to purpose to Build to Rent - the traffic around Nicholson St has already been increasing with the surrounding finished developments, with impact on pedestrians and flow to Pacific Hwy. The change to Built to Rent will worsen this issue and the impact on traffic conditions should be carefully considered for these narrow streets.
- There are some features seem to still be decided (eg air-conditioning and privacy screens), which should also be carefully considered before approval of any proposals to ensure existing and future residents continue to have quiet-enough enjoyment of their home.

To Whom It May Concern,
I am writing to express my objection to the development project on 46-52 Nicholson Street And 59-67 Christie Street. I am a current resident who lives adjacent to the proposed construction site and I have a few concerns relating to the potential impacts of the new housing project on both myself and the wider community. The influx of residents that would be brought about by the construction of this proposed project will decrease the overall standard of living of the area. The increase in population will mean that traffic congestion will worsen, create excessive levels of noise pollution and put an necessary amount of strain on our local infrastructure. Furthermore, I also want to address the substantial impact this development will have on the values of surrounding properties. The proposed plans for the 31-floor apartment partly obscures the view of the city and completely blocks off the view of the North Sydney area, which will devalue existing local properties. I hope the developers would consider these concerns for the greater benefit of the community.

There are several matters regarding the new proposal which are important to the value of my property and which I object to. These matters are listed below.

(a) 16.5m view sharing corridor is proposed to be reduced to 12m

The view sharing corridor width previously approved for this site should be retained at 16.5m, not
reduced to 12m. The corridor is critical to adequate access to shared views for many apartments in
St Leonards Square including mine which will lose significant view and light amenity with the construction of this
building. This is the case regardless of whether the site is used for commercial purposes or changed
to allow BTR. To say that the reduction of 4.5m in the width of the corridor at Christie St will make
little difference, which the proposal does, is wrong and ignores the detailed arguments for its
establishment, supported by extensive analysis and modelling, which have already been accepted by
planning authorities.


(b) Noisy roof mounted air-conditioning plant proposed instead of in-apartment systems

The proposed BTR site sits in the centre of a semi-circle of established high-rise residential towers, St
Leonards Square, Landmark and 88 Christie. Each of these towers are taller than the proposed BTR
development. Each of these towers has installed in-apartment air-conditioning systems which do not
require large scale rooftop plant. The proposed BTR development however has planned to install a
centralised air-conditioning system which includes significant open to air rooftop plant. This will
create unacceptable noise and airflow to all neighbouring apartments above its roofline, of which
there are many and including many in St Leonards Square’s Jackson Tower which is the nearest
neighbour of all. Such a system is inappropriate for a BTR or residential development on this site for
which air-conditioning systems will be operated by residents 24/7, compared with a commercial
tower where these systems would be expected to operate only during business hours Monday-
Friday.


The proposed BTR development must adopt in-apartment air-conditioning, consistent with its close
neighbouring properties. This would incidentally allow re-use of space allowed for cooling towers etc
in the BTR tower for additional resident facilities or accommodation.

In the event that in-apartment systems cannot be implemented the open to air plant must be
enclosed and acoustically insulated to mitigate the mechanical noise which will be experienced by
the many apartments above that level, at close proximity particularly for St Leonards Square
residents who will be some 23 metres from this industrial equipment.


(c) Screening is required to protect resident privacy

With the change of purpose from commercial to residential accommodation comes a need for more
privacy mitigation. In particular, screening should be placed on windows facing Nicholson St to
manage situations where bedrooms and living areas will be clearly visible between St Leonards
Square residents and residents of the proposed BTR development, all the more so at night when
commercial tenants would have gone home for the day and not be at work on weekends.


(d) Traffic in Nicholson St and access to Pacific Highway will get busier and harder

Due to its location close to extensive public transport links the proposed BTR development correctly
includes a more modest number of underground parking spaces for residents than might otherwise
have been the case. However, Nicholson St is narrow and already burdened with significant traffic as
a result of the completion of other developments in recent years, with more planned. Traffic
consultants have ignored the impact future developments and of service vehicles catering for
apartment move in/move outs, the large number of parcel and other deliveries to residents, and
delivery vehicles to the many retail outlets in St Leonards Square and 88 Christie. More and altered
traffic management steps are required to be implemented to improve access to/from this crowded
precinct from/to the Pacific Highway and improve safety along Nicholson St in particular. The change
of purpose to BTR only exacerbates the significant traffic problems experienced in this precinct
currently.

It goes well beyond the Lane Cove local planning requirements. Eighty Eight St Leonards, The Landmark St Leonards and St Leonards Square are both extremely concerned by the significant loss of sunlight and shadowing if the DA will be proceeded. The proposed building covers the entire site that would be too close to 3 buildings belong to Eighty Eight St Leonards, The Landmark St Leonards and St Leonards Square (less than 50 meters), it would affect hundreds and thousands of people and families losing of natural daylight.

Christie Street & Nicholson & Oxley Streets are already congested and cannot cope with the additional projected traffic.
Currently during peak hours, it takes me more than 25minutes drive from Pacific High Way to Christie Street ( which is about 300 meters) if someone is driving from North direction.

The data used in the traffic study for the DA was back from 2013 (more than a decade) and is out of date, not taking into account the 4 latest developments on the Lane Cove side of St Leonards, of The Jackson (Units-311, residents-650), William Tower (Units-242, residents-480), Landmark (units-432, Residents-1030) and 88 Christie St (units-637, Residents-1,710). That is an additional 3,870 residents using the vehicular access in Nicholson St after the 2013 traffic study was completed. All these buildings only have Oxley St for vehicular access to outside of the area. The additional vehicular congestion this development will bring to the area during construction and on completion will cause further delays and traffic jams to all existing residents.

I am also concerned at the St Leonards major construction congestion once these developments all commence, any road closures (in Christie and Nicholson Streets) during construction along with the construction noise and dust issues.

The proposed building and SSD (State Significant Development) application documents do not even provide any public green space or a public recreational precinct. The laneway at the back of a building must be always kept open, including during construction, what is not mentioned on the DA at all.

The council development could not just reply on the constructing new high rise buildings, we also need more green spaces, park and facilities due to the dramatically increased residents in last few years.

What is worth mentioning that, it would not make sense if 4 buildings would be so close to each other (less than 50 meters) and each of them have more than 30 levels. It is not a feasible plan for all of us who are currently living in this small area. I cannot imagine if everyone in any building can see what people are doing in another 3 buildings. That would be bizarre and disaster, no privacy can be protected if the Building-To-Rent is constructed.

We sincerely hope Lane Cove Council could cancel the DA for Nicholson Street Build-To-Rent as what I have heard from the strata committees of Eighty Eight St Leonards, The Landmark St Leonards and St Leonards Square.

Thanks and kind regards,
Fay

The objections to this project are summarised below:
(a) 16.5m view sharing corridor is proposed to be reduced to 12m
The view sharing corridor width previously approved for this site should be retained at 16.5m, not reduced to 12m. The corridor is critical to adequate access to shared views for many apartments in St Leonards Square which will lose significant view and light amenity with the construction of this building. This is the case regardless of whether the site is used for commercial purposes or changed to allow Build to rent (BTR). To say that the reduction of 4.5m in the width of the corridor at Christie St will make little difference, which the proposal does, is wrong and ignores the detailed arguments for its establishment, supported by extensive analysis and modelling, which have already been accepted by planning authorities.
(b) Noisy roof mounted air-conditioning plant proposed instead of in-apartment systems
The proposed BTR site sits in the centre of a semi-circle of established high-rise residential towers, St Leonards Square, Landmark and 88 Christie. Each of these towers are taller than the proposed BTR development. Each of these towers has installed in-apartment air-conditioning systems which do not require large scale rooftop plant. The proposed BTR development however has planned to instal a centralised air-conditioning system which includes significant open to air rooftop plant. This will create unacceptable noise and airflow to all neighbouring apartments above its roofline, of which there are many and including many in St Leonards Square’s Jackson Tower which is the nearest neighbour of all. Such a system is inappropriate for a BTR or residential development on this site for which air-conditioning systems will be operated by residents 24/7, compared with a commercial tower where these systems would be expected to operate only during business hours Monday-Friday.
The proposed BTR development must adopt in-apartment air-conditioning, consistent with its close neighbouring properties..
(c) Screening is required to protect resident privacy
With the change of purpose from commercial to residential accommodation comes a need for more privacy mitigation. In particular, screening should be placed on windows facing Nicholson St to manage situations where bedrooms and living areas will be clearly visible between St Leonards Square residents and residents of the proposed BTR development, all the more so at night when commercial tenants would have gone home for the day and not be at work on weekends.
(d) Traffic in Nicholson St and access to Pacific Highway will get busier and harder
Due to its location close to extensive public transport links the proposed BTR development correctly includes a more modest number of underground parking spaces for residents than might otherwise have been the case. However Nicholson St is narrow and already burdened with significant traffic as a result of the completion of other developments in recent years, with more planned. Traffic consultants have ignored the impact future developments and of service vehicles catering for apartment move in/move outs, the large number of parcel and other deliveries to residents, and delivery vehicles to the many retail outlets in St Leonards Square and 88 Christie. More and altered traffic management steps are required to be implemented to improve access to/from this crowded precinct from/to the Pacific Highway and improve safety along Nicholson St in particular. The change of purpose to BTR only exacerbates the significant traffic problems experienced in this precinct currently.

e) A further reduction in the overall height of the building impacting natural light and views of the residents of the Jackson should be reconsidered and the building design to enable maximum view sharing for all adjacent buildings.

Dear DPIE,

I am writing to express my strong objection to the proposed Nicholson Street Build To Rent (BTR) development in St Leonards. While I appreciate the need for progress and growth, I have identified several concerns related to noise pollution, invasion of residential privacy, increased traffic, and the potential loss of view and daylight, all of which I believe require careful consideration before proceeding with the project.

Noise Pollution:
The inclusion of a roof-mounted air conditioning plant as part of the proposed development raises concerns about potential noise pollution. Such equipment can generate significant sound levels, adversely affecting the tranquility of the residential area. The proposed BTR development must adopt in-apartment air-conditioning, consistent with its close neighbouring properties. This would incidentally allow re-use of space allowed for cooling towers etc in the BTR tower for additional resident facilities or accommodation.

Invasion of Residential Privacy:
With the change of purpose from commercial to residential accommodation comes a need for more privacy mitigation. In particular, screening should be placed on windows facing Nicholson St to manage situations where bedrooms and living areas will be clearly visible between St Leonards Square residents and residents of the proposed BTR development, all the more so at night when
commercial tenants would have gone home for the day and not be at work on weekends.

Increased Traffic:
The proposed development is likely to bring about an increase in traffic flow in the area, especially on Nicholson Street. This could lead to congestion on surrounding roads, posing risks to pedestrian safety and diminishing the overall quality of life for residents. A comprehensive traffic impact analysis should be conducted, and appropriate measures should be taken to address and mitigate the anticipated increase in vehicular activity.

16.5m view sharing corridor is proposed to be reduced to 12m:
The view sharing corridor width previously approved for this site should be retained at 16.5m, not reduced to 12m. The corridor is critical to adequate access to shared views for many apartments in St Leonards Square which will lose significant view and light amenity with the construction of this building. This is the case regardless of whether the site is used for commercial purposes or changed to allow BTR. To say that the reduction of 4.5m in the width of the corridor at Christie St will make little difference, which the proposal does, is wrong and ignores the detailed arguments for its establishment, supported by extensive analysis and modelling, which have already been accepted by planning authorities.

I urge the DPIE to thoroughly assess and address these concerns before approving the proposed development. Community well-being, environmental impact, and the preservation of residential quality of life should be paramount considerations in the decision-making process.

Thank you for your attention to this matter.

Sincerely,
Concerned resident

The changes proposed for this project will impact the lives and well-being of current residents at St Leonards Square, the building located on the same street, opposite to the proposed BTR towers:

(a) 16.5m view sharing corridor is proposed to be reduced to 12m
The view sharing corridor width previously approved for this site should be retained at 16.5m, now
reduced to 12m. The corridor is critical to adequate access to shared views for many apartments in
St Leonards Square which will lose significant view and light amenity with the construction of this
building. This is the case regardless of whether the site is used for commercial purposes or changed
to allow BTR. To say that the reduction of 4.5m in the width of the corridor at Christie St will make
little difference, which the proposal does, is wrong and ignores the detailed arguments for its
establishment, supported by extensive analysis and modelling, which have already been accepted by
planning authorities.

(b) Noisy roof mounted air-conditioning plant proposed instead of in-apartment systems
The proposed BTR site sits in the centre of a semi-circle of established high-rise residential towers, St
Leonards Square, Landmark and 88 Christie. Each of these towers are taller than the proposed BTR
development. Each of these towers has installed in-apartment air-conditioning systems which do not
require large scale rooftop plant. The proposed BTR development however has planned to install a
centralised air-conditioning system which includes significant open to air rooftop plant. This will
create unacceptable noise and airflow to all neighbouring apartments above its roofline, of which
there are many and including many in St Leonards Square’s Jackson Tower which is the nearest
neighbour of all. Such a system is inappropriate for a BTR or residential development on this site for which air-conditioning systems will be operated by residents 24/7, making noise for those working from home, small children, elderly, and others.
The proposed BTR development must adopt in-apartment air-conditioning, consistent with its close neighbouring properties.
In the event that in-apartment systems cannot be implemented the open to air plant must be enclosed and acoustically insulated to mitigate the mechanical noise which will be experienced by the many apartments above that level, at close proximity particularly for St Leonards Square residents who will be some 23 metres from this industrial equipment.
There is plenty of noie in the area such train line, Hospital ambulance, heavy traffice, we dont need an air-con plant to add up the noise pollution.

(c) Screening is required to protect resident privacy
With the change of purpose from commercial to residential accommodation comes a need for more
privacy mitigation. In particular, screening should be placed on windows facing Nicholson St to
manage situations where bedrooms and living areas will be clearly visible between St Leonards
Square residents and residents of the proposed BTR development, all the more so at night when
commercial tenants would have gone home for the day and not be at work on weekends.

(d) Traffic in Nicholson St and access to Pacific Highway will get busier and harder
Due to its location close to extensive public transport links the proposed BTR development correctly
includes a more modest number of underground parking spaces for residents than might otherwise
have been the case. However, Nicholson St is narrow and already burdened with significant traffic as
a result of the completion of other developments in recent years, with more planned. Traffic
consultants have ignored the impact future developments and of service vehicles catering for
apartment move in/move outs, the large number of parcel and other deliveries to residents, and
delivery vehicles to the many retail outlets in St Leonards Square and 88 Christie. More and altered
traffic management steps are required to be implemented to improve access to/from this crowded
precinct from/to the Pacific Highway and improve safety along Nicholson St in particular. The change
of purpose to BTR only exacerbates the significant traffic problems experienced in this precinct
currently.

This session of St Leonard's is already becoming overpopulated as this is not the only new development in the area.
The government should be mindful of population well-being before approving so many towers is such proximity.

The proposed development has a "Chamfered (12.0m-16.5m) " setback to the south boundary. This is not compliant with the Development Control Plan (DCP) that requires a setback of at least 16.5m. The effect of the proposed reduction in setback, is a negative impact on the surrounding residents in terms of views and solar access. Compliance rules are created for the benefit of the community, so it is essential that the proposed development be updated to maintain compliance with the DCP.

I would appreciate assurances and a clear plan to minimize disturbances such as noise and dust during the construction. Ensuring effective measures are in place will contribute to the well-being of myself, residents and the overall quality of living in the area.It's crucial that measures are in place to minimize these disturbances and safeguard the comfort of existing residents during the construction phase

I am also concerned about potential parking challenges and disruptions in delivery services during both the construction and completion phases of the development. Ensuring a well-managed plan for parking and deliveries is crucial to mitigate inconvenience for residents and maintain the smooth functioning of the surrounding area.

I am an owner in the Jackson appartment. I have several objections and concerns regarding this project.
(a) I understand that the 16.5m view sharing corridor originally proposed is to be reduced to 12m
The view sharing corridor width previously approved for this site should be retained at 16.5m, not
reduced to 12m. The corridor is critical to adequate access to shared views for many apartments in St
Leonards Square which will lose significant view and light amenity with the construction of this
building. This is the case regardless of whether the site is used for commercial purposes or changed
to allow BTR. To say that the reduction of 4.5m in the width of the corridor at Christie St will make
little difference, which the proposal does, is wrong and ignores the detailed arguments for its
establishment, supported by extensive analysis and modelling, which have already been accepted by
planning authorities.
(b) Noisy roof mounted air-conditioning plant proposed instead of in-apartment systems
The proposed BTR site sits in the centre of a semi-circle of established high-rise residential towers, St
Leonards Square, Landmark and 88 Christie. Each of these towers are taller than the proposed BTR
development. Each of these towers has installed in-apartment air-conditioning systems which do not
require large scale rooftop plant. The proposed BTR development however has planned to instal a
centralised air-conditioning system which includes significant open to air rooftop plant. This will
create unacceptable noise and airflow to all neighbouring apartments above its roofline, of which
there are many and including many in St Leonards Square’s Jackson Tower which is the nearest
neighbour of all. Such a system is inappropriate for a BTR or residential development on this site for
which air-conditioning systems will be operated by residents 24/7, compared with a commercial
tower where these systems would be expected to operate only during business hours Monday-
Friday.

The proposed BTR development must adopt in-apartment air-conditioning, consistent with its close
neighbouring properties. This would incidentally allow re-use of space allowed for cooling towers etc
in the BTR tower for additional resident facilities or accommodation.
(c) Screening is required to protect resident privacy
With the change of purpose from commercial to residential accommodation comes a need for more
privacy mitigation. In particular, screening should be placed on windows facing Nicholson St to
manage situations where bedrooms and living areas will be clearly visible between St Leonards
Square residents and residents of the proposed BTR development, all the more so at night when
commercial tenants would have gone home for the day and not be at work on weekends.
(d) Traffic in Nicholson St and access to Pacific Highway will get busier and harder
Due to its location close to extensive public transport links the proposed BTR development correctly
includes a more modest number of underground parking spaces for residents than might otherwise
have been the case. However Nicholson St is narrow and already burdened with significant traffic as
a result of the completion of other developments in recent years, with more planned. Traffic
consultants have ignored the impact future developments and of service vehicles catering for
apartment move in/move outs, the large number of parcel and other deliveries to residents, and
delivery vehicles to the many retail outlets in St Leonards Square and 88 Christie. More and altered
traffic management steps are required to be implemented to improve access to/from this crowded
precinct from/to the Pacific Highway and improve safety along Nicholson St in particular. The change
of purpose to BTR only exacerbates the significant traffic problems experienced

This project will have significant negative impacts to my living situation and day to day life for the reasons I state below.

1. The proposed construction will deplete the viewing window from 16.5m to 12m
As someone who owns an apartment which is facing west, the natural light is important for the apartment and my day to day living. If this construction was to take place, this would mean that I would lose this natural light and view which would impact both my day to day life as well as the future price of this apartment if I so choose wish to sell.

2. The proposed construction wishes to place noisy air conditioning units on top of building rather than built in units.
This would cause a major issue for my day to day life as I work from home and extra noise would disrupt my work and overall time within the apartment. As a resident of level 28 apartment this also means that this could also block my natural light. Both of these cause major stress to my day to day life and as well as are just not necessary.

3. Privacy

The proposed construction would have a major infringement on my privacy which would force both the residents of the planned construction and myself to spend money getting screens in order to retain privacy. As well as this there is a safety concern that individuals can see into my apartment. Overall in general the fact people could see into my apartment at all hours is very concerning.

4. Parking and blocking of Nicholson Street
Nicholson Street is already a busy street that is at most peak times in a standstill due to the already many apartment blocks there. Adding another apartment block at this point would become a safey hazard due to the amount of cars that would be moving in and out of this small street as well as overcrowding making it even worse for both the residents within the area and the supposed new residents from this construction.

As such for the reasons stated above and overall common sense I completely object to this project in order to preserve the day to day life of myself and the residents of my building and surrounding buildings.