Novus Build to Rent 39 to 43 Hassall Street Parramatta

17/03/2024

Comment

Email

anita-knezevic-submission.pdf (PDF, 78.49 KB)

17/03/2024

Comment

Email

david-muzzatti-submission.pdf (PDF, 95.43 KB)

17/03/2024

Comment

Email

bretton-coghlan-submission.pdf (PDF, 120.49 KB)

City of Parramatta

17/03/2024

Comment

Email

city-of-parramatta-submission.pdf (PDF, 233.4 KB)

06/02/2024

Comment

Website

I have full consent on Commission’s decision

08/02/2024

Object

Website

I strongly object to and oppose the proposed development on the following grounds: The proposed development is out of scale with the existing adjoining development at 31-37 Hassall Street and 32 Hassall Street, being 4 times the height (8 levels vs 32 levels). The proposed development will produce substantial overshadowing of James Ruse Reserve which is located directly to the east. The level of overshadowing will be much greater than is currently experienced with the height the proposed development being 4 times that of the building to the immediate west being 31-37 Hassall Street. Best town planning and design practice in Australia and around the world in recent decades has been to protect substantial open green space from increased overshadowing by limiting the height of buildings closest to the open space, and not allow building heights to increase the closer the development is. Examples of this best design practice area evident along Hyde Park (Elizabeth Street) Sydney and Albert Park (Princes Highway) St Kilda. The shadow diagrams are representative of the winter solstice only when the sun rises at 62 degrees from due north. These shadow diagrams do not accurately reflect the deprivation of sunlight which will be experienced by the dwellings at 31-37 Hassall Street during the summer months, at which the maximum angle at sunrise between 12 December and 2 January is at 119 degrees. Sunrise is at 62 degrees between 10 June and 3 July. It is highly likely that any eastern facing windows and balconies within 31-37 Hassall Street will receive no direct sun exposure during spring, summer and autumn months which may result directly in moisture related issues such as mould within these units to the detriment of the health of the owners and occupiers. The lack of sun exposure to 31-37 Hassall Street will further reduce the ability of owners and residents to dry washing by sunlight and natural ventilation, thereby increasing the reliance on mechanical clothes driers at additional expense though increased electricity consumption and greenhouse gas emissions and strain on the electricity grid in the area. The proposed 204 units has potential to accommodate upwards of 400 to 500 adults, however the provision of only 84 off street parking spaces is insufficient to cater for residents, retail tenants, commercial tenants, visitors. Traffic and commuting modelling may need to be revised with regard to the high level of private car use and reduced use of public transport since COVID. The streets in the vicinity are already at capacity outside of the hours of operation for the parking meters and timed parking spaces. The addition of a further 204 dwellings will place further demand on the street limited parking spaces available leading to a further loss of amenity in the area forcing residents, visitors and trades people to 31-37 Hassall Street and other existing residential dwellings in the vicinity to have to park their vehicles further away and walk further with shopping, young children, elderly relatives, etc The design and exterior appearance of the development lacks any real character and simply represents poor architecture with 31 near identical levels stacked vertically upon each other. For a building at the edge of the residential high rise precinct of Parramatta with no development possible to the east in the foreseeable future it will present as another eyesore of an era of developer lead greed where profits are prioritised over delivering a quality landmark building that enhances the visual amenity of the Parramatta CBD. The FSR for the site is shown on the Planning Portal website as being 10.0:1, however the FSR states in Appendix 7 Architectural Drawing is shown on page 1 as being 11.7:1 and 11.5:1, which is 17% and 15% respectively in excess of the FSR started on Planning Portal. The increase of the FSR appears to be purely for increased developer profits at the expense of the living conditions and general amenity for adjoining owners and residents in the vicinity who will suffer from more traffic congestion, overshadowing, overcrowded open space in the area and further loss of available parking The introduction of a further 400 to 500 adult residents in the area will place further strain on the limited open space and recreational areas available in the vicinity. Despite the larger number of new dwellings approved and built in the last 10 to 20 years there has been little if any new open space and green areas provided by Council or the state government within 500 metres of this proposed development. The increase in extreme weather events due to global warming has been bringing unprecedented rainfalls and flooding events in parts of Australia, including suburbs in Sydney, leading to further potential for loss of life, property damage (private and public utility infrastructure) and inconvenience for those in the area. The proposed development is in a recognised flood zone with the footprint of the proposed development will change the flow of floor waters in extreme rain events which will negatively impact existing properties in the vicinity. Potentially basement parking and ground floor levels of buildings upstream of the proposed development which have never been subject to flooding before may become flood impacted by the proposed development. The proposed development will lead to increased temperatures in the area due to heat absorbed into the building structure and later radiated at night. Also with potentially 200 or more split cycle air conditioning units in the proposed development operating at once on warmer days and nights, the proposed development will lead to increases in the local air temperature due to the Urban Heat Island (UHI) effect. The UHI effect has been well documented in cities such as Singapore (https://edition.cnn.com/2023/06/09/asia/air-conditioning-singapore-climate-change-intl-hnk-dst/index.html This country's love affair with air conditioning shows a Catch 22 of climate change | CNN When the temperature soared to 99 degrees Fahrenheit last month, Singapore resident Chee Kuan Chew saw just one option: cancel all plans and stay indoors in air-conditioned comfort. edition.cnn.com ) where air conditioning use in high rise residential complexes has been attributed to local temperatures being increased by 1 to 2 degrees. The addition of further dwellings and resident numbers to Parramatta, though this and other proposed developments in the vicinity, will further stress and exceed the capacity of existing public and private services and utilities such as schools, childcare, medical, library, open space, sporting and recreation facilities. Whilst the need for additional housing supply is recognised, there comes point at which a suburb reaches capacity due to potentially poor planning policies and decision making (local and state government). Parramatta has reached the point at which acceptable housing supply has been reached and any additional supply and resident numbers, regardless of the level of rent, is detrimental to the suburb as a whole and quality of living for current and new residents. Sydney as a whole has sufficient land supply though the sensible and co-ordinated potential rezoning and redevelopment of existing areas which are close to existing transport corridors (road, rail, ferry, metro and bus routes). If the local and state governments are to address housing supply an approach needs to be taken to encourage increase housing supply in areas where the public transport infrastructure is already in place and undeveloped land is available for lower cost residential development as well as provision of new schools, hospital, open space, sporting facilities and services such as libraries and community centres. Such corridors exist along the metro northwest corridor between Castle Hill Showground and Tallawong stations where large parcels of land set aside for future development remain in limbo due to zoning and planning issue being unresolved nearly 5 years after this metro was opened in May 2019. The Novus Build to Rent project at 39 to 43 Hassall Street, Parramatta (SSD-34919690) should be rejected and the applicant be encouraged to engage with the respective local councils and state government departments with a view to providing additional housing and other required development at an appropriate scale along the Metro Northwest

08/02/2024

Object

Website

I strongly object to and oppose the proposed development on the following grounds: • The proposed development is out of scale with the existing adjoining development at 31-37 Hassall Street and 32 Hassall Street, being 4 times the height (8 levels vs 32 levels). • The proposed development will produce substantial overshadowing of James Ruse Reserve which is located directly to the east. The level of overshadowing will be much greater than is currently experienced with the height the proposed development being 4 times that of the building to the immediate west being 31-37 Hassall Street. Best town planning and design practice in Australia and around the world in recent decades has been to protect substantial open green space from increased overshadowing by limiting the height of buildings closest to the open space, and not allow building heights to increase the closer the development is. Examples of this best design practice area evident along Hyde Park (Elizabeth Street) Sydney and Albert Park (Princes Highway) St Kilda. • The shadow diagrams are representative of the winter solstice only when the sun rises at 62 degrees from due north. These shadow diagrams do not accurately reflect the deprivation of sunlight which will be experienced by the dwellings at 31-37 Hassall Street during the summer months, at which the maximum angle at sunrise between 12 December and 2 January is at 119 degrees. Sunrise is at 62 degrees between 10 June and 3 July. • It is highly likely that any eastern facing windows and balconies within 31-37 Hassall Street will receive no direct sun exposure during spring, summer and autumn months which may result directly in moisture related issues such as mould within these units to the detriment of the health of the owners and occupiers. • The lack of sun exposure to 31-37 Hassall Street will further reduce the ability of owners and residents to dry washing by sunlight and natural ventilation, thereby increasing the reliance on mechanical clothes driers at additional expense though increased electricity consumption and greenhouse gas emissions and strain on the electricity grid in the area. • The proposed 204 units has potential to accommodate upwards of 400 to 500 adults, however the provision of only 84 off street parking spaces is insufficient to cater for residents, retail tenants, commercial tenants, visitors. Traffic and commuting modelling may need to be revised with regard to the high level of private car use and reduced use of public transport since COVID. • The streets in the vicinity are already at capacity outside of the hours of operation for the parking meters and timed parking spaces. The addition of a further 204 dwellings will place further demand on the street limited parking spaces available leading to a further loss of amenity in the area forcing residents, visitors and trades people to 31-37 Hassall Street and other existing residential dwellings in the vicinity to have to park their vehicles further away and walk further with shopping, young children, elderly relatives, etc • The design and exterior appearance of the development lacks any real character and simply represents poor architecture with 31 near identical levels stacked vertically upon each other. For a building at the edge of the residential high rise precinct of Parramatta with no development possible to the east in the foreseeable future it will present as another eyesore of an era of developer lead greed where profits are prioritised over delivering a quality landmark building that enhances the visual amenity of the Parramatta CBD. • The FSR for the site is shown on the Planning Portal website as being 10.0:1, however the FSR states in Appendix 7 Architectural Drawing is shown on page 1 as being 11.7:1 and 11.5:1, which is 17% and 15% respectively in excess of the FSR started on Planning Portal. The increase of the FSR appears to be purely for increased developer profits at the expense of the living conditions and general amenity for adjoining owners and residents in the vicinity who will suffer from more traffic congestion, overshadowing, overcrowded open space in the area and further loss of available parking • The introduction of a further 400 to 500 adult residents in the area will place further strain on the limited open space and recreational areas available in the vicinity. Despite the larger number of new dwellings approved and built in the last 10 to 20 years there has been little if any new open space and green areas provided by Council or the state government within 500 metres of this proposed development. • The increase in extreme weather events due to global warming has been bringing unprecedented rainfalls and flooding events in parts of Australia, including suburbs in Sydney, leading to further potential for loss of life, property damage (private and public utility infrastructure) and inconvenience for those in the area. The proposed development is in a recognised flood zone with the footprint of the proposed development will change the flow of floor waters in extreme rain events which will negatively impact existing properties in the vicinity. Potentially basement parking and ground floor levels of buildings upstream of the proposed development which have never been subject to flooding before may become flood impacted by the proposed development. • The proposed development will lead to increased temperatures in the area due to heat absorbed into the building structure and later radiated at night. Also with potentially 200 or more split cycle air conditioning units in the proposed development operating at once on warmer days and nights, the proposed development will lead to increases in the local air temperature due to the Urban Heat Island (UHI) effect. The UHI effect has been well documented in cities such as Singapore (https://edition.cnn.com/2023/06/09/asia/air-conditioning-singapore-climate-change-intl-hnk-dst/index.html) where air conditioning use in high rise residential complexes has been attributed to local temperatures being increased by 1 to 2 degrees. • The addition of further dwellings and resident numbers to Parramatta, though this and other proposed developments in the vicinity, will further stress and exceed the capacity of existing public and private services and utilities such as schools, childcare, medical, library, open space, sporting and recreation facilities. Whilst the need for additional housing supply is recognised, there comes point at which a suburb reaches capacity due to potentially poor planning policies and decision making (local and state government). Parramatta has reached the point at which acceptable housing supply has been reached and any additional supply and resident numbers, regardless of the level of rent, is detrimental to the suburb as a whole and quality of living for current and new residents. Sydney as a whole has sufficient land supply though the sensible and co-ordinated potential rezoning and redevelopment of existing areas which are close to existing transport corridors (road, rail, ferry, metro and bus routes). If the local and state governments are to address housing supply an approach needs to be taken to encourage increase housing supply in areas where the public transport infrastructure is already in place and undeveloped land is available for lower cost residential development as well as provision of new schools, hospital, open space, sporting facilities and services such as libraries and community centres. Such corridors exist along the metro northwest corridor between Castle Hill Showground and Tallawong stations where large parcels of land set aside for future development remain in limbo due to zoning and planning issue being unresolved nearly 5 years after this metro was opened in May 2019. 1. The proposal still does not meet design excellence criteria under the Parramatta Local Environmental Plan 2011 (PLEP 2011), it does not adequately respond to flooding issues, the floor space ratio standard, and departures from the Apartment Design Guide particularly the street wall and public domain interface. It does not maintain an adequate floodway, that Gross Floor Area and landscaped areas, street tree and public domain works do not comply with Council requirements and that the land reservation area on Harris Street should be dedicated as part of the development. These issues were also raised by Council. 2.The Environment and Heritage Group (EHG) and State Emergency Services (SES) do not support the proposal on flooding grounds. EHG raised concern that the proposal has potential to seriously increase flood risk to life and is not compatible with the flood risk of the land. The site is located adjacent to Clay Cliff Creek and is flood affected, as identified on Council’s Floodplain Risk Management Map. It is subject to floodwater forces, debris, overland flow, buoyancy effects arising from creek flooding from Clay Cliff Creek and riverine flooding from Parramatta River. The tower poses a serious flood risk and flood hazards can seriously impact risk to life. The Novus Build to Rent project at 39 to 43 Hassall Street, Parramatta (SSD-34919690) should be rejected and the applicant be encouraged to engage with the respective local councils and state government departments with a view to providing additional housing and other required development at an appropriate scale along the Metro Northwest

novus-build-to-rent-project-at-39-to-43-hassall-street-parramatta.pdf (PDF, 98.18 KB)

08/02/2024

Object

Website

I am OPPOSED to the Novus Build to Rent Development on 39-43 Hassall Street Parramatta. The development is adding to the existing oversupply of apartments to Parramatta, as Parramatta has had an exponential increase in dwellings over the past 10 years. However, the jobs have not increased to the same extent over this time period. Previously, Parramatta was earmarked as Sydney's second CBD, underpinned by Government jobs supporting local employment and Parramatta Square Development. Recently, the NSW Government has been moving government offices/departments from Parramatta further west into Penrith and areas closer to Western Sydney Airport. The NSW Government/Parramatta Council should provide more incentives to attract more corporate offices developments/jobs or if not, create more government jobs in Parramatta grow the employment opportunities to keep up with the population. Until more office jobs are in Parramatta, cheaper residential unit developments such as Novus should be slowed down/rejected as it has now become an attraction of migrants and lower social-economic population and affordable housing and deterring skilled employees or professionals. Concentrating affordable housing on one LGA (Parramatta takes greater than its fair share) is unfair to those who have already purchased or invested in apartments in Parramatta (compared to other LGAs). As per Domain, Parramatta had the second highest concentration of loss-making sales for units (27.4% in June 2023 Quarter) after sellers held the property for a median period of six years or longer. This wealth destruction from falling unit prices not only did not provide a return but increases the wealth inequality/gap in funds required for the owners to switch to other properties (which have risen significantly in past 6 years). If the NSW Government continues to flood affordable housing into Parramatta, compensation should be provided to existing unit owners who have ownership greater than 6 years. Parramatta needs to be a desirable place to work and live, and attract more working professionals and corporates. Building more cheap residential buildings not only floods the market which decreases property prices and yields for exiting Parramatta property owners, it decreases the attractiveness of corporates to the area due to the aesthetics, whilst it also has an opportunity cost as there will be less space for corporate towers/jobs close to the Parramatta CBD. The external aesthetic and quality of Novus is inconsistent with aspirational plans to make Parramatta as Sydney's 2nd CBD. This is important given the close proximity of Novus building to Parramatta CBD, Parramatta River and transport options. New developments should be architecturally designed to be attractive, whereas the Novus building looks low quality and similar to government housing developments. If the development is to proceed, the external facade should be redesigned. Parramatta CBD and the river is our asset and each new building development adds to character, atmosphere and vibrance to revitalise the area. Furthermore, the Novus building is built on flood area which is not suitable for a large scale development. If unsafe, it will bring negative media attention of dangerous buildings in Parramatta and also risk the safety of future occupants. In summary, I object to the development due to oversupply of residential apartments in Parramatta leading to loss of jobs and commercial office space, financial detriment to existing long-held apartment owners without compensation, visual aesthetic and quality inconsistent with aspirational plans to make Parramatta as Sydney's 2nd CBD, and flooding concerns. I appreciate your consideration and understanding of my concerns regarding this development

New South Wales

08/02/2024

Object

Website

I strongly object to and oppose the proposed development on the following grounds: • The proposed development is out of scale with the existing adjoining development at 31-37 Hassall Street and 32 Hassall Street, being 4 times the height (8 levels vs 32 levels). • The proposed development will produce substantial overshadowing of James Ruse Reserve which is located directly to the east. The level of overshadowing will be much greater than is currently experienced with the height the proposed development being 4 times that of the building to the immediate west being 31-37 Hassall Street. Best town planning and design practice in Australia and around the world in recent decades has been to protect substantial open green space from increased overshadowing by limiting the height of buildings closest to the open space, and not allow building heights to increase the closer the development is. Examples of this best design practice area evident along Hyde Park (Elizabeth Street) Sydney and Albert Park (Princes Highway) St Kilda. • The shadow diagrams are representative of the winter solstice only when the sun rises at 62 degrees from due north. These shadow diagrams do not accurately reflect the deprivation of sunlight which will be experienced by the dwellings at 31-37 Hassall Street during the summer months, at which the maximum angle at sunrise between 12 December and 2 January is at 119 degrees. Sunrise is at 62 degrees between 10 June and 3 July. • It is highly likely that any eastern facing windows and balconies within 31-37 Hassall Street will receive no direct sun exposure during spring, summer and autumn months which may result directly in moisture related issues such as mould within these units to the detriment of the health of the owners and occupiers. • The lack of sun exposure to 31-37 Hassall Street will further reduce the ability of owners and residents to dry washing by sunlight and natural ventilation, thereby increasing the reliance on mechanical clothes driers at additional expense though increased electricity consumption and greenhouse gas emissions and strain on the electricity grid in the area. • The proposed 204 units has potential to accommodate upwards of 400 to 500 adults, however the provision of only 84 off street parking spaces is insufficient to cater for residents, retail tenants, commercial tenants, visitors. Traffic and commuting modelling may need to be revised with regard to the high level of private car use and reduced use of public transport since COVID. • The streets in the vicinity are already at capacity outside of the hours of operation for the parking meters and timed parking spaces. The addition of a further 204 dwellings will place further demand on the street limited parking spaces available leading to a further loss of amenity in the area forcing residents, visitors and trades people to 31-37 Hassall Street and other existing residential dwellings in the vicinity to have to park their vehicles further away and walk further with shopping, young children, elderly relatives, etc • The design and exterior appearance of the development lacks any real character and simply represents poor architecture with 31 near identical levels stacked vertically upon each other. For a building at the edge of the residential high rise precinct of Parramatta with no development possible to the east in the foreseeable future it will present as another eyesore of an era of developer lead greed where profits are prioritised over delivering a quality landmark building that enhances the visual amenity of the Parramatta CBD. • The FSR for the site is shown on the Planning Portal website as being 10.0:1, however the FSR states in Appendix 7 Architectural Drawing is shown on page 1 as being 11.7:1 and 11.5:1, which is 17% and 15% respectively in excess of the FSR started on Planning Portal. The increase of the FSR appears to be purely for increased developer profits at the expense of the living conditions and general amenity for adjoining owners and residents in the vicinity who will suffer from more traffic congestion, overshadowing, overcrowded open space in the area and further loss of available parking • The introduction of a further 400 to 500 adult residents in the area will place further strain on the limited open space and recreational areas available in the vicinity. Despite the larger number of new dwellings approved and built in the last 10 to 20 years there has been little if any new open space and green areas provided by Council or the state government within 500 metres of this proposed development. • The increase in extreme weather events due to global warming has been bringing unprecedented rainfalls and flooding events in parts of Australia, including suburbs in Sydney, leading to further potential for loss of life, property damage (private and public utility infrastructure) and inconvenience for those in the area. The proposed development is in a recognised flood zone with the footprint of the proposed development will change the flow of floor waters in extreme rain events which will negatively impact existing properties in the vicinity. Potentially basement parking and ground floor levels of buildings upstream of the proposed development which have never been subject to flooding before may become flood impacted by the proposed development. 1. The proposal still does not meet design excellence criteria under the Parramatta Local Environmental Plan 2011 (PLEP 2011), it does not adequately respond to flooding issues, the floor space ratio standard, and departures from the Apartment Design Guide particularly the street wall and public domain interface. It does not maintain an adequate floodway, that Gross Floor Area and landscaped areas, street tree and public domain works do not comply with Council requirements and that the land reservation area on Harris Street should be dedicated as part of the development. These issues were also raised by Council. 2. The Environment and Heritage Group (EHG) and State Emergency Services (SES) do not support the proposal on flooding grounds. EHG raised concern that the proposal has potential to seriously increase flood risk to life and is not compatible with the flood risk of the land. The site is located adjacent to Clay Cliff Creek and is flood affected, as identified on Council’s Floodplain Risk Management Map. It is subject to floodwater forces, debris, overland flow, buoyancy effects arising from creek flooding from Clay Cliff Creek and riverine flooding from Parramatta River. The tower poses a serious flood risk and flood hazards can seriously impact risk to life. • The proposed development will lead to increased temperatures in the area due to heat absorbed into the building structure and later radiated at night. Also with potentially 200 or more split cycle air conditioning units in the proposed development operating at once on warmer days and nights, the proposed development will lead to increases in the local air temperature due to the Urban Heat Island (UHI) effect. The UHI effect has been well documented in cities such as Singapore (https://edition.cnn.com/2023/06/09/asia/air-conditioning-singapore-climate-change-intl-hnk-dst/index.html) where air conditioning use in high rise residential complexes has been attributed to local temperatures being increased by 1 to 2 degrees. • The addition of further dwellings and resident numbers to Parramatta, though this and other proposed developments in the vicinity, will further stress and exceed the capacity of existing public and private services and utilities such as schools, childcare, medical, library, open space, sporting and recreation facilities. Whilst the need for additional housing supply is recognised, there comes point at which a suburb reaches capacity due to potentially poor planning policies and decision making (local and state government). Parramatta has reached the point at which acceptable housing supply has been reached and any additional supply and resident numbers, regardless of the level of rent, is detrimental to the suburb as a whole and quality of living for current and new residents. Sydney as a whole has sufficient land supply though the sensible and co-ordinated potential rezoning and redevelopment of existing areas which are close to existing transport corridors (road, rail, ferry, metro and bus routes). If the local and state governments are to address housing supply an approach needs to be taken to encourage increase housing supply in areas where the public transport infrastructure is already in place and undeveloped land is available for lower cost residential development as well as provision of new schools, hospital, open space, sporting facilities and services such as libraries and community centres. Such corridors exist along the metro northwest corridor between Castle Hill Showground and Tallawong stations where large parcels of land set aside for future development remain in limbo due to zoning and planning issue being unresolved nearly 5 years after this metro was opened in May 2019. The Novus Build to Rent project at 39 to 43 Hassall Street, Parramatta (SSD-34919690) should be rejected and the applicant be encouraged to engage with the respective local councils and state government departments with a view to providing additional housing and other required development at an appropriate scale along the Metro Northwest

novus-build-to-rent-project-at-39-to-43-hassall-street-parramatta.pdf (PDF, 98.18 KB)

08/02/2024

Object

Website

I hope this email finds you well. I am writing to express my strong opposition to the proposed construction of affordable housing in our community. While I understand the importance of providing housing options for individuals with lower incomes, I believe that the construction of such developments may have negative consequences for our neighborhood. Firstly, the introduction of affordable housing may lead to a decline in property values. Homeownership is a significant investment for many residents in our community, and the presence of affordable housing developments has been known to impact the overall market value of surrounding properties. This could potentially harm the financial well-being of current homeowners. Additionally, there are concerns about the potential increase in crime rates associated with affordable housing projects. While it is essential to address the housing needs of all citizens, it is equally important to consider the safety and security of the existing community. Studies have shown that areas with concentrated affordable housing may experience an uptick in crime, which could jeopardize the well-being of our residents. Furthermore, the strain on local resources such as schools, healthcare facilities, and public services must be taken into account. The sudden influx of new residents from affordable housing developments may overwhelm our community infrastructure, leading to a decline in the quality of essential services for all residents. I urge you to reconsider the decision to proceed with the construction of affordable housing in our community and explore alternative solutions that better balance the needs of the less fortunate with the concerns of the existing residents. Collaboration with stakeholders and a thorough impact assessment should be conducted before any irreversible decisions are made. Thank you for considering my perspective on this matter. I believe that a thoughtful and inclusive approach is crucial to ensuring the long-term success and harmony of our community.

07/02/2024

Object

Website

To Whom It May Concern, I am an owner of one of the units in Building No. 74874 (31-37 Hassall St Parramatta NSW 2150).   My submission is to object to the proposed Novus development (Novus Build-to-Rent, Parramatta (SSD-34919690) on the following grounds; 1. The proposal still does not meet design excellence criteria under the Parramatta Local Environmental Plan 2011 (PLEP 2011), and does not adequately respond to flooding issues, the floor space ratio standard, and departures from the Apartment Design Guide particularly the street wall and public domain interface. It does not maintain an adequate floodway, that Gross Floor Area and landscaped areas, street tree and public domain works do not comply with Council requirements and that the land reservation area on Harris Street should be dedicated as part of the development. These issues were also raised by Council.     2. Climate change may result in existing wastewater systems becoming unable to provide adequate service, as the conditions for which they were designed change. For example, this may occur through sea level rise flooding waste water treatment plants and pipes, repeated storm damage, or increased flooding in combined sewerage wastewater pipes.   3. The Environment and Heritage Group (EHG) and State Emergency Services (SES) also does not support the proposal on flooding grounds. EHG raised concern that the proposal has potential to seriously increase flood risk to life and is not compatible with the flood risk of the land. The site is located adjacent to Clay Cliff Creek and is flood affected, as identified on Council’s Floodplain Risk Management Map. It is subject to floodwater forces, debris, overland flow, buoyancy effects arising from creek flooding from Clay Cliff Creek and riverine flooding from Parramatta River. The tower poses a serious flood risk and flood hazards can seriously impact risk to life.   4. Numerous developments in and around the area - No. 34 Hassall Street - The building is now vacant and a development application for a 46-storey mixed use development comprising 604 residential apartments is currently under assessment by Council.   No.114-118 Harris Street Parramatta is directly south of Clay Cliff Creek. A development application for a 35-storey mixed use building is currently under assessment by Council.   No. 14-20 Parkes St Harris Park is located south-west of the subject site. A 46-storey mixed use development with 331 apartments is currently under construction. The existing overshadowing aspect and oversupply of residential apartments in the area will significantly adversely impact on property prices on existing dwellings at No.31-37 Hassall Street. The proposed project will have a negative impact on the market value and rental potential of the approximately 100 dwellings at 31-37 Hassall Street which adjoins, both during a prolonged construction period and post-completion. Assuming a loss in value of $50,000 per dwelling (based on an estimated 10% unit value), this represents a potential loss of value of $5 million to the owners of 31-37 Hassall Street. This development overshadows and would diminish all natural light illumination to my bedroom room and living space and as a result can cause excessive mould build up and potential long term health problems. Existing overshadowing impacts on the existing dwellings at No.31-37 Hassall Street are still unavoidable as a result of the development of the site.  5. Reduction of carparking spaces from 84 car spaces to 73 car spaces is inadequate to accommodate the demand for parking generated the proposed development and has a material effect on the availability of adequate street parking. The streets in the vicinity are already at capacity outside of operation hours for the parking meters and timed parking spaces. The addition of a further 210 dwellings will place further pressure on street limited parking spaces available leading to a further loss of amenity in the area forcing residents, visitors and trades people to 31-37 Hassall Street and other existing residential dwellings in the vicinity to have to park their vehicles further away and walk further with shopping, young children, elderly relatives, etc. The reduction in street carparking sought given the number of likely new residents. It adversely impacts on existing traffic and congestion by adding residents to an already built up area.   Increased traffic and congestion could even lead to safety fears and impact on access to retail/commercial premises nearby, thereby affecting the local commercial hub.                                           6. Excavation, construction and drilling from the proposed development can cause foundation issues such as destablisation of land, erosion and cracks to the building. (eg.  Mascot Towers).         Excavation, construction and drilling from the proposed development can cause foundation issues such as destablisation of land, erosion and cracks to the building. (For example, Mascot Towers and Imperial Towers - 9 Hassall St Parramatta). For example, load bearing components, ventilation, vibration, dust, dirt debris, water sediment run off may cause drainage problems, weaken the foundation and subsequently cause structural issues. This project will interfere with the use and enjoyment of my space, quality of life an and significantly devalue my property. Please kindly consider the negative impact this project would have on owners, occupants and how it adversely affects us from a health perspective during construction and the length of time it takes for its completion and the detrimental to life in the event of floods.   Kind Regards, ⬛⬛⬛⬛

New South Wales

06/02/2024

Object

Website

Parramatta has already got too many high rises buildings. It will cause terrific congestion, park issues.

06/02/2024

Object

Website

To who it may concern, I hope you are well. I am concerned as the first I am reading of any development for Hassall St is through the marketing of a fence signed a brochure given to me by the developers themselves. I logged my concerns with developer as well. Firstly what is the design? How will the council ensure the residences right to natural light is preserved? 2a The building itself is east facing there its shadow if not from its form will block all natural light. 3.How will the council ensure the residences right to privacy is preserved? 4.Given the only light we received on that side of the building is from the balcony doors which completely look directly onto / into the buildings of one another for other residences really? 5. Is 101/4 car spaces realistic given the fact that the entrances of now 4 building garages will be in place and this building is proposing to hold far more people - who will have guests and that street if you have driven past, it is already full? The current car parking building available already is full near the roundabout. I would like to know how the council has met the criteria for natural light and privacy for the existing residents of this proposal. This building would violently block out any natural light as the design which was allowed for which I live in only has window facing east which this building will significantly block for all residents! Again have you gone and seen and looked at the impact. I have been a long standing owner in Parramatta and can not believe that this design and the council or government do not care that residents will not natural light ! Have I already received the council DA? As communicated I was consulted /asked about plumbing on this block and yet when I went in to the DA it went for an approval for a additional 20 levels which I cannot recall receiving the first DA. When or if I have received the DA I would like to see this again please? This building may be designed for it not to be affected from the flooding but what about the impact on the neighbouring suburbs! We already have not had one year without any development surrounding our residency! If you actually go to this small street during peak times the traffic is banked up continually. You have two neighbouring driveways which turn into each other and then directly opposite that you have another cutting across the two. Had anyone gone out to look and see the traffic at different times? I had also submitted my concerns back in October 2022 and the reply I got was I had to call a council Number. That’s not a reply!

05/02/2024

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Firstly, I object to Councils case not being considered. Council represents the interests of its residents, understands the locational issues impacting and has Subject Matter Experts employed to assess and advise on developments. The opinions of non experts pale into significance in comparison. So what they said. I see from Maps that the proposed development is located adjacent to valuable heritage assets and parkland and as such encroachment is highly undesirable. In addition, the traffic generated will impact on Harris Street causing further congestion. Why not Rent to buy rather than Build to Rent. I anticipate a slum landlord situation developing where profits are the main motive.

05/02/2024

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There are no shortage of rental property in Parramatta, New building on every corner around the Parramatta CBD, the traffic is getting very bad and the some of the street is too narrow to accommodate.

05/02/2024

Object

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There is lot of development happening in Parramatta, this is clogging the infrastructure

05/02/2024

Object

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My first objection to this project is that the sun sets in the west. Once built, that structure will overshadow the whole park area opposite Hassall Street, primarily because the community uses the park, whether it be children, teens, or families, and their children are enjoying one of the few parks we have left here. The second point is that even now, without the light rail project being completed, Hassall Street becomes backed up during peak hours from parents dropping their children off at the local schools, especially Macarthur Girls High, just down the road. Once the Light Rail goes online, the traffic will become worse. Having only 84 car spaces for a 34-storey tower is a ludicrous planning proposal. Whoever proposed it has not done their research in the local area or performed any traffic flow surveillance. Third, we already have enough towers being built in Parramatta. Though Parramatta is "supposed" to be the capital of Western Sydney, overbearing towers at every corner do not make a good impression, especially on tourists. Additionally, though it is good to consider creating more residential spaces, we should not overshadow the natural area that helps bring people into the community.

New South Wales

05/02/2024

Object

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Good pm, being a resident of 23 Hassall Street which is next to the proposed building, TRAFFIC in and out of the streets affected by this construction; As of now it is becoming busy with current 3 buildings across the area and another one will be built in the corner facing this proposal? This will be the MAIN concern amongst existing residents The other issue is the VIEW once again being obstructed from our area. Maybe REDUCE the floors, less units & LESS traffic. thank you

New South Wales

01/02/2024

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This development is way too tall and overbearing for the site. It contains limited parking for residents resulting in excessive demand on street parking. Traffic will be a nightmare as streets in this area are already overloaded, particularly nearby street of Parkes in the afternoon. Local Schools will not cope with influx of students this development could bring. Another ugly designed building to mar the streetscape, esp with its proximity to heritage areas and buildings. Also increase risk of flooding due to proximity to Clay Cliff Creek. Pollution will also increase,

New South Wales

01/02/2024

Object

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I am a local resident who works in the vicinity of the proposed development My objections are twofold 1. The building itself is an eyesore that is out of character with the surrounding streetscape. If Parramatta were in an Eastern European communist country in the 1970's this building might fit in, however, in Australia in the 2020's I'm confident that we can do better. 2. Parking is already a nightmare in this area. How on earth the developer thinks that 84 car spaces is an appropriate provision for a building of this scale is beyond me.

08/02/2024

Support

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I would support for Rental affordability

New South Wales

02/02/2024

Support

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To whom it may concern, I support this proposal. This is exactly what Sydney needs to help solve the housing crisis. I hope this development is given the green light to proceed. Thank you, Ben