Why a north shore council wants this 22-storey apartment block plan cut down

Plans to build nearly 200 apartments about 350 metres from Crows Nest metro station on Sydney’s lower north shore have been opposed by the local council, which wants six storeys shaved from the height of the development.

Deicorp submitted a revised $141 million proposal to construct a 22-storey building with shops and 188 units, including 48 affordable homes, on a “five ways” site on the Pacific Highway at Crows Nest.

The building is proposed for a prominent site on the Pacific Highway.Credit: NSW Independent Planning Commission

Because North Sydney Council objected to the state significant development, it has been referred to the NSW Independent Planning Commission.

The 3200-square-metre parcel of land is about 350 metres from the Crows Nest metro station.

Deicorp had permission to build a 16-storey block, but revised its plans in response to the NSW government’s incentives that give developers extra height and floor space for affordable homes.

The scheme provides developers bonuses of up to 30 per cent on height and floor space ratios if a plan dedicates at least 10 to 15 per cent of building space to affordable housing – that is, homes typically offered at 20-25 per cent below the market rate for 15 years, often managed by non-profits.

North Sydney Mayor Zoe Baker said the 22-storey proposal would raise building heights at the site “above and beyond” what was allowed under the government’s transport oriented development (TOD) scheme to up-zone suburban centres within 400 metres of major transport hubs.

“The developer will get a massive additional uplift compared to anyone else in the TOD precinct due to timing because those affordable housing bonuses don’t apply in the TOD. And they’re not delivering any affordable housing in perpetuity.”

The council is arguing that the proposed 22-storey building is overly large and bulky for the location, which is close to a heritage conservation area, and says it should be capped at 16 storeys.

The council said the height of the tower exceeded the controls in the North Sydney local environment plan, which had already been changed by the earlier proposal, to give a “significant density uplift, compared to that envisioned by the [Crows Nest and St Leonards] 2036 plan”, according to the Planning Department’s assessment report.

The proposed development is about 350 metres from the Crows Nest metro station, which opened in August.Credit: Steven Siewert

Baker said: “There’s still huge uncertainty about the delivery of open space, the school the 2036 plan identified was needed, and the other social infrastructure needed under the TOD and 2036 plans.”

Planning Minister Paul Scully said the government had introduced the bonus scheme to encourage the delivery of more affordable housing – and it had “received strong interest”.

“We’d hope that the need for more affordable housing would be something every level of government would aspire to,” Scully said.

The department has recommended the proposal for approval with conditions.

“While the building will be highly prominent, it provides a bulk and scale which is consistent with the envisaged character of the St Leonards and Crows Nest precinct,” its assessment report said.

The department also said it would not cause “unreasonable overshadowing, visual or traffic impacts on adjoining developments, the surrounding heritage conservation areas or public domain”.

A Deicorp spokesman said the proposal had been “refined” through many iterations, and the current scale and design had been “determined by the planning frameworks that exist for the site”.

“After six years in the planning system, and four separate applications, the recommendation by Planning to approve this application is welcomed and supported.

“We’re ready to start building this project and deliver the new homes in 2027.”

The IPC this month cancelled a public meeting on the proposal given only one member of the public had registered to speak. It is accepting submissions on the plan until December 19.

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