Dare Property is seeking approval for: Construction of two 10-storey buildings, one facing St Georges Crescent and one facing the Parramatta River, with the top two levels of the river-facing building set back 154 homes ranging from one to four bedrooms, including 32 homes allocated as affordable rental housing, to be managed by a certified Community Housing Provider for a minimum of 15 years Health and wellness facilities for residents Three levels of basement car parking accommodating around 159 car parking spaces and accessed via St Georges Crescent A comprehensive landscape strategy across the entire site, including generous deep soil zones for mature tree planting and enhanced canopy cover. As part of the proposal, Dare Property is also seeking to extend foreshore access from Pelican Reserve across a portion of the site, providing increased community access that is currently unavailable.

The proposal is declared SSD because it includes 15% affordable housing (for a period of 15 years) and it’s Estimated Development Cost. If the cost of a development proposal sits above a certain threshold, for this project its $75 million, the NSW Department of Planning, Housing and Infrastructure determines it to be SSD. Council is a key stakeholder and will be consulted as part of the SSD process and can make a submission on the proposal. The applicant is required to engage with Council and key stakeholders prior to lodgement of the application.

Parking rates for affordable homes are in line with the rates outlined in the State Environmental Planning Policy (Housing).

Sydney is experiencing a widespread housing shortage, and well-designed mid-rise development plays an important role in helping to meet growing demand. As the population ages, there is increasing demand for accessible, low-maintenance homes that allow older residents to age in place. At the same time, high property prices and limited housing diversity are pricing out essential workers, creating workforce shortages and housing stress. The developments aim to provide a mix of high-quality and affordable housing, supporting a more inclusive community. Rather than introducing high-rise towers, Dare Property is proposing mid-rise homes that reflect Drummoyne’s scale and identity.

The proposal aims to alleviate these pressures by dedicating 34 of the proposed homes to affordable rental housing for a minimum of 15 years. Affordable housing provides financial stability, access to support services, and a secure environment, enabling residents to save money, improve their employment prospects, and develop essential life skills, ultimately facilitating their transition to market rental or home ownership. Through this, the proposal supports moderate income workers, including essential workers, to continue living in and supporting the community of Drummoyne and surrounds.

By adding more well-located homes, including affordable homes, close to existing shops and services, the proposal will: Increase high quality apartment housing stock in the area, catering to downsizers who want to remain in their community. Help essential workers stay close to their jobs. Contribute to a mixed community through the inclusion of affordable homes.

32 homes are allocated as affordable housing, these range from 1 to 2-bedroom apartments.

The location of these homes is still being worked through in consultation with the Community Housing Providers being considered for the management of these homes. Tenants within the affordable homes will have access to the same facilities and amenities as other owners and tenants.

Affordable housing is reasonably priced housing to provide stable and secure options for individuals and families on low to moderate incomes. Affordable housing is designed to ensure that these households can afford to live in a home without experiencing financial stress. Affordable housing provides a range of benefits to the wider community. This includes retaining key workers – such as teachers, nurses and emergency service personnel – in local areas, ensuring critical services and facilities are adequately staffed. To qualify as affordable housing in NSW, the homes need to be managed by an accredited Community Housing Provider. To find out more about affordable housing, visit the Homes NSW website.

Affordable housing can serve as a crucial stepping stone, enabling individuals and families to eventually move into market-rate housing or home ownership. This is achieved by: Boosting financial stability: by reducing the burden of high rent, affordable housing allows residents to save money, pay off debts, and build financial reserves. This financial stability is essential for future housing opportunities Increasing access to services: many certified affordable housing providers offer access to support services such as job training, education, and financial counselling. These services empower residents to improve their employment prospects and income levels, making it easier to transition to market-rate housing Creating a more stable environment: a secure and stable living environment enables residents to focus on personal and professional growth without the ongoing stress of housing insecurity. This stability is key to planning and achieving long-term goals Building community networks: living in affordable housing often means being part of a supportive community. These networks can provide valuable resources, information, and encouragement, helping residents navigate the path to greater independence Enhancing skill development: affordable housing initiatives sometimes include programs that help residents develop essential life skills, such as budgeting, home maintenance, and tenant rights. These skills are crucial for successfully managing market-rate housing or home ownership. By providing a stable foundation and access to resources, affordable housing equips residents with the tools and confidence needed to move towards greater housing independence and long-term success.

Parking rates for affordable homes are in line with the rates outlined in the State Environmental Planning Policy (Housing).

Dare Property is seeking approval to construct two apartment buildings at 72-76 St Georges Crescent, Drummoyne - a nine storey building fronting St Georges Crescent and an eight-storey building towards Parramatta River. To facilitate this height, Dare Property is preparing what’s known as a Clause 4.6 Variation request that seeks approval to vary the maximum building height control.

The proposal responds to two, interrelated planning policies under the State Environmental Planning Policy (Housing) (i.e. ‘SEPP Housing’):   Firstly, The Low to Mid-Rise Housing Policy, which sets a building height standard of 22m in a R3 Medium Density Zone. This also references a height of 6 storeys.    Secondly, the Infill Affordable Housing Policy, which provides the opportunity for a 30% increase in height and floor space ratio above the LMR standards, where 15% affordable housing is provided (which is occurring in this case). There is no reference to height in storeys under this part of the SEPP. This provides a combined height of 28.6m and FSR of 2.86:1. When combined, and applying the minimum floor-to-ceiling requirements of the Apartment Design Guide, and floor-to-floor requirements of the National Construction Code, this results in a building of approximately 9 storeys. While the proposal will be fully compliant with the maximum FSR standard, the reference to 10 storeys relates to a variation to the 28.6m being proposed by the applicant.   Dare Property has sought to adopt a height strategy which tries to sensitively balance the following:   Enables maximised public foreshore access (i.e. 5m) to link through to Pelican Reserve Retains a deep and large portion of the setback to the foreshore to the east This will largely be in the form of an additional storey variation at St Georges Crescent (and some further variation where the height plane slopes away from here) By doing so the applicant is seeking to strategically re-distribute the permitted floor space in a manner where there this responds positively to the objectives of the height standard in a flexible manner, namely: Carefully considered the streetscape and future character of St Georges Crecent Protecting the amenity of neighbouring properties with regard to visual privacy, solar access and view sharing Ensuring that the variation to the height is aligned with the desired future character of the locality A Clause 4.6 variation (technical document required to vary the height standard) will be provided as part of the formal EIS submission which will respond specifically to the statutory requirements required by DPHI.

The proposal will be fully compliant with the maximum FSR and density outcome on the site (i.e. 2.86:1). FSR means how tall a building can be relative to the site’s area. This includes the provision of 15% of the total GFA for affordable housing.

The proposal complies in part, but will be seeking some variation to the studio/1 bed dwelling minimum percentage in this clause, based on the objectives of the standard. See below. Clause 6.11 of Canada Bay LEP applies to the proposed development as it will be a residential flat building which contains more than 10 dwellings. Under 6.11(3) it states that: (3) Development consent must not be granted to development to which this clause applies unless: (a) at least 20% of the dwellings, to the nearest whole number of dwellings, in the development will be studio or 1 bedroom dwellings, and (b) at least 20% of the dwellings, to the nearest whole number of dwellings, in the development will have at least 3 bedrooms. While the proposed unit mix is still being finalised, at this stage it will provide in excess of 20% 3 bedroom dwellings (i.e. 37%) in accordance with this Clause, but will provide approximately 12% of the dwellings as studio/1 bed dwellings. Importantly, the objectives of this clause very specifically relate to developments responding to different demographics, living needs, household budgets and sizes. Based on the applicant’s analysis of these factors, a higher proportion of 2, 3 and 4 bed apartments is provided under the circumstances. The application will be providing 15% of the total GFA of the proposed development as purpose built affordable housing, managed by a community housing provider, with the sizing and typologies of these aligned with the requirements of the housing provider. The EIS will detail this matter in further detail.

Dare Property has commissioned several technical studies to understand the potential impacts of the proposal and suggest mitigation measures. These include: View analysis and visual impact assessments Shadow studies Traffic and transport studies Social Impact Assessment

The proposal includes some encroachment beyond the existing foreshore building. This is offset by redistributing building density from the eastern (foreshore) portion of the site to the western portion and separating the built form into two buildings to reduce overall bulk and scale. In response to the objectives of the Foreshore Building Line standard, the proposal will seek to provide public access to the foreshore to enable continuous access along the foreshore area and connection to Pelican Reserve.

As a State Significant Development, the applicant will be required to address relevant development standards contained in Canada Bay LEP. However, with reference some of these key standards (i.e. height and FSR), the Housing SEPP prevails in the event of inconsistency based on the site’s location within the LMR (and by the provision of affordable housing incentives). Development Control Plans (DCPs) are not a statutory matter for consideration as part of an SSD. However, the applicant (where applicable) has examined these as part of our preparation of the application.

Like many developments introducing greater density, there will be some changes to existing views. Detailed view analysis will be undertaken to understand these impacts. Dare Property are committed to sharing this information clearly so the community can see exactly what’s proposed.

With the proposed height increase, we acknowledge there will be increased overshadowing of nearby properties, particularly during the winter months when the sun is lower in the sky. Detailed shadow analysis will be submitted as part of the development application, showing how sunlight access is affected at different times of day on the shortest day of the year (21 June).

The application will provided detailed solar access information which will be made available to neighbouring properties. This will include shadow diagrams (in plan) and eye of the sun diagrams to assist these neighbours understanding the impacts of the proposed development. In some cases there will be reduced solar access to neighbouring properties, given the changes to the planning framework for the area, the proposal provides that a minimum of 2 hours of direct sunlight into neighbouring properties will be achieved at midwinter, the shortest day of the year, with more sunlight at other times of the year. The 2-hour requirement aligns with the guidance in the NSW Apartment Design Guide.

In NSW planning practice, residents are generally not financially compensated for loss of views, sunlight, or perceived changes in property value resulting from approved development. These impacts are assessed through the planning system as part of the development application process, rather than being treated as compensable losses. Compensation would only arise in very limited circumstances, such as where land is acquired by government (compulsory acquisition), which is not the case for approved private development. Instead, the planning system seeks to balance impacts through design controls, impact assessment, and (where applicable) mitigation measures, rather than financial compensation.

The following measures are in place: Some windows are angled so it’s not direct facing to side boundaries Some apartments exceed minimum separation distance requirements Less than 15% of the apartments primary aspect is facing side boundaries. Façade articulation and fins aid in further providing privacy.

The site falls within a significant overland flow path. Our drainage design ensures that stormwater flows are carefully managed so that no additional overland flow is redirected onto neighbouring properties - the development will not worsen conditions for surrounding residents. The site also includes an environmentally sensitive zone. We have engaged specialist ecologists to assess and minimise any ecological impacts, and our landscape architects are designing in direct response to their findings to protect and, where possible, enhance the sensitive areas on site.

The traffic and parking assessment is based on standard assumptions consistent with TfNSW guidelines, ABS census data, and comparable developments in similar urban contexts. Key inputs to the assessment include traffic survey data, traffic generation rates, and calculated growth rates. The TfNSW Guide to Transport Impact Assessment (and supporting technical directions) determines trip generation rates primarily using empirically collected survey data from specific, representative sites in NSW, focused on measuring vehicle and person movements during peak periods. The proposed onsite parking supply will comply with the parking rates outlined in the State Environmental Planning Policy (Housing). These rates are primarily based on the site location, proximity of the development to public transport, the type of housing. Visitor parking is proposed on-site to minimise the on-street parking demand generated by the development on surrounding streets. The proposed number of visitor spaces complies with the requirements outlined in the Canada Bay DCP. Cumulative traffic impacts have also been considered, incorporating annual background traffic growth to accommodate potential development as well as nearby approved developments.

Traffic surveys for this assessment were undertaken on Wednesday 4 March 2026 at the following intersections: Victoria Avenue/Lyons Road Victoria Avenue/Park Avenue Victoria Avenue/Day Street The times of the surveys were between: 6:30 am to 9:30 am and 2:30 pm to 6:30 pm to capture the key commuter and school related peak hours of the day. Additional traffic data was also reviewed, this included traffic surveys undertaken on Victoria Road and Lyons Road on Tuesday 6 February 2024 and Saturday 10 February 2024. The assessment also reviewed additional traffic volume data on Victoria Road provided by Transport for NSW which provides daily traffic volumes between 2018 and 2026.

We are aware this is an issue that is important to Council and the community. We are in the process of working through several options, including on site and street waste collection to determine the best possible outcome.

Consultants preparing relevant servicing reports including electricity, water and sewerage.

If approved, Dare Property will prepare a Construction Management Plan that must be endorsed by the relevant consent authority NSW Department of Planning, Housing and Infrastructure before any work onsite begins. This plan will outline how impacts like dust, noise, and traffic will be managed using best-practice methods. The community will be notified before construction starts.

Dare Property will consult with Council as it prepares its proposal. Council can also make a submission on the proposal once DPHI publicly exhibits it.

The proposal will be lodged as a State Significant Development Application which will be assessed and determined by the NSW Department of Planning, Housing and Infrastructure.

The proponent led pre-lodgement consultation has now concluded. The formal exhibition period will commence shortly after lodgement. This is hosted by the NSW Department of Planning, Housing and Infrastructure.

Yes, the NSW Department of Planning, Housing and Infrastructure will place the proposal on public exhibition shortly after lodgement which is the formal consultation process. The applicant will be required to undertake a detailed review of all submissions received, and provide a ‘Response to Submissions’ which will be provided on DPHIs website and will guide DPHIs assessment of the application.

The NSW Department of Planning, Housing and Infrastructure holds its exhibition online. A link has been included below: https://www.planningportal.nsw.gov.au/major-projects/projects/residential-flat-building-fill-affordable-housing-72-76-st-georges-crescent-drummoyne

As the proposal has not been assessed or approved, the price has not been established. However, the price will likely range from $2 million to around $12 million depending on the type of home.