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In Waverley NSW on “Demolition of existing...” at Waverley Bowling Club 163 Birrell Street Waverley NSW 2024:

Bernadette Hayes commented

Waverley Bowling Club Revised June 2019. DA 483/2018.

I wish to object to the revised DA for the Waverley Bowling club.

Firstly, while the DA has been amended, most of the points raised in my previous submission are still applicable. Once again, I refer you to the objection letter from Urban & co, which forms part of my objection. A copy of this can be downloaded at:

Further, I wish to raise the following points:

The applicant has not shown that contravening the development standard of the LEP is justified. The significant quantitative variation from the controls does not meet the objectives of the planning control. In the absence of compliance with the control, an appropriate town planning outcome would not eventuate. It is not in the public interest and is overwhelmingly objected to by those living in the local area as shown by the significantly high number of submissions received by council.

Building Height and Floor Space Ratio:

The buildings are well in excess of the maximum LEP height and floor space ratio, are unsympathetic towards the streetscape/character of the area and will be higher than any other building in proximity, especially those approved since more stringent planning processes have been in place.

The proposed height will result in buildings that dominate the streetscape, reduce visual privacy and will have significant overshadowing impacts. It bears no relationship to other developments adjoining the site. The streetscape analysis provided in the architectural design report does not take into account that Henrietta and Langley Avenue are both predominated by 1& 2 story dwellings. Many of these dwellings are within close proximity to the site and would be impacted by the proposed height and bulk particularly of buildings A, B & C. The use planting and green walls will not make the proposed scale of the built form any less dominating.

While the DA application looks to draw comparisons with Waverley college, the later is lower density and has far larger offsets relative to neighbouring buildings. The buildings should be no higher than neighbouring buildings that have been required to comply with the LEP. The proposed height sets a dangerous precedent for future developments.

In addition, there should be no plant, equipment and communal rooftop terrace on the roof of any building. A communal rooftop terrace will be a noise nuisance. Were these to be removed the proposed height of the buildings are still in no way acceptable.

The development will significantly reduce solar access for buildings to the South. Solar access is also reduced to the bowling greens.
The inclusion of 2 bowling greens/common use areas should not permit excessive height in other parts of the site.

The applicant has provided no economic viability evidence to justify the need for the additional height and floor space required to offset the cost of providing community facilities. An economically viable development that provides benefits to the community could be constructed with the current LEP.

Waverley Council is already able to achieve jobs and housing targets without the additional building height and scale proposed.

The historic building will be dwarfed against the huge bulk of the new surrounding buildings. There should be more setbacks from the historic building to enable it to occupy the site without being compromised.

Privacy and Overlooking Plan:

Views provided are set back from the boundary. For example, B303, is shown from a vantage point well back from the window, not at the window. This is misleading and understates the overlooking aspect. Site planting should not be relied upon as an effective privacy plan.

Loss of recreational space:

Private recreational space is an asset and should be protected as such. This is of utmost importance in our densely populated area. Such zoning exists to provide amenity and improve livability of the area. This proposal significantly reduces the available private recreational space. Providing residential housing does not replace or justify the loss of recreational space. The loss of 1 bowling green, reduction in size of the remaining bowling greens and loss of surrounding open space will all negatively impact on the amenity of this recreational space currently enjoyed by a wide cross-section of the community.

The development must not result in noise complaints from the adjoining seniors living as this could curtail bowling and club operations. To avoid this scenario, there should be larger offset between buildings and the club.

Easts have made representations to the members of the bowling club that the two greens would be dedicated bowling greens. As such, there is limited open recreation space for non-bowling residents and non-bowling visitors to the club. As such, the DA should be amended to provide more open space.


The study fails to recognise the complex set of surrounding one-way streets and traffic congestion at Victoria St and Henrietta st. No assessment of the Victoria Street and Carrington road intersection has been carried out. This intersection is the cause of most of the problems with traffic congestion along Henrietta and Langlee Avenue.

The significant increase in traffic volumes will have a detrimental effect on residential amenity. The proposed residential living will see a significant increase in cars using Henrietta St and Langlee Ave.

It should be noted that the “senior living” is defined as over 55. As such, many residents are “young”, would still be working with children living at home and be still active users of their cars in peek hours.

The proposed basement drop off and pickup area will further add to traffic and parking problems. Traffic modelling survey should be undertaken in the peak summer months when traffic volumes are higher to better assess intersection operation/impacts. There is no recognition that traffic levels vary due to ill weather.

Easts traffic study provided in the DA is contradicted by its early study which shows that the Birrell Langlee Intersection is already near capacity. Traffic congestion has increased not decreased over the years.

Widening of Langlee Avenue does not negate the difficulty vehicles have turning out of Langley Avenue onto Birrell street particularly during peak hours.

The narrow and single lane road of Henrietta street with the counterflow bike lane is not conducive to any increase in traffic. The council has identified that the counterflow bike lane is problematic due to the narrow width of the road.

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