Urban Digest

$190m Seniors Living Project Gets Green Light in Rosebery

July 10, 2025

Render of the Rosebery Seniors Living Development showing the main entry from Dalmeny Avenue, featuring mid-rise buildings with brick and timber façades, green roof plantings, and a porte-cochere drop-off area.

Corio Projects has received planning approval for the Rosebery Seniors Living Development. On 4 July 2025, the NSW Department of Planning approved the transformation of 22–40 Rosebery Avenue and 108 Dalmeny Avenue into a purpose-built seniors precinct. The project will deliver integrated housing and care for older residents in Sydney’s inner south.

Proposal Overview

The $189.7 million development will deliver six new buildings, ranging from one to eight storeys. It includes 170 Independent Living Units (ILUs) and a 34-bed aged care facility in Rosebery. The design supports ageing in place by combining independent and supported living in one location.

Residents will access shared facilities such as a café, gym, pool, consultation rooms, and landscaped areas. These include a central courtyard and rooftop terraces. Two basement levels will provide 192 parking spaces along with essential service and storage rooms.

The proposal also includes public domain upgrades. A new 4-metre-wide pedestrian link and an 8-metre-wide southern laneway will improve access and connections through the site.

Background of the Proposal

The site sits within the North Rosebery Precinct and forms part of the Green Square renewal area. Currently, it contains low-rise industrial and commercial buildings. The site covers 9,855m² and is zoned MU1 Mixed Use under the Sydney Local Environmental Plan 2012.

In 2023, the proponent conducted a competitive design process endorsed by the Government Architect NSW. Jackson Teece and Aileen Sage Architects produced the selected scheme. The Design Integrity Panel later reviewed and refined the proposal to align with citywide design objectives.

Artist impression by Jackson Teece and Aileen Sage Architects

Planning Framework & Compliance

The application qualified as a State Significant Development (SSD) under the Planning Systems SEPP. This was due to its capital investment value and inclusion of a residential care component. The zoning permits seniors housing and allows additional height and floor space under the Housing SEPP.

The proposal sought a Clause 4.6 variation to exceed height controls. The Department supported the request, noting it resulted in better design outcomes and had minimal impact on surrounding properties. The proposal met all relevant planning controls, including those related to solar access, setbacks, and environmental performance.

A BDAR waiver confirmed the development would not significantly affect local biodiversity.

Design

The design integrates the built form with landscape and community. Buildings step down towards neighbouring sites, respecting scale transitions. Materials include brick, concrete, and metal cladding, chosen for durability and visual interest.

Landscaping plays a central role. Deep soil zones, new plantings, and an increase in canopy coverage from 19.4% to 27% enhance the site’s green infrastructure. Outdoor areas support passive recreation and contribute to wellbeing.

The project exceeds BASIX targets. Sustainability features include solar panels, rainwater harvesting, and natural ventilation. All apartments are fully accessible and meet adaptable housing standards.

Artist impression by Jackson Teece and Aileen Sage Architects

Community Feedback and Response

The application went on public exhibition from 22 May to 25 June 2024. During this period, the Department received nine agency submissions. It also received two community letters outside the exhibition period. These letters were not submitted via the Planning Portal and were treated as informal feedback.

However, the Planning Portal lists 54 submissions. This total suggests that wider community engagement occurred, even though the Submissions Report addressed only the agency responses and informal feedback.

Key concerns included traffic, flooding, building height, and amenity impacts. In response, the project team made several changes. They retained more trees, reduced the width of the porte-cochere, and added a secondary flood gate. The team also revised traffic modelling and increased bicycle and motorcycle parking.

Updated technical studies supported these changes and confirmed that impacts could be managed.

Reasons for Approval

The Department approved the aged care planning application in Rosebery based on its alignment with strategic planning policies. These include Housing 2041, the Eastern City District Plan, and Sustainable Sydney 2050.

The site is well-located, close to public transport and services. It offers a suitable location for seniors housing with care. The Department recognised the project’s design excellence and its contributions to housing diversity.

Although the application exceeded height limits, the Department supported the variation. It found that the design offered high amenity and minimal environmental impact. Technical studies confirmed the proposal met planning and environmental criteria.

A Voluntary Planning Agreement will secure additional public benefits. These include infrastructure upgrades and improved public access.

The Department ultimately found the project to be in the public interest.