A significant mixed-use development at 277 The Grand Parade, Ramsgate Beach, has received approval from the Sydney Eastern City Planning Panel. The development application (DA-2023/370), lodged on 24 January 2024, was determined on 3 February 2025. This decision follows extensive planning, public consultation, and revisions to address key issues, including flooding risks.
Proposed by applicant Richard Cridland on behalf of Moside Pty Ltd, the project will replace an older retail building and car park with a modern six-storey structure. The new building will include a supermarket, retail outlets, residential apartments, and underground parking. The approved development is valued at $49.7 million.
Details of the Approved Development
The approved project will deliver:
- A ground floor supermarket operated by Coles, with specialty retail stores facing the street.
- 50 residential apartments spread over five upper levels, offering a mix of one-, two-, and three-bedroom units.
- Three basement parking levels providing 279 parking spaces, including 10 “click-and-collect” spots for the supermarket.
- A communal garden on Level 2 for residents.
The development aligns with the MU1 Mixed Use zoning objectives under the Bayside Local Environmental Plan 2021. Located at the corner of The Grand Parade and Ramsgate Road, the site currently houses a single-storey Coles supermarket and car park. This proposal modernises the area, bringing in retail and housing that matches the evolving character of Ramsgate Beach.
Why the Development Was Approved
The Sydney Eastern City Planning Panel approved the project for several reasons, including its alignment with planning controls, economic benefits, and improved flood mitigation strategies.
Compliance with Planning Objectives
The proposal supports the objectives of the MU1 Mixed Use Zone, which promotes integrating retail, residential, and commercial uses in well-connected areas. The project provides an active street frontage and high-quality housing, enhancing the local precinct.
Flood Mitigation and Environmental Design
Flooding risks were a major challenge during the approval process. Initially, the Planning Panel deferred the application in November 2024, citing insufficient information about flood impacts. The applicant submitted updated flood reports and stormwater plans in January 2025. These documents showed that the design complies with the Bayside Development Control Plan (DCP) and the NSW Government’s Floodplain Risk Management Manual 2023.
The revised flood mitigation measures ensure that the development does not increase flood risks to nearby properties. The plans include a flood storage tank and a gravity-based drainage system to manage stormwater effectively. These adjustments satisfied the concerns raised during public consultations and council reviews.
Height Variation Approval
The project exceeded the height limit of 20.5 metres set by the Bayside Local Environmental Plan 2021. However, the Sydney Eastern City Planning Panel approved the Clause 4.6 variation. The applicant justified the breach by citing the need to elevate the structure to mitigate flood risks. The maximum height of the development is 23.46 metres, exceeding the limit by 2.96 metres (14.4%). The panel agreed that this variation aligns with the site’s context and does not harm neighbouring properties.
Economic and Social Benefits
The development is expected to generate significant economic benefits. During construction, it will create jobs and stimulate local activity. Once completed, it will provide modern retail spaces, high-quality housing, and enhanced public amenities. The location near public transport also ensures that the project improves accessibility for residents and visitors.
Community Submissions
The project received 30 public submissions across two notification periods. Residents raised several concerns and offered feedback.
Key Issues Raised by Submissions
- Overshadowing and Privacy
Neighbours to the south raised concerns about overshadowing and reduced privacy. The applicant adjusted the design to comply with solar access requirements and incorporated privacy screens to address these issues. - Traffic and Parking
Residents expressed worries about increased traffic at the already busy intersection of The Grand Parade and Ramsgate Road. A Traffic Impact Assessment showed that the design accommodates the anticipated traffic, with adequate parking provisions and efficient entry and exit points. - Flooding Concerns
Flooding risks were a significant issue for the local community. Updated flood modelling and mitigation strategies provided reassurance that the development would not worsen flooding in the area.
Supportive Submissions
While many submissions focused on concerns, others expressed support for the project. These supporters highlighted the need for upgraded facilities, modern retail options, and additional housing in Ramsgate Beach.
Conditions of Approval
The Sydney Eastern City Planning Panel approved the development with specific conditions to ensure compliance and minimise impacts. Key conditions include:
- Full implementation of the revised flood mitigation and stormwater management strategies.
- Acoustic measures to limit noise impacts on residents and neighbouring properties.
- Allocation of parking spaces for residential, visitor, and retail use as per the approved plans.
- Preservation of outdoor design features, such as landscaped communal spaces, to maintain liveability.
Additionally, the consent prevents enclosing balconies or outdoor areas without further development approval, maintaining the design’s compliance with planning objectives.
Project Team
The development involved input from a range of specialists:
- Developer: Moside Pty Ltd
- Applicant: Richard Cridland
- Urban Planner: Planning Ingenuity Pty Ltd
- Architect: F J C Studio
- Landscape Designer: Site Design + Studios
- Acoustic Consultant: Renzo Tonin & Associates
- Flood Impact and Stormwater Management: SCP Engineers and Development Consultants
- Traffic Planning: Varga Traffic Planning Pty Ltd
- BCA Consultant: BCA Logic
- Geotechnical Engineer: Douglas Partners
For More Information
For further details about this development, search application number DA-2023/370 on Bayside Council’s website.
