A $110 million State Significant Development (SSD) proposal for two residential flat buildings in Gordon has been approved with conditions by the NSW Department of Planning, Housing and Infrastructure. The development, located within the Ku-ring-gai Local Government Area (LGA), forms part of the State’s approach to delivering housing near public transport as outlined in the Transport Oriented Development (TOD) framework.
Project Overview
The proposal, lodged by DPG Project 54 Pty Ltd, involves demolition of existing residential buildings across seven lots at 3A, 3B, 5A and 7 Burgoyne Street, 1 and 3 Pearson Avenue, and 4 Burgoyne Lane. The development includes two interconnected seven-storey buildings, providing a total of 106 apartments.
Of these, four will be managed as affordable housing by a registered Community Housing Provider, in perpetuity. The project includes 1,847.91 square metres of communal open space, two basement levels with 167 car spaces for residents, 18 visitor spaces, and 135 bicycle parking spaces. A range of resident amenities is proposed, including a cinema, gym, indoor pool, library/co-working space, lounge and wellness facilities.
The estimated development cost is $110,642,318 (excluding GST). The proponent anticipates approximately 160 construction jobs and five ongoing operational roles.
Strategic Planning Context
The site is located approximately 400 metres from Gordon Railway Station and is zoned R2 Low Density Residential under the Ku-ring-gai Local Environmental Plan 2015 (KLEP 2015). Although residential flat buildings are not ordinarily permitted in this zone, the proposal is permissible through Chapter 5 of the State Environmental Planning Policy (Housing) 2021 (Housing SEPP), which enables increased density and building heights for sites within 400 metres of selected transport nodes.
While recent amendments to the Housing SEPP have removed TOD provisions from many parts of Ku-ring-gai, this site retains those provisions due to the timing of its SSD declaration and the associated Secretary’s Environmental Assessment Requirements (SEARs).
The Department’s assessment places the project within the broader state strategy to increase housing supply in proximity to public transport infrastructure.
Planning History
The applicant submitted an Expression of Interest to the Housing Delivery Authority in January 2025. The Minister for Planning declared the proposal SSD in March 2025. SEARs were issued in April 2025.
Design and Built Form
The design comprises two buildings that respond to the site’s slope through stepped built form and upper-level setbacks. Articulation of the facades and integration of green roofs and communal spaces aim to reduce the visual impact and enhance site amenity.
Design amendments made during the assessment process include reconfigured apartment layouts to improve privacy, further setbacks at upper levels, reduction of the roof footprint, and additional façade articulation. Materials and finishes have been selected to provide a transition between the nearby high-density precinct and the existing low-density residential area.
Community and Agency Feedback
The proposal was publicly exhibited, with 122 submissions received, of which 93 were objections. Key issues raised by community members included concerns about building height and scale, vegetation removal, traffic impacts, heritage considerations, and compatibility with existing neighbourhood character.
Ku-ring-gai Council also objected to the proposal, raising concerns about non-compliance with local planning controls, limited alignment with the Ku-ring-gai Local Strategic Planning Statement, and the adequacy of affordable housing provision and heritage integration.
Feedback was also received from State agencies, which addressed issues including groundwater impacts, biodiversity, and infrastructure servicing. The Department noted that most community submissions objected to the scale of development and its anticipated environmental and amenity impacts.
Assessment and Impacts
Both buildings exceed the 22-metre height control set by the TOD provisions, with a maximum proposed height of 25.85 metres—representing a 17.5% variation. The Department accepted a clause 4.6 variation on the basis that the exceedance was minor in context and design measures reduced potential visual and amenity impacts. The development complies with floor space ratio controls.
A Visual Impact Assessment supported by design amendments concluded that massing had been adequately mitigated. Landscape modifications included updated biodiversity reporting and commitments to restore 0.23 hectares of Blue Gum High Forest in response to the removal of 0.03 hectares on-site.
Groundwater impacts were addressed through updated modelling and conditions requiring a Water Access Licence and a Dewatering Management Plan. Traffic impacts were considered low due to the site’s proximity to Gordon Station, the inclusion of a Green Travel Plan, and limited additional vehicle movements during peak periods.
The Department’s assessment found that potential overshadowing and privacy impacts were within acceptable parameters. Heritage impacts were deemed acceptable as the proposal does not directly affect any listed heritage items or conservation areas.
Determination and Conditions
The Department recommended approval of the development subject to conditions. These include requirements for a Water Access Licence, Dewatering Management Plan, construction noise controls, and implementation of sustainable transport measures through a Green Travel Plan.
In concluding, the Department found that the development supports strategic housing objectives, provides affordable housing in a well-serviced location, and includes sufficient design responses to mitigate anticipated impacts. The application was approved by the Deputy Secretary, Development Assessment and Sustainability, acting under delegation from the Minister for Planning and Public Spaces.
Project Team
- Developer: DPG Project 54 Pty Ltd
- Architect: Marchese Partners
- Landscape Architect: Arcadia
- Planning Consultant: Ethos Urban
- Urban Design Consultant: Audax Urban
- Community Housing Provider: Bridge Housing Limited (Home Ground Real Estate)
- Planning Report & EIS Author: Willowtree Planning
- Transport and Traffic: TTPP
- Civil and Water Engineering: JR Engineering Group
- Surveyor: C&A Surveyors
- Access Consultant: Projected Design Management
- Acoustic Consultant: Resonate
- Geotechnical Consultant: EI Australia
- Wind Consultant: Windtech
- Waste Consultant: MRA Consulting Group
- ESD Consultant: Sustainable Development Consultants
- Heritage Consultant: Urbis
- Aboriginal Heritage Consultant: Kayandel Archaeological Services
- Visual Impact Assessment: Audax Urban
- Structural Engineer: M + G Consulting Engineers
- Construction Cost Consultant: Napier & Blakeley
- Landscape and Arborist Reports: Arcadia and Moore Trees
- Flooding and Stormwater Reports: JR Engineering Group
For more information, search the application number (SSD/82395459) on the NSW Department of Planning, Housing and Infrastructure’s website.
