planning · Woollahra Municipal Council
Rose Bay development pipeline tops 500 homes as council flags traffic, groundwater risks
Woollahra Council cited more than 20 lodged or approved projects under the Low and Mid-Rise Housing Policy and objected to two major Dover Road and Hamilton Street proposals.
More than 20 development applications or State Significant Development applications lodged or approved in Rose Bay under the Low and Mid-Rise Housing Policy could deliver over 500 dwellings, Woollahra Council said, as it raised concerns about traffic capacity, groundwater, flooding, excavation and building damage.
Council objected to the State Significant Development proposal at 11-31 Hamilton Street and 36-56 Dover Road. The project proposes three buildings ranging from eight to 12 storeys, with 433 dwellings, including 5 per cent affordable housing, alongside rezoning.
Councillors also opposed the Department of Planning, Housing and Infrastructure's approval of an eight-storey, 49-apartment development at 23-31 Dover Road. The project includes nine affordable housing apartments and two basement parking levels.
Council cited groundwater drawdown, excavation impacts, vibration limits and the absence of cumulative groundwater modelling in its objections. It also raised flooding and infrastructure concerns, including the capacity of the Dover Road and New South Head Road intersection to handle the combined effects of development.
The council said Rose Bay's applications and approvals needed to be considered together rather than as isolated projects. Residents face additional construction activity and housing growth while Council seeks broader traffic and hydrogeological studies.
The planning objections were among decisions made at Woollahra Council's 28 September meeting. Councillors also asked for a report on a pedestrian crossing or other safety measures on Victoria Road, Bellevue Hill, between Riddell Street and Birriga Road.
The investigation will also consider options near Bellevue Hill Public School, the Bellevue Hill shops and Cooper Park. Council's objections do not overturn the State approval at 23-31 Dover Road, but set out the traffic, groundwater, flooding, excavation and infrastructure issues it wants examined as Rose Bay development proposals progress.
Reference minutes
Woollahra Municipal Council, Ordinary Council Meeting, 28 September 2026.
Key facts from the minutes
- Woollahra Council cited more than 20 development applications or State Significant Development applications lodged or approved in Rose Bay under the Low and Mid-Rise Housing Policy.
- Those projects could deliver more than 500 dwellings.
- The proposal at 11-31 Hamilton Street and 36-56 Dover Road includes three buildings of eight to 12 storeys and 433 dwellings, with 5 per cent affordable housing.
- The council opposed the approved eight-storey, 49-apartment development at 23-31 Dover Road, which includes nine affordable housing apartments and two basement parking levels.
- Council raised concerns about traffic capacity, groundwater drawdown, flooding, excavation, vibration, building damage and cumulative hydrogeological impacts.
- Council also requested investigation of pedestrian crossing and safety options on Victoria Road, Bellevue Hill.
Why it matters
- Rose Bay residents face substantial housing and construction growth while key questions about traffic, groundwater, flooding and excavation impacts remain contested.