By ANNA USHER

The developer behind a proposed Mosman project has formally lodged plans to demolish five homes on Redan Street and construct twin apartment towers up to 10 storeys high, estimated to cost $105,839,929.

Because the application is classed as State Significant Development, Mosman Council has no say on the outcome. The final decision rests entirely with the NSW Department of Planning.

Mosman Collective first revealed plans for the 3,233 sqm “super site” in September 2025. A full Environmental Impact Statement is now on exhibition via the NSW Major Projects Portal under reference SSD-93020230.

Residents have just 14 days to have their say – the link is at the bottom of this story.

Time & Place, partnering with NPACT (backed by James Packer), plans to demolish five homes at 40 – 48 Redan Street for 53 apartments, two basement levels and 106 car spaces.

Architectural plans confirm two separate towers above a landscaped podium, split by a nine-metre gap aligned with the Balmoral Avenue axis.

The Redan St homes being lost

• 40 Redan St (879 sqm): Federation style, built c. 1902
• 42 Redan St (556 sqm): Federation style, built c. 1902
• 44 Redan St (885 sqm): Federation Queen Anne, built c. 1900
• 46 Redan St (445 sqm): Two-storey attached dwelling
• 48 Redan St (468 sqm): Two-storey attached dwelling

The “affordable housing” key that unlocks extra height

The project proceeds under the NSW Government’s Infill Affordable Housing (IAH) pathway, which bypasses Mosman Council.

Dedicating 15% of gross floor area to affordable housing for a minimum of 15 years triggers a 30% uplift in both permissible height and floor space ratio. That 15% translates to 11 of the 53 dwellings.

All 11 affordable apartments are clustered on lower levels – eight facing Redan Lane and three facing Redan Street, some with just a 57 sqm footprint.

Eight of those affordable tenants will enter their homes through Redan Lane – the rear service laneway.

The 42 luxury apartments – 40 three-bedroom residences and two four-bedroom penthouses – range from 129 to 321 sqm, the largest atop the complex offering uninterrupted Balmoral views.

Five luxury ground-floor garden apartments will front Redan Street.

Community opposition

The developer’s engagement process, conducted by Brilliant Logic between October 2025 and February 2026, involved A6 postcards delivered to 1,676 local letterboxes on the Balmoral slopes.

An online survey attracted just 43 responses.

“Feedback was highly polarised; with many respondents stating there were no community benefits and expressing strong opposition,” the Engagement Outcomes Report reveals.

Common themes included building height and scale, impacts on heritage character and streetscape, and traffic and infrastructure pressures.
Of the 19 residents invited to focus groups in December 2025, only three attended. Of 26 invited in January 2026, three attended. Just 13 formal submissions were received.

Participants said the proposed building was not in keeping with the low-rise, amphitheatre-like form of the Balmoral slopes and raised concerns about heritage homes, coastal character and visual identity.

Just 31 affordable rentals. For an entire suburb.

A Social Impact Assessment lodged with the application states there are currently just 31 affordable rental dwellings across the entire Mosman LGA. Of 341 very-low-income renters in the LGA, 99.4 per cent are in rental stress.

SUBMISSIONS ON THIS DEVELOPMENT CLOSE IN 14 DAYS. HAVE YOUR SAY HERE.