By ANNA USHER

Mosman Council has unanimously endorsed its draft masterplan for 4700 more homes – a local response to the State Government’s new housing reforms, which have triggered a wave of development across the lower north shore.

More than 100 residents fronted an extraordinary meeting on Wednesday night, with scores more watching online, as councillors voted to advance the proposal – which includes a separate affordable housing scheme covering the entire municipality.

What is changing?

The Mosman Masterplan is Council’s answer to the new LMR Housing Policy, allowing apartment blocks within 800 metres of Spit Junction and Cremorne Town Centre.

Mosman is required to build 4,700 new homes by 2035, with an interim target of 500 new homes by 2029.

Ten key sites will carry the tallest buildings – and only reach the upper limits if a developer gives something back to the community. Heights around Spit Junction vary from 10 to 22 storeys, and the civic precinct around Allan Border Oval is capped at 10.

Under the plan, Bridgepoint could rise to 73.5 metres, with Brady St losing through traffic and Hordern Place becoming pedestrian-only.

The Ten Sites

• The Manors of Mosman, 6 Hale Rd. Maximum Height 43m
• 634-646 Military Rd. Maximum Height 62m
• 1-3 Brady St to 2-6 Spit Rd. Maximum Height 67.5m
• 515-529 Military Rd. Maximum Height 62m
• 537-555 Military Rd. Maximum Height 52.5m
• 1-3 Brady St. Maximum Height 73.5m
• 8-28 Spit Rd. Maximum Height: 52 m
• 3-5 Spit Rd and 668-678 Military Rd. Maximum Height 62m
• 581-593 Military Rd. Maximum Height 30m
• 501 Military Rd. Maximum Height 62m

Emerging Character Areas

The following character areas have been identified through the Masterplan:

• Mosman Village North
• Mosman Village South
• Military Road Corridor
• Spit Road Corridor
• Ourimbah Triangle
• Prince Street
• Middle Harbour and Balmoral Ridge

Each of these character areas is expected to change. New laneways, traffic-free zones, pocket parks, revitalised retail, dedicated bike paths, a pedestrian bridge, and indoor basketball courts are all proposed for inclusion across the seven zones.

Has the original Masterplan draft changed?

Yes. Bridgepoint has been cut from 25 storeys to 22 – and an adjoining site on Spit Rd has been reduced from 25 storeys to 20.

A new R4 high-density zone has also been introduced, adjoining the E1 Local Centre at Spit and Military Rd.

Two local heritage boundaries have been adjusted: 1-19a and 2 Lang St and 522-524 Military Rd are now out of the Lang St Conservation Area, and 557-573 and 668-678 Military Rd are now out of the Military Rd Conservation Area.

The affordable housing gap

Consultants Atlas Economics found 1,160 Mosman households are in housing stress, against a supply of just 120 currently subsidised homes.

The new scheme takes 2% of residential floor space in a development – and up to 10% across key sites – handed over as apartments or paid in cash. For example, a shop-top building on Military Rd with 3000sqm of housing would hand over 60 sqm or $1.275 million. Unlike the LMR affordable housing bonus, which reverts after 15 years, the homes would stay affordable in perpetuity.

The traffic problem

“It will come as no surprise that the plan identifies local traffic congestion and inadequate and ageing transport infrastructure as a significant and ongoing challenge,” Mayor Ann Marie Kimber wrote in her column published on Wednesday.

“Addressing our transport requirements is Council’s biggest advocacy priority because the transport and traffic solutions to address these pressures sit outside councils’ control.

“Significant investment by the State Government is needed to alleviate local and regional transport bottlenecks.”

Council has already asked the Government to pause the LMR policy and cut the 500-home-per-year target, to no avail.

Levies on larger developments would fund a share of $307 million in infrastructure over 30 years, including a new Barry O’Keefe Library, an expanded Village Green and a cycle route from the Spit Bridge to North Sydney.

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