The Hunters Hill Trust

As reported in our previous web posts of March and April this year, community response has been overwhelmingly opposed to this Council-led site specific development that bore little resemblance to the comprehensive Gladesville Masterplan that was promised.
 
The summary of feedback and concerns from the submissions received during the public exhibition can be viewed here:
GSV Top Concerns
GSV High Level Summary of Feedback
 
An Extraordinary General Meeting to consider the Planning Proposal was held on Monday 6th July when compelling arguments were put forward by Independent Councillors Lane and Williams to delay approval until the many flaws had been addressed.
 
The legitimate issues and unresolved concerns about the scale and appropriateness of this development were itemised by Councillor Lane with suggestions as to how the Plan could be improved to ensure the best possible outcome for the community.   These included amendments to require conditions including affordable housing within the envelope, and 1000 square metres of space allocated for community use, which could have meant a branch library located here or a new site for the Gladesville Occasional Child Care Centre, whose premises are currently under threat.
 
The suggestion to delay approval to ascertain if the Massey Street properties offered by the owners could be incorporated into this Proposal, which might have seen the tower heights reduced from 19 to 15 storeys, was also relegated to a separate process.
 
The following reasons questioning the wisdom of pushing through this Proposal were raised by Councillor Williams and several members of the community including the Trust:

Unacceptable building heights of 19 storeys (potentially 23 and rising to 27+) which deliver substantial benefits to a private developer rather than achieving the best possible outcomes for current and future residents, could now set a precedent for the whole LGA.
 
Lower height options which have not explored fully or were deemed economically unfeasible when many examples of mid-rise development exist close by. No option had been given to the community to consider a reduction in the privately-owned open space as a trade-off for lower building heights.
 
Major concerns about the impacts of more traffic and the cumulative effect of more development along already congested Victoria Road with Council’s own traffic report identifying future queues of up to 1km to turn right at Cowell Street.
 
Lack of clear solutions presented for the already inadequate and crowded public transport.
 
Overshadowing of Gladesville Public School and local homes.
 
Adverse impacts of increased density on community amenity, heritage and infrastructure.

Despite this, there was a clear urgency expressed by the Mayor and others to immediately progress to a vote.  We were extremely disappointed that this Proposal was approved 4 votes to 3 and appalled that at least one Councillor had prepared a supportive response to the Proposal before hearing any of the arguments in the meeting.
 
Building 522+ new apartments on this one site is not justified in terms of meeting Council’s housing target of 400 new dwellings by 2029, when 50% of our target has already been delivered (60+ new dwellings, 144 new units planned at the Montefiore site plus several other small developments in the pipeline).
 
The argument by the Mayor and several councillors that it was better to approve this 19 storey Proposal than risk an even larger development obtained directly via the NSW planning system was immediately disproven, when the developer started conducting market research on a proposal for 27+ storeys days after Council’s vote.
 
Council’s Voluntary Planning Agreement with the developer for a potential $20M contribution will not be directed towards the uplift of Gladesville town centre but, as detailed in their Long Term Financial Plan, will instead be diverted to Council’s proposed new development at Hunters Hill Village.
 
We are now appealing to the Department of Planning, Housing and Infrastructure for a comprehensive review of this decision.  Please add your own voice to strengthen the opposition to this Proposal by writing a few lines expressing your concerns to:

Ashley Cook, Senior Planning Officer Ashley.cook@dpie.nsw.gov.au

with copies to:

Paul Scully MP, Minister for Planning and Public Spaces
https://www.nsw.gov.au/nsw-government/ministers/minister-for-planning-and-public-spaces

Chris Rath, Shadow Minister for Planning and Public Spaces
email: office.rath@parliament.nsw.gov.au

Anthony Roberts MP, Member for Lane Cove
email: lanecove@parliament.nsw.gov.au

The community deserves better than Council spending $1M+ on the Gladesville Masterplan only for it to be set aside for this site specific Plan.   The issue is not whether additional housing should be provided but whether, after years of waiting for the renewal of Gladesville town centre, this is an appropriate and justifiable Plan. It addresses only one site with two tower blocks potentially up to 27+ storeys high, while long-standing concerns regarding density, infrastructure, traffic, public transport capacity and loss of local character and heritage remain unresolved.

The Trust is concerned that the Department of Planning, Housing and Infrastructure’s proposed Statewide Community Participation Plan will significantly weaken the transparency and accountability of State Government Planning and consequently impact the unique and special character of the Hunters Hill Municipality.
 
We are alarmed that this Plan will seriously reduce, and in many cases remove entirely, opportunities for neighbours and interested parties with local knowledge from commenting on development in their local area. The risk of excluding the community in planning decisions will undoubtedly result in outcomes that will impact and erode the character, heritage and environment of our nationally significant area.
 
The public exhibition period is closed but details of the Plan can be found at: https://www.planningportal.nsw.gov.au/draftplans/under-consideration/have-your-say-proposed-statewide-community-participation-plan
 
The Trust understands the imperative to reduce approval times for new development. However the current housing crisis has many causes, of which planning rules are only one component, and selectively choosing public consultation as a key driver of delays in planning approvals is unacceptable.
 
Under the proposed changes, no public notification at all would be required for 16 categories of residential development which meet the relevant planning controls and are considered ‘low impact’ including:

o New Single And Two-Storey Dwellings
o Dual Occupancies
o Swimming Pools
o Secondary Dwellings
o Heritage item – minor work that does not impact item and are located behind the front façade
o Alterations And Additions To Existing Dwellings
o Tree Removals

 
 

 
We are also concerned about the exemption from public exhibition and submissions for developments where Council is the proponent. These must continue to be mandatory or there must be independent oversight.
 
In general, the proposals outlined would in many instances, reduce the transparency and accountability of decision makers and improving public scrutiny has consistently been recognised as a safeguard against corruption.  ICAC has already identified that the Planning System in particular must have strong anti-corruption protections embedded within it and recommended six safeguards: certainty, balancing competing public interests, transparency, reducing complexity, meaningful community participation, and expanded third-party merit appeals. This Plan in fact appears to weaken five of these six safeguards.
 
The Trust argues that community participation must remain a central part of the planning process. Removing local knowledge, expertise, and community values from planning decisions undermines democratic participation and unfairly excludes residents in favour of developer interests.  Excluding community oversight also reduces transparency, accountability and integrity in the planning process and risks the potential for corruption.
 
We consider that this Plan could have lasting adverse effects on many communities and ultimately lead to a further decline in public confidence in the Planning System and Local Government administration of planning outcomes in NSW.
 
The Trust’s submission to NSW Planning is here: Submission re Draft Statewide Community Participation Plan 030626

Whilst we are still awaiting the promised report from the General Manager regarding Council’s plans for the future of The Priory – a 200 year old neglected heritage gem hiding in plain sight – below is an excellent To the Point article from Craig James, who has been championing its restoration (see our web post of 29 April).
 
This historic treasure must remain an asset for the community of Hunters Hill to enjoy and the Trust is seeking a clear commitment from Council to pursue funding for its conservation and adaptive re-use (see HHT Letter re The Priory 290526)
The Weekly Times 3 June 2026

Some important issues that our community has been following closely were up for discussion at Council’s meeting on 4th May.    We were disappointed to learn that Council was likely to sign off on these and members of the Trust’s committee presented our concerns as below to the meeting.
 
Despite objections and arguments for amendments to the Motions from the Independent Councillors, Council voted to proceed to public exhibition – a disappointing outcome for logic and sound financial practices.

Draft 2026-27 Budget and Financial Plan 

• The budget is based on inflation (CPI) of 3.7% even though the current inflation rate is 4.6% and probably climbing.
• Council forecasts operating deficits for the next ten years bar one, net of capital items.
• Financial projections rely heavily on $20m Voluntary Planning Agreement (VPA) contributions from developers and $40m+ Asset Sales.
• The VPA funds are to be directed towards a $40M development to include a proposed library, when two libraries in Lane Cove and Ryde could be accessible to residents.
• Council has still not released the updated Remnant Land Report but Councillors are being asked to sign off on asset sales without knowing which sites may be sold or their valuations. Therefore the figure of $40m is both ambitious and opaque and there are no guarantees that this revenue will ever be realised.

The Draft 2026-27 Operational Plan & Budget is already online for your comment and we encourage you to have your say at https://connect.huntershill.nsw.gov.au/draft-operational-plan-and-budget-2026-27
 
The Trust’s Feedback to Council is here HHT Submission to Hunters Hill Council re Draft Operational and Budget Plan 26-27

Social Infrastructure Needs Study

• Included in this Study were plans for a new $40m development at 40-46 Gladesville Road to house a large library, with potential annual operating costs of $800,000.  We oppose this development when the arrangement with Lane Cove Library for free use of their state-of-the art facilities has proved very popular with library users and delivered significant savings to Council of $350,000 a year.
• A continuing agreement with Lane Cove and a new agreement with Ryde, which this Study recommends be re-negotiated, would ensure all residents have access to excellent facilities.
• Funding for this development would rely on the sale of land and assets, plus developer contributions from the Gladesville Shopping Village development.  This includes sales of land at the Gladesville Occasional Child Care Centre, land gifted to the community at Fairland Hall and potentially parcels of green space that will forever be lost to future generations.
• No business case or cost benefit analysis has been released to support this proposal, with hundreds of thousands of dollars already spent on consultants, when feedback from residents ranked Library Services last in priority in Council’s Community Plan 2022-2023.
• The long overdue upgrade for the Community Services building could be achieved much more cost effectively by developing and extending their existing site.
• The community must be consulted on a proposal to relocate Council offices to this new site particularly given the recent $1m refurbishment of the Town Hall.  At a time when several commercial premises in the village have proved difficult to lease, the expectation that two new floors of office space in this development could be successfully tenanted is optimistic.

Disposal of Council Owned Land at Gladesville

• We object to the sale of the land at 4 Pittwater Road, Gladesville, because the site is home to the Gladesville Occasional Child Care Centre, a long running not-for-profit service supporting local families, providing a unique affordable service to the Gladesville and Hunters Hill community.
• The Centre caters for occasional and emergency care including for low-income families, grandparents and part-time workers and its closure would severely impact them.
• Council has not guaranteed that the Centre will be relocated if the land is sold, we consider this service’s social licence should be acknowledged and valued and guaranteed a new home.

Please see this article written by Callum Keane about this devastating loss of affordable day care https://gladesvilleconnect.sydney/goccc/
 
And you can now Have Your Say here https://connect.huntershill.nsw.gov.au/disposal-of-council-land-4-pittwater-rd

Trust member and local hero, Craig James has a vision!  He is determined to do all he possibly can to help revitalise this State Heritage Listed gem and re-purpose it for the community.
 
Living close by, Craig a retired economist, was distressed to see this beautiful building and its grounds being neglected and deteriorating.  Already part of the bushcare group, he decided he had to do more than just weeding, and set about looking after the grounds, cutting the grass and tidying up some of the fabric of the building.  He successfully pestered Council to repair the broken windows that had been boarded up.

 
Craig was brimming with enthusiasm and suggestions for The Priory’s revitalisation and the Trust decided to contact the ABC to publicise his story.  Craig was subsequently interviewed on ABC 702 followed by this excellent article:

https://www.abc.net.au/news/2026-04-26/economist-turns-guerilla-groundskeeper-priory-heritage-building/106591044
 

As a fine example of a Colonial Regency building that still remains in a legible picturesque landscape, The Priory has an integrity that is unique and adds to the rich heritage of Hunters Hill.  The potted history below reminds us of its importance and why it must remain accessible to the community and the wider public.

 
In 1836 Thomas Stubbs, a musician and auctioneer, bought 18 acres of land at the southern end of Tarban Creek where he built a single storey sandstone farmhouse and established fruit trees and grape vines. In 1847 he sold the property to the Marist Fathers who were looking to establish a base for their missionaries in the South Pacific and in 1857 they commissioned the architect William Weaver to construct a Georgian building incorporating Stubbs’ cottage.

 
When Thomas Salter purchased the property in 1874 he renamed it The Priory and in 1888 it was sold to the NSW government and became part of the Tarban Asylum with the surrounding land farmed by the patients. The Priory was restored in the mid-1980s for the use of the NSW Mental Health Review Tribunal and subsequently added to the New South Wales State Heritage Register on 3 December 2004.

In 2006 the NSW Government intended to sell the site off to private interests, but through a campaign waged by Hunters Hill resident groups and the Council, it was transferred from the NSW Health Department to the NSW Department of Lands, to become part of the adjoining Crown Reserve.

On 1 November 2007 the NSW Minister for Lands, transferred the care, control and management of The Priory and its grounds to Hunters Hill Council to remain in public hands.  On the same day, Mayor Susan Hoopmann launched The Priory Preservation and Restoration Trust, which managed the property and operated a public fund for donations from the community towards its restoration, preservation and embellishment.

At that time, Council declared their intention that The Priory should develop into a cultural and heritage hub for the wider community and the people of Hunters Hill, to include an art and museum space, meeting facilities, gardens for weddings and other events, in addition to a commercial facility providing coffee and other refreshments.

Fast forward nearly 20 years and this heritage gem was languishing, neglected and deteriorating, until one man decided to do something about it!   We are delighted to support Craig’s vision and look forward to hearing the options for its  revitalisation from the General Manager who will be presenting his Report at Council’s June meeting.

 

We now have the chance to make our views known to the State Government about this flawed Planning Proposal!  
 
An Information Session was held by Council on the 25^th March when a vocal and agitated crowd was not persuaded by Council’s presentation of their latest Gladesville Proposal.  Since the acquisition of the GSV site by property developer Third.i Group, the Council-led Masterplan has effectively morphed into a site specific Planning Proposal.  Residents were unhappy that the Masterplan has now become much smaller than the initially claimed ‘rejuvenation’ of Gladesville.  This proposal is bounded by Massey, Flagstaff and Cowell Streets plus a small portion of Victoria Road, instead of a being a holistic plan for the entire town centre.

The largest number of concerns were related to the proposed 19-storey height of the two towers. Residents reminded Council that previously they had strongly objected to buildings of a lesser height and yet their concerns appeared to carry no weight.  Council’s response was that a lower height was not deemed economically viable for the developer.  Many residents remain unconvinced that 70m, or up to 91m if 15% of gross floor area is affordable housing, is visually viable!
 
The picture opposite shows the size of tower blocks up to approximately 91 metres – could this be what Gladesville may eventually look like if the affordable housing option is actioned by the developer?  With no artist’s impression of the proposed towers being shown to the community, we can only speculate.
 
Residents also cannot understand why Council is exceeding their NSW housing target of 400 additional units by proposing 522 housing units on one site – other than to make the development viable for the developer.
 
Council already has approximately 60 new housing approvals towards its target and is considering residential developments at other sites within 400m and 800m of Hunters Hill and Boronia Park Town Centres (allowable under the Low and Medium Rise Density rules introduced by the State Government) so this makes the need for overdevelopment of the Gladesville site even harder to justify.
 
Many concerns were raised about the potential for overshadowing of houses and apartments in surrounding streets, as well as the lack of sunlight in the morning in the playground of Gladesville Public School in midwinter when students are likely to be most affected.  We also learnt that nothing has yet been done about the transport situation, already identified as a serious problem, or the current and future problems of overcrowding on public transport with the cumulative effect of proposed and already constructed developments.  Council merely confirmed that all it could do was to lobby the State Government!
 
Gladesville residents were concerned that they would be bearing the pain for potential benefits that may be directed more to those living in areas not under threat, as Council has confirmed that if the proposal goes ahead, it intends to sign a Voluntary Planning Agreement (VPA) with the developer.  Part of the contributions will be used to fund its proposed knockdown and rebuild project at Hunters Hill Village involving the demolition of the Croquet Club building, the Community Hall, and two Community Services buildings, to make way for an ambitious new development containing a library, offices and retail spaces with an initial price tag of $30m.  If a VPA funding from a development in Gladesville is going to contribute to a library, then it should contribute to a library in Gladesville.
 
There are certainly many issues still to be addressed and questions asked, such as why Council is leaving some of the Site Specific planning controls to the Development Control Plan (DCP) rather than ensuring their inclusion in the Local Environmental Plan (LEP), which as a planning instrument is more enforceable and therefore requires far greater compliance by developers.
 
We recommend that you visit the excellent website of the recently formed Gladesville Residents for Responsible Development at: https://www.grrd.org for more information.
  
Now is our chance to make our views known to Council and the State Government! 
 
You can write just a few lines on any of the issues that concern you but please make sure you submit by Friday 24 April 2026 via the NSW Planning Portal at https://pp.planningportal.nsw.gov.au/ppr/under-exhibition/gladesville-masterplan .
 
The Trust’s submission is here: HHT Submission to NSW Gateway Planning re Gladesville Masterplan 230426.doc
 
Let’s make some noise!!

Regrettably the term “Masterplan” is no long relevant for this current Planning Proposal as it is far from the original Masterplan presented to the community in 2021.  This Plan originally included the entire Victoria Road frontage from Pittwater Road to Junction Street, four heritage items in a Heritage Conservation Area and the Key Gladesville Shopping Village (GSV) site.
 
With the acquisition of the GSV site by Property Developer Third.i Group, the Council-led Masterplan has morphed into little more than a site specific Planning Proposal that includes two potentially 21-storey towers surrounded by a retail podium.
 
At Council’s meeting on Monday 23 February 2026, the latest Proposal, which has been approved with Conditions by the NSW Gateway process, came back to Councillors for their approval to move it to the next stage. However, as the flaws and issues detailed in our web post below, have not yet been fully resolved, and loose ends have not been tied up, a Motion was put forward by the two Independent Councillors to defer the process until this work had been done to ensure the Developer does not use their own interpretation of the Plans.  This Motion was lost 5 votes to 2.
 
Our many website posts dating from as far back as June 2013, document the failures of this project which has gone from bad to worse with the same fraught issues still being played out today.  In particular in October 2021, following community consultation and a preference expressed for a maximum building height of 16 storeys, Council resolved unanimously that “lower height options be investigated” and that it would “continue to consult and involve the community in the development of the Masterplan”.  This has not happened and major flaws in the latest Proposal still remain as follows:

The Planning Proposal excludes some blocks of the earlier Masterplan which jeopardises the future viability of the surrounding sites to develop and contribute to a revitalised Gladesville.
 

The latest Proposal is a Site Specific Planning Proposal that will require a change to HH Local Environmental Plan 2012, due to the fact that the Developer states that “planning controls currently in place prohibit many of the envisaged outcomes of the Project, such as increased height of buildings and increased development floor space.” This sets a dangerous precedent for the rest of our LGA.
 

This development will increase the density, population and building heights in Gladesville, all without providing any affordable housing.
 

Details of how increases in traffic can be managed and a more thorough analysis of the overshadowing of Gladesville Public School do not appear to have been adequately resolved, and the consultation with public authorities like Transport for NSW has taken place but issues remain.

If Council can satisfy the Gateway Conditions we understand that the Planning Proposal may be put on public exhibition shortly when the community can finally have their say!

As detailed in our previous post of 14 May 2025, Council rejected the argument by the two Independent Councillors that the Planning Proposal for Gladesville Shopping Village should be treated as a new proposal and put on public exhibition because building heights lower that this had already been rejected by the community, and rejected by a previous Council resolution when a 16 storey tower was proposed!
 
In spite of the increased height of this proposal which allows for the construction of 2 x 19 storey tower blocks – at their 28 April 2025 meeting – Council passed a motion by 5 votes to 2 to send it to NSW Department for Planning, Housing and Infrastructure for a Gateway approval.

Subsequently, it appears that the Gateway Determination Approval (with Conditions) was issued by the NSW DPHI on 22 September 2025.
 
The community are now able to view the Approval as it was uploaded to Council’s website on 30 January 2026: 
https://www.planningportal.nsw.gov.au/ppr/pre-exhibition/gladesville-masterplan (open ‘Documents’ and view Gateway Determination)
 
Approval (subject to Conditions) was given to amend the planning controls of the Hunters Hill Local Environmental Plan 2012 to facilitate a mixed use development at Gladesville Town Centre.
 
We were pleased to see some of the Conditions that must be addressed by Council reflect community concerns, for instance providing analysis of how the 522 dwellings and 5000 sqm of non-residential gross floor area can be achieved, details of expected increases in traffic and further analysis of the overshadowing of Gladesville Public School (see our HHT June 2025 Jounal).  In addition, Council must undertake further consultation with Transport for NSW and public authorities like Sydney Water.

However what has still not been addressed is the overdevelopment of this site which will dramatically increase population density and introduce building heights that set a dangerous precedent for the rest of our LGA but has no affordable housing!
 
Neither does it address the site as a whole, as anticipated in the Gladesville Masterplan and as specifically requested by the Local Planning Panel.  The Proposal only addresses one area of the site (Block 4) adding two x 19 storey towers.  The proposed layout could even allow up to 21 storeys, completely out of context with the surrounding mainly low-rise established neighbourhood.

On their website, Council states that an update on the Planning Proposal, along with an associated draft update to the Hunters Hill Development Control Plan, will be considered prior to the planned public exhibition of these documents in early 2026.
 
We will keep you posted as to when the community can finally have their say!!

This edition HHT December 2025 Journal reflects on the many issues that the Trust has been involved in in 2025, particularly the proposal to expand Woolwich Marina and Council’s plans for “Remnant Land” and documents the latest updates on Planning & Development.

• From our President
• The Trust Christmas Party 2025
• Update on Development & Planning:
  • Revision of the Hunters Hill Local Environmental Plan
  • Gladesville Shopping Village
  • NSW Planning Reforms Bill 2025
  • Woolwich Marina
  • Montefiore Proposal
  • ‘Miranda’ 39 Alexandra Street
  • Hunters Hill Village Development
• Update on Remnant Land:
  • Council’s review of parcels of land included in August 2025 Remnant Land Report
  • 16C Vernon Street
  • C.A. Fairland Hall
• Hunters Hill Modern – featuring another of our stunning mid-century modern homes
• Update on Tree Vandalism
• Stop Press – update on membership renewal cycle

On Friday 19 December 2025 we received the exciting news that after three months of deliberations, Justice Beasley of the NSW Land & Environment Court, dismissed the Appeal for an expansion to Woolwich Marina! 
 
The determination is posted on the NSW Caselaw website at https://www.caselaw.nsw.gov.au/decision/19b2ef05f2f3a461ce8de209

Following the previous unanimous rejection of the expansion to the Marina by Hunters Hill Council and the Sydney North Planning Panel (see our web posts below), the Applicant appealed to the Land and Environment Court.
 
After a hard fought campaign by community groups supporting Council, including the Trust, the Friends of Kelly’s Bush, several sailing organisations, the boating community and committed individuals, the Court has now rejected this Appeal.
 
Part of Justice Beasley’s judgement quoted here, was the strongest argument for the refusal of this proposal:

“I have ultimately reached the conclusion that, from foreshore locations within the public domain, the visual impacts of the Proposal would be such that development consent should not, and cannot, be granted. These visual impacts are closely linked to what I also consider to be significant impacts on heritage items within Sydney Harbour.”

Thank you to everyone for supporting this critical community issue and upholding the principles of equity and fairness. It was of vital importance to the continued protection of the heritage precinct of historic State Listed Kelly’s Bush and the UNESCO world heritage site of Cockatoo Island.
 
This proves that community can make a difference to ensure our hard won public spaces and waterways remain for the benefit and enjoyment of all.