Mosman Matters to Bob Clarke

Many locals are turning purple over Mosman’s proposed multi-level developments, with Mosman Matters shining a spotlight on what residents say truly matters. 

By Rita Bratovich

Bob Clark and his wife, Carmel, have lived in Balmoral for four decades and feel very much a part of the community. Over the years, they’ve seen subtle changes to the surrounding landscape, but the character and heritage of Mosman LGA has mostly remained intact. 

Until now.

The NSW Government’s recently introduced Transport Oriented Development (TOD) policy, aimed at increasing housing density around transport hubs, is threatening seismic and somewhat chaotic change to the area. 

With Spit Junction having been identified by the State Government as a transport hub that would benefit from the TOD policy, major development projects are being proposed around Mosman. This is being done without input or consultation with residents and local council. 

The revised housing policy includes eased restrictions on the location and height of low to mid-rise apartment towers. Each new building may include a number of apartments set aside for affordable housing.  

For Bob, whose professional background is in architecture and town planning, this new scheme is hasty and ill-considered. It’s not that he is unwilling to accept change, it’s how the government is going about it. 

“It’s not this NIMBY thing which is bandied about. What is happening with TOD is that the government is imposing it without any planning,” says Bob.  

In particular, Bob says there appears to be no thought with regard to infrastructure. 

“Wherever you are in Sydney that development happens, you've got to look at the schools, the playing fields, you know, the parklands where people can get out of their apartments and wander around and breathe fresh air. These are basic things that you expect if you're going to try and raise the density in an area,” says Bob.  

He is part of a community action group called Mosman Matters, founded by 89-year-old Judith Pearson and recognisable by their purple polo shirts. Pearson has brought a lawsuit against the NSW Government over the new policy.

Locals are dismayed with the generic approach to proposed new developments, with no consideration being given to the needs and character of individual precincts. 

The Mosman LGA is unique for its geographic shape and location, its historic homes and landmarks, and the fact that it is skirted by one of the most beautiful harbours in the world. 

“Our harbour is special because of its scale, its topography, the bays and headlands and the numerous glimpses which come and go and change. It’s special, very special,” says Bob. 

“Mosman is an area which has slopes that go down to the water, with views of the water that have become extremely valuable. 

So [developers] want to go as high as they possibly can to get those views.”

Bob cites one development underway in Balmoral. It is an eight-storey building going up on a site previously occupied by two houses. 

“It blocks the view of just about everybody going back almost to Military Road. So, people are upset,” he says. “The council and Mosman community have spent years defending the harbour foreshore from overdevelopment.”

Bob has been front and centre for many of those battles. His lengthy resume includes roles with State Planning Authority, Sydney Harbour Federation Trust, and Mosman Council. 

He is not opposed to development or increased housing per se, but he believes it should be done in partnership with local council. They have a better idea where to allocate money and resources to better serve the community. 

Instead, the State Government is seemingly giving free rein to developers and real estate agents who are buying up adjacent houses and amalgamating the blocks so they can build multi-storey buildings. 

“Some of the people aren't happy, they're being forced to sell because the people around them are selling,” says Bob. “There's some who are older residents who are really distraught.”

Mosman’s demographic is mixed and ever-changing, however there is a large population of older people and retirees who expected to live out their days here. They have established friends, belong to groups and clubs, have routines. Their doctors and other professionals are in the area. 

Many of the properties in the cross-hairs of developers are beautiful, heritage homes that have been well preserved and have established, landscaped gardens; they will be demolished to make way for buildings that do not harmonise with the surroundings.

Bob cites the project at  48 - 50 Almora Street as an example.  Two houses were purchased with the intention of demolishing them. In their place will be an eight-storey modern residential tower with 14 three-bedroom apartments, car park and pool. Of the 14 apartments, three will be designated affordable housing.

“For the place in Almora Street, developers have supplied — as they're required to do — a visual assessment of the view from the harbour. And it is horrific! You see this thing, it just stands out like a sore tooth,” says Bob. 

The NSW Government says this initiative is needed to help increase housing overall and provide more affordable housing. However, in a number of cases, the implementation of the policy negates that intention. 

“There is a perfectly good brick apartment building, probably built in the 1980s, with six apartments in it and it’s going to turn into four luxury, one unit per floor apartments,” says Bob. 

There are also issues regarding the affordable housing provision. Apartments only need to be offered at a discounted rate for 15 years, after which they can return to market value. 

In some larger developments, tenants in affordable housing units will have a separate entrance to the main building and they may not have access to facilities such as a pool or gym. Their area will not have the level of trimmings and finishes as the main building. This is purported to be a cost-saving measure. 

It isn’t all bad, though, says Bob.  

“There are some really pleasant four storey apartment buildings being built…There's one going up at the moment, quite close to the Mosman Council Chamber. I mean, there's some lovely houses that were demolished there, but having said that, this is a good spot for the new building and it'll fit in very well. You know, a hop, skip and a jump to the shops.” 

So what is the solution? 

Bob says the NSW Government can achieve its objectives with a degree of mutual satisfaction if they work in tandem with local council. Ku-ring-gai and Bankstown Councils were able to negotiate just such an agreement.

“They've produced plans — and they've been given planning awards for their plans,” says Bob. “They've obviously sat down and talked through it with the state representatives and got these plans in place, and the government has said ‘that's good, it’s fulfilling our requests’.” 

Unfortunately, Mosman Council was acquiescent in the beginning and is only now realising the full impact of the policy and the level of disquiet it is causing residents. 

“So they're now going away and getting a plan in place, which is, you know, too late for a lot of things,” says Bob.  

Interestingly, when Bob worked with Mosman Council in the 1980s, he was involved in getting a development assessment done of the entire LGA. It laid out building options for particular areas based on the topography and character of the area. It also took into account the affect on Sydney Harbour overall. 

With relevant updates, Bob believes those plans could be used to inform decisions about developments now. At the moment, a lot of residents are worried; plans are being implemented that can’t be undone. 

And, of course, there are also locals who welcome the new policy.

Nobody denies the need for more housing or that increased development should be shared among LGAs, however, it should be done with detailed planning that includes infrastructure and aesthetics and in consultation with those who have the best local knowledge and will be the most impacted. 

You can join the community action group at mosmanmatters.com.au