122–128 Hewlett Street
122–128 Hewlett Street, Bronte NSW 2024 — Fortis (Pallas Group)
What Is Proposed
Fortis (Pallas Group) proposes to build a Part 4 storey, part 9 storey residential flat building comprising 100–120 apartments at 122–128 Hewlett Street, Bronte NSW 2024. The estimated height is ~27–30 metres. The proposal includes 5% affordable housing.
Scale & Massing Models from Waverley Council
These mockups have been created by Waverley Council based on height and scale which is on publicly available information from the HDA. They are not the final designs.
Source: Waverley Council
Current Controls vs. Proposed Changes
Current Controls
- Zoning
- R3 Medium Density Residential
- Height Limit
- 9.5 metres
- Floor Space Ratio
- 0.6:1
- Residential Flat Buildings
- Residential flat buildings are permitted with consent in R3
- Rezoning Requirement
- Concurrent rezoning required for height and FSR exceedance
Proposed Changes
- Zoning
- Site-specific LEP amendment (R3 zone retained, height and FSR overridden for this lot)
- Height
- ~27–30 metres (3× current limit)
- Floor Space Ratio
- ~3.0–4.1:1 (5–7× current limit)
- Use
- Residential flat building (permitted in R3, but height and FSR require concurrent amendment)
Site Location
Open in Google MapsSite History
Acquisition
Fortis acquired the site in early 2022 for $44 million. The site comprised 22 units across four apartment buildings ('Beach House' complex), ~2,472 sqm.
Prior Development Application
DA-304/2022: Originally lodged for 10 dwellings with basement parking and Torrens title subdivision. Amended to 9 dwellings during Land and Environment Court proceedings to address height and FSR exceedances. Council did not determine the application within the statutory timeframe (deemed refusal, September 2022). Approved by the Land and Environment Court on appeal.
Voluntary Planning Agreement
A Voluntary Planning Agreement for $498,940 was exhibited in January 2024, allocating 25% to affordable housing and 75% to Bronte Park Plan of Management.
The Pivot
The HDA application represents a shift from 9 dwellings (approved by the Land and Environment Court under existing controls) to 100–120 apartments via the State pathway — approximately an 11–13-fold increase in dwelling yield on the same site.
Key Dates
HDA Recommendation
9 December 2025
Ministerial SSD Declaration
19 December 2025
Scoping Report Publication
TBC — monitoring NSW Planning Portal daily
SEARs Issued
28 days after Scoping Report publication
EIS Lodgement
Estimated Q3–Q4 2026 (max 9 months from SEARs)
Public Exhibition (14 days)
Estimated Q4 2026 – Q1 2027
Determination
Estimated mid-2027
All dates marked as estimates are indicative only and subject to change.
BCA Position
“BCA supports appropriate development in Bronte. We do not oppose density in principle. However, a 9-storey tower on land currently limited to 9.5 metres — a 3× height exceedance requiring a site-specific amendment to the planning controls — raises serious questions about scale, character, amenity, and process. BCA is engaging professional planning and legal advisors to ensure the community's concerns are heard through rigorous, evidence-based submissions. Our detailed position will be published when our consultant team has reviewed the EIS.”
Public Documents
HDA Record of Briefing — 9 December 2025
Minutes and transcript of HDA meeting recommending the project be declared SSD. Item 10: EOI 289312.
DPHI News Release — 19 December 2025
Confirms Minister declared 19 projects as SSD following HDA recommendations.
Waverley LEP 2012
Current planning controls for the site: R3 zone, 9.5m height limit, 0.6:1 FSR.
VPA Exhibition — 122–128 Hewlett Street
Voluntary Planning Agreement associated with the prior DA-304/2022.
HDA SSD Criteria
Published criteria used by the HDA to evaluate EOI applications.
EP&A Act 1979
Principal legislation governing planning and development assessment in NSW. SSD provisions in Division 4.7.
DPHI Community Participation Plan (September 2025)
Sets the minimum 14-day exhibition period for SSD declared under s4.36(3) that includes residential accommodation.
Guide to Faster Assessments for SSD Housing Applications
Details the HDA assessment pathway including scoping meetings, SEARs process, and exhibition requirements.
Delegation Instrument — Housing SSD Decisions
Confirms the consent authority for HDA-declared SSD is the Minister (or their delegate within DPHI), not the IPC.
NSW Planning Portal
Search for the site address to verify current zoning and planning controls. Major Projects page will list the application when the Scoping Report is published.
All information on this page is sourced from publicly available documents.
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