Fortis is preparing a State Significant Development (SSD) and concurrent rezoning application for a residential development at 122–128 Hewlett Street, Bronte, which will be submitted later this year to the NSW Department of Planning, Housing and Infrastructure (DPHI). 

The proposal seeks approval to deliver the construction of a residential building of 9 storeys, comprising: 

• Approximately 85 homes, including an affordable housing component to be managed by a registered community housing provider for a period of 15 years

• The HDA EOI proposed that 5% of apartments be allocated as affordable housing. The final affordable housing yield is currently being determined through the design development and assessment process

• Studio, 1, 2 and 3 bedroom apartments catering to a range of household types to support housing diversity in the area

• Basement parking for residents and visitors  

• Communal wellness facilities and landscaping throughout

The Rezoning Application will seek to amend Waverley Local Environmental Plan 2012 (Waverley LEP 2012) to increase the height and FSR standards applicable to the site to align with the proposed built form outcome. 

The project is being led by Fortis, a leading Australian development manager founded in Sydney in 2016 with a strong history of delivering residential projects in the eastern suburbs. Fortis places a strong emphasis on design quality and creating well-made, long-lasting buildings that contribute positively to their surroundings. 

With its head office in Double Bay, Fortis has close ties to the local area and an understanding of the eastern suburbs community. This local connection helps inform how the company approaches design, development and engagement with neighbours on projects. Visit the Fortis website to find out more via fortis.com.au.   

The proposal is being designed by Woods Bagot, a global architecture and design practice with a longstanding Sydney presence. Woods Bagot is known for its design quality and context responsive approach, with a focus on creating enduring buildings that respond to place, people and changing community needs.

A lower density scheme for the site had previously been approved as a separate Development Application and construction had commenced. Following changes to State planning policy and the introduction of the Housing Delivery Authority (HDA), Fortis reassessed whether the site could support additional housing in a well-located area close to transport, jobs and open space.

In December 2025, the proposal was identified by the NSW Housing Delivery Authority (HDA) as suitable to progress through the State Significant Development (SSD) pathway, with a concurrent rezoning request.  

The HDA was established by the NSW Government to help deliver new housing across the state. It provides a clear and streamlined planning pathway for larger residential developments, while maintaining high standards for design, quality and environmental performance. 

It is important to note that being identified as an SSD project does not guarantee approval. All applications are subject to a detailed and independent assessment by the NSW DPHI, with the final decision made by the Minister for Planning and Public Spaces. This process ensures that planning, environmental and community considerations are carefully evaluated. 

The SSD and concurrent rezoning applications are expected to be submitted later this year. Once lodged, the applications will be publicly exhibited by DPHI, providing an opportunity for the community to view the plans and provide feedback. 

It’s important to note, the SSD process includes detailed technical studies across a range of areas, as well as early pre-lodgement community engagement and mandatory formal public exhibition, ensuring the community and stakeholder have clear opportunities to review the proposal and provide feedback. Under a Development Application submitted to council (not this process), there is no mandatory community engagement process ahead of lodgement to inform the design.

The HDA was established by the NSW Government in December 2024 to help deliver new housing across the state. It provides a clear and streamlined planning pathway for larger residential developments, while maintaining high standards for design, quality and environmental performance. 

The HDA assesses expressions of interest (EOIs) and makes recommendations to the Minister for Planning, who makes the final decision on declaring a project as a State Significant Development. It is important to note that being identified as an SSD project does not guarantee approval. All applications are subject to a detailed and independent assessment by the NSW DPHI, with the final decision made by the Minister for Planning and Public Spaces. This process ensures that planning, environmental and community considerations are carefully evaluated.

The planning system is an important lever in addressing the housing crisis and meeting Housing Accord targets. NSW has an ambitious target to deliver 377,000 new homes over five years by July 2029 under the National Housing Accord.  More information about the HDA can be found here: https://www.planning.nsw.gov.au/policy-and-legislation/housing/housing-delivery-authority

Pre-lodgement engagement occurs before the State Significant Development Application is finalised and formally submitted to the Department of Planning, Housing and Infrastructure for assessment. At this stage, the design and technical studies are still in early stages and will continue to be refined by the project team before the applications are lodged with the DPHI. The purpose of pre-lodgement community engagement is to understand community and stakeholder feedback and perspectives to help inform the proposal before it is submitted to DPHI for assessment. 
 
Once the applications are lodged, DPHI will publicly exhibit all the documents, at which point there will be another opportunity for the community to provide feedback as part of the statutory assessment process.

The proposal seeks to respond to the character of Bronte and the surrounding area through its built form, materials and landscaping.

The design includes setbacks and a terraced building form intended to break up the overall mass of the building. The lower levels incorporate materials and detailing that reference aspects of local inter-war architecture, while the material palette draws inspiration from the area's coastal setting.

Landscaping is proposed across the site to contribute to the streetscape and provide additional planting, informed by the character of local vegetation.

The Expression of Interest that Fortis submitted to the Housing Delivery Authority proposed that 5% of apartments be allocated as affordable housing. The final affordable housing yield is currently being determined through the design development and assessment process. Affordable homes will be managed by a registered community housing provider for a period of 15 years and offered at below market rents to eligible households. 

Importantly, this affordable housing outcome has been made possible through the HDA State Significant Development pathway. Under a previous Development Application, there is no consistent mechanism to deliver affordable housing on a project like this.  

Affordable housing supports low to moderate income households, such as essential workers including nurses, teachers and healthcare workers, and is generally rented at discounted rates. Social housing is government subsidised housing for very low income households or people with complex needs. This proposal does not include social housing, and only includes affordable housing.

The market apartments are proposed as build-to-sell dwellings. The affordable housing component will be retained and managed separately by a Community Housing Provider for a period of 15 years.

Specialist studies, including a Visual Impact Assessment and Solar Access studies, are being prepared to assess potential privacy, overlooking, view and overshadowing impacts. These studies will help inform the design and the State Significant Development Application. Once completed, they will be publicly available during the exhibition period as part of the technical documentation supporting the proposal, and the community will be able to review and provide feedback.

Basement parking is proposed for residents and visitors, which will reduce pressure for on-street parking. A detailed Traffic Impact Assessment is currently being prepared to carefully review access, traffic movements and any potential impacts. Once complete, this technical report will be made available during the public exhibition period for viewing and comment.

Traffic impacts are being independently assessed by qualified traffic engineers to ensure any potential changes are well understood and addressed. The proposal includes basement parking to help ease pressure on surrounding streets.

Potential construction impacts such as noise, vibration and traffic are being assessed through technical studies that will be detailed in the Environmental Impact Statement (EIS) submitted as part of the State Significant Development Application (SSDA). This includes a preliminary Construction Traffic Management Plan (CTMP) and Noise and Vibration Impact Assessment to help mitigate impacts during construction. The EIS is currently being prepared and will include information about how the project will minimise disruption to neighbours, maintain safety and ensure clear communication with the community throughout construction. The EIS will be publicly available after being submitted to the NSW Department of Planning, Housing and Infrastructure for assessment. 

The previous Development Application remains valid. However, Fortis is currently progressing the proposal through the State Significant Development (SSD) pathway, following its identification by the Housing Delivery Authority. At this stage, Fortis is focused on advancing the SSD and concurrent rezoning applications.  

The target is to lodge the SSD and concurrent rezoning application in the second half of 2026. Subject to assessment and approvals, construction could commence in the second half of 2027, with completion expected in 2030. These timeframes are indicative and subject to change.

Waverley Council is not the consent authority for State Significant Development (SSD) applications; however, it plays an important advisory role in the assessment process. 

Council is consulted by the NSW Department of Planning, Housing and Infrastructure (DPHI) and provides input on key matters such as local planning controls, urban design, traffic, and community impacts. Council may also make a formal submission during the public exhibition period. 

The final determination of the application is made by the Minister for Planning and Public Spaces, following DPHI’s assessment and consideration of all submissions, including those from Council. 

Community members can attend the online webinars and visit the project website to learn more about the proposal, asks questions and provide feedback. Feedback can be provided via the online webinar, online survey, 1800 phone number and email address. You can register to attend the engagement sessions via HewlettStreetProposal.com or by contacting the team: 

• Calling via 1800 870 549  

• Emailing to community engagement team via engagement.urbanplanning@colliers.com

Once lodged, DPHI will publicly exhibit the proposal at which point the community and stakeholders will have the opportunity to view the submitted applications and provide feedback via submission, which will be considered by DPHI as part of the assessment process.