A Rose Bay housing proposal spanning more than 20 properties along Dover Road and Hamilton Street has been declared State Significant Development following a recommendation from the Housing Delivery Authority (HDA).
The HDA record identifies three residential flat and shop-top housing buildings ranging from eight to 12 storeys, with an indicative yield of 433 homes. Five per cent of the residential gross floor area is proposed as affordable housing in perpetuity, across a site covering 11-31 Hamilton Street and 36-56 Dover Road.
The signed ministerial order formally includes the Rose Bay land among the latest developments declared State Significant. State Significant Development status allows the project to proceed through the state assessment pathway but does not constitute development approval.
Proposed height exceeds existing planning controls
The HDA noted the proposal seeks a maximum height of 44 metres, compared with existing building controls of between 22 and 24 metres. The authority said further refinement would be required through merit assessment and noted the eventual development standards and dwelling yield could be lower than those put forward in the expression of interest.
HDA records identify Hewlett Property Rose Bay Pty Ltd and Perifa Pty Ltd as the proponents and state that the proposal involves a concurrent rezoning process.
Earlier proposal covered a smaller Rose Bay site
An earlier scoping report prepared for part of the development area covered 36-56 Dover Road and 27-31 Hamilton Street. The 5,987.6-square-metre site comprised 15 lots containing development including detached houses, four townhouses and a five-apartment residential building.
The current NSW Planning Portal entry for SSD-108773958 covers the broader address range of 36-56 Dover Road and 11-31 Hamilton Street. The application is at the Prepare EIS stage, with an Environmental Impact Statement to be prepared before the project moves to public exhibition and subsequent assessment.
Hewlett Property Group separately publishes details for a Dover Road and Hamilton Street project comprising about 315 apartments across a 9,192-square-metre consolidated site, with multiple nine-storey residential buildings above two basement levels.
Photo Credit: Hewlett Property Group
Other Rose Bay developments move through state assessment
A separate State Significant Development at 23-31 Dover Road remains under assessment and proposes demolition of existing buildings for apartments, including in-fill affordable housing, above basement parking. The Planning Portal records 85 submissions, including objections raising concerns about traffic, parking, excavation, groundwater and the scale of development.
Photo Credit: SSD-86017721
Another apartment development at 2-16 Spencer Street received State Significant Development approval on June 29, 2026, after attracting 61 submissions during its assessment. Published objections included concerns about parking, traffic, building scale and cumulative development in Rose Bay.
Photo Credit: SSD-86122958
SSD-108773958 must still proceed through preparation of its Environmental Impact Statement, public exhibition, assessment and determination before development consent can be granted. The Planning Portal currently lists the proposal at the third stage of the State Significant Development assessment process.
Published 31-Aug-2026
