A developer has lodged plans for a $28 million, eight-storey residential tower in one of Rose Bay’s most coveted streets, seeking to build a structure more than three times higher than what local planning rules allow.
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The proposal, submitted to Woollahra Council in May 2026, targets 35-37 Wilberforce Avenue, a quiet residential street roughly 400 metres from the Rose Bay Town Centre that connects Old South Head Road and New South Head Road. The street sits within easy walking distance of Rose Bay Beach and the Royal Sydney Golf Club, and is well known for some of the most expensive real estate in Sydney.
The proposed tower would rise to 28.35 metres, well above Woollahra’s 9.5 metre height limit for the area. The 31-apartment building would also require excavation of more than 5,447 cubic metres of soil, against a council limit of 1,345 cubic metres.
Neighbours on both Wilberforce Ave and nearby Albemarle Ave would also experience reduced sunlight. Planning documents submitted with the application acknowledge that properties at 28 and 28a Albemarle Ave would see reduced solar access, though the documents argue the overshadowing would generally be limited to less than three hours on adjoining properties. The documents also acknowledge that any reasonable development on the site would create some adverse amenity impact on neighbouring properties.
The developer is relying on relatively new state housing policies that allow mid-rise apartment development in Sydney’s wealthier suburbs, provided a portion of units is set aside as affordable housing. Under the proposal, five of the 31 apartments would be allocated to low-income tenants. The affordable housing component is the mechanism through which the developer seeks to bypass Woollahra’s existing planning controls.
Two penthouses would each have access to private rooftop terraces, while ground-floor units would feature plunge pools. A two-level basement carpark with 31 spaces is also included in the plans.
Planning documents prepared on behalf of the developer describe the design, by Mark Shapiro Architects, as one that responds thoughtfully to the character of the Rose Bay area, pointing to what they describe as a diverse mix of architectural styles across the precinct.
What the rules allow in Rose Bay
Under the Woollahra Local Environmental Plan (LEP) 2014, maximum building heights in Rose Bay vary by zone. In low-density residential areas, the height limit sits at 9.5 metres, roughly equivalent to three storeys. In the commercial village centres, that rises to a maximum of 17.2 metres, or about five storeys. The Wilberforce Ave site falls under the lower residential limit, meaning the proposed 28.35 metre tower would exceed even the most generous height allowance in the area by more than 11 metres.
The application is one of a growing number of significant residential proposals across Sydney as the state moves to address a housing crisis marked by a relentless rise in rents and property prices.
Read: Inside Delta Goodrem’s New Luxury Home In Rose Bay
Earlier in 2026, the Independent Planning Commission approved the $1.5 billion Timberyards project in Marrickville and signed off on a 46-storey, $163 million rental tower on Victoria Avenue in Chatswood that will deliver 260 rental dwellings above commercial space.
The proposal affects one of Sydney’s most expensive residential streets, where a four-bedroom home on Wilberforce Ave sold for $6 million in 2023. The application is now before Woollahra Council for assessment.
Published 12-June-2026
