Residents in Rose Bay are raising concerns about ongoing and proposed housing developments, citing risks from excavation and a lack of supporting infrastructure.
Background of Development Pressure in Rose Bay
Rose Bay has been identified for increased housing density under the state’s low- and mid-rise policy, which aims to deliver new homes near transport and services. The suburb has 13 apartment applications in the pipeline and recent multi-lot sales have drawn interest from developers. In one case, 12 properties on Wilberforce Avenue and Dover Road covering 5,978 square metres were listed for $165 million.
Cracks, Collapses and Hydrogeological Risks
Residents have reported structural damage near development sites, including cracked walls, flooding in basements and dislodged plumbing. On Richmond Road, a $4 million four-storey building was halted under a stop-work order in 2023 after excavation for a basement car park was linked to cracks in neighbouring units.
On Wilberforce Avenue, the front walls of a house collapsed after excavation began next door in 2023. The property, purchased for $6 million, was later demolished and is now being replaced by duplexes. Local groups argue these incidents highlight the suburb’s shallow water table and soft ground, warning that further excavation may risk stability.
A hydrogeological and geotechnical study commissioned by Woollahra Council in 2024 found that excavation and dewatering for underground car parks “may have adverse impact on the landform stability”. The report noted cumulative effects could be significant.
Community Concerns Over Infrastructure
Frustrations grew at a forum in Double Bay on 12 June 2025, where more than 180 residents met to discuss the rezoning of Rose Bay. Locals questioned the suburb’s designation as a “town centre” suitable for higher density, arguing that it lacked adequate infrastructure.
Concerns raised included the absence of a full-scale supermarket, limited transport connections, and pressure on local services such as roads, stormwater systems and schools. Residents said the policy could alter the scale and character of the area without addressing these constraints.
Calls for Greater Transparency
Woollahra Council has submitted multiple information requests to clarify why Rose Bay was classified for higher-density development. Officials said responses have been incomplete, with little explanation of the decision-making process.
Council has also proposed commissioning further studies on excavation impacts and coastal vulnerability, while seeking legal advice on whether development approvals could be delayed until risks are addressed.
Divided Community Sentiment
While some residents see financial opportunities in rising land values, others believe the policy could make Rose Bay less affordable and less safe. The Save Rose Bay action group has warned of uninsurable risks and drawn comparisons to Mascot Towers, which was declared uninhabitable in 2019 after major cracks.
Public discussion has also highlighted differing views. Supporters of higher density argue that Rose Bay’s location near the city makes it suitable for more housing, while critics warn that construction risks, traffic and affordability issues outweigh potential benefits.
Ongoing Uncertainty
As Rose Bay faces increasing development pressure, the future of projects remains uncertain. Authorities are pursuing further studies, while residents continue to raise safety and infrastructure concerns. With 13 new apartment proposals under consideration, the balance between housing targets and local stability remains unresolved.
Published 21-Aug-2025
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