An application for a State Significant Development has been formally lodged for 13-17 Oxford Street and 2 Verona Street, Paddington 2021. The proposal is for a mixed-use development with some infill affordable housing, while including the demolition of existing structures and retaining the two storey façade at 17 Oxford Street.

The proposed development includes construction of a seven storey mixed-use building over three basement levels comprising:

  • 44 apartments (including 14 in-fill affordable housing apartments)
  • cultural and creative uses (including cinema/bar) and retail uses
  • basement parking for 50 cars with vehicular access from Verona Street
  • rooftop and ground level communal open spaces
  • construction of a three-storey residential terrace building with four apartments and rooftop private open spaces
  • associated works including site preparation, tree removal, landscaping and infrastructure works.

The application was lodged with the Department of Planning, Housing and Infrastructure (DPHI) late in 2025. An exhibition and submission period was extended until January 19th 2026 to allow any individual or organisation to have their say about the proposed development.

A number of submissions were received and the submission period has now closed. The Paddington Society’s submission did not object to the redevelopment of the site and welcomes the reinstatement of cinemas and the opportunity to enhance the contribution of the site to the local streetscape. The Society has identified a number of objections and areas of significant concern, including the belief that the apartment façade design is over scaled, excessive in height and should be modified relative to relate to the adjacent hotel development at 1 Oxford Street and the local context.

Objections and concerns outlined in our submission include:

  • The theatres proposed in Basement 3 have poor accessibility (3 floors down from street level) and would be better located in Basement 1, with a more strongly articulated entry from Oxford Street, and a strong stair link (preferably glazed) from Ground Floor to that Basement 1.
  • The increase in car parking provision from that set out in the Scoping Application is not supported, with the proposal increasing from 1 to 2 basement parking levels (from some 30 spaces to 50 spaces). This additional basement will require more extensive excavation and ongoing groundwater pumping, which will increase environmental impacts, additional risks to adjacent and surrounding properties and increase the traffic burden in local roads.
  • The upper-level unit sizes are large, and are excessive when compared to the minimum ADG guide of minimum 70 m2 + 10 m2 balcony and 90 m2 + 12 m2 balcony respectively. The proposal would better achieve State housing objectives if the upper levels accommodated more reasonably sized apartments.
  • The number of Affordable dwelling units on the site will be decreased in this proposal. Currently there are 27 one-bed units, renting at approx. $700 per week, whereas the proposal will provide just 14 Affordable units, to be rented only for 15 years at 20% lower than the median rental for the suburb, which is highly likely to be considerably higher than the current rental.
  • Since the proposal depends on the provision of Affordable units in order to gain an additional two upper floors, which will have access to valued and highly profitable harbour views, we ask that the proposal provides a minimum of 23 Affordable units, i.e. 15% less than currently, in line with the City of Sydney LEP 2012 Amendment no.109 re Dwelling Retention, applied to Affordable unit numbers.
  • The 7-8 storeys proposed is too high in the Heritage Conservation Area and in the streetscape of Oxford Street. Nearby institutional buildings on more prominent corners. (St Vincents Hospital and Notre Dame University) are only 5-6 storeys high, while the building to the east across Verona Street is only 4 storeys high. (See Figures 16 and 19 of the EIS)
  • Protection of Busby’s Bore is a significant concern. We ask and believe that any approval must include robust conditions for its accurate identification, in case the plotted extrapolated position is at variance with the reality. Protection against nearby excavation should be an essential condition.
  • The ground floor entries to the Terraces appear to be over-scaled in relation to the modest height and dimensions of the adjacent Rose Terrace dwellings. Impacts on Rose Terrace: Although the application acknowledges the significance of Rose Terrace, we note that there still appear to be unacceptable impacts on this heritage listed terrace group.

The submissions will now be considered as part of the formal assessment of the proposal by the Department of Planning, Housing and Infrastructure. The Department has also asked the Applicant to prepare a response to the issues raised. The Paddington Society will continue to monitor the progress of the application and will provide further updates as information becomes available, particularly as the proposal moves through the assessment and determination process.

Read other submissions including Paddington-Darlinghurst Community Group (covering parking permit Area 15) and the City of Sydney.