‘It’s not going to be perfect’: The Sydney town centre overhauls no one can agree on

Sydney’s suburban town centres have emerged as the latest battleground in the city’s housing debate, with councils advancing plans for significantly taller buildings in established shopping precincts, exposing tensions between the need for more homes and concerns about preserving neighbourhood character.New masterplans for Bondi Junction, Brookvale and Gladesville would collectively deliver more than 6400 new homes alongside upgraded public spaces, revitalised retail strips and expanded community facilities.A new masterplan for Bondi Junction will face a crucial vote this week.Waverley CouncilBut while councils argue the projects are essential to address Sydney’s housing shortage and renew ageing commercial centres, many residents fear excessive building heights, worsening traffic congestion and mounting pressure on local infrastructure.The most advanced proposal is in Gladesville, where Hunters Hill Council this month voted to forward a new town centre masterplan to the NSW Government. The proposal includes towers up to 19 storeys, 522 homes and the redevelopment of the ageing Gladesville Shopping Centre.Deputy mayor Julia Prieston described the project as an opportunity to revive a precinct that had languished through decades of failed development attempts, calling Gladesville “a case study in Sydney’s planning paralysis”.A council report found lower building heights would not generate sufficient economic value to fund new community facilities, particularly given rising construction costs and softer apartment market conditions.A new masterplan for Gladesville would allow buildings up to 19 storeys high in the town centre.Hunters Hill CouncilDespite that, community opposition remains strong. Gladesville Residents for Responsible Development member Nina Ardle noted the consultation attracted 596 objections compared with just 45 submissions in support, highlighting community concern over the scale of the redevelopment.Conversely, Melissa Neighbour, a member of Sydney YIMBY, said the ageing shopping precinct on the busy Victoria Road corridor was precisely where housing should be concentrated.“If we can’t say yes to homes here, then we seriously need to ask ourselves where are we prepared to say yes to?” she said.A similar debate is unfolding in Bondi Junction, where Waverley Council is expected to face a packed public gallery on Tuesday as councillors consider advancing a masterplan that would pave the way for about 3000 homes, improved transport links and a revitalised Oxford Street Mall.Increased housing density and public amenities form part of the Bondi Junction masterplan.Waverley CouncilThe council argues that concentrating growth in Bondi Junction would reduce pressure for higher-density across surrounding suburbs while retaining local oversight of major developments.The proposal attracted 830 public submissions, many lodged using an AI-assisted platform organised by a community group raising concerns about building heights, wind impacts and traffic. Councillor Steven Lewis criticised the proposal, saying rows of high-rise towers had “East Berlin written all over it” and likened the vision to “Alexanderplatz by the sea”.Supporters, meanwhile, backed plans to revitalise Oxford Street Mall, while landowners Scentre Group and Meriton supported increased height limits.A new masterplan for Brookvale has been developed by Northern Beaches Council.Northern Beaches CouncilNorthern Beaches Council will also meet on Tuesday to consider a planning overhaul for Brookvale for up to 2900 homes over the next 15 years.The proposal significantly increases density from an earlier draft of 1350 homes. While that plan received majority community support, residents raised concerns about traffic and further pressure on limited public transport.Hunters Hill mayor Zac Miles said councils faced difficult choices balancing housing growth with community expectations, but stressed locally led planning delivers better outcomes than allowing developers to pursue state planning pathways that can result in even taller developments with fewer public benefits.“It’s not going to be perfect for everyone.”The Morning Edition newsletter is our guide to the day’s most important and interesting stories, analysis and insights. Sign up here.From our partners