120 Pacific Highway, Hornsby NSW 2077
Hornsby CouncilRefused
Zoning
B4
Land Size
2000 sqm
Height
38m
FSR
3.5:1
Refusal Reasons
Summarised in plain English
- 1Building envelope exceeds solar access plane — would overshadow Hornsby Mall for more than 4 hours in midwinter
- 2Insufficient separation between tower elements — minimum 18m required, 12m proposed
- 3Traffic generation exceeds capacity of Pacific Highway / George Street intersection
Comparable Precedents
5 comparable DAs in Hornsby
60 George Street, Hornsby NSW 2077
Under Assessment
95%
- Referral to Design Excellence Panel in progress
- Transport for NSW concurrence required for Pacific Highway access
15 Hunter Street, Hornsby NSW 2077
Approved
64%
- Mixed-use development with ground floor retail and 18 residential units above
- Awning required along full Hunter Street frontage for weather protection
90 Peats Ferry Road, Hornsby NSW 2077
Approved
58%
- Commercial building with 6 retail tenancies approved
- End-of-trip cycling facilities required for 20 bicycle spaces
33 Jersey Street, Hornsby NSW 2077
Deferred
44%
- Design excellence strategy required under LEP clause 6.8
- Applicant to provide revised BCA compliance report addressing fire egress
42 Edgeworth David Avenue, Hornsby NSW 2077
Approved
41%
- Residential flat building — 24 units with 30 basement car spaces
- Minimum 20% deep soil landscaping required due to bushland proximity
Approval Risk Profile
Indicative Score
71/100
Strong precedent from similar approved projects in this council area.
Key Risk Drivers
- Height Variation: Proposed height (38m) exceeds council average by 110%.
- FSR Sensitivity: FSR 3.5:1 is above the council area average (1.6:1).
Decision-support only. Always confirm with a qualified planner.
Approval Risk Score
Based on 5 comparable precedents
71out of 100
Low Risk — Likely Approved
Strong precedent from similar approved projects in this council area
Documents
CivroDA provides decision-support insights only and does not constitute planning, legal, or financial advice.