Aqualand North Sydney BtR Highrise Waved Ahead

The developer of an “underutilised” parcel of North Sydney land is poised to begin after a 46-storey tower proposed for the site won the nod from the Independent Planning Commission. 

Developer Aqualand launched plans in 2023 for the highrise, which will be the developer’s first foray into the build-to-rent sector.

But North Sydney Council objected to the State Significant Development plans, triggering a move to the IPC as consent authority.

Aqualand said it would deliver an “activated mixed-use development” in a “highly sustainable location” and increase a diversity of housing options and typologies in the area. 

The building at 146 Arthur Street will have a podium with a lobby area and pedestrian through-site links, as well as retail tenancies, and 390 apartments above. 

With a mix of one to three-bedroom units, of which 78 are adaptable, there will also be a residential lounge, pool, cinema, gym and spa. 

▲ A rendering of the tower, designed by Woods Bagot.

There are two ground-floor retail units totalling 246sq m as well as parking for 66 cars and more than 500 bicycles. 

Also planned are a rooftop terrace and “sky gardens” at levels 8, 17, 26 and 35. 

It was a rocky road to approval, given that the council had objected, along with the community, due to its impact on the nearby North Sydney CBD core.

Other issues included building heights, traffic and overshadowing, and a perceived lack of street activation along Little Walker Street. 

Aqualand responded to the submissions and concerns in March 2025, submitting changes to the ground level to increase street-level activation and improve connectivity with the adjoining Doris Fitton Park. 

Despite the objections, the IPC ruled that the project would support state government housing delivery priorities by delivering apartments in a “high accessible location” and providing bulk and scale compatible with the character of the area. 

The development, which has an estimated development cost of $289.42 million, will replace a 12-storey commercial office building on the 1641sq m lot. 

Aqualand is a major player in development in the Harbour City, acquiring a $70-million site at 132 Arthur Street for a 40-storey hotel and build-to-rent project, and opening its 28-storey Aura project on Walker Street at North Sydney last year.