Home - 47 Darby Street

Boosting supply to meet NSW housing targets

The proposed residential development at 47 Darby Street in Cooks Hill has been
designated as a State Significant Development (SSD), by the Housing Delivery
Authority (HDA) with a concurrent rezoning and development application to be
prepared and assessed by the NSW Department of Planning.

The State Significant DA was lodged in January 2026 and went on public exhibition in February 2026.

The State Significant Development pathway aims to encourage and identify major residential projects that will help meet NSW‘s ambitious target to deliver 377,000 new homes by July 2029 under the National Housing Accord.

To accelerate the delivery of new homes the NSW Government established the Housing Delivery Authority (HDA) to lead a new streamlined state significant development pathway.

As a designated State Significant Development 47 Darby Street has been evaluated by the Housing Delivery Authority against key criteria including:

Well located sites that are serviced by existing infrastructure

Projects that can deliver high yield housing, such as multi dwelling housing, ‘shop top’ housing, seniors housing

Housing projects that can be assessed and commence construction within 12 months of approval

Projects with an estimated cost of more than $60 million in Sydney region or $30 million in regional areas

The proposed development

Vivacity Living Pty Ltd has lodged an application to construct two new residential
buildings containing 113 high quality residential apartments on the existing property.
The existing office building will be demolished and replaced by a new building facing
Darby Street comprising ground floor retail and 12 storeys of apartments.

The existing parking garage at the rear will be demolished and replaced by a new building addressing
Tyrrell Street comprising up to seven storeys of apartments.

Residential parking for both buildings will be provided within a basement.

Access to both buildings will be via entrances from Darby Street and Tyrrell Street.

The ground floor retail will provide an active edge to Darby Street, completing the missing link
between Darby Street and Hunter Street.

State Government Major Projects – 47 Darby Street

Find out more

An architect’s expression of the proposed redevelopment of 47 Darby Street viewed from Civic Park.

The footprint of the proposed redevelopment on the corner of Darby and Tyrrell Streets.

An aerial view of the site in relation to the Civic Park precinct

Community Engagement is ongoing

As the proponent of the State Significant Development, Vivacity Living Pty Ltd has been actively engaging and consulting with key stakeholders who may have an interest in the proposed redevelopment of 47 Darby Street.
Our aim is to

Provide clear and concise information about the project, its impacts and benefits

Engage and consult with key stakeholders

Obtain feedback from stakeholders

Since August 2025 consultation has been ongoing with nearby residents, local businesses along Darby Street and Newcastle City Council, among others.
The project has met face-to-face with residents and a range of organisations to provide information, answer questions and receive feedback on the proposal. This has included:
• Tim Crakanthorp MP, the Member for Newcastle
• Regency Park residents (3 meetings, including a site inspection)
• Newcastle Art Gallery
• Newcastle Synagogue
• Newcastle Spiritualist Church

An independent Social Impact Survey was done across the Cooks Hill community. A total of 79 responses were received, and 23 interviews were conducted with residents.

Numerous businesses along Darby Street and public institutions were contacted several times offering project
briefings and meetings.

Project briefings were also offered to the Lord Mayor, Deputy Lord Mayor and three Cooks Hill councillors on Newcastle City Council

In September, 2025 a letterbox drop was done to 1500 homes and businesses in Cooks Hill providing information and feedback opportunities.

The project continues to engage proactively with the Cooks Hill community.

This missing link connecting Darby Street and Civic Park

Vivacity’s vision for redeveloping 47 Darby Street includes a stunning building designed by CKDS, Newcastle’s award-winning architects, with a vibrant café-restaurant offering on the ground floor that will connect the Civic Park precinct to the rest of Darby Street.

This will deliver the missing link to bring new vibrancy to the Civic Park end of Darby Street. The ground floor spaces have been designed to allow for restaurants and cafes to integrate with new retail space at the Art Gallery to provide a café precinct next to Newcastle’s most significant park.

By creating a landmark destination at No. 47 it will dramatically transform the top end of Darby Street and define the edge of the Civic Precinct, while enhancing the streetscape and encouraging pedestrian traffic.

Easing Newcastle’s acute housing supply crisis

With NSW in the midst of a housing supply crisis, Vivacity Property’s proposed redevelopment of 47 Darby Street in Cooks Hill will help address the acute shortage.
Over the next 20 years NSW’s population is forecast to surge from 8.7 million currently to nearly 10.5 million people. Greater Newcastle’s population is also forecast to increase by 400,000 people to 1.8 million by 2041.*
Developers are struggling to meet current demand for new homes, and this will only get worse unless new supply comes on stream.
Vivacity’s proposal will deliver 113 high quality homes with underground parking for 155 cars, and a mixed-use retail area on the ground floor, including a cafe/restaurant.
The redevelopment of 47 Darby Street will help increase Newcastle’s housing supply in an ideal location that is well serviced by existing public transport, services and local amenities.

Frequently Asked Questions

What type of development is being proposed at 47 Darby Street?

Vivacity Living is seeking approval to build a new high quality residential development comprising 113 units across two buildings, with underground parking and a mixed-use retail area on the ground floor, including a cafe/restaurant.

The existing office block fronting Darby Street would be demolished to allow for construction of a 12-storey building containing 85 residential units, a wellness centre, underground parking and ground floor retail activating the street edge and connecting the Civic Precinct to lively Darby Street.

An existing brick workshop building at the rear of the office building would be demolished to allow for construction of a 7-storey building containing 28 residential units and underground parking.

Communal landscaped gardens would be built between the two residential buildings.

Why is Vivacity seeking approval for 113 units?

This will enable the delivery of a high quality mixed use development that incorporates a mix of residential apartments to suit a variety of occupants and housing market needs.

Being located on the edge of the CBD in close proximity to public transport, services and facilities 47 Darby Street is ideally placed to help address the acute housing shortage in Newcastle.

How will the development improve housing availability in the City of Newcastle?

Under the National Housing Accord the NSW government has set a target of building 11,000 well located homes in the Newcastle LGA by 2029 to accommodate the growing population and strong demand for housing.

The redevelopment to 47 Darby Street will help increase Newcastle’s housing supply in an ideal location that is close to employment and recreation facilities and is well serviced by established public transport, services and local amenities.

When will construction commence?

If the project is approved construction is anticipated to commence within 12 months of a Development Application being granted. If approved, construction is expected to commence in 2027.

Will there be parking spaces for residents in the new development?

Yes. A total of 155 car parking spaces will be provided. Each building will have its own basement car park. This fully complies with Newcastle City Council 2023 Development Control Plan (DCP).

In addition, 120 secure bicycle spaces will be provided across the two buildings for use by residents and visitors. Sixteen public bicycle racks will be available for visitors to the site.

What effect will the development have on traffic through Cooks Hill?

Traffic modelling conducted by an independent expert concluded that any traffic generated by the development will be minor, adding about 40 vehicle trips in the morning peak and 17 vehicle trips in the afternoon peak.

Why has this project been declared a State Significant Development?

In New South Wales planning, State Significant Development (SSD) refers to major projects that are declared as such due to their importance to the state for economic, environmental, or social reasons. These projects are assessed at the state level, rather than by local councils, to ensure broader state-wide impacts are considered.

Has the local Cooks Hill community been consulted?

Yes. To date three meetings have been held with residents of the adjoining Regency Park community to explain the project scope and listen to their concerns. Meetings have also been held with the Newcastle Synagogue, Newcastle Art Gallery, Newcastle Spiritualist Church and the state member for Newcastle, Tim Crakanthorp.

Project briefings have also been offered to numerous local businesses along Darby Street, and to institutions including King’s Own College, Newcastle East Public School, Newcastle University, Awabakal LALC and Cooks Hill councillors.

A project update was delivered to 1500 homes and businesses in Cooks Hill, and an independent Social Impact Survey was conducted, including interviews with residents.

What impact will the project have on existing heritage items in the Cooks Hill heritage conservation area?

A report prepared by independent heritage experts concluded the project will have minimal impact on the surrounding conservation area. This is due to the high quality of the external building design and its orientation to nearby Civic Park. The report also concluded the existing buildings at 47 Darby Street have minimal heritage value.

There are no issues related to indigenous heritage associated with the site.

What contribution will the project make to affordable housing?

If the project is approved it is proposed that Vivacity will provide a monetary contribution toward affordable housing. The contribution will be managed by City of Newcastle in line with the Newcastle Affordable Housing Contribution Scheme.

If approved what economic benefits will the project deliver to the City of Newcastle?

The project will deliver significant stimulus and economic uplift to the Cooks Hill and wider Newcastle economy. It is estimated the construction phase will support up to 900 jobs across the economy based on an estimated construction cost of $90-$100 million.

This includes on-site construction jobs, off-site supplier jobs and induced jobs. Post construction the local economy will benefit from increased household spending associated with the influx of new residents.

The City of Newcastle will benefit from increased rate revenue and development contributions.