An annual compliance report must be prepared and will be published on the project webpage. An independent audit of compliance with the consent conditions must be conducted every three years.

As part of the planning for the site, two Aboriginal Heritage Due Diligence Reports were undertaken. The assessment was required in in accordance with the Due Diligence Code of Practice for the protection of Aboriginal Objects in NSW (2010). The study areas included both the stewardship and development sites, and the report covers an area of 11 hectares.

The investigations identified no items of Aboriginal cultural heritage within the study area. The reports were part of the Development Application which was approved by the Hunter and Central Coast Regional Planning Panel in December 2020, with deferred commencement conditions.

Landcom has been in discussions with the Awabakal Local Aboriginal Land Council regarding the stewardship site and has also notified the Kirinari Hostel, which adjoins the site offering to meet with them should they have any questions regarding the mine subsidence remediation works being undertaken in December 2024 and January 2025. 

NSW is in the grip of a serious housing crisis and homes need to be delivered to meet community need.  

Plans provide for approximately 105 homes to be built, including some affordable housing for lower to moderate income households. Importantly, the majority of the site, approximately 70% (around 28ha of bushland), will be protected and managed as a biodiversity stewardship site in perpetuity.

As such, the project seeks to balance the need to develop land for much needed housing, with regeneration and protection of bushland.

During construction, the development area will be fenced to provide for public safety. 

A permanent four-metre high fence will be constructed between the development area and the Lance York Oval to help stop balls from the sports fields entering the site.

No. 

Approximately 70% of the site, which is around 28ha of the bushland on site is being protected and managed as a biodiversity stewardship site in perpetuity.  We also aim to keep a number of mature trees within the development area, including several large, healthy native trees close to Myall Road. Where possible, existing hollow logs will also be reused as 'ground furniture' for animals on the stewardship site.

Disturbance limits dictate that clearing cannot occur outside of the development area and restrict the clearing of an endangered species of native shrub, Black-eyed Susan (Tetratheca juncea) to within the development footprint. 

The limits also state that clearing cannot occur within the biodiversity stewardship site, except for work approved by the Commonwealth Department of Climate Change, Energy, the Environment and Water such as the mine subsidence pothole remediation works.  

Council has determined that the development will provide good connectivity for vehicles and pedestrians. Traffic studies undertaken by consultants suggest impacts to surrounding streets will be minimal.

The Gillian Crescent extension will provide additional access in case of emergency and/or delays at the main Myall Road intersection.

A staged clearing approach will be adopted during construction to give wildlife the chance to relocate. Hollow bearing trees will be felled last. Connectivity will be maintained to the surrounding bushland for as long as possible. Clearing will be supervised by multiple accredited ecologists.

We are working in accordance with a Vegetation Management Plan developed by an ecologist and approved by the Commonwealth Department of Climate Change, Energy, the Environment, and Water. 

• in late 2024, 64 new nest boxes for existing species like possums were installed in the stewardship site before clearing. This is a 1:1 replacement ratio for every hollow-bearing tree that will be removed from the development footprint. As a result, the total number of hollows on-site will remain the same.
• pre-clearance surveys will be done before work starts to identify vegetation within the development area that may be able to be kept, such as established trees that can form part of the future streetscape.
• all clearing works will be supervised by an ecologist.
• a staged approach to clearing will provide animals the opportunity to relocate outside the development footprint.
• clearing will generally occur in a direction from previously disturbed lands towards the large area of bush that will be kept as the stewardship site. Hollow bearing trees will be cleared last, giving animals the chance to relocate.
• ecologists supervising the clearing will rescue animals during vegetation where possible and assess them for injuries. Rescued animals will be released to a suitable nearby location; this may require holding them until dusk for release in keeping with relevant animal ethics standards.
• local vets and animal rescue clinics will be notified prior to clearing. 

The intersection upgrade was a condition of the development application and detailed planning is underway. The detailed design for Myall Road works including the upgraded intersection is still being finalised.

The development will include new and upgraded roads and intersection:

• a new road connection by extending Gillian Crescent, providing a secondary access point for future residents
• the main Myall Road and Gymea Drive intersection will be upgraded to a signalised intersection to improve local traffic flow. The signalised intersection will be completed in parallel to the subdivision works so that the community can benefit as soon as possible
• shared footpaths to encourage active lifestyles. 

The Myall Road and Gymea Drive intersection upgrade is a condition of the approved development application. The detailed design for the intersection upgrade is being finalised. However, the signs and pavement marking plans and the traffic signals plan have been approved and are available here. 

Once the design work is complete, we will post the detailed designs on our webpage and provide further details to adjoining neighbours and the community.

Two bioretention basins have been approved as part of the Subdivision Works Certificate to treat stormwater runoff. A new system of gutters and pipes will be installed to channel stormwater runoff away from the development area and prevent flooding.

To manage water run off & soil erosion during construction, some or all of the following control mechanisms may be adopted:

• temporary basins
• temporary silt fences
• controls on areas of open ground
• stabilisation of stockpiles of soils
• site surface water run-off is to be directed into settling basins to prevent sediment escaping from the site.

Any contamination found will be managed in accordance with the approved Remediation Action Plan and the regulatory framework. 

Construction impacts will be managed through appropriate mitigation measures. We will notify nearby residents of planned works and provide channels for them to ask questions or make complaints.

Construction is inherently noisy, and construction sites can get dusty.  Works will be carried out in accordance with the approved Construction Management Plan to minimise the impacts to the community.

Measures to minimise impacts on the surrounding area will include:

• trucks leaving site will be covered, minimising the spread of excavated and/or other material on local roads
• all vehicles and trucks will travel slowly enoughon site to minimise generation of dust
• traffic control will be in place so trucks can safely enter and exit the site
• water will be sprayed to suppress dust, and works will be stopped in high winds
• sediment controls will be installed to prevent water run-off and soil erosion
• maintaining agreed hours of work.

Work hours are: Monday to Friday 7am – 6pm, Saturday 8am – 1pm and no work on Sundays or public holidays

To maximise the area of conserved land and noting the site’s location close to other open spaces, no new open space will be delivered as part of the project. 

The tracks will be natural dirt tracks, with some boardwalks over waterways. While paths will be maintained and should be suitable for most ages and fitness levels there are some steeper sections of the site and people with limited mobility may need some assistance.

The vegetation management plan outlines a range of measures to minimise impacts on wildlife.  For example, traps will be used to keep domestic cats out of the bushland and regular pest species monitoring will occur. Regular monitoring of threatened native fauna will also occur to ensure their numbers remain stable.

No, vegetation will be cleared in the biodiversity stewardship site to provide asset protection zones. However, there are various asset protection zones located within the development footprint which will protect future properties from bushfire risk.

Landcom has paid $2.48 million to the NSW Biodiversity Conservation Trust which will fund the rehabilitation and ongoing maintenance of the bushland in perpetuity.

At the end of every year, a compliance report must be prepared and submitted to the NSW Department of Climate Change, Energy, the Environment and Water to demonstrate we have undertaken the required actions to rehabilitate the site according to the approved management plan.

Landcom currently owns the stewardship site and will manage it in the short term.  We are working with key stakeholders to explore opportunities to potentially transfer ownership and ongoing management of the site. If ownership of the site is transferred, the new owners will be required to maintain the stewardship in perpetuity according to the current management plan. 

Yes, there is an important role for the community to advocate for the health of the bushland in the stewardship site. The community can submit a report to the NSW Department of Climate Change, Energy, the Environment and Water if the site is not being respected or managed in accordance with the approved vegetation management plan.

The tracks will be natural dirt tracks, with some boardwalks over waterways.  While paths will be maintained and should be suitable for most ages and fitness levels there are some steeper sections of the site and people with limited mobility may need some assistance.

Yes, the NSW Department of Climate Change, Energy, the Environment and Water will monitor the health of bushland in the stewardship site and ensure the approved vegetation management plan is being fully implemented. 

After 12 months, the vegetation management plan may need to be updated with new strategies in response to changes in the condition of the bushland.

The vegetation management plan will be reviewed and updated every five years to reflect changes in environmental conditions, regulatory requirements and the health of the bushland.  Management strategies outlined in the original plan may need to be adjusted to maintain optimal ecological balance and achieve desired outcomes in the stewardship site.

The stewardship site was recently registered by the Nature Markets and Offsets Division of the NSW Department of Climate Change, Energy, the Environment and Water. The registration number is - BS0162.

The Nature Markets and Offsets Division of the NSW Department of Climate Change, Energy, the Environment and Water confirmed the condition for a covenant was redundant and was not required to execute the Biodiversity Stewardship Agreement. Ongoing monitoring to ensure compliance with the Biodiversity Stewardship Agreement is overseen by the Biodiversity Conservation Trust. 

The nest boxes come in various shapes and sizes to cater for the different species that will use them. For example, owl nestboxes are larger than glider, possum and lorikeet nestboxes.  The nestboxes are a mix of salvaged hollows and manufactured boxes. We will record the number of nestboxes removed from the development footprint to ensure an equal number are installed in the stewardship site.

The nest boxes will be monitored to determine evidence of occupation and the condition of artificial hollows. Any nest boxes that are damaged will be replaced. 

Native vegetation, threatened species, pests and weeds will be managed as part of an approved stewardship site management plan. 

The management plan includes actions that must be undertaken to meet the Conditions of Consent, and to ensure the ecological condition of the stewardship site is improved and maintained in perpetuity.

There may be periods where the site is closed or restricted while remediation and construction works are carried out, however the stewardship site will remain publicly accessible in the long term.

The biodiversity stewardship site will keep some walking trails for recreational access. Several smaller trails within the stewardship site will be closed to help the bush regenerate.

Following public exhibition of the development application in 2013, and subsequent community feedback, further site investigations were undertaken. The application was publicly exhibited again in 2018, with an Addendum Biodiversity Assessment Report and additional significance assessments for the threatened species listed within the Environment Protection and Biodiversity Conservation Act (1999) and the Biodiversity Conservation Act (2016).

The project received approval from the Hunter and Central Coast Joint Regional Planning Panel in 2020, subject to deferred commencement conditions. 

Approval under the Commonwealth Environment Protection and Biodiversity Conservation Act 1999 was received in December 2024.

In late 2024/early 2025, we remediated 12 mine subsidence potholes in the stewardship site. The potholes had to be remediated in accordance with Conditions of Consent and works must comply with a Vegetation Management Plan which was approved by the Commonwealth Department of Climate Change, Energy, the Environment and Water.

As the proposal was not a State Significant Development Application, an Environmental Impact Statement was not required. Comparable technical studies have been completed including three separate biodiversity assessments and several in-depth site investigations. Studies found there is likely to be no significant impact on vulnerable flora and fauna, like powerful owls and squirrel gliders, with suitable mitigation measures in place. Studies were assessed by Lake Macquarie City Council and referred to relevant State Government agencies for review, following which the Hunter and Central Coast Regional Planning Panel approved the development in late 2020. 

The development application was publicly exhibited in 2013 along with associated technical reports. Further site investigations were undertaken in response to community feedback.  The development application was again placed on public exhibition for further consultation in 2018, with an Addendum Biodiversity Assessment Report and additional significance assessments for the threatened species listed within the Environment Protection and Biodiversity Conservation Act (1999) and the Biodiversity Conservation Act (2016).

Through the development assessment process, we undertook further in-depth site studies from 2019-2020.  In late 2020, Council issued a notice for interested community members to attend a public meeting to make verbal submissions to the Hunter and Central Coast Joint Regional Planning Panel.

The Development Application was approved by the Hunter and Central Coast Regional Planning Panel in December 2020, with deferred commencement conditions. The Regional Planning Panel confirmed that Landcom has adequately addressed issues of community interest and that no new issues had been raised at the public meeting.

The final documents including a document summarising the result of the public exhibition and the Public Submissions Reponses Summary can be found here. 

We use a range of criteria when evaluating potential development sites. These include location, zoning, availability of services, potential to accommodate affordable housing, heritage and flooding constraints to identify if they are feasible to develop.

The NSW Government is committed to confronting the housing crisis head on, which means ensuring we have more housing supply. The Garden Suburb project provides an opportunity to balance the need to develop land for much needed housing, with the opportunity to improve and protect existing bushland.

The community can contact the project team when works are occurring (i.e. Monday to Friday, between 7am and 5pm) on T: 1800 714 321or alternatively the Landcom office on 9841 8600 or E: gardensuburb@landcom.nsw.gov.au and find more information online at: www.landcom.com.au/garden-suburb.

No. Given the low impact of the pothole works, the public will still be able to access the bushland during the works period.

Signage has been erected to define work areas. This is to ensure that while works are being carried out, the public is safe from moving machinery.

Targeted supplementary native planting will be undertaken once the mine subsidence works are complete and the stewardship site is registered. This will increase native plant species and cover, enhancing the composition and density across the site.

Focus will be on rehabilitating the tracks created by mine subsidence works, which will be temporarily fenced to allow for vegetation to regenerate.

NSW is in the grip of a serious housing crisis and homes need to be delivered. The potholes need to be remediated without delay to enable the stewardship site to be registered ahead of site works commencing in early 2025.  

The pothole remediation works could only commence once Commonwealth approval under the Environment Protection and Biodiversity Conservation Act was obtained. The timing of the works is necessary to meet future planning and programming requirements.   

As the pothole remediation works are determined to be low impact causing minimal damage to the bushland, Landcom did not consider it necessary to provide more notice to the community. The pothole sites will be monitored to enable natural bushland to reestablish. The community will be informed well in advance of main civil works commencing on the development site. 

The works have commenced in December and will continue in January following recent receipt of the Commonwealth approval under the Environment Protection and Biodiversity Conservation Act, which was the last required environmental approval.

This is the most suitable time of year as it falls outside the recorded Powerful Owl nesting period, and hence greatly limits chances of any direct disturbance to nesting activity and young fledgling birds.

As Powerful Owls (Ninox strenua) are listed as a threatened species, works have been carefully planned to minimise the impact on them.  

Works are being carried out in December and January as the owls are not nesting at this time, and any fledglings born last season will have left the nest.  

Retention of any large hollow bearing trees will ensure that no direct impact to Powerful Owl nest sites will occur, noting that nests are usually active in the period from April to October.

The closest pothole being remediated is around 100m from the nearest nesting tree. As such, fencing is not required. Our ecologist has advised that works are unlikely to have a negative impact on the owls. 

The development footprint reflects a range of environmental factors including the impacts of historic mine subsidence that were identified through geotechnical testing. Risk assessments have identified 12 mine subsidence potholes in the north-east and south-east of the stewardship site that need to be remediated before the site can be established.

This will involve backfilling each pothole with fill material to ensure public safety. The remediation of the potholes must be completed before the stewardship site can be registered and to satisfy the Conditions of Consent for the development application issued by the Hunter and Central Coast Regional Planning Panel.  

Pothole works were approved by the Federal Department of Climate Change, Energy, the Environment and Water and will be supervised by an ecologist.

We understand that backfilling the potholes will cause some disturbance to bushland. However, given some of the potholes are up to three metres in depth, they present a public safety risk for the community who regularly access the site.

Without remediation, they will continue to deteriorate, ultimately causing further damage to the site. Furthermore, as part of the Conditions of Consent, we must remediate safety risks posed by shafts and potholes associated with mine subsidence before the stewardship site can be registered. 

Works were approved by the Commonwealth Department of Climate Change, Energy, the Environment and Water.  

All work will be supervised by an ecologist and efforts will be made to utilise existing tracks to access the potholes to minimise vegetation disturbance.

The ecologist will work closely with the team to carefully navigate the site and minimise disturbance to flora and fauna.  

For more information, please refer to the community notice for these works.

Landcom submitted a detailed planning proposal to the Department of Planning, Housing and Infrastructure, who considered the submission before placing it on public exhibition.

The rezoning proposes R2 Low Density for the 66 residential lots on the southern side of Myall Road, R1 General Residential for the two affordable housing lots on the southern side of Myall Road and R1 General Residential for the lot on the northern side of Myall Road.

Once the public exhibition has closed, the Department will consider all submissions before making their determination.

The planning proposal has been placed on public exhibition by the Department of Planning, Housing and Infrastructure for community feedback until 20 April 2026. To view the planning proposal please visit the NSW Planning Portal. 

Most of our development proposals are assessed under Part 4 of the Environmental Planning & Assessment Act 1979 with a local council, a planning panel or the Minister for Planning and Public Spaces acting as the ‘Consent Authority’. Through this process, proposals get placed on public exhibition and independently assessed before a decision is made whether they can go ahead.

Sometimes Landcom can determine certain activities without development consent under Division 5.1 of the Environmental Planning & Assessment Act 1979. For these activities, we must assess the environmental impacts and consider whether there are ways to reduce them before deciding whether to proceed.

We have been able to self-assess certain minor infrastructure works, such as roads and parks, for many years. Since December 2023, a new self-assessment pathway for 100% affordable housing developments with up to 75 homes is available to Landcom.

This change is part of the NSW Government’s suite of planning reforms to help build more affordable homes faster.

The activities Landcom can self-assess are listed in the:

• Housing State Environmental Planning Policy (Housing SEPP)
• Transport and Infrastructure State Environmental Planning Policy (Transport & Infrastructure SEPP)
• Biodiversity and Conservation State Environmental Planning Policy (Biodiversity SEPP)

While self-assessment means that a development application does not need to be lodged with an external consent authority, like a local council, we must still thoroughly consider the likely impact of the activity on the environment and document the impacts in a Review of Environmental Factors report.

Where a proposal might significantly impact the environment, we may also be required to carry out specific biodiversity studies or an Environmental Impact Statement and publicly exhibit these documents before we can make a decision on the proposal.

Clause 171(2) of the Environmental Planning and Assessment Regulations 2021 lists the factors that we must consider through the environmental assessment process.

After reviewing all documentation, Landcom’s CEO can make the final determination on a proposal. The CEO will look at whether the environmental assessments are adequate and the proposed activity can go ahead, or if additional steps may be needed to reduce or minimise environmental impacts before the activity can start.

As a public authority, we must make sound and defensible decisions about proposed activities that we assess under Division 5.1 of the Environmental Planning & Assessment Act 1979.

The steps and rules for this process are in the Guidelines for Division 5.1 Assessment.

Landcom’ s process includes several measures to ensure compliance with the legal requirements and ensure fairness. For example:

• staff and consultants must confirm they have no conflicts of interest.
• an independent planner must confirm that Landcom is able to act as the Determining Authority
• we must seek legal planning advice if there is uncertainty about using the self-assessment pathway
• technical reports must be reviewed for quality assurance
• for housing proposals, an independent town planner must review the reports
• we must complete and verify checklists to confirm we have met all requirements
• for works over $5 million, we must publish all documents including decision statements on the NSW Planning Portal or on our website before works start.

As a minimum, the law requires us to notify and invite comments from local councils, agencies and immediate neighbours.    
For affordable housing proposals or other proposals that may impact or be of interest to the community, we may provide extra notification and opportunities to engage through the environmental assessment processes. 

For activities over $5 million, we must publish all relevant environmental assessment documents and supporting technical reports on the NSW Planning Portal. This provides transparency and accountability to support robust and defensible decision making for proposals that we determine through self-assessment.

Transport for NSW approved the design of the traffic control signals for the intersection. The civil design for the intersection is under assessment by Lake Macquarie City Council. 
Further information can be found in the Signs and Pavement Marking Plan and the Traffic Control Signals Plan.

Intersection design is guided by state and national standards to maximise safety and operational efficiency, leaving limited scope for the community to influence technical design outcomes.
The design was informed by Transport for NSW and modelling advice from specialist engineers and traffic consultants. 

Works are planned to start in mid- 2026, and are expected to take ten months, weather permitting.

Motorists will still be able to turn left in and left out of Reserved Road, however they will no longer be able to turn right in and out of Reserved Road.

Any further design questions should be directed to Council.

Motorists will still be able to turn left in, turn left out, and turn right to enter the oval; however, they will no longer be able to turn right when exiting the oval. Motorists who need to turn right out of the oval onto Myall Road must turn left and then use the roundabout further west at Newcastle Street.

Any further design questions should be directed to Council.