Garden suburb FAQs

The required pothole remediation works are being supervised by a qualified ecologist. At the commencement of works, a full team briefing involving civil contractors, geotechnical engineers, ecologists and Landcom representatives was held to run through the required works and all the environmental and safety protocols.

The principal ecologist has directed that vegetation clearing is to be minimised as far as practical, and that the supervising ecologist will work closely with the civil contractors to identify the most suitable access pathways and machinery working areas. In particular, important features to be preferentially avoided included:

·       areas mapped as containing the threatened plant Black-eyed Susan (Tetratheca juncea)

·       hollow bearing trees

·       large trees in general

·       any notable ground habitat areas.

If any native animals are found, the ecologist will handle the situation to comply with animal ethics licencing protocols.

Wherever potential safety risks are identified for machinery operation such as steep slopes, the ecologist and civil contractor will work together to identify alternative pathways that minimise impacts to the environment and protect the machine operators.  

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.

As part of the planning for the site, two Aboriginal Heritage Due Diligence Reports were undertaken. The assessment was carried out 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.

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.

As of December 2024 , the biodiversity stewardship has not been formally registered.  

The NSW Biodiversity Conservation Trust, a Division of the NSW Department of Climate Change, Energy, the Environment and Water require the potholes to be remediated before the stewardship site can be registered. This work is being carried out 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.

The NSW Biodiversity Conservation Trust, a Division of the NSW Department of Climate Change, Energy, the Environment and Water requested that the covenant be removed as the Biodiversity Stewardship Agreement is the mechanism that commits to protect and enhance the biodiversity values on the land in perpetuity.  

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.

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.

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

• Before clearing, 64 new nest boxes for existing species like possums, will be installed in the stewardship site. This is a 1:1 replacement ratio for every hollow bearing tree that will be removed in the development footprint. As a result, the total number of hollows on-site will remain the same. 
• Pre-clearance surveys will be done before works start 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) and will be felled in segments by climbing arborists where it is safe to do so.
• 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. 

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.

It is expected, that subdivision construction will start in 2025. The construction program is around 12 months, and residents are expected to move into their new homes in 2026.

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. 
  
  

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.

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. 

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 2024, we will remediate the 12 mine subsidence potholes in the stewardship site. The potholes must 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.

For an overview on what Landcom's commitment to delivering affordable housing please visit our affordable housing page. 

Affordable housing is for very low, low and moderate income households where rent or mortgage payments are below 30% of gross household income. It is priced so that these households are also able to meet other basic living costs such as food, clothing, transport, medical care and education.

Affordable housing is an integral part of any community. It plays a pivotal role in enabling social and economic sustainability, to create vibrant and diverse communities.

Without affordable housing, individuals and families may have to sacrifice basic necessities to meet housing costs, potentially leading to displacement that disrupts family and community connection.

This creates a domino effect that impacts local businesses and services: as workers move from an area in search of affordable housing, businesses and essential services find it challenging to attract and retain staff.
  

Affordable housing is designated for those on very low, low, and moderate household incomes. It is priced (whether mortgage repayments or rent) so these households can meet their other essential living costs.

This development will provide affordable rental housing for a mix of low or moderate income households. Rent is discounted so that residents are able to meet other basic living costs, such as food, clothing, transport, medical care and education.

Those seeking housing affordability include workers who provide essential services within the community, such as nurses, paramedics, child-care workers and retail staff.

The population within the Hunter region is growing, older age groups and smaller households are increasing. At the 2021 Census, low income households were the largest proportion of all households in the Hunter region as a whole and in each Hunter local government area. This suggests demand for affordable housing to rent and purchase by low and moderate income households is strong.

At the same time there has been an increase in the proportion of lower income households in rental stress.  At the 2021 Census, in the Hunter, 95% very low income and 74% of low income households were in rental stress, up 2% and 10% respectively from 2016.

The project will provide much needed housing, including affordable rental housing for low income households.

Note : the Hunter region comprises the regional city of Newcastle, plus the local government areas of Cessnock, Dungog, Lake Macquarie, Maitland, Mid Coast, Muswellbrook, Port Stephens, Singleton and Upper Hunter.

*Reference Communities and Justice – Housing Snapshots

As a State-Owned Corporation, Landcom is a commercial business that develops land to achieve both public outcomes and financial benefits for the NSW Government and the people of NSW. 

Currently, a minimum of 30% affordable housing is planned for the site. This will provide a positive outcome for the local community and help boost the supply of affordable housing for low and middle income earners.

The project has been in planning for many years and the community has had a number of opportunities to have their say since late 2012.

Prior to lodging the development application with Lake Macquarie Council, Landcom consulted the community in mid-2012 and received feedback from 47 local residents. This feedback was considered and incorporated into the application.

The development application was publicly exhibited in 2013. 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 Regional Planning Panel confirmed that Landcom had 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. 

In 2023 the Commonwealth Department of Climate Change, Energy, the Environment and Water publicly exhibited our assessment relating to clearing of an endangered species of native shrub before granting approval. 

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.