Urban Digest

Overall Masterplan by ADW Johnson

The Central Coast Council has denied a proposed residential subdivision and small-lot housing project at 90-100 Jensen Road, Wadalba, submitted by Fortis Properties Australia Pty Ltd in April 2022. The application outlined an ambitious plan to develop 79 Torrens Title lots, three residue lots, and 13 detached dwellings across more than seven hectares. Valued at approximately $11.9 million, the project faced significant scrutiny, and on 6 November 2024, the Council refused the application, citing concerns about essential services, environmental impact, and planning compliance.

The proposed development was part of the Wadalba South Urban Release Area (URA), a region designated for urban expansion, where developers are expected to ensure infrastructure, environmental conservation, and adherence to planning regulations. The application proposed six stages of development, including a range of residential lot sizes, from 322 to 1,350 square metres, alongside new roads, footpaths, landscaping, and stormwater management systems. Plans also incorporated a dedicated environmental corridor to protect local wildlife habitats. However, the Council found that the proposal did not meet the standards required under the Wyong Local Environmental Plan (LEP) 2013 and the Wyong Development Control Plan (DCP) 2013.

Reasons for Refusal:

1. Essential Services and Infrastructure: A primary reason for refusal was the lack of adequate arrangements for essential services, which include water supply, sewer, and road connectivity. Developments within the URA are required to demonstrate the availability of such services under Clause 6.2 of the Wyong LEP 2013. In this case, the Council found the infrastructure proposal inadequate, with unresolved plans for public utility infrastructure such as water and sewage connections, as well as missing details on essential transport links, including bus routes to support future residents. Without these provisions, the Council determined that the development would not meet the needs of the proposed community or ensure appropriate service access.
2. Minimum Lot Size Compliance: The project’s proposed subdivision also faced issues in the C2 Environmental Conservation zone, which mandates a minimum lot size of 40 hectares. However, several planned lots were significantly smaller than this requirement, some measuring less than 5,000 square metres. This discrepancy led to a violation of Clause 4.1 of the Wyong LEP 2013, which prohibits developments that cannot comply with the minimum lot size. The Council noted that the size of these lots was in conflict with the zoning objectives, further supporting its refusal.
3. Environmental and Biodiversity Impact: Environmental preservation was another key reason for the Council’s decision. The development raised significant concerns for endangered species in the area, particularly the Swift Parrot. Council’s assessment determined that the project could have serious and irreversible impacts on this species, potentially threatening its survival and contributing to the risk of extinction. Additionally, the proposal included provisions for an east-west habitat corridor designed for the Squirrel Glider, another species of ecological concern. However, the layout and management plan for this corridor were found to be insufficient, failing to ensure proper connectivity for the Squirrel Glider population. These issues, combined with the lack of sufficient biodiversity offsets, violated requirements under the Biodiversity Conservation Act 2016.
4. Inconsistencies with the Development Control Plan: The proposal’s alignment with the Wadalba South URA’s site-specific DCP raised further issues. The Council found that the project did not meet several of the DCP’s objectives and requirements, including guidelines on staging and infrastructure. One major concern was the staging of essential infrastructure and its coordination with broader precinct plans, as well as a lack of access to public open spaces for future residents. These inconsistencies underscored the Council’s position that the development would not support a well-planned, integrated community as envisioned for the URA.
5. Public Interest and Orderly Development: The Council also cited principles of orderly development as a basis for its decision. The application was assessed as contrary to public interest goals for the Wadalba South area, with the fragmented staging approach and inadequate plans for essential infrastructure creating concerns over site suitability and long-term viability. The Council’s decision emphasized the importance of well-planned urban growth and the need to balance residential expansion with environmental conservation and infrastructure readiness.

Project Team:

• Developer: Fortis Properties Australia Pty Ltd
• Urban Planner: ADW Johnson Pty Ltd
• Bushfire Assessment: Bushfire Planning Australia​
• Biodiversity Development Assessment Report: Anderson Environment & Planning (AEP)​
• Heritage Impact Assessment: Heritage Now Pty Ltd​​
• Aboriginal Cultural Heritage Assessment: McCardle Cultural Heritage Pty Ltd​
• Traffic Impact Assessment: Intersect Traffic Pty Ltd​
• Geotechnical and Contamination Assessment: Cardno
• ​Arborist Report: Anderson Environment & Planning (AEP)​
• Architectural Design: Pereira Design
• ​Civil Engineering and Stormwater Drainage: ADW Johnson
• ​​Waste Management Plan: ADW Johnson
• ​Landscape Plan: ADW Johnson​

For more information, search application number DA/1242/2022 on the Central Coast Council’s website.