A new eco-tourism destination is proposed for Middle Island, 278 Hermitage Road, Kurrajong Hills, with an estimated development cost of $210 million. Mountain Island Pty Ltd, the project’s proponent, has submitted a Scoping Report to the NSW Department of Planning and Infrastructure (DPIE) as part of the Secretary’s Environmental Assessment Requirements (SEARs) process.
About the Proposed Development
The Islands Oasis aims to provide a high-end, environmentally sustainable tourism experience. The development site, Middle Island, spans 278.8 hectares and is part of a larger private landholding known as “The Islands.” This mostly cleared land currently operates as an Arabian horse stud.
Located 2.5km northeast of Kurrajong Heights and 5km north of Kurrajong, the site connects to Bells Line of Road via Hermitage Road. Consequently, the project is positioned to boost nature-based tourism in the Hawkesbury region while offering a mix of accommodation and outdoor adventure experiences.
Key Features of The Islands Oasis
Accommodation and Facilities
To cater to a broad range of visitors, the proposal includes several short-term tourist accommodations. These options aim to attract both local and international guests looking for an immersive eco-tourism experience. Specifically, the accommodation includes:
- 120 lodge suites (5,160m² total floor area)
- 311 luxury cabins (42,950m² total floor area)
- 400 camping and caravan sites (36,300m² total floor area)
- 100 glamping sites (28,170m² total floor area)
- 1 clubhouse (1,321m² total floor area)
- 6 shared kitchen camp and common facilities (1,020m² total floor area)
Outdoor Recreation and Adventure Activities
In addition to its diverse accommodation options, The Islands Oasis will feature multiple outdoor adventure zones, creating unique recreational opportunities for visitors. These include:
- Mountain biking and horse trails
- Cultural camps and glamping retreats
- Zip lines and escape mazes
- Pony club and equestrian facilities
- Outdoor activity centre with an adventure playground
- Segway tours, wellness retreat, and amphitheatre for live performances
Concept Master Plan by Marchese Partners
Environmental and Infrastructure Considerations
To minimize its environmental footprint, the development integrates sustainable infrastructure and eco-friendly design principles. More importantly, several features ensure efficient resource management. Some of these include:
- Water supply sourced from multiple options, such as rainwater tanks, existing bores, and water extraction licenses
- On-site sewage treatment with greywater reuse for irrigation and fire protection
- Solar panel installations to support renewable energy use
- A 100m-wide Asset Protection Zone (APZ) for bushfire mitigation
- Upgraded internal roads to accommodate cars, caravans, and emergency vehicles
- Proposed road improvements to Hermitage Road and its intersection with Bells Line of Road
Key Environmental Considerations
Biodiversity and Conservation
A Preliminary Biodiversity Assessment has identified key areas of concern. Therefore, the Environmental Impact Statement (EIS) will further evaluate habitat preservation strategies and determine any necessary biodiversity offsets.
Traffic and Access
A Traffic Assessment has been completed. According to the report, internal road upgrades will improve access for visitors and emergency services. Additionally, proposed enhancements to Hermitage Road and the Bells Line of Road intersection aim to reduce congestion and improve traffic flow.
Bushfire Risk
Since the site is in a bushfire-prone area, compliance with Planning for Bushfire Protection 2019 is essential. A Bushfire Assessment confirms that the development will include a 100m-wide Asset Protection Zone (APZ) to mitigate risks.
Water Management and Sustainability
A comprehensive water management strategy ensures sustainability. To achieve this, the plan includes rainwater harvesting, bore water use, and advanced wastewater treatment methods.
Economic and Social Impact
The project is expected to increase regional tourism while generating new employment opportunities. In particular, an Economic Impact Assessment will highlight the expected benefits, while a Social Impact Assessment will evaluate potential effects on the local community.
Artist impression by Marchese Partners
SEARs Process: What Happens Next?
What Is SEARs?
The Secretary’s Environmental Assessment Requirements (SEARs) define the environmental, technical, and planning studies required before a development application (DA) can be lodged. As a result, this process ensures that all aspects of the project undergo thorough evaluation in the Environmental Impact Statement (EIS).
Timeline for SEARs
The Scoping Report for The Islands Oasis was prepared on 26 April 2024 and submitted to DPIE for review. Over the next 28 days, DPIE will assess the report, consult with key agencies, and issue the SEARs. These requirements will define the specific studies necessary to assess environmental, social, and infrastructure impacts.
Once the SEARs are issued, the proponent will begin preparing the EIS, which will include detailed studies on biodiversity, bushfire risk, traffic, economic impacts, and social considerations.
Public Consultation and Next Steps
After completing the EIS, the project will advance to the formal DA lodgement stage. At that point, the proposal will be placed on public exhibition, allowing community members, stakeholders, and government agencies to provide feedback.
Project Team and Key Stakeholders
Several consultants and specialists have been engaged to conduct technical studies and assessments for The Islands Oasis. These include:
- Developer: Mountain Island Pty Ltd
- Urban Planner: PPD Planning Consultants
- Architectural Design: Marchese Partners
- Traffic and Transport: Ason Group
- Bushfire Assessment: BlackAsh Bushfire Consulting
- Biodiversity and Environmental Studies: Environmental Services & Education Australia (ESEA)
- Development Cost Estimation: Newton Fisher Group
Conclusion: A Project in Early Planning Stages
The Islands Oasis is currently in the SEARs stage, meaning it is not yet an approved development. Therefore, the process will determine which environmental and planning studies must be completed before a formal DA can be lodged.
Public consultation will take place once the EIS is complete. This will allow the community to review the proposal and provide feedback.
For more details, visit the NSW Planning Portal and search for SSD-70865462.
