Planning proposals
Planning proposals are requests to Council to amend the Local Environmental Plan (LEP), which is the primary planning instrument for a local government area. The LEP is a framework for zoning and development standards, outlining what can be built, where it can be built, and what activities can occur on land.
Applicant makes a request to Port Stephens Council for preparation of a planning proposal.
Port Stephens Council has a Housing Supply Plan (HSP). If a site is not identified in the Port Stephens HSP for new housing, it will require an addendum request to amend the HSP.
The Council planners assess the planning proposal and makes a recommendation to the Council on whether to support the planning proposal.*
* Where a planning proposal aligns with adopted local strategies, it will be sent directly to the State Government for Gateway determination under delegation.
If the Minister decides the planning proposal should proceed, a Gateway determination is issued.
Planning proposal will go on public exhibition for community input. Council considers feedback and reviews submissions to decide if the planning proposal should proceed.
The LEP amendment comes into effect and development applications may be lodged for the site.
Community participation
Opportunities for community input into the planning proposal process align with the Community Participation Plan, which is outlined in the Communication and Engagement Strategy.
Lodged planning proposals
The planning proposal seeks to rezone the land from R5 Large Lot Residential to E1 Local Centre to enable retail and commercial uses.
A planning proposal has been lodged for the Nelson Bay Bowling Club.
- 61A Dowling Street, Nelson Bay
- 63 Dowling Street, Nelson Bay
- 67 Dowling Street, Nelson Bay
This planning proposal seeks to rezone the land from RE1 Public Recreation to MU1 Mixed Use to allow the bowling club to continue operating and to enable permanent residential apartments and commercial uses. The planning proposal does not include any amendments to existing building height limits.
The planning proposal seeks to rezone the land from RU2 Rural Landscape to E3 Productivity Support to allow employment and light industrial uses.
The planning proposal seeks to rezone a 14 hectare portion of the site to R2 Low Density Residential and to reclassify it from Community to Operational land, enabling it to be developed for housing. The remainder of the site is to be zoned for environmental conservation.
A planning proposal has been lodged for:
- 1B Jessica Close, Raymond Terrace
- 4 Payton Street, Raymond Terrace
- 20 Benjamin Lee Drive, Raymond Terrace
- 27 Campbell Ave, Anna Bay
- 101 Kindlebark Drive, Medowie
- Part of 124 Benjamin Lee Drive, Raymond Terrace
- 154 Rocky Point Road, Fingal Bay
- A-1 Mount Hall Road, Raymond Terrace
The planning proposal seeks to reclassify all of the sites from Community to Operational land and rezone five of the sites (1B Jessica Close, Raymond Terrace; 4 Payton Street. Raymond Terrace; 20 Benjamin Lee Drive, Raymond Terrace; 27 Campbell Avenue, Anna Bay) from RE1 Public Recreation to R2 Low Density Residential to allow residential uses.
The planning proposal seeks to rezone part of the subject land from RU2 Rural Landscape to R2 Low Density Residential to enable residential housing. The remainder of the site is to be zoned for environmental conservation and rural.
A planning proposal has been lodged for:
- 16 George Street, Fullerton Cove
- 21 Coxs Lane, Fullerton Cove
- 10 Fullerton Cove Road, Fullerton Cove
The planning proposal seeks to rezone land from RU2 Rural Landscape to a combination of R2 Low Density Residential, R3 Medium Density Residential and C2 Environmental Conservation to enable residential housing and environmental conservation outcomes.
A planning proposal has been lodged for multiple sites at Tomago Road, Tomago.
The planning proposal seeks to amend the State Environmental Planning Policy (Precincts – Regional) 2021, to update zoning from IN1 General Industrial to E4 General Industrial, and introduce additional permitted land uses.
The planning proposal seeks to rezone the land from RU2 Rural Landscape to R2 Low Density Residential to enable residential development.
Gateway determination – Department of Planning, Housing and Infrastructure (DPHI)
Planning proposals that have been lodged and sent to the Department of Planning, Housing and Infrastructure (DPHI) for Gateway determination are listed on the NSW Planning Portal.
FAQs
When a planning proposal is lodged with Council through the NSW Planning Portal, Council will complete an initial assessment of the proposal's strategic and site-specific merit. If accepted, Council will notify the adjoining and adjacent landowners.
A Gateway determination is a decision by the NSW Department of Planning, Housing and Infrastructure that allows a proposed amendment to a Local Environmental Plan to proceed to public exhibition.
Following strategic assessment, the Minister (or delegate) will issue the Gateway determination which will specify next steps and may include additional requirements such as amendments to the planning proposal, the preparation of additional supporting studies and required consultation with State agencies prior to community consultation.
The community have opportunities to make a submission on a planning proposal during the public exhibition stage. Please refer to the planning proposal process above.
You can access the public exhibition page on Port Stephens Council's Website.
For more information on the addendum process, please call the Strategic Planning team on 02 4988 0255.
The planning proposal process varies depending on the complexity of the site. From the time of lodgement, it may take a minimum of 12 months up to 2 years.
Once a planning proposal has been finalised, the land subject to the amendment may apply for a development application for the new land uses and controls that are in effect.