Planning proposals
Planning proposals are requests to amend the Local Environmental Plan (LEP). They may be a request to alter land uses through rezoning and/or amend the development standards, such as building heights, minimum lot sizes or other clauses.
The LEP is the main planning tool to guide planning decisions for local government areas. 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.
If you’re interested in rezoning your land, you can find more information on the process and requirements on our Local Environmental Plan webpage.
Current planning proposals
The following planning proposals are currently under assessment:
1. | Applicant makes a request to prepare a planning proposal to amend the LEP. Staff assess the request and determine if further investigation is appropriate. The applicant prepares a planning proposal. |
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2. | Applicant submits a planning proposal and staff commence an assessment. |
3. | Adjoining and adjacent neighbours to the rezoning site are notified in writing. |
4. | Staff assess the proposal and make a recommendation to Council on whether to support the planning proposal. |
5. | If supported by Council, staff submit the proposal to the Department Planning, Housing and Infrastructure (the Department) for assessment. Where a proposal is consistent with adopted plans and strategies, a proposal may bypass Council. |
6. | If the Minister decides the planning proposal should proceed, a Gateway determination is issued. |
| 7. | Council consults with relevant State agencies and may undertake further studies to prepare the proposal for community consultation. |
| 8. | The planning proposal is placed on public exhibition. Adjoining neighbours are notified and invited to make submissions. |
| 9. | Staff review the community feedback and submissions and make a recommendation to the Council on whether to support the planning proposal. The community has an opportunity to address Councillors prior to the Council meeting. |
| 10. | If supported by Council, the planning proposal is sent to the Department for finalisation. |
| 11. | The amendment to the LEP is made and becomes law. |
* Where a planning proposal aligns with adopted local strategies, it will be sent directly to the State Government for Gateway determination under delegation.
Port Stephens Council has a Housing Supply Plan (HSP) that identifies sites suitable for residential development. If a site is not identified, it will require an addendum request to amend the HSP prior to lodging a planning proposal with Council.
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.
Previous planning proposals
The following planning proposals have been finalised since 2026:
| Name | Description | Outcome |
|---|---|---|
| 20 Nulla Nulla Lane | Proposal to rezone the site from RU1 Primary Production to R5 Large Lot Residential and reduce the existing minimum lot size from 40 hectares to 4,000sqm to deliver up to 18 large residential lots. | On 3 November 2026, the proposal received a gateway determination to not proceed. |
| 339 Tarean Road, karuah | Proposal to rezone part of the from RU2 Rural Landscape to R2 Low Density Residential to enable a residential subdivision delivering up to 157 lots. | On 23 October 2026, the proposal was formally withdrawn by the applicant. |
| Precinct D Medowie | Proposal to rezone the site from RU2 Rural Landscape to a combination of E1 Local Centre, R3 Medium Density Residential and C2 Environmental Conservation. Precinct D includes 46, 48, 50, and 52 Ferodale Road, Medowie and 754 Medowie Road, Medowie. | On the 11 September 2026, the proposal was formally made. |
| 254 Tarean Road, karuah | Proposal to permit service stations on the site. | On 13 March 2026, the proposal was formally made. |
Planning proposals finalised prior to 2026 can be found via 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.