Introduction
The Program
Proposed Development Concept
The Land Use Structure Plan has been developed through a thorough evaluation of the site's characteristics, emphasizing biodiversity, bushfire risk, accessibility, and the surrounding land uses This plan has been updated after reviewing feedback from the SSS Study and the draft Strategic Assessment Report and Program Report.
Heathcote Ridge offers the opportunity to develop a high-quality, environmentally sustainable community that is well-connected and preserves vital ecological zones This new community will seamlessly integrate with surrounding urban and bushland areas, providing diverse living, working, and recreational options for residents.
Urban development is planned for a portion of the site, while the majority will be preserved as a conservation area managed by the GLALC To offset the bushland loss resulting from this development, additional compensatory measures will be implemented.
Urban design prioritizes the protection of biodiversity-rich areas, ensures safety from potential catastrophic bushfires, and facilitates access for both private vehicles and public transport.
The key elements of the proposal (as amended following exhibition) are:
The provision of a conservation area having an area of 566 hectares;
Approximately 283 hectares of land for urban purposes comprising:
8 o 51.4 hectares of employment land (including a new village centre) estimated to provide 4,700 jobs; o 182.7 hectares of land for residential and associated purposes including local open space capable of accommodating an estimated
2,400 homes (7,200 persons); o New sportsfields and other open space (17.2 hectares), provision for a school and community facilities; and o A visitors and cultural heritage centre as a gateway to the proposed
Creation of distinct residential neighbourhoods linked together via walking trails, pathways and a central collector road spine;
Provision of an east west arterial road connecting New Illawarra Road with
The provision of bushfire management measures including asset protection zones, access routes and water services and neighbourhood safe places. i Conservation
The Gandangara conservation effort will safeguard approximately 566 hectares of land in perpetuity, preserving significant biodiversity and maintaining a vital environmental corridor that stretches from Georges River National Park in the north to the Woronora River, Defence land, and other national parks to the south, ensuring the long-term protection of the region's unique ecosystem.
The project footprint has been designed to ensure listed threatened species and communities are protected within this conservation reserve.
In the limited cases where this is not possible, the submission contains a package of ofsets to ensure the overall biodiversity value is maintained or improved.
The proposal has increased the size of the conservation reserve by nearly 50%, since the request for State Significant Site Listing, from 380 hectares to more than 566 hectares.
The site has faced ongoing issues with illegal dumping and unauthorized use by trail bikes and 4WD vehicles A proposal has been put forward to systematically clean up the dumping areas and restore all degraded sections Most of the degradation and contamination occurred during the decades the site was under the ownership of the NSW Government Despite this, Gandangara is committed to funding the cleanup and remediation efforts independently, ensuring no financial burden on the NSW Government.
The project site is historically vulnerable to bushfires due to its location, topography, and proximity to the Holsworthy Defence base To address these risks, the project team has engaged in close consultations with Sutherland Shire Council and the Rural Fire Service.
9 ensure best practice measures are included in this proposal.
As such, significant initiatives will be undertaken to reduce the bushfire risk for new and existing residents in the area including:
All residential areas will have a buffer of least 60 metres between houses and bushland, forming a mandatory Asset Protection Zone;
The employment lands will feature an 80-meter buffer along the western edge facing Heathcote Road, combined with a 150-meter width of employment lands This design provides a total protective width of 230 meters between the employment areas and the residential dwellings in the primary development zones.
A new road network within the project area will provide alternative exit routes without the need to use Heathcote Road; and
A new Rural Fire Service facility will be provided by Gandangara within the site. iii.
Significant road upgrades are planned north, east, and west of the site to meet the transportation needs of residents, workers, and the wider community A new east-west transport corridor, featuring a bridge and road link, will ensure direct access to Heathcote Road, New Illawarra Road, and the Bangor By-pass These enhancements complement the substantial investments made by the NSW Government in the sub-regional road network.
the Bangor By-pass Stage 1 link to Sutherland
The Bangor By-pass Stage 2 (improvements to New Illawarra Road)
The Alfords Point Bridge duplication and upgrades to the north.
The planned east-west transport corridor will significantly enhance connectivity between southern and southwestern Sydney, particularly linking the Sutherland and Liverpool regions, ultimately benefiting current residents in both areas.
The long-awaited east-west transport corridor, identified as a crucial infrastructure need for decades, will shorten the current journey by approximately 7.5 kilometers, significantly reducing travel times for the community This project addresses the vital missing link in the transport network while ensuring there is no net cost to the NSW Government.
The Heathcote Ridge project aims to alleviate housing pressures in the Sutherland Shire by providing land for 2,400 new homes, marking a substantial 50% reduction from the initial proposal of 5,000 dwellings This adjustment reflects the findings from comprehensive investigations conducted during the planning process.
The development will feature a diverse mix of housing options designed to cater to various community needs, from first-time homebuyers to seniors This approach aims to foster a vibrant community by offering adaptable housing solutions that accommodate changing life stages, age, and employment needs.
The initiative aims to create housing opportunities for Shire families, ensuring that younger generations can remain in the area despite rising house prices, while also allowing older residents to stay in their homes without the need to relocate.
The South West Growth Centre, situated around Oran Park and Austral, is the closest large-scale land release area capable of accommodating future greenfields housing needs However, its location, more than 30 kilometers from Heathcote Ridge, limits its potential to address the housing demand in the Sutherland Local Government Area (LGA).
The project supports the NSW Governments Metropolitan Plan for 2036 which contains a 58,000 dwelling target for the Sydney South Subregion. v.
The Heathcote Ridge submission proposes 51.4 hectares for a new employment hub, delivering up to 4,700 local jobs in Sydney’s south over the next 20 years.
Regional Context
(b) the regional context (natural and human)
Heathcote Ridge is situated around 25 kilometers southwest of Sydney's central business district, nestled between Holsworthy, Menai, and Barden Ridge, with Lucas Heights just a few kilometers to the south The area lies approximately 10 kilometers southeast of Liverpool and about six kilometers west of Sutherland.
In this report, the ‘locality’ refers to land within a 10km buffer from the outer extents of the project area.
The site is situated at the western edge of Sutherland Shire, adjacent to the City of Liverpool It features a steep sandstone plateau, with valleys created by Mill Creek and its tributaries that flow northward into the Georges River Additionally, a small portion of the site drains eastward toward the Woronora River.
The western boundary of the site is defined by Heathcote Road, extending eastward across Mill Creek to the Menai residential area near New Illawarra Road Both Heathcote Road and New Illawarra Road provide access to the M5 motorway, located 6 kilometers to the north, while Heathcote Road connects to the Princes Highway approximately 9 kilometers to the south.
The site boasts a strategic location for employment within the Sutherland Shire and nearby local government areas, including Liverpool, Campbelltown, Hurstville, and Bankstown Situated between the regional centers of Sutherland and Liverpool, it is approximately 5 kilometers from Holsworthy Rail Station on the East Hills Line and in proximity to the ANSTO employment area, making it an ideal choice for workers.
The natural environment is discussed below.
Land Use Planning
Land to Which the SEPP Amendment will Apply
The Amendment pertains to all land depicted on the Land Application Map in Appendix 1, including sections of the Heathcote Ridge site, which is already designated for urban development.
Proposed Land Use Zones
It is proposed to rezone the Heathcote Ridge site to the following land use zones:
In line with Part 2 of the Standard Instrument Principal LEP Template, the zone objectives and land uses have been customized to align with specific site characteristics, enhancing the standard mandatory objectives for each zone These modifications emphasize the importance, intended purpose, and character of future open space areas and urban lands.
Principal Development Standards
Consistent with the design approach described in Section 4, the following standards are proposed:
Residential densities of 15 dwelling units per hectare in the R2 Residential Zone and 25 dwellings per hectare in the R3 Medium Density Residential Zone;
Employment lands and town centre – 1,000 square metres.
Additional controls are proposed in relation to minimum lot sizes for different types of residential development such as dual occupancies and apartments. ii Floor Space
Floor space ratio controls are proposed in the medium density residential areas and in the employment lands:
Employment lands and town centre – 1:1. iii Height
Maximum building heights (as defined and measured in the Standard Instrument
Employment lands and town centre – 18 metres.
This accommodates two storey dwellings overall with the potential for three storey apartments in the medium density areas.
Exemptions to development standards will be included.
Consent Authority
Future developments on the site will require additional environmental assessments and approvals for subdivision and infrastructure projects related to neighborhood development This includes individual buildings that do not fall under exempt and complying provisions.
The Heathcote Ridge site is set to be developed into a series of staged neighborhoods or precincts, each undergoing detailed design and assessment This process will focus on supporting subdivision and street layouts, as well as the planning of open space areas and necessary infrastructure provisions.
The consent authority will be established based on the provisions of the EP&A Act, relevant regulations, and current environmental planning instruments Development decisions will be made in accordance with Parts 4 or 5 of the EP&A Act.
Land Tenure
(d) the basis of land and asset tenure for all land within the scope of the program
The Heathcote Ridge site includes several allotments owned by the Gandangara Local Aboriginal Land Council (GLALC) or currently under land claims by the Council For detailed legal descriptions and the status of these parcels, refer to Table 1.1 and Figure 1.3.
Table 1.1 Legal description and status of all parcels
Lot 7316 DP 1155196 as adjusted in accordance with LC 1692
The total site area is approximately 849ha Once developed land will be sold for further development or occupation The conservation area will remain under the ownership of GLALC.
The site, typical of the Menai suburbs including Bangor, Barden Ridge, Alfords Point, and Illawong, features sandstone ridges shaped by steep gullies and creek lines It is situated on plateau areas flanking Mill Creek, which flows north towards the Georges River While the eastern slopes of Mill Creek are urbanized up to the ridge line of New Illawarra Road, the western slopes, bordered by the ridge along Heathcote Road, remain undeveloped and are the main focus of this study.
Legal and Administrative Frameworks
(e) the legal and administrative frameworks that have supported development of the program that will ensure its implementation, including for protection of natural assets,
MNES and the environment of Commonwealth land This should include legal standing and relationship to other relevant policies, plans, guidelines, commitments and legislation/regulation, including
All development must receive subsequent approval in accordance with the Environmental Planning and Assessment Act 1979 This Act, along with its provisions for planning agreements and environmental impact assessments, guarantees that all pertinent environmental factors are considered when deciding on development consent for any aspect of the project.
(f) the consultation activities that have been undertaken to-date
A detailed program of stakeholder consultation, including the local community has been undertaken to date A Stakeholder Consultation Strategy has been prepared and has been implemented during the Study preparation process
The implementation of the Strategy ensures that a broad cross section of views canvassed on this important and high profile project.
The consultation process focuses on effectively sharing information and engaging with relevant stakeholders during the study preparation phase This program is designed to identify stakeholder concerns before the formal exhibition of the proposal by the Department of Planning and Infrastructure (DoPI).
The consultation achieved the following:
Awareness of the project across a broad range of stakeholders, community groups and the community;
Identification of key issues to be addressed in addition to those in the SSS study requirements;
Processes for on-going consultation The consultation included discussions with:
Political stakeholders through briefings with local members and relevant ministers, local councils (Sutherland Shire and Liverpool City) and local ward councillors;
A wide range of government agencies by the consultants on the team in their respective areas of expertise and by the consultation team;
Key stakeholders in the vicinity of the site include the Department of Defence, Lucas Heights Waste Resource Recovery Park, ANSTO, Cronulla Model Aircraft Club, Jenko Pony Club, Benedicts Quarry, Menai Soil and Sands, as well as local resident groups that are directly adjacent to the area.
Local community groups including environmental organisations,resident associations, chambers of commerce and the like.
19 Methods used for consultation include:
Establishment of a project website containing information on the project and fact sheets;
Disseminating information using the website, fact sheets, media releases as well as community meetings and direct approaches to stakeholders;
Community meetings and issues workshops, including using local press for notification;
Individual stakeholder meetings and follow-up.
The program will outline actions for short, medium, and long-term initiatives, focusing on key construction and operational elements related to urban, commercial, and industrial development.
Refer to staging program discussed in Section 1.4 above The development has a timeframe of 20 to 25 years.
(h) State, local government and GLALC management, planning and approval arrangements and the entity responsible for their implementation.
If the site falls under Schedule 3 of the Major Development SEPP, GLALC will oversee the ongoing development process All development activities must receive approval in accordance with the Environmental Planning and Assessment Act 1979 This Act, along with its provisions for planning agreements and environmental impact assessments, guarantees that all pertinent environmental factors are considered when deciding on development consent for the project.
Reports should outline the general environment that may be influenced by the program, encompassing areas within, adjacent to, and downstream of development sites that could experience direct or indirect effects It is essential to identify and discuss the environmental assets and characteristics, as well as the biophysical, ecological, and hydrological processes involved, including the dynamics of surface and groundwater, along with their recharge and discharge mechanisms.
The project area features diverse topography, including plateaus, ridgelines, and gullies The western section is characterized by a ridgeline, while the land along Heathcote Road is mostly flat before it steeply descends towards Mill Creek Additionally, the northeastern part of the area also has a steep slope leading to Mill Creek A notable high point in the project area is Barden’s Trig, located centrally.
A small gully is located next to Barden Creek in the southern part of the project area, while a steep ridgeline along the eastern side of New Illawarra Road descends toward the Woronora River.
The project area is situated in the Woronora Plateau, predominantly made up of sandstone At its highest elevations, it features shale-containing sandstone deposits from the Mittagong Formation, which contribute to soils that are more fertile and have a distinct structure compared to those formed from pure sandstone.
The soils of the project area are mapped as colluvial and residual soil landscapes.
The soils in the project area are predominantly derived from sandstone, resulting in well-drained yet extremely infertile conditions that support typical sandstone heath, woodland, and forest communities characterized by dry sclerophyll plant species In contrast, the northern and southern edges of the area exhibit a shale influence, leading to more fertile soils that sustain taller forests with a greater diversity of grasses and other plants that thrive in better soil conditions Additionally, varying amounts of ironstone found on the plateaus affect the composition of the vegetation in the region.
The project area is located within the Georges River Catchment, where several first, second, and third order watercourses have been identified, including Mill Creek and Barden, as documented by Harris Environmental Consulting in 2011.
The project area is traversed by two primary creeks: Mill Creek and Barden Creek Mill Creek originates in the southwestern section and flows toward the northeastern section, while Barden Creek also contributes to the area's hydrology.
Mill Creek converges with the Georges River to the west of Barden’s Trig, with its northern section within the project area experiencing tidal influences Additionally, the Woronora River flows adjacent to the southeastern corner of the project area.
The quality of the water in the watercourses occurring within the project area is poor as a result of runof from the upslope suburbs of Menai and Barden Ridge (DECC
2008), as well as erosion resulting from illegal trail bike riding and 4WD driving.
The primary geological formation in the area is Hawkesbury Sandstone, which is anticipated to hold regional groundwater within fractured sandstone at depths exceeding 30 meters beneath the plateau surface Additionally, there may be minor shallow water-bearing units at the soil-bedrock interface, with perched aquifers occasionally supplying small semi-permanent springs These perched aquifers are typically found above the steeper sandstone cliffs.
The proposed development will not significantly impact groundwater resources, as the groundwater regime remains stable To enhance and safeguard the upper reaches of drainage lines, design measures such as grass swales can be integrated into the urban landscape.
Actions Under the Program
The program will outline a series of actions to be implemented in the short, medium, and long term, focusing on essential construction and operational elements linked to urban, commercial, and industrial development.
Refer to staging program discussed in Section 1.4 above The development has a timeframe of 20 to 25 years.
Management, Planning and Approval Arrangements
(h) State, local government and GLALC management, planning and approval arrangements and the entity responsible for their implementation.
If the site falls under Schedule 3 of the Major Development SEPP, GLALC will oversee the ongoing development process All development activities will require approval in accordance with the Environmental Planning and Assessment Act 1979 The Act's provisions, including those for planning agreements and environmental impact assessments, will ensure that all pertinent environmental factors are considered when deciding on development consent for any aspect of the project.
ENVIRONMENT AND MNES
Environment Affected by the Program
Reports should outline the general environment that may be affected by the program, encompassing areas within, adjacent to, and downstream of development sites that could experience direct or indirect impacts It is essential to identify and discuss the environmental assets and characteristics, along with biophysical, ecological, and hydrological processes, while considering both surface and groundwater, including aspects of recharge and discharge.
The project area features diverse topography, including plateaus, ridgelines, and gullies The western section is characterized by a ridgeline, while the land along Heathcote Road is mostly flat before it descends sharply towards Mill Creek Additionally, the northeastern part of the area also exhibits steep slopes leading down to Mill Creek A notable high point, Barden’s Trig, is located centrally within the project area.
The project area's southern portion features a small gully situated adjacent to Barden Creek, while a prominent ridgeline runs along the eastern side of New Illawarra Road, sloping steeply towards the Woronora River, showcasing the unique geological characteristics of the region.
The project area is located within the Woronora Plateau, primarily characterized by sandstone At its highest elevations, the region features shale-containing sandstone deposits from the Mittagong Formation, resulting in soils that are more fertile and structurally distinct compared to those formed from pure sandstone.
The soils of the project area are mapped as colluvial and residual soil landscapes.
The project area predominantly features well-drained, extremely infertile soils derived from sandstone, which support typical sandstone heath, woodland, and forest communities characterized by dry sclerophyll plant species In contrast, the northern and southern extremes of the area exhibit shale influences, resulting in more fertile soils that sustain taller forests with a greater diversity of grasses and other plants that thrive in richer soils Additionally, varying amounts of ironstone observed on the plateaus contribute to the overall vegetation composition within the project area.
The project area is situated within the Georges River Catchment, which includes several mapped watercourses of first, second, and third order, as identified by Harris Environmental Consulting in 2011 Key watercourses in this area include Mill Creek and Barden.
The project area is traversed by two primary creeks: Mill Creek and Barden Creek Mill Creek originates in the southwestern section and flows toward the northeastern region, playing a significant role in the area's hydrology.
Mill Creek converges with Route 21 to the west of Barden’s Trig, flowing north into Georges River Within the project area, the northern section of Mill Creek is influenced by the tides of Georges River Additionally, the Woronora River runs along the southeastern corner of the project area.
The quality of the water in the watercourses occurring within the project area is poor as a result of runof from the upslope suburbs of Menai and Barden Ridge (DECC
2008), as well as erosion resulting from illegal trail bike riding and 4WD driving.
The primary geological formation in the area is Hawkesbury Sandstone, which typically contains regional groundwater within fractured sandstone at depths exceeding 30 meters below the plateau surface Additionally, minor shallow water-bearing units may exist at the soil-bedrock interface, with perched aquifers occasionally supplying small semi-permanent springs These perched aquifers are often found above the steeper sandstone cliffs.
The proposed development will not significantly impact groundwater resources, as the design can include measures to rehabilitate and protect the upper reaches of drainage lines This can be achieved by integrating features such as grass swales into the urban landscape, ensuring sustainable land use practices.
Historical land uses have led to significant vegetation clearance in the project area, particularly from gravel mining activities that began in the 1950s This mining not only cleared vegetation but also resulted in the establishment of access tracks Between 1961 and 1994, additional tracks were created alongside Heathcote Road and for accessing a power line easement that existed before 1961 Figure 2.1 illustrates the major land use changes in the area during this period.
The establishment of numerous unmade tracks in the project area has led to increased illegal activities such as 4WD driving, trail bike riding, and bushwalking Additionally, the proximity of these tracks to Heathcote Road has contributed to the area becoming a hotspot for illegal rubbish dumping.
The project area features a diverse range of predominantly native vegetation, including heath, woodland, forest, and wetland, shaped by its unique topography, geology, and drainage patterns While topography plays a crucial role in determining the broad types of vegetation, geology and drainage further refine these into distinct communities Although some original vegetation has been partially cleared due to past land uses, the area continues to suffer from pressures such as illegal recreational activities, leading to erosion and sedimentation challenges.
Cumberland Ecology conducted a detailed mapping of various vegetation communities in the project area, identified by their dominant species While some communities are distinctly separated, many feature transitional zones, or ecotones, that vary in width Despite similarities among several vegetation communities, classification and ordination of quadrat data helped clarify their distinctions Figure 2.2 illustrates the vegetation communities identified, and Table 2.1 lists the endangered ecological communities found in the project area.
Table 1.1 Endangered ecological communities recorded within the project area
Vegetation Community TSC Act Status EPBC Act Status
Banksia ericifolia Damp Heath EEC: Coastal Upland Swamp in the
EEC: Coastal Upland Swamp in the Sydney Basin bioregion
Forest CEEC: Turpentine- Ironbark Forest of the Sydney Basin Bioregion
Melaleuca linarifolia Forest (Swamp EEC: Swamp Sclerophyll Forest on
Oak Floodplain Forest coastal floodplains of the NSW North Coast, Sydney Basin and South East Corner bioregions
EEC: Swamp Oak Floodplain Forest of the NSW North Coast, Sydney Basin and South East Corner bioregion. vi.
The project area is home to a diverse range of flora, with over 400 species documented in recent surveys Predominantly characterized by dry sclerophyll sandstone vegetation, certain regions also exhibit clay influences The most common plant families identified include Myrtaceae, Proteaceae, Fabaceae, Ericaceae, and Poaceae, while exotic species make up less than 10% of the total flora.
The following threatened flora species have been recorded within the project area:
Acacia bynoeana (Bynoe’s Wattle) (TSC Act: Endangered; EPBC Act: Vulnerable);
Melaleuca deanei (Deane’s Paperbark) (TSC Act: Vulnerable; EPBC
Hibbertia sp ‘Menai’ (TSC Act: Endangered; EPBC Act: Not listed); and
Hibbertia puberula(TSC Act: Endangered; EPBC Act: Not listed).
Additional threatened flora species listed under the TSC Act and/or EPBC Act are considered to have the potential to occur within the project area. vii.
Identifying Areas of High Environmental Value
Reports should pinpoint regions that offer sustainable and significant support for the long-term survival of Matters of National Environmental Significance (MNES), as well as the preservation of biodiversity and ecological processes This focus encompasses a range of areas that contribute to these vital environmental goals.
(a) habitat for EPBC Act listed species including migratory species
(b) EPBC Act listed ecological communities
(c) areas containing native vegetation with habitat for listed species
(f) National Heritage Places and other heritage sites including those on the
Register of National Estate, and
(g) the environment on Commonwealth land.
The project area encompasses extensive habitats that support significant areas of Matter of National Environmental Significance (MNES), making it challenging to implement large-scale development without impacting these valuable ecosystems Consequently, it was essential to identify the regions within the project area that hold the highest value for MNES.
The project area contains two EPBC-listed Endangered Ecological Communities (EECs) that hold moderate to high environmental value Notably, the Sydney Turpentine-Ironbark Forest, located in the southern section of the area, is classified as a Critically Endangered Ecological Community (CEEC) and is recognized for its high environmental significance.
Despite some disturbances within this community, it remains interconnected with a larger ecological network Its considerable size and canopy cover classify it as a high-value conservation patch, demonstrating resilience to disturbances (SEWPaC 2011m) The Shale/Sandstone Transition Forest, found at various sites within the project area, has been assessed for its ecological significance.
The project area features a community of moderate environmental value, with some sections significantly degraded but others remaining intact Although the development footprint was carefully designed to avoid impacting this community, certain areas are in close proximity It is believed that the proposed mitigation measures will effectively manage any potential impacts on these adjacent areas, ensuring the preservation of the Shale/Sandstone ecosystem.
Transition Forest in the south western portion of the project area has also contributed the corridor across Heathcote Road, which also contains Shale/Sandstone Transition Forest.
The north-south corridor of the project area is identified as having moderate environmental value for Matters of National Environmental Significance (MNES) due to its intact and less disturbed habitats that support threatened flora and fauna, including the Grey-headed Flying-fox and Spotted-tailed Quoll This region is particularly significant as it contains known habitats for Melaleuca deanei, with locations housing multiple individuals deemed of higher ecological importance Additionally, the corridor's extensive connectivity to Georges River National Park in the north and Heathcote National Park in the south enhances its overall environmental value.
The habitats along Heathcote Road are assessed to have low to moderate environmental value due to partial clearance of original vegetation and ongoing pressures from illegal recreational activities, leading to erosion and sedimentation The area hosts 71 Melaleuca deanei and 21 Acacia bynoeana, but their presence is deemed of low-moderate value because of the limited number of individuals and the fact that these species are more abundant elsewhere While some suitable habitats for Matters of National Environmental Significance (MNES) may be lost, the retention and management of intact vegetation within the project area are expected to mitigate these impacts effectively.
ECOLOGICALLY SUSTAINABLE DEVELOPMENT
Background, History and Basis for Heathcote Ridge Development
The report should outline the background, history, and foundational aspects of Heathcote Ridge's development, while also addressing the social and economic factors and considerations related to the program's implementation.
Since the 1960s, the Menai area has been recognized by the State government as a key site for urban expansion The 1968 Sydney Region Outline Plan identified Menai as a significant urban growth zone within metropolitan Sydney This region, characterized by a sandstone plateau and incised gullies, is bordered by the Georges River to the north, the Woronora River to the east, the Liverpool Military Area to the west, and the Australian Nuclear Science and Technology Organisation (ANSTO) facility to the south The valleys created by the rivers and tributaries play a crucial role in defining the various planning areas within the Menai release zone.
In the late sixties and early seventies, planning efforts identified 37 distinct precincts for development, set to unfold in three stages, with the first stage beginning in 1971 The second stage, designated for West Menai, was initiated in the late 1970s.
83 ii Local Environmental Study and
By 1981, the planning and development of neighborhoods in Bangor, Menai, and Illawong were progressing, prompting the State government to consider the early release of land in West Menai In September of that year, the Department of Environment and Planning invited Sutherland Council to create a new local environmental plan for the West Menai Release Area Subsequently, the Council decided in November 1981 to draft this plan and initiated a local environmental study to assess the site's development suitability The West Menai Environmental Study, conducted by Neil Bird and Associates, was completed in 1984 and recommended that approximately
800 hectares of the release area was suitable for urban development.
Council progressed the rezoning of the site in accordance with the local environmental study and subsequent revisions to the study. iii Removal from Metropolitan Development
Aboriginal land claims were lodged over part of the West Menai release area in
In 1986, the primary concern that hindered the rezoning and development of the land was identified, leading to delays By 1988, the Urban Development Committee of Cabinet formed an interdepartmental committee to address these delays specifically in the West Menai release area Additional challenges emerged during the rezoning process, such as the management of flora and fauna, bushfire risks, and the site's proximity to ANSTO and Waste Management facilities, all of which required further investigation, contingent upon the resolution of land claims.
In 1997, the Department of Urban Affairs and Planning (DUAP) identified several unzoned areas within the Urban Development Program (UDP) that were unlikely to be developed, leading to a recommendation for their removal to enhance clarity regarding the actual land supply in Sydney's outer regions Consequently, these unproductive lands were excluded from the UDP, although the Minister and DUAP acknowledged that the West Menai release area could be reinstated in the future if demand warranted and if it met environmental, planning, servicing, and economic feasibility criteria.
Before Aboriginal land claims, the State Government, through its planning and land development agencies, was advancing the rezoning of the West Menai Release area The Council had conducted a Local Environmental Study and begun drafting a local environmental plan However, due to delays related to land claims, necessary studies to address unresolved planning issues were not finalized, leading to the removal of the land from the Urban Development Program to prevent distortion of land supply figures.
The Metropolitan Plan for Sydney 2036 released in December 2010 is a major review of the previous Metropolitan Strategy – City of Cities: A Plan for Sydney’s Future,
The Metropolitan Plan for Sydney 2036 outlines a strategic framework for managing the city's growth and development over the next 25 years, focusing on fostering economic growth while ensuring social and environmental sustainability It aligns with key State Plan priorities, such as promoting local job opportunities and enhancing housing affordability, building on the foundational principles established in the 2005 Metropolitan Strategy and the 2010 updates.
Metropolitan Transport Plan With the integration of transport and land use planning, there is now a much greater emphasis on a connected and networked city.
The Metropolitan Plan for Sydney 2036 anticipates a significant population increase, projecting an additional 400,000 residents by 2031 compared to the 2005 Metropolitan Strategy Consequently, this growth necessitates the construction of 770,000 new dwellings by 2036, reflecting a 46% rise in housing demand.
The Metropolitan Plan for Sydney 2036 aims to position at least 70% of new housing within existing urban areas and allocate up to 30% in new release zones For the South Subregion, which includes Sutherland Shire, the target is to add 58,000 new dwellings by 2036 This marks a significant increase compared to the previous 2005 Metropolitan Strategy, which set a goal of 35,000 new dwellings by 2031, with only 10,000 designated for Sutherland.
The employment target for the South Subregion to 2036 is an additional 52,000 jobs This can be compared with a target of 29,000 to 2031 under the previous 2005
Metropolitan Strategy, of which 8,000 additional jobs was the target for Sutherland.
Around 62% of residents in Sutherland Shire commute to jobs outside the area due to a significant job shortage, with approximately 50,500 more residents seeking employment than available positions within Sutherland.
Sutherland Shire currently lacks additional release areas, resulting in a scarcity of available land for employment purposes As a result, this site presents a significant opportunity to fulfill the updated subregional targets for both housing and job creation.
The new State government is set to review the elements of the Metropolitan Plan for Sydney 2036, with the Premier proposing a more balanced distribution of housing The plan aims for 50% of new housing to be developed within existing urban areas and the remaining 50% in newly released areas.
The Southern Region of Sydney, particularly Sutherland Shire, has no available land for new housing, hindering the ability to meet regional housing targets set by the Metropolitan Plan To address this shortfall, redevelopment of existing areas for higher-density housing is necessary, which limits the variety of housing options in the market and restricts the availability of new home sites in the Southern Region.
West Menai stands out from the North West and South West Growth Centres due to its ability to be serviced by Sydney Water, as existing water and wastewater systems can accommodate development with minor enhancements Its unique geographic location and market appeal attract buyers from Sutherland Shire and the South Subregion seeking local home sites or houses, allowing them to stay within the area Consequently, the land release at Heathcote Ridge will not only complement other growth areas but also expand the variety of new housing options available in metropolitan Sydney.
IMPACTS TO MNES
Nature and Extent of Impacts
The reports should provide a comprehensive analysis of the short, medium, and long-term impacts—both direct and indirect—of the Program on Matters of National Environmental Significance (MNES) They must detail the protection and conservation measures incorporated within the program, along with their justification Additionally, the impact analysis needs to specifically address the areas outlined in section 2.2 that pertain to managing impacts on MNES, and it should evaluate the potential effects of anticipated climate change scenarios on these impacts.
The proposed project will primarily lead to the loss of vegetation and the associated habitat within its development area While the project site includes various types of flora and fauna habitats, including rock outcrops and ephemeral creeks, the most significant habitat is the extensive vegetation present.
4.1 provides a summary of the areas of each vegetation community to be cleared within the development footprint.
The total development footprint, encompassing essential Asset Protection Zones (APZs) and the east-west link road, spans approximately 283 hectares, with 282.06 hectares consisting of native vegetation communities The remainder includes disturbed or exotic vegetation, cleared land, and water The proposed project will most significantly affect the Angophora hispida – Eucalyptus haemastoma Heath-Woodland vegetation community, as it is located on flatter, previously disturbed land that is more amenable to development.
The proposed project will not only directly remove native vegetation communities but will also indirectly affect the remaining vegetation through increased fragmentation and edge effects To mitigate these anticipated impacts, an offset strategy has been established.
Table 4.1 Summary of vegetation clearance within the project area
Eucalyptus piperita – Angophora costata Forest 173.63 0.93 0.54
Bold refers to EPBC Act communities
When assessing the impact of the proposed project, it is crucial to consider the regional context of vegetation communities and their associated habitats The project could significantly affect the area's biodiversity values Nevertheless, the locality contains vast habitats across both public and private lands that support endangered ecological communities (EECs), as well as threatened flora and fauna that may be impacted by the project.
The vegetation communities slated for removal within the development footprint are also found in nearby areas, as illustrated in Figure 4.1, which depicts their distribution based on DECCW (2009) mapping Primarily located to the west and south of the project area, these communities are mirrored in the adjacent Holsworthy Military Area along Heathcote Road Notably, substantial sections of Angophora hispida – Eucalyptus haemastoma Heath-Woodland, the community most affected by the proposed project, are present within Holsworthy Military Area The habitats linked to the vegetation communities designated for removal are similarly represented in the locality.
The proposed development will significantly impact local ecosystems, particularly the Angophora hispida – Eucalyptus haemastoma Heath-Woodland, with approximately 5.78% of its distribution set to be cleared The Corymbia gummifera – Angophora costata Woodland will also be affected, with a 2.88% reduction Other communities slated for clearing will experience losses of less than one percent Importantly, no areas of Shale/Sandstone Transition Forest or Sydney Turpentine-Ironbark Forest, both protected under the EPBC Act, will be removed within the development footprint Within the Sydney Metro CMA, there are 4,159 hectares of Shale/Sandstone Transition Forest, with 2,537 hectares located in the project's locality, and 567 hectares of Sydney Turpentine-Ironbark Forest, of which 85 hectares is within the project area.
T a b l e 4 2 Summa r y of v e g eta t ion c lea r a n ce w it h in the p r o j e ct a r ea, l ocality and S M C M A
Project Area Vegetation Community SMCMA Vegetation Community* Developme nt
Hinterland Sandstone Dwarf Apple Heath- Woodland
Banksia ericifolia Damp Heath Coastal Upland Damp Heath Swamp 1.83 10.87 207 585 16.84 0.88 0.31
Lepidospermaneesii – Shoenusbrevifolius Wet Heath Coastal Upland Damp Heath Swamp 0.00 0.97 207 585 0 0 0
Corymbiagummifera – Angophora costata Woodland Woronora Sandstone Exposed Bloodwood
Syncarpiaglomulifera – Eucalyptus fibrosa Forest Sydney Turpentine-Ironbark Forest 0 1.72 85 567 0 0 0
Eucalyptus piperita – Angophora costata Forest Coastal Sandstone Sheltered Peppermint-Apple
Eucalyptus pilularis – Angophora costata Forest Hinterland Sandstone Gully Blackbutt-Apple
Riparian Forest Coastal Sandstone Riparian Forest 0 3.12 175 515 0 0 0
Melaleuca linarifolia Forest Hinterland Riverflat Paperbark Swamp Forest 0 0.61 71 105 0 0 0
Estuarine Forest Complex Estuarine Swamp Oak Forest 0 1.05 110 290 0.00 0 0
*Only those with a matching OEH community name included
Bold refers to EPBC Act communities
The project area will see the removal of various habitat features, including bushrock and hollow-bearing trees, which are crucial for supporting a diverse range of native fauna, including threatened species listed under the TSC and EPBC Acts These habitats offer essential foraging, nesting, and shelter opportunities for wildlife, primarily found within woodland and forest communities The overall quality of these fauna habitats is influenced by their complexity and the presence of ongoing disturbances.
The following key threatening processes are applicable to the habitat to be removed from the development footprint:
Loss of hollow-bearing trees;
Removal of dead wood and dead trees; and
Alteration to the natural flow regimes of rivers and streams and their floodplains and wetlands.
The development project will lead to the removal of critical habitat features within its footprint, significantly affecting various Matters of National Environmental Significance (MNES), particularly bird and reptile populations Additionally, the project will have repercussions on the remaining vegetation in the area.
The proposed project will significantly affect local flora and fauna through habitat fragmentation, which occurs when large, continuous habitats are divided into smaller, isolated patches due to habitat loss (Ewers and Didham 2006) The spaces between these fragments are often artificial and unsuitable for the species that once thrived in the area The ecological consequences of habitat fragmentation are profound and well-documented (Bennett 1990).
Changes in the number of species in fragments;
Changes to the composition of faunal assemblages; and
Changes to ecological processes in fragements such as food chains, predator-prey interactions, plant-animal pollination and dispersal associations.
Fragmentation of a community can also result in the isolation of vegetation patches both locally and regionally Isolation of patches can decrease the amount of
106 genetic exchange between remaining patches of vegetation by severing the small- scale potential genetic transfer mechanisms such as seed dispersal by ants and reproductive root suckering.
The proposed project will clear around 283 hectares of native vegetation and habitat, but will preserve a continuous area of retained vegetation that maintains existing ecological links to the north, south, and west Although the new east-west road link may reduce some connectivity, the inclusion of a bridge will ensure that terrestrial connectivity is upheld Additionally, the bridge design could incorporate measures to mitigate impacts on Matters of National Environmental Significance (MNES), potentially utilizing the corridor effectively.
Fragmentation significantly affects the Angophora hispida – Eucalyptus haemastoma Heath-Woodland community, leading to increased distances between habitat patches due to clearing within the development footprint As a result, mobile species dependent on this community will be forced to relocate to retained areas within the project or to nearby vegetation This displacement is expected to heighten competition for resources within the remaining patches.
Clearing vegetation within a development footprint can significantly increase edge effects, which are the impacts that occur at the boundary between natural environments and disturbed or developed areas Various types of edge effects can arise from this clearing process, affecting both the ecology and the surrounding environment.
Abiotic effects, involving changes in the environmental conditions that result from proximity to a structurally dissimilar matrix;
Direct biological effects, which involve changes in the abundance and distribution of species caused directly by the physical conditions near the edge; and
Indirect biological effects which involve changes in species interactions, such a predation, competition, herbivory and biotic pollination and seed dispersal.
Microclimate changes at the edges of retained vegetation communities, such as heightened sunlight and elevated air and soil temperatures, can significantly alter species composition These alterations may lead to increased weed invasion and shifts in community structure, with certain species being more vulnerable to these changes Additionally, edge effects may arise from increased noise and artificial light originating from nearby project areas.
Utilisation of the edge habitat by edge specialists is likely to increase This has subsequent implications of the interaction between existing species at the
Other edge efects can include increased susceptibility to infection, such as infection of native plants by the fungus Phytophthora cinnamoni.
Edge effects arise at the boundary between development and conservation areas, posing potential threats to the vegetation and habitats within the conservation zone These impacts can diminish the quality and integrity of the existing ecological communities The project area already features multiple edges due to prior road and residential construction, with the most significant impacts occurring where development meets intact vegetation Additionally, alterations to hydrological patterns may further exacerbate these edge effects.
Management, Mitigation and Offsetting of Likely Impacts 152 149
The report should detail the strategies and actions planned to prevent, reduce, and compensate for potential impacts on Matters of National Environmental Significance (MNES) It must outline the legal and other frameworks established to fulfill commitments for the protection and management of MNES, including plans for monitoring, evaluation, compliance responsibilities, and reporting.
SEWPaC has established key principles for implementing biodiversity offsets in response to development impacts To ensure offsets are deemed 'appropriate,' it is essential to prioritize the avoidance of impacts on ecologically valuable areas, followed by mitigation efforts when avoidance is not feasible Only after these steps should compensatory measures be considered to offset any remaining impacts This hierarchy emphasizes the need for effective management of ecological impacts in proposed developments.
Avoid: to the extent possible, developments should be designed to avoid or minimise ecological impacts;
Mitigate: where certain impacts are unavoidable through design changes, mitigation measures should be introduced to ameliorate the ecological impacts of the proposed development; and
To address the residual impacts of a project, it is essential to implement compensation measures that effectively offset the potential net loss of habitat, even after mitigation strategies have been applied.
This chapter provides an assessment of how the hierarchy has been considered for the proposed project.
Since the proposal for listing the project area as a State Significant Site, several development designs have been suggested The development footprint has been revised due to factors such as topography, hydrology, bushfire risks, and biodiversity concerns Given the continuous cover of native vegetation in the area, large-scale development will inevitably affect local flora and fauna habitats Nevertheless, impacts can be minimized by adjusting the design and placement of the development footprint.
To mitigate direct impacts on Endangered Ecological Communities (EECs), the proposed project will undergo a redesign of its development footprint This strategic adjustment aims to avoid or minimize effects on critical habitats, specifically steering clear of significant areas such as the Shale/Sandstone Transition Forest.
The Sydney Turpentine/Ironbark Forest is protected under the TSC Act and EPBC Act, prompting modifications to the development footprint to safeguard areas with threatened flora species Adjustments have been made to minimize direct impacts on patches of Melaleuca deanei (Deane’s Paperbark), promoting the preservation of both known and potential habitats for this species These efforts are crucial for ensuring the long-term survival of Deane's Paperbark within the project area.
The significant decrease in the development footprint, shrinking from approximately 560 hectares, has minimized the impact area for both known and potentially threatened flora and fauna.
The project area has expanded the width of the vegetated corridor, now spanning 283 hectares, which runs north to south This enhanced corridor links vital vegetation and habitats from Georges River National Park to the south, reaching Heathcote National Park and Royal National Park.
To minimize impacts on biodiversity within the project area, a variety of mitigation measures are proposed for implementation during both the planning and construction/operational phases Given that most of the development footprint will be cleared, these measures focus primarily on reducing effects on adjacent vegetation, including areas within the project site A summary of the proposed mitigation measures is outlined below.
Planning-related mitigation measures include:
Rezoning of the project area to assist ensuring the retained vegetation is protected through appropriate conservation zoning;
Positioning of the APZs outside of the retained area of vegetation;
Design of APZs to allow for these areas to act as a buffer between the developed areas and retained vegetation;
Design of water management devices within the APZ to provide alternative habitat to fauna species; and
Staged development which will allow fauna to relocated into adjacent woodland without assistance by using surrounding habitat connectivity to facilitate dispersal.
General construction mitigation measures include:
Dust management - to minimise the impacts to vegetation and habitat quality;
Noise management - to minimise impacts to fauna species;
Erosion and sedimentation controls - to minimise the impact to adjacent vegetation and downstream environments;
Effective stormwater management is essential for minimizing impacts on surrounding vegetation and habitats By implementing a comprehensive stormwater management plan, we can introduce stormwater control devices that not only manage water flow but also create potential habitats for local fauna.
Targeted ecological mitigation measures including:
Contractors and visitors must undergo inductions that highlight the presence of sensitive flora and fauna in the area These sessions will clearly outline their roles and responsibilities in protecting and minimizing impacts on biodiversity values.
• Fauna pre-clearance, rescue and translocation protocols General operational mitigation measures:
Ongoing erosion and sediment control;
Promotion of community awareness of biodiversity values of the retained vegetation and associated habitats; and
Inspections to monitor efectiveness of mitigation measures and provisions for adaption as required.
Construction management plans and the Biodiversity Management Plan (BMP) must incorporate detailed construction and operational mitigation measures for the preservation of retained vegetation.
Offsetting requirements differ based on the geographic location of a project, as human impacts and conservation levels vary across New South Wales The project area is near significant reserves, including Georges River National Park, Heathcote National Park, and Royal National Park, which provide long-term habitat security These reserves protect habitats similar to those found in the project area and support the conservation of threatened species known or likely to exist within it.
Despite the high level of conservation of similar biodiversity values,compensatory measures for the proposed project have been developed to supplement the
The proposed compensatory measures for the Heathcote Ridge project aim to counterbalance the anticipated net loss of heath, woodland, and forest habitats due to construction activities While the project design prioritizes the avoidance and minimization of Endangered Ecological Communities (EECs), the primary focus of the offsets package is to address the loss of habitats for known and potential threatened species, in accordance with both the TSC Act and the EPBC Act.
The proposed compensatory measures for the project include both direct and indirect offsets, detailed in the subsequent sections.
Provision and protection of land on-site (Heathcote Ridge
Preparation and implementation of a Biodiversity Management Plan for the
Heathcote Ridge Conservation Area including provisions for:
• Translocation of Acacia bynoeana; and
Option for indirect offsets such as research funding.