Plans to transform an 18.5-hectare section of the Gan Gan Army Camp into a multi-million dollar residential, leisure and dining precinct could, according to the land owners, provide Port Stephens with a massive economic windfall.
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However, according to fierce opponent and retiring councillor John Nell, the prospective $60-plus million development could also, if approved, present an environmental disaster on a scale not seen for some time in Port Stephens.
"This is some of the best native bushland we have remaining in Port Stephens and it needs to be protected. The area earmarked for clearing has the second highest level of protection next to national parks," Cr Nell said.
"My concern is for all the flora and fauna that will be lost to development, not only the koala feed trees but the echidnas, the goannas ... I could go on."
Greenport Pty Ltd has publicly released its plans to turn the former Army camp in Nelson Bay into a bustling community the size of a small township, comprising a retirement village with aged care and medical facilities; an artisan precinct with cafes and restaurants; tourism and culture experiences; retail (markets); and leisure (walking trails).
"Gan Gan would reap strong economic benefit with an increase in employment during construction and the flow on effect that additional residents would have on community spending on household needs and service requirement," said Greenport spokesperson Peter Bale, from Newcastle-based Bale Boshev Lawyers.
"The owners of this land have owned it for a very long time and it is time that something was put back into the community. We are proposing to clear 18.5 hectares ... none is in koala preferred habitat.
"The project will create many hundreds of jobs in construction as well as hundreds of further full/part time jobs following completion. The benefits to the community include the increase in tourism, health, medical and housing."
The initial challenge would be to have the property rezoned from E2 Environmental Conservation to SP3 Tourist.
In December 2018 Port Stephens councillors voted to defer consideration of a Planning Proposal for further investigation, after council planners would not support the submission to proceed for gateway determination.
"The site is characterised by dense vegetation with high environmental values that are reflected by the existing zoning. The site nominated for potential development comprises a combination of mahogany, red bloodwood and blackbutt forest and is mapped as supplementary koala habitat," the planners report stated.
This week a council spokesperson said that the applicant had been working with council to address the matters raised in the council report from December 2018, but was yet to submit a revised planning proposal.
"If the applicant submits a revised planning proposal, and council determines to forward it to the NSW Department of Planning, the department will undertake an assessment before issuing a gateway determination, which will set out the community consultation requirements and [may also] require further studies and reports."
The spokesperson said that any future development proposed on the site would be assessed and determined in accordance with the planning legislation.
"The rezoning proposal is at a very early stage and there is not enough information about any future development applications."
Community groups Tomaree Ratepayers & Residents Association and EcoNetwork have offered mixed reviews on the proposal. Tomaree Business Chamber declined to comment.
TRRA's Geoff Washington said that they would need to study an environmental impact assessment before offering a final opinion.
"On the basis of what is currently presented we are not opposed in principle to development of a small portion of this site for aged care and retirement living," he said.
"The site is relatively accessible to the major retail and service centres of Nelson Bay and Salamander Bay; it is on a bus route but major intersection works would be required; and we would query the inclusion of a retail/restaurant component."
EcoNetwork representative Kathy Brown said members would need to see more a detailed proposal and a full environmental impact study before supporting any proposed rezoning of the land.
"Any proposal would need to at least meet the criteria for new greenfield development included in the draft housing strategy. Major issues to be addressed include loss of forest habitat, bushfire risk and traffic."
Mr Bale said that 81.5 hectares of the land owned by Greenport would be preserved in perpetuity.
