Frequently asked questions

We are seeking to rezone our site in Kurnell to establish a new mixed-use community, with homes, jobs, tourism, a new school, community and cultural facilities.

67% of the site will be open space, including local and district parks, dedicated areas to restore and promote the growth of the natural environment, and an Aboriginal cultural heritage trail.

Through a carefully considered master plan, our proposal will allow for:

• A mix of homes, including medium to high rise apartments and duplexes or townhouses

• 4,333 new homes, including 269 apartments for affordable housing and 750 seniors living apartments;

• Four new hotels and low scale cabins;

• 9,806m2 of retail space;

• A cultural trail which includes opportunities for Aboriginal businesses to share cultural knowledge;

• A 2.5 hectare school site;

• Three district parks and 8 local parks;

• 2km of public beach front;

• Public car parking, associated community facilities and surf lifesaving club; and

The planning proposal seeks to amend the State Environmental Planning Policy (Precincts—Central River City) 2021 (SEPP Precincts) and the Sutherland Shire Local Environmental Plan 2015 (SSLEP 2015).

The site’s size (210ha) provides an opportunity for the master plan to directly benefit the Shire and its community. These include:

• Diversifying available housing types across the Shire

• Retaining and improving access to open space:

  • Retaining over 67% of the site to open space

  • Donating 22.4 hectares along Bate Bay donated to Council for public use and supported by a new surf club facility

• Protecting all wetlands on the site as well as significant planting of native vegetation and ongoing bush care

• Generating an estimated 2,196 local jobs

• Contributing to the protection and celebration of local Aboriginal culture and heritage through the creation of a cultural tourism destination

• Upgrading the roads and public transport infrastructure around the site (widening Captain Cook Drive, dedicated bus service & upgrading intersections)

Sand extraction at the site is nearing the end of operations and we have been progressively rehabilitating the site with uncontaminated, natural materials (clay, sandstone and shale for example). This has included stabilising the frontal sand dune, removing harmful weeds, and planting local species to protect the site from coastal erosion.

Through this rehabilitation, we have ensured that the site is safe, contamination free, and suitable for all future uses.

We have been planning for the future of the site for many years.

Late 1980s - The site was approved for a major resort and residential development (Sydney Destination Resort) however this didn’t proceed.

2016 - Informed by the approved land uses from the 1980s proposal, we lodged a very high-level proposal with now NSW Department of Planning, Housing and Infrastructure (DPHI)

2017 - DPHI instructed us to conduct a broad suite of expert technical reports and to submit a proof of concept master plan to demonstrate what development was possible on the site.

2020 - Following several years of detailed expert study across an extensive range of subject areas, we lodged a proposal with DPHI to amend the State Environmental Planning Policy (Kurnell Peninsula) 1989 (SEPP) to deliver our vision.

Whilst the strategic merit of the proposal was acknowledged, DPHI requested that we work with council to further understand the site-specific merits of the proposal.

2022 - At this direction, we began preparing the current proposal and working closely with Council, DPHI and the Government Architect of NSW. This included setting up a Project Working Group (PWG) with these groups.

This group met regularly to:

• Monitor the ongoing progress of the project and ensuring achievement of key milestones

• Ensure government agency input is appropriately incorporated into the project

• Respond to any issues that may arise from the various government agencies

March 2023 - We lodged a Scoping Proposal to Council that provided information on the work done to date and what was expected to be done in the future.

December 2023 - We lodged the final Planning Proposal to Council, incorporated the feedback we received from Council, the state government and agencies and other stakeholders into our plans.

The Bidhiinja Beach Master Plan as been informed by feedback received from Council, the Department of Planning and Environment, the Government Architect NSW, and outcomes from consultation with the local Aboriginal community.

Some key changes from the previous proposal include:

• More focus on a diversity of housing supply

• Complimentary mix of land uses that facilitate employment, tourism and cultural practices alongside the residential elements

• Nature Positive approach, regenerating and protecting ecological systems long lost to the peninsula

• Higher percentage of open space and more detail on community facilities

• A focus Aboriginal cultural storytelling and knowledge sharing and the importance of Kurnell in Australia’s history

• Upgrades to local infrastructure (including widening Captain Cook Drive) to minimise impacts on the surrounding areas

The proposal was lodged with Council in December 2023.

The master plan provides 4,333 new dwellings for the community including:

• 2,743 high rise apartments

• 582 medium density apartments

• 258 duplexes / townhouses

• 750 seniors housing dwellings

  • 30 independent living units (ILUs) for First Nations elders owned and managed by the Local Aboriginal Land Council

  • 598 Independent Living Units

  • 122 beds within a residential aged care facility

These will include 269 apartments designated for affordable housing and managed by an accredited Community Housing Provider.

Building on our tradition of contributing to our community. The master plan delivers a range of community benefits for the Sutherland Shire, these include:

• 67% of the site dedicated to open space including:

  • Over 22 hectares of beachfront along Boat Harbour.

  • Over 11 hectares of local and district parks.

• Diverse and affordable housing options coupled with a lively public plaza encourages Kurnell residents and visitors to live, work and play in place

• A new surf club facility to ensure that the community and visitors can safely enjoy and benefit from the newly accessible public beach

• An economic boost to the Sutherland Shire through providing local jobs and a thriving tourism industry

• Upgraded road and public transport infrastructure, enhancing the Kurnell community’s access to the Sutherland Shire and Greater Sydney region.

The master plan will provide 2,196 ongoing direct and indirect local jobs across a number of key sectors including:

• Tourism - 880 jobs

• Aged Care - 648 jobs

• Education - 219 jobs

• Cultural - 24 jobs

• Retail - 393 jobs

• Non-retail / other - 32 jobs

An Aboriginal Cultural Heritage Assessment Report (ACHAR) has been prepared to identify the Aboriginal archaeological and cultural values of the project area, assess the potential impacts on the identified Aboriginal sites and cultural values, and identify any future cultural heritage management requirements.

As part of this, we conducted extensive analysis of academic materials related to the site area, determining that only one validated archaeological site, known as the McCue Midden, remains within the site.

The master plan has been designed to protect and enhance the ongoing viability and value of the midden. This will be achieved by:

• Implementing low-impact construction methods

• Locating development areas away from the midden and sections of the site identified as having potential for Aboriginal archaeological and/or cultural sites

• Establishing a cultural trail that offers educational and interpretative experiences for both visitors and residents

• These mitigation measures were also established through extensive consultation with local Aboriginal elders and knowledge holders

Country has been one of the key drivers and focus areas, these are entwined within all elements of the master plan.

In December 2022, Yerrabingin was engaged to lead First Nation’s consultation with local elders, the La Perouse Local Aboriginal Land Council and the Gamay Rangers. This included:

• A Walk on Country.

• Design Jam.

• Community engagement feedback session.

From this consultation, Yerrabingin curated a Connecting with Country Framework which helped guide the creation of various spaces to recognise the site’s rich Aboriginal cultural heritage including:

• A cultural trail to enable social enterprise opportunities for cultural tourism.

• An arrivals precinct to provide the opportunity for visitors to learn about the area’s deep Aboriginal heritage.

• A cultural Hub to facilitate learning and co-ordinate Indigenous enterprise opportunities.

• A nursery providing a key area to share knowledge of native plants.

The master plan includes four precincts:

• A vibrant town centre and mixed-use precinct (in the western portion of the site extending towards Bate Bay and bound by Lindum Road and Captain Cook Drive)

• A mixed density park-side precinct (in the centre of the site, around Bate Bay)

• A lower scale tourism precinct (in the eastern portion of the site, around Boat Harbour)

• A low to mid-scale residential neighbourhood which also provides opportunities for First Nations elders to live on Country (in the most northern portion of the site, around Quibray Bay)

These precincts will include buildings between 2-12 storeys and will be connected by walkways, cycleways and internal roads.

The 6,885sqm town centre will act as the arrivals precinct off Captain Cook Drive and include:

• The higher-rise residential apartment buildings

• A luxury hotel and waterfront hotel

• A school site

• A full line supermarket

• A town square with outdoor dining

• Ground floor retail along the main street and the high street

The master plan delivers four hotels with a capacity for 535 rooms and 52 single storey cabins. This includes:

• A town centre luxury hotel with city, bay and beach views

• A beachside tourist hotel

• Two separate hotels and 52 cabins within the Boat Harbour precinct

Supporting the hotels are a range of restaurants, cafes and bars, tourist related retail and services.

Since 2016, multiple technical studies have been undertaken to inform the master plan.

These studies have identified potential impacts and suggested mitigation measures that can be implemented if the proposal is approved.

These studies have assessed:

• Environmental constraints, ecology, biodiversity, bushfire and coastal impacts and management strategies

• Traffic and transport

• Air quality

• Noise and vibration

• Landscaping and open space

• Economic and social impacts

• Visual impact

• Utilities and infrastructure servicing

• Stormwater and flood risk

• Aboriginal cultural heritage

A Transport Strategy and Impact Assessment (‘the Transport Strategy’) which includes an Active Transport Strategy, Bus Strategy, and Green Travel Plan has been prepared for the proposal.

This Transport Strategy aims to enhance accessibility to, from, and within the site while evaluating the impacts on the surrounding transport network by implementing design considerations and initiatives including:

• Enhance the ability for people to walk, cycle, or use public transportation to, from, and within the site

• Reduce the need for people to rely on private vehicles to get to, from and within the site

• Create places for people and ensure people and goods can move safely through the site (prioritising in order, walking, cycling, public transport, freight and general traffic)

To ensure this, we are proposing to fund or contribute funding to the following transport infrastructure upgrades:

• Widening of Captain Cook Drive will ensure that vehicular, public, and active transport can sufficiently access the site without causing adverse traffic impacts on the local road network

• Monetary contribution towards the upgrade of intersections in the Sutherland Shire that have been identified as potential issues as traffic numbers increase in the coming years

• Providing a temporary bus shuttle service between the site and a nearby train station to provide an accessible and convenient public transport connection.

  • This service will operate until expected resident numbers could justify a regular bus service under Transport for NSW (TfNSW)

• Advocating for future rerouting of the 987 bus service and increasing its frequency to improve access to wider public transport networks and reduce existing journey time

As directed by the Department of Planning, Housing and Infrastructure (the Department), we are seeking approval from Council to rezone the site in line with adjacent sites in the area.

If approved, the proposal it will be referred to the Department. From here, the Department will:

• Assess the strategic and site-specific merit of a planning proposal

• Determine whether it should proceed to the next stage of assessment

• Determine whether further consultation with government authorities and agencies is required

This process is known as “Gateway Determination”.

Following this, the planning proposal will be put on Public Exhibition by Council where the community can view the proposal and make formal submissions. We expect this will occur in late 2024.

Should Council approve the rezoning, any future development would be subject to future development applications.

We anticipate that Council will make a decision on the planning proposal in late 2024.

If approved, construction could be expected to start in 2026.

Subject to rezoning and future development applications for the site, redevelopment will be progressively delivered over a period of approximately 20 years.

For the last six years, we have been engaging with various Government stakeholders to understand how a transformation of the site can positively benefit its community, the Shire and Greater Sydney.

Throughout 2023, we also consulted with other stakeholders including:

• Council: to ensure the proposal aligns with Council and community expectations and needs for this area

• State Agencies: to understand what technical analysis was required to support the proposal

• State Design Review Panel (State Government Architect): to independently review the master plan’s design quality and excellence

• Aboriginal community: to understand how the proposal can positively contribute to the Aboriginal community in line with the Designing with Country Framework

In December 2023, we lodged our Planning Proposal with Council.

As with all planning proposals, this was the first step in a long process to achieve our vision for Bidhiinja Beach.

Throughout 2024, we will continue to provide the community with information on our plans via this website. Future opportunities to learn more and provide feedback will also be promoted here.

Should our Planning Proposal be approved, Council will refer our proposal to the Department of Planning, Housing and Infrastructure (formerly the Department of Planning and Environment) for further assessment.

Following this, the planning proposal will be put on Public Exhibition by Council where the community can view the proposal and make formal submissions. We expect this will occur in late 2024.

Should Council approve the rezoning, any future development would be subject to future development applications.

We have commissioned Urbis Engagement to help answer your questions about our plans.

You can contact the team on:

• 1800 244 863

• engagement@urbis.com.au