Subdivision DA
Subdivision DA (lodged, under assessment)
What is a subdivision?
It is the legal creation of new property boundaries. It does not approve buildings. It sets up lots so future development can be assessed under the planning legislation.
What is proposed?
A 5-lot Torrens title (standard freehold) subdivision of Lot 2 DP1159910 (66 The Saddle Road):
Proposed Lot 1 — Employment Core (~18.99 hectares)
Contains the rezoned 6.5 hectares of employment land plus adjoining land for access, servicing and buffers. It also includes new C3 and existing RU2/C2/C3 land to secure protection. Access is from Gulgan Road. Lot 1 will be governed by a site specific DCP.Proposed Lots 2–5 — Residual Rural/Environment Parcels
Four separate lots remain outside the employment core: one in the south-west, one south of Gulgan Road, one north-east across the highway, and one north of The Saddle Road. Each has a compliant driveway location.
Why this layout?
It enables the separation of employment and rural land, so each may be assessed under the right framework. It matches MLS mapping and lets Council condition and control access and servicing to each lot appropriately. Development of the employment land (Proposed Lot 1) will only proceed once reticulated water and sewer services are available, ensuring orderly and staged delivery. Subdivision will not authorise construction of any buildings or structures on the land.
If the subdivision is approved, it would decide:
Lot boundaries: Five legal parcels (1 employment, 4 rural).
Access: Driveways and crossovers to Australian Standards.
House site envelopes: Indicative 625 m² areas on Lots 2–5 to test bushfire, flood and servicing, seeking comfort that these constraints will be able to be addressed in the future if required.
Dwelling entitlements: One per rural lot (Lots 2–5). Lot 1 does not gain a rural dwelling entitlement.
It would not decide:
Buildings: No structures, dwellings or workplaces are approved. Any potential approval for these will be subject to future development consent (DA).
Residential in employment land: Only Work–Live in the E3 zone may be considered, under strict rules.
Final road network: The collector road alignment and design will be guided by the site specific DCP and subject to approval in later DA(s).
Movement & access (subdivision stage)
Note: Heavy/service vehicle design applies to Proposed Lot 1 (employment land) only.
Driveways: New or upgraded to latest standards.
Heavy vehicle and service access: Proposed Lot 1's layout enables compliant truck access routes, to be defined later in the site specific DCP and approved at DA stage.
The Saddle Road: Access remains. Public use of The Saddle Road will remain unchanged. Its potential transition to a people-first green spine is part of the long-term vision for the broader Gulgan Village development. Proposed Lot 1 will retain access from The Saddle Road initially; however, this will be restricted before any development of this parcel.
Gulgan Road: Intersection capacity has been modelled to cope with the potential future capacity, with detailed design to form part of future DA(s). Any upgrades (such as turning lanes or intersection treatments) will be subject to detailed assessment by Council and Transport for NSW (TfNSW).
Environment, heritage & servicing
Bushfire & flood: Subdivision layout avoids mapped hazards. Asset Protection Zones (APZs) and flood modelling have already been tested through envelopes, confirming compliant outcomes. Future DA(s) must demonstrate detailed compliance with Planning for Bush Fire Protection and flood controls.
Ecology & landscape: Regionally significant vegetation, riparian corridors and ecological linkages are identified for long-term protection. No mature tree removal is proposed at subdivision stage and protection of ecology and landscape is a priority for the future development of the site.
Aboriginal cultural heritage: Multiple Aboriginal Cultural Heritage Assessment’s (ACHAR’s) have been completed as part of the rezoning of both the BILS land and the broader Gulgan Village. The subdivision seeks to mitigate impact to sites of significance, and any future works must follow the ACHAR protocols and statutory due-diligence process.
Contamination: A Preliminary Site Investigation (PSI) has been completed, with no significant risks identified. Standard safeguards apply, and further checks may be required at later DA or certification stages.
Water, sewer & power: Servicing will be staged with demand. Employment land must connect to reticulated water and sewer. On-site systems are only permissible for rural lots where compliant and approved under Council’s On-Site Sewage Management Policy. Stormwater must meet best-practice Water Sensitive Urban Design (WSUD) standards and demonstrate no worsening of downstream impacts.
Next steps if approved
Council issues DA consent with Conditions.
Undertake detailed civil and services design and obtain construction approval.
Undertake the works in line with development conditions and adhering to latest design standards.
Works inspected and civil works certified via Subdivision Works Certificate (SWC).
Lots registered.
Construction of buildings, structures and dwellings still require separate development consent (DA(s) and Construction Certificate’s (CC’s).
Construction & compliance
Before major works, a Construction Management Plan (CMP) is required, covering hours, noise, dust, truck routing, waste, and erosion/sediment control. Works are inspected against consent conditions. Compliance is checked before occupation.