Sawyers Gully Urban Investigation Area

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Aerial Photo looking at Sawyers Gully Urban Investigation Area landscape

Project Information

Council has started the preliminary investigation of the Sawyers Gully Urban Investigation Area (SGUIA). Click here to see aerial map of area.

This is a long-term project that will take several years to plan. The first stage of the project is to prepare a structure plan. This plan will consider a range of issues like biodiversity, infrastructure, transport and traffic and flooding. It will identify areas for environmental protection, residential uses, new recreation areas and potentially a new local centre.

Once the structure plan is adopted, areas will be rezoned in stages. These will be developed in a way that allows infrastructure like water and sewer and roads to be built and funded.

We are committed to work with the Sawyers Gully community as much as possible throughout the process and provide up to date information on this web page at all times. We invite you to contact us at anytime to discuss the project.

Project Update - October 2024

Council has engaged EcoLogical Australia Pty Ltd (EcoLogical) to undertake the first of a number of investigations for the SGUIA.

EcoLogical are an environmental and heritage consultancy who will be undertaking a biodiversity assessment of the SGUIA. The work will primarily be desktop based, however some field work may be required. Most will be undertaken on/from publicly available land, but some individual property access may be required. Council will be in contact with individual land owners if this is proposed.

The assessment is expected to be completed in early 2025.

Once the findings of the above are available, Council will be in a better position to determine which areas of the SGUIA may be suitable for development. These areas will be further analysed by a further range of studies (e.g. contamination, heritage, acoustics, odour etc.) to inform the preparation of a draft Structure Plan for the area.

Timeline

Late 2024 – Mid 2025: Primary Constraints Analysis (biodiversity, flooding)

2025: Secondary Constraints Analysis (Contamination, heritage, acoustics, odour etc.)

2025: Draft Structure Plan and Agency consultation

2025/2026: Servicing Investigations (traffic & transport, social infrastructure etc.)

2026: Draft structure plan public exhibition and finalisation

The timeframes provided are indicative only and are subject to a number of factors, including the resolution of primary constraints (such as biodiversity and flooding), as well as the engagement of consultants and the timely delivery of their reports and recommendations.

The investigation is a long-term project and it will take several years. Once the Structure Plan is finalised, areas in the SGUIA will be rezoned and developed in stages based mainly on the delivery of infrastructure.

Throughout the project there will be formal opportunities to participate in the planning of the SGUIA and this page will updated with new information and timelines throughout the project.

Structure Plan Presentation

Click here to see a Presentation of the Structure Plan for the project.

This presentation includes:

  • Project timeline
  • Key findings
  • Project approach and deliverables
  • And the project's next steps.

Book a phone, or online meeting with the planning team

If you have any questions or concerns that you would like to talk over with the Strategic Planning team, please leave your details to organise a time with the Planning team to talk about the Sawyers Gully Urban Investigation Area over the phone or via Zoom/Microsoft Teams.

Nominate your preferred time for us to contact you, and the team will confirm or get in touch to work out an alternative.

Click here to make a Phone/online booking.

Frequently asked questions

You can see a list of questions asked around this project by clicking this link.

Ask a question to the Planning Team

Have a quick question? Get a direct response from the planning team by clicking here.

Project Information

Council has started the preliminary investigation of the Sawyers Gully Urban Investigation Area (SGUIA). Click here to see aerial map of area.

This is a long-term project that will take several years to plan. The first stage of the project is to prepare a structure plan. This plan will consider a range of issues like biodiversity, infrastructure, transport and traffic and flooding. It will identify areas for environmental protection, residential uses, new recreation areas and potentially a new local centre.

Once the structure plan is adopted, areas will be rezoned in stages. These will be developed in a way that allows infrastructure like water and sewer and roads to be built and funded.

We are committed to work with the Sawyers Gully community as much as possible throughout the process and provide up to date information on this web page at all times. We invite you to contact us at anytime to discuss the project.

Project Update - October 2024

Council has engaged EcoLogical Australia Pty Ltd (EcoLogical) to undertake the first of a number of investigations for the SGUIA.

EcoLogical are an environmental and heritage consultancy who will be undertaking a biodiversity assessment of the SGUIA. The work will primarily be desktop based, however some field work may be required. Most will be undertaken on/from publicly available land, but some individual property access may be required. Council will be in contact with individual land owners if this is proposed.

The assessment is expected to be completed in early 2025.

Once the findings of the above are available, Council will be in a better position to determine which areas of the SGUIA may be suitable for development. These areas will be further analysed by a further range of studies (e.g. contamination, heritage, acoustics, odour etc.) to inform the preparation of a draft Structure Plan for the area.

Timeline

Late 2024 – Mid 2025: Primary Constraints Analysis (biodiversity, flooding)

2025: Secondary Constraints Analysis (Contamination, heritage, acoustics, odour etc.)

2025: Draft Structure Plan and Agency consultation

2025/2026: Servicing Investigations (traffic & transport, social infrastructure etc.)

2026: Draft structure plan public exhibition and finalisation

The timeframes provided are indicative only and are subject to a number of factors, including the resolution of primary constraints (such as biodiversity and flooding), as well as the engagement of consultants and the timely delivery of their reports and recommendations.

The investigation is a long-term project and it will take several years. Once the Structure Plan is finalised, areas in the SGUIA will be rezoned and developed in stages based mainly on the delivery of infrastructure.

Throughout the project there will be formal opportunities to participate in the planning of the SGUIA and this page will updated with new information and timelines throughout the project.

Structure Plan Presentation

Click here to see a Presentation of the Structure Plan for the project.

This presentation includes:

  • Project timeline
  • Key findings
  • Project approach and deliverables
  • And the project's next steps.

Book a phone, or online meeting with the planning team

If you have any questions or concerns that you would like to talk over with the Strategic Planning team, please leave your details to organise a time with the Planning team to talk about the Sawyers Gully Urban Investigation Area over the phone or via Zoom/Microsoft Teams.

Nominate your preferred time for us to contact you, and the team will confirm or get in touch to work out an alternative.

Click here to make a Phone/online booking.

Frequently asked questions

You can see a list of questions asked around this project by clicking this link.

Ask a question to the Planning Team

Have a quick question? Get a direct response from the planning team by clicking here.

Ask a question

A space where you can ask direct questions to the Planning team to get a response to your inbox.


Council is committed to safeguarding the privacy of individuals and handling of personal information in accordance with the Privacy and Personal Information Act 1998 (NSW) and Information Privacy Principles, the Health Records and Information Privacy Act 2002 (NSW) and Health Privacy Principles, and any subordinate legislation.

Purpose

The personal information (e.g. Name, address and contact details) provided in your submission is being collected in the processing of your submission relating to this amendment to the Sawyers Gully Urban Investigation Area. The information collected will be used for the purpose outlined, related administrative functions, compliance and complaint handling, internal auditing, and in accordance with Council's Privacy Management Plan and Privacy Statement which can be found on Council's website.

Intended Recipients

Relevant Council officers and councillors.

Supply

Supplying personal information in your submission is required.

Consequence of non-provision

If you do not supply your personal information, Cessnock City Council cannot receive the submission or update you on the progress of the Structure Plan.

Disclosure

Your information may also be disclosed to the NSW Department of Planning and Environment, and any other relevant public agency that has an interest in the Planning Proposal.

Storage and Security

Your personal information will be kept in Council's Information Management System in accordance with the relevant legislation. Council's address is62-78 Vincent Street CESSNOCK NSW 2325.

Access

You may access, correct or update your personal information by visiting Council’s website, contacting Council's Privacy ContactOfficer on 4993 4100 or by sending an email tocouncil@cessnock.nsw.gov.au.

If you want to know more about Council's obligations regarding your personal information or what rights you have, contact the Information and Privacy Commission or visit their website ipc.nsw.gov.au.

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  • Share Can you build another house on a 2UR zone if one already exists? on Facebook Share Can you build another house on a 2UR zone if one already exists? on Twitter Share Can you build another house on a 2UR zone if one already exists? on Linkedin Email Can you build another house on a 2UR zone if one already exists? link

    Can you build another house on a 2UR zone if one already exists?

    Chery asked over 1 year ago

    Thanks for reaching out!

    This is a bit of a complex question. Whether you are allowed to build a house on RU2 zoned land depends on a number of factors about the property itself. Also, it would depend on what sort of dwelling type you were trying to build. We recommend you contact Council’s Duty Planner on  4993 4100 to discuss the specifics of your site.

    Regards,

    Together Cessnock Team

  • Share Why is the rezoning being forced on land owners. Why can't it be done upon application by the land owners. I purchased and moved to Sawyers gully because it was rural, all this is doing is increasing my rates and we will be forced to sell as it WILL change the way in which we are now living. on Facebook Share Why is the rezoning being forced on land owners. Why can't it be done upon application by the land owners. I purchased and moved to Sawyers gully because it was rural, all this is doing is increasing my rates and we will be forced to sell as it WILL change the way in which we are now living. on Twitter Share Why is the rezoning being forced on land owners. Why can't it be done upon application by the land owners. I purchased and moved to Sawyers gully because it was rural, all this is doing is increasing my rates and we will be forced to sell as it WILL change the way in which we are now living. on Linkedin Email Why is the rezoning being forced on land owners. Why can't it be done upon application by the land owners. I purchased and moved to Sawyers gully because it was rural, all this is doing is increasing my rates and we will be forced to sell as it WILL change the way in which we are now living. link

    Why is the rezoning being forced on land owners. Why can't it be done upon application by the land owners. I purchased and moved to Sawyers gully because it was rural, all this is doing is increasing my rates and we will be forced to sell as it WILL change the way in which we are now living.

    Roads2326! asked over 1 year ago

    Thanks for reaching out to us! Here is some information that was sent out in the newsletter which you can subscribe to from the project page. I hope it can assist you with your question.

    How will this project affect my rates?

    This has been a question that was asked a lot, so it was great to provide some more information on this issue. 

    The structure planning process and the structure plan that we are undertaking over the next couple of years will have no affect on your rates. Rates are made up of two components. A base rate that applies to all properties equally and an ‘ad-valorem’ (according to value) component. The ‘ad valorem’ component is based on the unimproved value of your land (meaning it doesn't include buildings, sheds or other improvements) and is determined by the NSW Valuer General every few years.

    Rates are calculated by rating category. This is different from the zone on your land. For example, most properties in Sawyers Gully are zoned RU2 Rural Landscape but they are rated as residential. So, if in the future your land is rezoned to a residential zone the rate category will not change.

    However, if your land is rezoned from a rural zone to a residential zone, then the unimproved value of your property is likely to increase because residential land is valued higher than rural land. This means that when the Valuer General revalues your land, the ‘ad valorem’ part is likely to increase and therefore your total rates will also increase. But, the ad valorem rate is only part of the rate calculation the base rate makes up a significant part of the your rates and that is a flat rate that will not be affected by the increased value of your land.

    At the moment, the base rate for residential rated land is $430 and the ‘ad valorem’ rate is 0.47c in the dollar or 0.047% of your unimproved property value set by the Valuer General.

    Rates = $430 + (0.047 x unimproved value of the land)*

    * Other charges may be included in calculations where applicable, such as Waste Charge, Hunter Catchment Contribution, Stormwater Management Service Charge and/or Operation Sewage System Renewal.

    You can find out more about rates on Council’s website at: https://www.cessnock.nsw.gov.au/Residents/Property/Rates/About-your-rates 

  • Share Hi there, I am hoping you can provide some guidance as to which areas are likely to zoned residential and which will be environmental conservation. For instance would this be bush blocks vs open land etc. Also, is there an ecologist and action plan for the displacement of wildlife before construction begins? We have Koalas, kangaroos, endangered gliders and possums here and I'm just concerned about the impact this would have on them. Is there funds collected from the developer prior to approval to ensure the local wildlife rescue group can install possum boxes etc around. Many thanks on Facebook Share Hi there, I am hoping you can provide some guidance as to which areas are likely to zoned residential and which will be environmental conservation. For instance would this be bush blocks vs open land etc. Also, is there an ecologist and action plan for the displacement of wildlife before construction begins? We have Koalas, kangaroos, endangered gliders and possums here and I'm just concerned about the impact this would have on them. Is there funds collected from the developer prior to approval to ensure the local wildlife rescue group can install possum boxes etc around. Many thanks on Twitter Share Hi there, I am hoping you can provide some guidance as to which areas are likely to zoned residential and which will be environmental conservation. For instance would this be bush blocks vs open land etc. Also, is there an ecologist and action plan for the displacement of wildlife before construction begins? We have Koalas, kangaroos, endangered gliders and possums here and I'm just concerned about the impact this would have on them. Is there funds collected from the developer prior to approval to ensure the local wildlife rescue group can install possum boxes etc around. Many thanks on Linkedin Email Hi there, I am hoping you can provide some guidance as to which areas are likely to zoned residential and which will be environmental conservation. For instance would this be bush blocks vs open land etc. Also, is there an ecologist and action plan for the displacement of wildlife before construction begins? We have Koalas, kangaroos, endangered gliders and possums here and I'm just concerned about the impact this would have on them. Is there funds collected from the developer prior to approval to ensure the local wildlife rescue group can install possum boxes etc around. Many thanks link

    Hi there, I am hoping you can provide some guidance as to which areas are likely to zoned residential and which will be environmental conservation. For instance would this be bush blocks vs open land etc. Also, is there an ecologist and action plan for the displacement of wildlife before construction begins? We have Koalas, kangaroos, endangered gliders and possums here and I'm just concerned about the impact this would have on them. Is there funds collected from the developer prior to approval to ensure the local wildlife rescue group can install possum boxes etc around. Many thanks

    C Mullard asked almost 2 years ago

    Hi there

     We are right at the beginning of the structure planning process which looks at constraints like biodiversity, flooding, bushfire and noise from the Hunter Expressway to identify areas that are unsuitable for development and those areas that might be suitable for further investigation and future rezoning. There are very strict laws protecting biodiversity so, it is Iikely that areas of native vegetation and high biodiversity values will be excluded from further investigation for urban purposes. For those areas, the structure plan may recommend a zone that reflects the environmental characteristics and qualities of the land. 

    In those areas where clearing is approved, noting that any clearing will be subject to detailed, site specific assessment, documentation will be required that shows how risks to wildlife are avoided in the first instance, managed and any mitigation measures that may be required. The developer will be responsible for these initiatives.

    Thanks for reaching out,

    Together Cessnock Team

Page last updated: 30 Oct 2024, 01:28 PM