d’Albora Marina

In helping the community understand the proposed d’Albora Marina redevelopment, a key question we hear is: “Who decides whether this redevelopment is approved — Council or State?

Let’s break it down clearly.

Why this is NOT a Council decision

Under the Environmental Planning and Assessment Act 1979 (EP&A Act), certain projects can be declared a State Significant Development (SSD) when they are important to NSW for economic, environmental or social reasons.

A development may be treated as State significant if it:

• is over a specific size or cost
• sits in an environmentally sensitive area
• has major regional or economic impacts
• is located on certain identified sites (e.g., Opera House, Olympic Park)

Examples include:

Education facilities, hospitals, chemical plants, ports, major tourism facilities, energy generation, and more.

The marina proposal meets these thresholds — which is why this decision is made at State level, not by Port Stephens Council.

Council is not the consent authority, but Council still does:

✅ review the proposal

✅ make a formal submission

✅ raise local concerns or support

✅ provide technical advice

✅ ensure local and regional issues are considered

The Department of Planning coordinates the whole SSD assessment and works with Council during the process.

Who actually approves an SSD?

SSD applications can be determined by:

• the Minister for Planning, or
• the Independent Planning Commission (IPC), or
• a delegate of either.

The Independent Planning Commission (IPC) becomes the decision-maker (instead of the minister) if:

• Council objects to the development
• the Department receives 50 or more public objections
• the applicant has made a reportable political donation

This framework ensures that larger, more complex or more controversial projects get an independent panel assessment.

Where the community fits in:

Every SSD proposal — including this one — must go on public exhibition for at least 28 days.

This is when the community can read the documents and make submissions, which when available will be on the NSW Government Planning Portal for this proposal.

TRRA’s role is to help residents understand the process so you can participate confidently and have your voice heard.

To help everyone feel fully informed, here is the link to the NSW Government’s page explaining exactly what State Significant Development is and how the approval process works.

We want to help residents understand the proposed redevelopment at d’Albora Marina, through the core elements of height, scale and parking, based on the concept information released so far.

Three buildings are proposed.

The concept confirms three buildings within the redevelopment area. Under the Port Stephens LEP, the maximum height limit is 10.5 metres.

The proposed building heights are:

• Building 3: 16.9 metres → around 63% higher than the LEP limit.
• Buildings 1 & 2: 13.8 metres → around 31% higher than the LEP limit.

This represents a significant change in scale along the foreshore.

Hotel size

The redevelopment includes a 122-room hotel, which would be the largest accommodation building ever proposed for Nelson Bay’s waterfront.

Parking capacity

The concept indicates a net gain of approximately 44 additional parking spaces.

Many residents may wish to consider whether this aligns with:

• a 122-room hotel
• three larger buildings
• increased scale of activity in the precinct.

More detailed parking modelling will be available when the DA and EIS are exhibited.

What does this mean for Nelson Bay’s character?

The key community question is:

Does this height, scale and intensity of development fit Nelson Bay’s coastal village character?

Our goal is simply to present the facts so residents can form their own views.

What do you think?

👉 Can you imagine buildings of 13.8m and 16.9m on the marina foreshore?

👉 Do the proposed parking numbers feel adequate for the scale of the development?

We welcome respectful discussion with TRRA.

** A reminder that this is still a concept plan only.

Final details will be confirmed when the full Development Application (DA) and Environmental Impact Statement (EIS) are publicly exhibited. **

For anyone who would like to view the concept plan that these figures are based on, this link provided more information though concept does not appear to be there in full.

Directly below is

1/ TRRA’s simple depiction “Understanding building height” comparison for approved and proposed buildings.

2/ “Photomontages” screenshot from Willowtree Communication, showing their projected building 1 (a lower height building) blocks the seascape and our connection to the coast — when viewed from both a building overlooking the park and visitor centre, and from near the Stockton Street pedestrian crossing.

3/ “Height and Visual Impact” screenshot from Willowtree Communication, explaining in detail the height variations

Public space, trees & foreshore access — these elements shape how people use and enjoy the area every single day.

What exists today?

The current marina precinct includes:

✅ mature plane trees providing essential shade and cooling

✅ a large grassed area in the central plaza

✅ open public seating areas

✅ natural gathering spots for local birdlife

✅ uninterrupted foreshore access with broad walkways.

These elements create a relaxed, green, open character that many residents and visitors value deeply.

What the concept proposes

Based on the concept images released to date, the redevelopment would involve clearing most of the central site, including:

❎ removal of the mature plane trees

❎ removal of the central grassed plaza

❎ replacement with new built structures and hard-surface areas.

While the proposal references planting native vegetation, the suggested use of hoop pines in place of the current broad canopy trees raises community concern.

In a salty, exposed foreshore environment, new plantings would take decades to recreate the shade and cooling now provided.

The loss of tree canopy also threatens the daily/seasonal congregation of native birdlife that many locals enjoy in the plaza. There is one of only two known mass rainbow lorikeet gathering sites in Port Stephens.

Public access & waterways

The foreshore walkway may change significantly depending on the final build form. Until the DA and EIS are exhibited, the exact arrangement is unclear, but early images suggest:

❎ reduced open lawn areas

❎ more build form close to the foreshore

❎ a shift toward internalised spaces.

We will provide more detail once full documents are released.

Why this matters

Open green space and shade aren’t just aesthetic — they:

✅ cool public spaces in summer

✅ support local ecology and birdlife

✅ offer free, accessible places for the community

✅ shape the relaxed, coastal village character

✅ attract visitors who value a softer, greener foreshore

The key question for residents is:

👉 Does this proposed change in public space and tree canopy align with the Nelson Bay character we want to preserve?

A reminder that this is still a concept plan only.

More details will be confirmed when the full DA and EIS are publicly exhibited on the NSW Government Planning Portal for the development.

Many locals don’t realise how the proposed d’Albora redevelopment may affect our independent operators — the small, family-run businesses that give Nelson Bay its character and heart.

Here’s what we’re looking at:

What exists today

Our current foreshore precinct supports a mix of small retail spaces, cafés, takeaways and local operators. These businesses rely heavily on foot traffic, locals, and repeat visitation.

What’s proposed

Early advice suggested a 50% reduction in retail outlets and  some restaurants, along with public toilets relocated inside the hotel building.

Updated information confirms the public toilets will remain accessible from the exterior — which is positive news — but the reduction in retail spaces remains a concern.

Why this matters

Chain operators and hotel-controlled outlets can sometimes replace the diverse, independent local businesses we all enjoy. While redevelopment can bring opportunities (more visitors, improved facilities), it also brings risks — especially if the precinct becomes a private hotel environment rather than the open public space we know and love.

Community sentiment so far

There is a strong fear that the space may shift from a community-friendly foreshore to a hotel-dominated precinct that doesn’t serve locals in the same way.

At TRRA, we want balanced information, transparent planning, and outcomes that support the whole community — including the small businesses that keep our local economy thriving.

👉 Do you feel this is a concern to you?

👉 How do you think the redevelopment could affect our local operators?

We at TRRA would really appreciate hearing your views.

Understanding how the proposed d’Albora Marina redevelopment may affect daily life in Nelson Bay is important. Parking, traffic and access are everyday concerns for locals, businesses and visitors alike. Here we will look at what the proposal tells us — and what remains unclear.

What the proposal says about parking

The proposal indicates an additional 44 parking spaces across the redevelopment area.

However key questions remain:

❓How many of these spaces will be available to the general public?

❓How many will be allocated to:

• Hotel guests
• Marina users
• Staff
• Deliveries
• Tourist coaches.

❓Where will these spaces will be located, and how accessible will they be for short-stay visitors?

TRRA has raised concerns that even with 44 additional spaces, overall parking demand — including cars, coaches and service vehicles — may exceed supply.

Traffic flow and congestion

Residents have consistently highlighted that:

❎ Teramby Road and Victoria Parade are already under pressure, particularly during peak and holiday periods.

❎ Increased vehicle movements — including hotel traffic, delivery vehicles and coaches — could worsen congestion.

❎ There is limited clarity on how vehicle entry, exit and servicing will operate without impacting surrounding streets.

What 2-3 years of waterfront construction could mean

🔊 Noise — ongoing construction activity near homes, businesses and public spaces

🚶🏻‍♂️‍➡️ Access — changed pedestrian pathways, reduced foreshore access

⚓️ Marina operations — impacts on existing marine users and services

🥂 Local businesses — reduced foot traffic and accessibility during works

🌳 Tourism experiences — construction activity in a key visitor precinct

These impacts matter — not just during construction, but in how the town functions and feels throughout that period.

Your voice matters — TRRA believes it’s vital to understand and plan for both short-term disruption and long-term change. We would like to hear from the community:

🤔 What parking access must be protected?

🤔 How should traffic be managed during construction?

🤔 What supports do local businesses need to survive extended works?

🤔 What must be safeguarded to maintain Nelson Bay as a welcoming place to live and visit?