Salamander Bay Town Centre Place Plan ~ nature endangered on the edge
June update – THANK YOU – for being a caring community 🌱🐨🐸
Thank you to the >1700 people who have already signed the petition to help SAVE Mambo’s Buffer Zone.
A BIG THANK YOU to all the businesses that helped including Albert’s Friendly Grocer Salamander Bay, Corlette Store, Anna Bay Post Office, Nelson Bay Health Foods, Champagne Colours on Salamander Way, Readers Retreat, Cafe KIN, Pelvic Form Physio and Salamander Child Care Centre.
Readers Retreat will accept any petitions still outstanding or contact koalawetlands@hotmail.com
Your signed petition will be used to appeal to our Councillors for a better deal for Mambo Wetlands.
Thank you everyone for all your efforts.
The work to SAVE Mambo Wetlands doesn’t stop there.
See more updates on Mambo-Wanda Wetlands Conservation Group Facebook page
“We can’t speak up for ourselves”
What can you do?
May Update – 2nd Community Forum – Our Council are not listening to the evidence and are ignoring state planning policies there to help protect this precious ecosystem.
At the 31 May 2026 Mambo Wetlands community forum “Good Planning, Great Outcomes for Housing in Port Stephens” hosted by the Mambo-Wanda Wetlands Conservation Group, over 120 concerned local citizens took a deep dive into wetlands and what alternative options are available to the Council.
“Most of the Mambo wetlands is already classed as vulnerable. Mambo needs help, not more pressure.” Dr Tom Headley, wetlands management specialist.
“The Council’s Salamander Town Centre Place Plan is ill-founded and fundamentally flawed” says Port Stephens Architect Murray Wood.
“We can achieve housing and healthcare objectives without sacrificing the last remaining significant wetlands buffer, through infill development within existing planning controls, without encroachment into environmentally constrained land. Once the remaining buffer is lost, it cannot simply be recreated elsewhere.”
March 2026 update – Community Forum Saturday 21 March 2026
MAMBO: Good Planning, Great Outcomes for Housing in Port Stephens, Saturday 21 March 2026
May Update – Salamander Bay Town Centre Place Plan has been APPROVED ~ a travesty of justice
If Council does sell the land, the Local Environmental Planning allows for something like these …
Do you want something like these on the land west of the library?
April – May 2026 update – Help Save Mambo Wetlands – we’re asking Council to review their decision
Mambo Wanda Wetlands is under threat again- this time from our own council …
Join our experts for a deep dive into how smart planning can deliver new housing and protect the wetlands in Salamander Bay
Late November 2025 update – this is a travesty of justice
Community are devastated that councillors unanimously approved the Salamander Bay Town Centre Plan at its meeting 25 November, despite some councillors publicly stating they have grave concerns about it. THEY SHOULD NOT HAVE APPROVED IT when they are not confident it is the right thing to do and their concerns are not addressed. Prudent decision-making should exercise the PRECAUTIONARY PRINCIPLE. Council could have chosen to at least remove the endangered forest block from the approved place plan.
This is a travesty of justice
- This is a buffer zone that helps protect the internal wetlands from human impact.
- This is a remnant endangered forest, the rest has been ‘developed’.
- This is a north-south koala corridor, koalas do not walk on water.
- This shows no regard for our environment; Council is retaining one block for conservation, but that will be unprotected from the surrounding development and does not provide effective linkages.
- This does not have community support as 52% of respondents to the Place Plan were opposed to housing development to the west of the library, however Council showed no modification of the Plan in response to community. Why consult? Furthermore, many in the community do not realise this potential development is planned for part of Mambo Wetlands ecosystem.
- This is of spurious economic gain; with increased online shopping and currently many vacant shops in both Salamander and Nelson Bay centres, and an approved new centre in Fullerton Cove, are more commercial and medical facilities needed? No business case has been provided.
- Our Wetlands are in danger of becoming a cesspool (see below)
Early November 2025 update
One area Council will sell / develop is immediately west of the library, an area of endangered sclerophyll swamp forest with significant regrowth that is all part of the Mambo-Wanda Wetlands broader ecosystem.
– Read about this endangered forest on the council’s own information boards below. This is an important transit area for koalas. Several trees show koala scratch marks and fresh droppings.
– This endangered ecosystem is also an important ‘buffer’ zone, protecting the wetter areas that are in the Mambo-Wanda Wetlands Reserve.
The wetlands ecosystem was once far more extensive, encompassing part of the current shopping centre, the surrounding housing and extended to the estuary and Taylors Beach. See the map below.
So much of the wetland ecosystem has been built on, and we don’t want more loss.
Housing can be developed without loss of this habitat – maybe not as cheaply or as easily. Council needs to think more strategically than taking the easiest option and clear more of the little remaining environment.
We can’t take more slices from the remaining piece of the wetland cake!
The Mambo-Wanda Wetlands Reserve is only a small portion of the wetland ecosystem and almost none of the endangered forest remains here, It’s been drained and built on!
Arrow points to the remnant endangered swamp forest intended for building – an important koala transit and wetland buffer. Removing these trees disconnects north-south linkages and removes a significant portion of the remaining endangered swamp forest. Surrounding houses and the shopping centre were likely built where this forest once grew.
We all love our Mambo-Wanda Wetlands but they are under threat — We need your help and action to protect them by contacting Mayor and Councillors before they next meet on Tuesday 25th November 2025.
Mambo-Wanda Wetlands Conservation Group Facebook post
This is part of the Wetlands behind Tomaree Library & Community Centre that Port Stephens Council has plans to sell to enable building. If you made a submission on councils Salamander Bay Place Plan, you may have been part of the 52% who didn’t believe this should be built on.
Please contact your councillors before they meet on 25th Nov to discuss the Report on the Salamander Bay Place Plan. See Mayor and Councillor contact details here
Media release: No Housing on Mambo Wetlands, 16 Nov 2025
BELOW, a detailed letter requesting deferral of the Salamander Bay Place Plan, and why an independent review should be put in place. Letter from Murray Wood sent to Council on 16 November 2025.
Letter from Murray Wood – it is powerful and informed, also linked here
I am writing regarding Agenda Item 4 of the Ordinary Council Meeting on 25 November, which recommends that Council:
- Receive and note submissions made during exhibition of the Draft Salamander Bay Town Centre Place Plan; and
- Adopt the Place Plan, as amended.
I respectfully request that Council does not adopt the Place Plan at this stage and instead resolves to defer the matter pending a thorough, independent review. The current Plan raises significant concerns relating to environmental impacts, governance, conflict of interest, hazard risk, and inconsistency with State and regional planning instruments.
1. Governance & Conflict of Interest – Council Cannot Be Both Applicant and Consent Authority
Several proposed uses within the Place Plan do not comply with relevant State Environmental Planning Policies (SEPPs). This places Port Stephens Council in the position of:
- preparing a future concept development proposal
- assessing its own application
Under Sections 4.15, 4.16 and 8.2 of the Environmental Planning and Assessment Act 1979, development must be assessed impartially and with procedural fairness.
Further, the Agenda for this meeting reaffirms Councillors’ obligations to act:
- fairly, ethically and without bias
- consistent with their Oath/Affirmation of Office
- in a manner that maintains public confidence in Council decision-making
Adopting a Place Plan that anticipates a DA assessed by the same entity that prepares it is inconsistent with these obligations.
2. Inconsistency with the Hunter Regional Plan 2041
Despite statements in the staff report (p.169), the Place Plan appears inconsistent with the Hunter Regional Plan 2041, particularly objectives relating to:
- protection of biodiversity and wetlands
- avoidance of development in natural hazard areas
- strategic growth through redevelopment of existing serviced land
- resilience to flooding and climate impacts
The proposal directs urban pressure into mapped:
- wetland buffer areas
- koala corridors
- flood-prone land
- land containing acid sulphate soils
This is contradictory to the Regional Plan’s strategic intent and long-term sustainability principles.
3. Evidence Base Contradicts Council’s Own Environmental Mapping
Council has commissioned consultants to prepare biodiversity, flood and bushfire reports to support the Place Plan — even where these reports appear to contradict Council’s own published mapping relating to:
- habitat and buffer zones
- koala movement areas
- wetland boundaries
- flood storage and inundation patterns
- bushfire risk categories
The Agenda emphasises the requirement for evidence-based decision-making.
Adopting the Plan despite contradictory data undermines this principle and increases future legal and financial risks to Council.
4. Limited Engagement with Owners of the Most Suitable Development Area (Area 6)
There appears to be insufficient engagement with the landowners of Area 6 – Existing Commercial and Carparks, the most appropriate and least environmentally constrained part of the town centre.
Public statements that the owners have “no immediate plans” to redevelop raise concerns that:
- the development model in the Place Plan has not been financial tested, or
- meaningful discussions have not occurred to enable mutually beneficial outcomes.
Area 6 already allows 15m height, existing services, and is the logical location for:
- community facilities
- health uses
- commercial floorspace
- mixed-use housing
Failing to prioritise this land is a strategic weakness.
5. Past Clearing of Sensitive Areas Cannot Justify New Development
There are indications that past clearing of vegetation — clearing that should not have occurred — is now being used to justify new development in sensitive wetland edge areas.
Best practice planning and environmental management require restoration, not further encroachment, of degraded buffer zones.
6. Inconsistency with Council’s Own Decision-Making Principles (Agenda Pages 5–7)
The Agenda for this meeting outlines mandatory principles that must guide Council decision-making, including:
- long-term environmental impact
- cumulative effects on future generations
- ecologically sustainable development
- risk management
- transparency and accountability
- alignment with community aspirations
The Place Plan in its current form conflicts with several of these obligations, particularly with respect to natural hazard exposure, ecological sustainability, and community expectation to protect the Mambo Wetlands.
7. Natural Hazard Risk & Liability Exposure
The Agenda emphasises the importance of risk management and avoiding decisions that could expose Council to future risk.
Development in the nominated areas carries elevated risks associated with:
- flooding
- sea level rise
- acid sulphate soils
- loss of natural buffers
- storm impacts
These hazards have already resulted in litigation against councils elsewhere in NSW. Proceeding without independent verification is a foreseeable risk.
Request for Deferral
For all the reasons outlined above, I respectfully request that Councillors resolve to:
- Defer adoption of the Salamander Bay Town Centre Place Plan; and
- Commission an independent strategic, environmental and governance review addressing:
- SEPP and EP&A Act compliance
- environmental constraints (wetlands, koala habitat, flood risk)
- consistency with Hunter Regional Plan 2041
- conflict-of-interest and governance risks
- financial feasibility and landowner engagement (particularly for Area 6)
- alignment with Council’s own decision-making obligations and risk framework
A short deferral will ensure the Place Plan is robust, lawful, strategically aligned, environmentally sound, and reflective of community expectations.
Thank you for your consideration. I would be pleased to provide further information or technical clarification if required.
Mambo-Wanda Wetlands Conservation Group Facebook post
A picture of Mambo Wetlands behind the Tomaree Library where Council intends building apartment blocks. This buffer zone is ‘low grade wetland’ according to PS Council. This is despite the nearby Council sign in the library car park labeling the area an “endangered ecological community”.
Port Stephens Council owns land around the Salamander Bay Shopping Centre and Community Centre/ Library that it now wants to develop for housing. The problem is that these areas are buffer zones between the wetlands and suburbia.
Click here … to know more about the critical importance of buffer zones to Mambo Wetlands.
A quote from Dr Tom Headley,
Senior Wetland Scientist, Wetland & Ecological Treatment Systems
Nelson Bay
I would strongly argue that the value of some of that land (especially Zone 3) is in the ecological buffering and protection it provides between development and the Mambo Wetlands. This is a problem faced by wetlands the world over: if you strip away all the buffer zone around these sensitive areas, allowing development to encroach right up to the “boundary” of the wetland, then the wetland loses resilience and connectivity and becomes isolated, impacted and degraded over time. This is part of the reason the proximity to “Coastal Wetlands” buffer zone exists in the SEPP 2021 Resilience and Hazards: to help protect the important areas identified as wetland. The Mambo Wetlands currently have very minimal ecological buffer around them, as development has been permitted to encroach right the water’s edge almost (any land that can be built upon, has been). All of which is within the Coastal Wetlands proximity buffer zone (SEPP Resilience and Hazards), which is not particularly wise….I would argue that that area provides an important service of protecting the Mambo Wetlands through the ecological buffering and diversity of habitat it provides adjacent to the wetlands (as opposed to a road, medium density housing and a commercial centre).
Important ecosystems like the Mambo Wetlands cannot exist in a healthy state if we continue to strip away all of the natural buffers around them and allow development right up to the door-step. Likewise, significant parts of the proposed development area are zoned as preferred koala habitat or preferred koala habitat buffer zone (on PSC’s own maps). While there may be only one koala food tree identified in the development area, what is important is that such corridors are conserved to enable koalas to roam from one food tree to the next, without crossing roads or getting predated by dogs. Most of the Mambo Wetlands is not prime koala habitat; it is actually the forest surrounding the wetlands which is important habitat, including areas such as Zone 3.
Development lacks community support. Port Stephens Council has spent considerable time involving the community in the Salamander Bay Place Plan. 52% of respondents were opposed to housing development to the west of the library, for the reasons that we’re now outlining.
Buffer Zones are protected in state legislation. To quote Dr Tom Headley who lives here in Port Stephens and is also a Senior Wetland Scientist : “To permit development in Zone 3, PSC must have in their hands studies which demonstrate how proposed development can be conducted without impacting on the hydrological and ecological integrity of the Mambo Wetlands, and without impacting on the quantity and quality of stormwater and groundwater interactions with the wetlands.”
There are concerns over drainage, flooding, fire safety. State mapping and community experience will tell you these are major concerns.
What do we want?
1. We want the matter (i.e. approval for the Place Plan) off Councils agenda until they investigate more thoroughly their obligations to protect the Wetlands.
2. We ask Community members to phone or email the Mayor and Councillors before the meeting on 25th Nov and start asking questions about this development. See Mayor and Councillor contact details here
You may like to read this incredibly informed letter from Murray Wood sent to Council requesting deferral of the Salamander Bay Place Plan, and an independent review, 16 Nov 2025. Also shown below.
You do not need to write all this detail. It is provided so you can appreciate the range of issues we believe Council needs to address. What’s important is to express your concern about the range of issues Council needs to address before the Salamander Bay Place Plan can be considered in Council on Tuesday 25 November.
Mambo-Wanda Wetlands is in danger of becoming a cesspool
Mambo Wetlands has suffered sustained disturbances over many years including clearing, filling, draining, roads, development, high frequency fire, rubbish dumping, weeds and possibly alteration to the hydrology of the wetland system. Residential development has reduced most of the dry land forest to remnant patches, with development allowed to extend almost to the edge of permanently waterlogged areas of the wetland without leaving an adequate area of undisturbed dry land forest as a buffer.
For example, the development of the Woolworths Site in Salamander Shopping Centre in 1993 (below)
Inadequate drainage management
Already there are at least fifteen (15) drainage lines surrounding Mambo Wetlands. The only semblance of drainage control around Mambo Wetlands are three (3) Retention Basins adjacent to Worimi Drive. Polluted storm-water/run-off from Kingfisher Reserve into Mambo Wetlands. Mambo Wetlands is a significant SEPP 14 Coastal Wetland and should be properly managed. Even drainage from the Salamander Shopping centre continues to discharge directly into the Mambo Wetlands.
The whole wetlands could become a cesspool of stagnant, toxic green algae infested wasteland.
Tomaree Library carpark flooded May this year, demonstrating a real issue in developing the adjacent land behind the library (immediately to its west). Ratepayers do not want to be funding another Lagoons Estate.
September 2025 update
Commercial and residential development for Salamander Bay shopping centre has already claimed much of Mambo-Wanda Wetlands ecosystem, with some development critically fingering into the current wetlands.
In May and again in August this year, Port Stephens Council asked for community feedback on their proposed Salamander Bay Town Centre Place Plan (exhibition is now closed). The whole process appears to have received positive response, with many suggestions for inclusion of retail shops and improvements around the shops that is out of Council’s control, as Council sold that land enabling the current shopping centre.
All this excitement and confusion hid the fact that Council was intending to build into Mambo Wetlands ecosystem.
There were no measurements on the maps which further obscured the real story. Using the scale on the map, we estimate that housing on the west side of the Tomaree Library will encroach at least 80m into the wetlands.
The area of Mambo Wetlands ecosystem to the north of the shopping centre and adjacent to existing housing will be completely destroyed. This is how Council is proposing to achieve “balance” between commercial, environmental and community needs. This is not acceptable.
WHAT YOU CAN DO!
It is no longer possible to comment on Council’s Have Your Say page on this issue. However, we are encouraging people who care about Mambo Wetlands, and this proposed encroachment, to contact their councillors and let them know:
NO to building on Mambo Wetlands.
We know community will not tolerate any building on Mambo Wetlands, and we anticipate that before Council takes the next steps in its process — whether applying to rezone or issue a Development Application — Council will understand the opposition to this proposal.
Please contact your councillors and speak to them about not building on Mambo Wetlands.
See contact details linked here
If you would like to understand more
- read below about Mambo Wetlands ecologically endangered communities
- see maps below of the proposed area for development
Conservation Groups …
- Mambo-Wanda Wetlands Conservation Group ~ email on koalawetlands@hotmail.com
- EcoNetwork Port Stephens ~ email info@econetworkps.org
- Tomaree Residents and Ratepayers Association ~ email secretary@trra.com.au
- National Parks Association (Port Stephens / Hunter) ~ portstephens@npansw.org.au
are particularly concerned that the proposed Place Plan will:
- enable building on the current green buffer or Asset Protection Zone (APZ) west of the library
PLUS
cut further into the Mambo Wetlands ecosystem and the endangered ecological community, totalling about 80m into the wetlands - require a new APZ around any building, further encroaching into Mambo Wetlands ecosystem and its endangered ecological community.
Council’s sign shows the Swamp sclerophyll forest, one of the three endangered ecological communities.
“Development & Clearing” is one of the significant threats.
Proposed development footprint appears to overlap Mambo’s endangered ecological community
Council supported the community fight to stop development in the wetlands in Port Stephens Drive. Council stood with Mambo-Wanda Wetlands. It is difficult to believe that Port Stephens Council now wants to knock down an area of Mambo Wetlands for housing.
A touch of the colour and diversity in the area of Mambo wetland’s slated for development ~ all photos August 2025, unless stated otherwise.
Fresh Koala scats at the base of a tree in the Asset Protection Zone destined for building.
Nearby koala scratches on the angophora behind the library.
Koala on an angophora within Mambo Wetlands (2019)
August 2025: Council’s second consultation: draft Place Plan ~ now closed
EcoNetwork Port Stephens submission to the draft Place Plan
Mambo Wanda Wetlands Conservation Group’s submission to the draft Place Plan
Click the arrow ▶︎ below to open up more information
Salamander Bay Town Centre Place Plan ~ Nature on the edge
Development, commercial and residential, has already claimed much of Mambo Wanda Wetlands, some critically fingering into the remaining wetlands.
Some points to include in a submission
Natural areas adjacent to developments tend to become degraded. Proposals to sell and build on existing margins, the current buffer, will further degrade the very areas we are trying to protect, as well removing the intrinsic value of those areas. Mambo-Wanda Wetlands protects important swamp vegetation and is critical for wildlife including koalas and nesting ospreys, and the buffers between the protected area and development are important to maintain.
Council plans to preserve the environmentally significant land containing Koala feed trees, north of the library (4 on the map), to support conservation and as a public green space -we are unclear whether this contains the varied recreation. What does Council mean by a public green space? This land identified through their Biodiversity mapping as high value environmental land, will now be developed on three sides and is the area intended for walks, picnic tables and other recreational and educational pursuits. While these are admirable pursuits, they will essentially degrade this land of highest diversity, ultimately, most probably, degrading this land also. Wherever there is recreation, trees are cut down for safety and recreational development and this will be no different. Look at any Council land with picnic facilities — it is partly cleared to facilitate recreation.
Council has identified the existing buffer land or Asset Protection Zone (APZ) for development. The exisiting adjacent area should be rehabilitated and be the focus for recreational pursuits designated for (4) above. Once sold and built, the green space is lost forever. This is the very land Council should retain, rehabilitate and develop as public green space for various recreational pursuits. So much is already lost, and alternatives do exist to the proposed developments and sale of Council land.
EcoNetwork is concerned also as to the stability of proposed high rise development on an unstable wetland base, especially in the face of increased storms and weather events. The current build is all light weight. However, if high rise is appropriate, that should be multi storey over existing carparks, providing residential, commercial and additional parking, instead of developing existing green areas which can never be recovered. This would likely require incentivising existing commercial landholders.
As a community and Council we need to retain and repair our green spaces, enhancing what we have for wildlife and for our children and their offspring, and finding other ways to achieve development. Selling land and rolling more trees and vegetation is just too easy, without identified plans for protecting the little that remains and rehabilitating degraded lands. We should not keep selling more green space. We’ve already developed a big slab of the Mambo cake, we cannot take another slice and call it balance.
Access Council’s draft plans
The draft Salamander Bay Town Centre Place Plan was on exhibition until 5pm Tuesday 19 August 2025 and is no longer available via Council’s public website. it is available here for your information, though consultation through this process is now closed. But you can still act.
May 2025 ~ Council’s first consultation: Help Shape the Future ~ now closed
Submission: EcoNetwork outlined many issues for consideration, see EcoNetwork’s May submission
Council’s call — Help Shape the Future of Salamander Bay Town Centre
Reproduced from Port Stephens Council’s Have your say – respond via Council’s portal, open until Saturday 24 May. Should the active link not be available over the weekend, here is the information and we were advised comment would be accepted by the end of the weekend, email haveyoursay@portstephens.nsw.gov.au.
Salamander Bay Town Centre is a vital commercial and community hub for Port Stephens. As the heart of the Tomaree Peninsula, it offers a central and convenient location for surrounding suburbs to access essential services and facilities. Over time, it has grown without a clear plan. That’s now changing.
With your help, we are creating the Salamander Bay Town Centre Place Plan. This is a shared vision to guide how we use the land, deliver new housing and infrastructure, protect our environment, and create a more livable, connected community.
Port Stephens is growing fast. The demand for housing, business space, and services is rising, and employment is expected to increase by 54% by 2041. Council owns the last piece of vacant, commercially zoned land in the Town Centre and now is the time to plan for its future.
At the same time, our Local Housing Strategy identifies Salamander Bay Town Centre as a key location for additional housing. This creates a valuable opportunity to deliver new homes while thoughtfully integrating commercial and community uses.
The Salamander Bay Town Centre Place Plan will bring these elements together — driving economic growth, improving public spaces, managing traffic and pedestrian flow, and enhancing access to vital community services.
The Plan will help guide the proposed sale and development of land at 155 Salamander Way and 10 Central Avenue to support local roads, the environment, and diverse housing and retail options. We’re also committed to protecting key green spaces like the nearby Mambo Wetlands.
We invite you to be part of it’s development journey! Share your ideas and insights to help us create a thriving and dynamic precinct that meets the evolving needs of our community, both for today and for generations to come.
EcoNetwork captured screenshots of the active map, which facilitated comments during the Plan’s exhibition — this was in the earliest stage of the exhibition
Coloured areas from north (at top), westward and south
- purple – Commercial (north)
- green – to be retained as green bushland
- purple – mixed use commercial and residential (west of library and childcare)
- orange- existing library and childcare
- purple – commercial (south, bordering Salamander Bay Road)
Useful links:
2025 EcoNetwork Port Stephens, How much do we value nature?
Mambo-Wanda Wetlands — a chequered past