Frequently asked questions
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Development
Planning
Environment
Social & Cultural
Economy
Development
What is KHD's vision for Kings Hill?
This is more than just a housing development. Protecting the local environment is a key priority for us, and it is why we’re creating a 250-hectare Conservation Area that will protect threatened animal species, including koalas.
It will also be a place for locals and visitors to enjoy walking, and equestrian & mountain bike trails throughout, delivering significant social benefits and improvements to people’s wellbeing.
Balancing sustainable development with environmental conservation is our core objective.
We are bringing the local and state government’s vision to life, with housing in a beautiful location close to jobs, regional centres, schools and hospitals.
What is KHD proposing at Kings Hill?
Kings Hill will enhance what makes Port Stephens unique, offering a desirable lifestyle with high levels of cultural and natural beauty.
The township will have unprecedented access to nature, water and recreation that future residents and visitors will enjoy.
The town centre is proposed to contain retail and commercial facilities. Four local parks and one district park will be delivered, each with distinctive character and uses.
Walking and cycling tracks will be established, boosting connectivity between housing, the town centre and the Conservation Area.
The historical nature of towns in the region will also be woven into the architecture of the development.
With a unique mix of housing types, a diverse population will be attracted to the region, in particular young people and families.
Kings Hill aims to respond to growing pressures on the housing market by fulfilling the needs of a rapidly changing demographic. This includes housing products for families, the elderly, single-parent families, single-person households and multi-generational living.
What is the Concept Development Application?
The urban release area is 765 hectares with KHD owning approximately 64 per cent of the land proposed for residential development and conservation and other landowners owning 36 per cent of the land proposed for residential development.
KHD is proposing to deliver residential lots within seven precincts as well as six mixed-use lots, one local centre, parks, land for a future school and a 245-hectare Conservation Area.
A Concept Development Application was lodged with Port Stephens Council in November 2018, which is a holistic framework that underpins the core environmental and development objectives for Kings Hill.
The Concept Development Application sets the anticipated community and environmental outcomes and outlines the core conservation and development footprints for the life of the development.
In parallel with the assessment of the Concept Development Application, detailed subdivision development applications will be submitted to the council for the initial stages of residential development.
How will Kings Hill address housing demand and supply?
The Kings Hill housing project is a primary focus area for housing provision for Port Stephens.
Kings Hill will deliver housing supply that has been planned since the 1980s, endorsed by NSW State Planning in the Lower Hunter Regional Strategy as one of only four priority urban release areas in 2007, and subsequently rezoned for urban and conservation purposes.
Port Stephens Demographic and Housing Overview (2019) undertaken on behalf of Port Stephens Council, provides an overview of population change, demographic, demand and supply characteristics of the local housing market at the LGA level. The Report states, “The number of households in Port Stephens is projected to increase 32.5% from 29,581 in 2016 to 39,203 in 2036.”.
The supply at Kings Hill of 3,500 dwellings would therefore go towards satisfying almost 40% of the housing demand in the region up until the year 2036 and as much as 90% of housing demand in the Raymond Terrace area.
The proposed delivery of housing at Kings Hill comes at a time of severe housing shortages and a lack of affordability.
Kings Hill will supply land for housing where it is urgently needed to support public and private investment in existing and emerging Lower Hunter employment areas, providing much-needed economic stimulus to Port Stephens LGA post-COVID-19.
How did Kings Hill come to be?
Identified in successive, NSW government-endorsed, Urban Settlement Strategies of the Port Stephens Council since the 1990s, the Kings Hill Urban Release Area (URA) is recognised as 1 of 4 priority Urban Release Areas of the Lower Hunter in the NSW government’s Lower Hunter Regional Strategy of 2007. Among other things, the URA is supported by local and state governments because the URA:
- constitutes the most disturbed and least constrained land within 4km of Raymond Terrace, which is the administrative centre of the Port Stephens LGA;
- will provide 15 years supply of land for housing with economically and socially sustainable access to existing and emerging public and private infrastructure;
- is nearing shovel-ready, and will provide land for a population of 10,000 people upon the complete exhaustion of the existing land supply within Raymond Terrace by mid-2023; and
- is located within 20 minutes of more than 60% of existing and emerging employment areas in the Lower Hunter, including the Williamtown RAAF Base which due to the Federal government’s investment, is expected to grow by 3,000 employees alone over the next 5 years.
Planning
How did Kings Hill come to be?
Identified in successive, NSW government-endorsed, Urban Settlement Strategies of the Port Stephens Council since the 1990s, the Kings Hill Urban Release Area (URA) is recognised as 1 of 4 priority Urban Release Areas of the Lower Hunter in the NSW government’s Lower Hunter Regional Strategy of 2007. Among other things, the URA is supported by local and state governments because the URA:
- constitutes the most disturbed and least constrained land within 4km of Raymond Terrace, which is the administrative centre of the Port Stephens LGA;
- will provide 15 years supply of land for housing with economically and socially sustainable access to existing and emerging public and private infrastructure;
- is nearing shovel-ready, and will provide land for a population of 10,000 people upon the complete exhaustion of the existing land supply within Raymond Terrace by mid-2023; and
- is located within 20 minutes of more than 60% of existing and emerging employment areas in the Lower Hunter, including the Williamtown RAAF Base which due to the Federal government’s investment, is expected to grow by 3,000 employees alone over the next 5 years.
How will Kings Hill address housing demand and supply?
The Kings Hill housing project is a primary focus area for housing provision for Port Stephens.
Kings Hill will deliver housing supply that has been planned since the 1980s, endorsed by NSW State Planning in the Lower Hunter Regional Strategy as one of only four priority urban release areas in 2007, and subsequently rezoned for urban and conservation purposes.
Port Stephens Demographic and Housing Overview (May 2019) undertaken on behalf of Port Stephens Council, provides an overview of population change, demographic, demand and supply characteristics of the local housing market at the LGA level. The Report states, “The number of households in Port Stephens is projected to increase 32.5% from 29,581 in 2016 to 39,203 in 2036.”.
The supply at Kings Hill of 3,500 dwellings would therefore go towards satisfying almost 40% of the housing demand in the region up until the year 2036 and as much as 90% of housing demand in the Raymond Terrace area.
The proposed delivery of housing at Kings Hill comes at a time of severe housing shortages and a lack of affordability.
Kings Hill will supply land for housing where it is urgently needed to support public and private investment in existing and emerging Lower Hunter employment areas, providing much-needed economic stimulus to Port Stephens LGA post-COVID-19.
What is the Concept Development Application?
The urban release area is 765 hectares with KHD owning approximately 64 per cent of the land proposed for residential development and conservation and other landowners owning 36 per cent of the land proposed for residential development.
KHD is proposing to deliver residential lots within seven precincts as well as six mixed-use lots, one local centre, parks, land for a future school and a 245-hectare Conservation Area.
A Concept Development Application was lodged with Port Stephens Council in November 2018, which is a holistic framework that underpins the core environmental and development objectives for Kings Hill.
The Concept Development Application sets the anticipated community and environmental outcomes and outlines the core conservation and development footprints for the life of the development.
In parallel with the assessment of the Concept Development Application, detailed subdivision development applications will be submitted to the council for the initial stages of residential development.
How has the public been previously engaged?
Public consultation and engagement regarding the URA and in particular, the Concept DA, has been extensive, including:
- Public exhibition of various settlement strategies by the Council since the 1980s;
- Public exhibition of various settlement strategies of the Department of Planning, Industry and Environment (DPIE) since 2007;
- Public exhibition of Rezoning proposal and Council-prepared LES and public Council meetings during the rezoning process 2007 – 2010;
- Public exhibition of Development Control Plan (DCP) and draft s94 Plan in 2013, and public Council report thereafter to adopt DCP Chapter;
- Consultation with agencies and in particular, the Office of Environment & Heritage (OEH) to obtain the Secretary’s Environmental Assessment Requirements (SEARs), followed by 3x consultation meetings with OEH, 1 of which involved Council;
- 2 x notification and exhibition of the Concept Development Application;
- 2 x widely advertised public information drop-in sessions in June 2019 (during the initial exhibition of the proposal), voluntarily carried out by KHD with a report of outcomes submitted to Council;
- State Voluntary Planning Agreement (VPA) publicly exhibited;
- Concept DA documentation set on the Council and Joint Regional Planning Panel (JRPP) website;
- VPA between Council and KHD for the Conservation Area, placed on exhibition and endorsed by Council.
Environment
Appreciating the existing landscape and habitat for Koala.
Prior to the purchase of the land in 2012 by KHD, there was an accumulation of biodiversity knowledge which along with additional studies, investigations, laboratory and desktop assessments by KHD over 6 years formed the base of a thorough 2018 Species Impact Statement (SIS) assessment supporting KHDs Concept Development Application and approach.
Part of these studies included a comprehensive study of the Koala where industry standard and contemporary investigations were used to establish a detailed understanding of the species and its habitat use on the site. These investigations are listed below:
- Spot Assessment Technique (or SAT) method including activity analysis
- Spotlighting and diurnal transect/ area searches for Koala individuals
- Acoustic survey to detect male bellowing koalas to inform breeding activity
- Koala feed tree mapping to appreciate habitat extent and quality; and
- Refugia analysis from satellite imagery to inform behaviour patterns.
Renowned industry experts and practitioners such as Dr Steven Phillips and Dr David Robinson were instrumental in the collation and analysis of data to inform the approach and assessment.
Although technical compliance with existing legislative controls was important to KHD, KHD set the benchmark higher, ensuring the local low-density population of koalas at Kings Hill would remain viable into the future by further understanding the micro-level attributes required, this is where we brought in experts such as Ms Olivia Woosnam (OWAD), Dr Fiona Hogan (Federation University), Dr Kara Youngentob (ANU), Dr Karen Marsh (ANU) and Associate Professor Robert Clark (ANU) to strengthen KHDs confidence in their approach. Additional investigations and analysis included:
- Dog detection of scats for collection and analysis to determine individual numbers present on the site (10 individuals), presence of disease and population profiling through DNA analysis.
- Foliar nutrient studies and modelling (through Australian National University) to ensure conditions are suitable for the existing and future densities of koalas supported through critical nutritional elements such as available nitrogen.
Assessment of the impacts of invasive species such as Lantana and African Olive (in some areas up to 70% coverage) and the role they play in impacting the current and future viability of koalas on the site.
The above DNA survey and analysis approach was extended by KHD to the regions surrounding the development site, which also included Koala individuals housed in the local Port Stephens Koala Hospital. Local DNA profiles were increased to 33 unique individuals and, with existing DNA profiles retained by WildDNA for Barrington Tops, Port Macquarie and Booral, were pooled into a population structure analysis. All of this data was made available to WWF to inform an even more extensive analysis of the region.
The latest WWF report is the third and most recent publication on Koala genetics in the Port Stephens LGA. It proceeds with two earlier genetic studies commissioned by KHD for the Kings Hill project. All studies are consistent with each other and present a progressive knowledge build on Koala genetics in the Port Stephens LGA. A key understanding is the importance of building safe wildlife connectivity paths for the Koala in the local and regional context.
What KHD found through these extensive studies (not typically carried out by developers) was illuminating and not only provided very clear actions to the team to ensure future viability for the koala post-development of the site but also contained rare information not typically available to the local area highlighting actions required to maintain and protect the surrounding fragile populations and the role the Kings Hill site plays.
How is Kings Hill protecting the koala habitat?
KHD acknowledges the importance of protecting koala habitat and the effects land clearing can have on the threatened species.
That is why a 250-hectare Conservation Area is at the heart of our efforts to balance sustainable development with environmental protection.
KHD conducted a comprehensive koala assessment which involved input from leading experts, specialised detection of koalas using trained detection dogs, genetic analysis of the population, mapping individual tree species, and measuring eucalypt foliage nutrient value.
Our development will deliver a localised conservation outcome comprising a habitat that is equal to or better than the habitat impacted. We will avoid areas of high biodiversity value, leaving them untouched, protected and managed.
A NSW Parliamentary Inquiry made 42 recommendations to ensure healthy, sustainable koala populations and habitats. 10 of these recommendations were determined to apply to Kings Hill and have been addressed through best practice avoidance, minimisation or mitigation measures.
Targeted measures to protect the Kings Hill koala population include:
- Revegetation and habitat enrichment to increase high-value habitat
- Use of a koala fence, grids and bridges to keep koalas in the Conservation Area
- Implementation of bushfire regimes, informed by indigenous cultural practices, to reduce the threat of fires
The measures adopted by KHD are to ensure a sustained viable local koala population in alignment with the Port Stephens Comprehensive Koala Plan of Management, the Government’s Koala Strategy (2018) and the Department of Planning, Industry and Environment’s Koala Habitat Revegetation Guidelines (2020).
This proposal is in the public interest for its consideration of environmental impacts, which sets a positive precedent, particularly in relation to koalas. The standard set in relation to koalas is higher than the standard outlined in the Department’s Koala Habitat Restoration Guidelines (2022).
How is the Kings Hill development environmentally compliant?
The extensive (1,400 page) Species Impact Statement (SIS) by KHD’s consultant seeks to provide for a local solution to mitigate the impact on local ecology thereby upholding the intention of the Act, owing particular attention to Koala habitat.
These measures are the product of specialist consultants with expert input from the environmental division of the Australian National University, Dr Stephen Phillips of Biolink, OWAD and WildDNA, Dr Frank Lemckert, Dr Mark Clements as well as Port Stephens Council and other stakeholders.
The approach by KHD not only provides a no net impact to the environment and impacted species locally but also provides an area of retained land, the Conservation Area, supported by a KHD-sponsored endowment fund for the in perpetuity management of the land for the benefit and enjoyment of the community and future generations.
What is KHD's approach to environmental concerns?
KHD has a strong focus on the environment and is taking innovative approaches to managing the habitat to maintain biodiversity in the local area.
We have engaged a team of environmental and ecological specialists to understand and analyse the site’s biodiversity and deliver meaningful outcomes for local species.
These specialists conducted a Species Impact Statement to assess the impact of the development on threatened species with a key focus on the local koala population, as well as the brush-tailed phascogale and the grey-headed flying fox.
KHD has partnered with leading forest ecologists and the Australian National University to accurately identify and manage the health and future of the local koala population, using innovative methods to achieve positive outcomes for the local population.
KHD proposes to plant trees preferred by koalas, as well as avoiding the removal of important nutrient-rich trees during construction. This will include tree plantings in low-value retained vegetated areas as well as the rehabilitation of about 15 hectares of previously grazed land.
The development will also include the removal of feral animals such as wild dogs and deer and introduced weeds such as lantana, African olive and water hyacinth. The removal of these pests will also benefit local farmers.
The development will be conducted in phases to manage habitat impacts over time. This approach allows for species to appropriately respond to changes in the habitat area and movement pathways to areas on and off-site. Connections across the Pacific Highway designed to connect Kings Hill with Grahamstown Dam West are being investigated as part of a broader initiative to manage impacts on species such as the koala.
KHD will also be employing sustainable design objectives such as timber reuse from the land into landscaping and fencing.
What is the Conservation Area?
Kings Hill Developments is proud to be delivering a 245-hectare Conservation Area as part of our commitment to provide a balanced locally sustainable development incorporating environmental protection and in-perpetuity management.
We are prioritising the Conservation Area and establishing this as a high-value habitat as part of a local solution for impacts on flora and fauna habitat.
The latest ecological approaches will be implemented to maintain and enhance protected species and diversity.
The Conservation Area also contains places of indigenous cultural significance identified and reported by local archaeologist Len Roberts of Myall Coast Archaeological Services and recognised by the Worimi Local Aboriginal Land Council.
The Conservation Area will be protected and managed in perpetuity for the benefit of locally threatened species under an agreement with the Council fully funded by KHD.
The proposed network of walking, equestrian and mountain bike trails will be carefully selected to minimise impact on local wildlife whilst preserving, promoting and enhancing the natural, historical and culturally significant attributes of Kings Hill.
Access to residents from outside the development, like on Six Mile Road, will be incorporated into the design to ensure the wider community can benefit from access to the bushland.
Economy
How will the economy benefit?
$1 billion will be invested in the construction of Kings Hill supporting 1,000 permanent full-time jobs.
120 annual direct full-time equivalent (FTE) jobs through the course of construction and 279 indirect FTE supply chain jobs flowing from construction.
$71.7 million worth of economic activity annually upon completion.
Kings Hill will deliver a significant boost to housing supply in the area with 10,000 residents to call Kings Hill home within 3,500 dwellings.
More than 885 people will be employed by businesses established at Kings Hill once the development is complete.
The development will support growth in local tourism by providing public access and recreation opportunities in the Conservation Area, including mountain bike and equestrian trails, along with curated indigenous walks.
How will Kings Hill address housing demand and supply?
The Kings Hill housing project is a primary focus area for housing provision for Port Stephens.
Kings Hill will deliver housing supply that has been planned since the 1980s, endorsed by NSW State Planning in the Lower Hunter Regional Strategy as one of only four priority urban release areas in 2007, and subsequently rezoned for urban and conservation purposes.
Port Stephens Demographic and Housing Overview (May 2019) undertaken on behalf of Port Stephens Council, provides an overview of population change, demographic, demand and supply characteristics of the local housing market at the LGA level. The Report states, “The number of households in Port Stephens is projected to increase 32.5% from 29,581 in 2016 to 39,203 in 2036.”.
The supply at Kings Hill of 3,500 dwellings would therefore go towards satisfying almost 40% of the housing demand in the region up until the year 2036 and as much as 90% of housing demand in the Raymond Terrace area.
The proposed delivery of housing at Kings Hill comes at a time of severe housing shortages and a lack of affordability.
Kings Hill will supply land for housing where it is urgently needed to support public and private investment in existing and emerging Lower Hunter employment areas, providing much-needed economic stimulus to Port Stephens LGA post-COVID-19.
Society & Culture
What is the Indigenous significance of Kings Hill?
The urban release area has areas of Aboriginal significance on the ridgeline of the conservation area, including connections to significant assets like bora rings, caves and a wetland.
KHD is committed to working with and engaging with the local Indigenous community through the development, particularly with regard to the Conservation Area.
It has been confirmed by KHD that the area impacted by residential development is not an area of significance for the Indigenous community.
Opportunities for the long-term inclusion of the local Indigenous people include land care and conservation, local tours, experiences and tourism ventures.
KHD anticipates that the local Indigenous people would be involved in contributing to the Biodiversity Management Plan for the ongoing management of the conservation area.
KHD and the Worimi Local Aboriginal Land Council (WLALC) have signed into a strategic alliance to preserve, promote and enhance the natural, historical and culturally significant attributes of Kings Hill.
What are the social benefits of the Kings Hill development?
Kings Hill’s connection to nature stands out from other developments.
We know that a simple walk through nature can reduce people’s stress and anxiety. Kings Hill will provide an outlet for people to get active and enjoy the beautiful surroundings the local area has to offer.
The Conservation Area, recreation parks and the walking, mountain bike and equestrian trails will all contribute to the social well-being of residents and visitors.