ADW JOHNSON PTY LIMITED

Planning
Planning
ABN 62 129 445 398

Sydney
Sydney Central Coast
Central Coast Hunter Region
Level 35
Level 35 One
One International
International Towers
Towers 55 Pioneer
Pioneer Avenue
Avenue 7/335 Hillsborough Road,
100 Barangaroo
100 Barangaroo Avenue
Avenue Tuggerah NSW
Tuggerah NSW 2259
2259 Warners Bay NSW 2282
Sydney NSW
Sydney NSW 2000
2000 Ph. 02
Ph. 02 4305
4305 4300
4300 Ph. 02 4978 5100
Ph. 02
Ph. 02 8046
8046 7411
7411 Fax. 02
Fax. 02 4305
4305 4399
4399 Fax. 02 4978 5199
[email protected]
[email protected] [email protected]
[email protected] [email protected]

SSD Scoping Report & Request for

Secretary’s Environmental
Assessment Requirements

Concept DA for proposed Mixed Use

Development (Tourism, Hospitality &
Residential)
Working Beyond Expectations

Property:
Lots 101 & 102 DP 1256630
Lot 32 DP 1117408 (Public Reserve)

49, 81 & 85 Trinity Point Drive, Morisset Park

Applicant:
Johnson Property Group Pty Ltd

Date:
August 2021

Project Management • Town Planning • Engineering • Surveying

Visualisation • Social Impact • Urban Planning

www.adwjohnson.com.au
Document Control Sheet

Issue No. Amendment Date Prepared By Reviewed By

A 27/08/2021 Craig Marler Sandra Hutton

Limitations Statement

This report has been prepared in accordance with and for the purposes outlined in the scope of services agreed
between ADW Johnson Pty Ltd and the Client. It has been prepared based on the information supplied by the
Client, as well as investigation undertaken by ADW Johnson and the sub-consultants engaged by the Client for
the project.

Unless otherwise specified in this report, information and advice received from external parties during the course
of this project was not independently verified. However, any such information was, in our opinion, deemed to
be current and relevant prior to its use. Whilst all reasonable skill, diligence and care have been taken to provide
accurate information and appropriate recommendations, it is not warranted or guaranteed and no
responsibility or liability for any information, opinion or commentary contained herein or for any consequences
of its use will be accepted by ADW Johnson or by any person involved in the preparation of this assessment and
report.

This document is solely for the use of the authorised recipient. It is not to be used or copied (either in whole or in
part) for any other purpose other than that for which it has been prepared. ADW Johnson accepts no
responsibility to any third party who may use or rely on this document or the information contained herein.

The Client should be aware that this report does not guarantee the approval of any application by any Council,
Government agency or any other regulatory authority.
Table of Contents

1.0 EXECUTIVE SUMMARY ......................................................................................................... 6

2.0 PROPONENT DETAILS........................................................................................................... 8
3.0 PROPOSED DEVELOPMENT.................................................................................................. 9
4.0 LOCALITY & SITE DESCRIPTION ......................................................................................... 14
5.0 STRATEGIC & STATUTORY CONTEXT.................................................................................. 17
5.1 STATUTORY FRAMEWORK.............................................................................................. 17
5.1.1 Environmental Planning and Assessment Act 1979 ............................................ 17
5.1.2 State Environmental Planning Policy (State and Regional Development) 2011 ..
................................................................................................................................ 17
5.1.3 State Environmental Planning Policy (Infrastructure) 2007 ................................. 18
5.1.4 State Environmental Planning Policy (Coastal Management) 2018 ................. 18
5.1.5 State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004..
................................................................................................................................ 19
5.1.6 State Environmental Planning Policy No. 65 – Design Quality of Residential
Apartment Development (2002) .......................................................................... 19
5.1.7 Lake Macquarie Local Environmental Plan (LM LEP) 2014 ................................ 19
5.1.8 Lake Macquarie Development Control Plan (LM DCP) 2014 ............................ 20
5.2 STRATEGIC CONTEXT..................................................................................................... 20
5.2.1 Hunter Regional Plan 2036 .................................................................................... 20
5.2.2 Greater Newcastle Metropolitan Plan 2036 ........................................................ 22
5.2.3 Lake Macquarie Local Strategic Planning Statement ....................................... 23
6.0 OVERVIEW OF LIKELY ENVIRONMENTAL PLANNING MATTERS ........................................ 26
6.1 DEVELOPMENT DESIGN, BUILT FORM & SUSTAINABILITY .............................................. 26
6.2 LANDSCAPING .............................................................................................................. 27
6.3 VISUAL AMENITY AND PUBLIC ACCESS AND PERMEABILITY ....................................... 27
6.4 TRAFFIC, ACCESS & PARKING ...................................................................................... 27
6.5 SOCIAL & ECONOMIC CONSIDERATIONS .................................................................. 27
6.6 WATER CYCLE MANAGEMENT & FLOODING .............................................................. 27
6.7 BIODIVERSITY, FLORA & FAUNA .................................................................................... 27
6.8 LAND SURFACE MATTERS .............................................................................................. 28
6.9 HERITAGE ....................................................................................................................... 28
6.10 NOISE IMPACTS ............................................................................................................. 28
6.11 SERVICES ........................................................................................................................ 28
6.12 WASTE MANAGEMENT .................................................................................................. 28
6.13 NON-DISCRIMINATORY ACCESS .................................................................................. 28
6.14 BCA MATTERS ................................................................................................................ 29
6.15 CRIME PREVENTION ...................................................................................................... 29
6.16 COASTAL HAZARDS & MANAGEMENT......................................................................... 29
6.17 CUMULATIVE IMPACTS .................................................................................................. 29
7.0 COMMUNITY AND OTHER STAKEHOLDER ENGAGEMENT ................................................ 30
8.0 CONCLUSION.................................................................................................................... 32
APPENDIX A
PRELIMINARY CONCEPT PLANS

LIST OF FIGURES

Figure 1: Concept with Approved Marina and Helipad in Foreground.

Figure 2: Concepts.
Figure 3: Design Philosophy.
Figure 4: Sustainability.
Figure 5: Site Plan and Land Use Concepts.
Figure 6: Pedestrian and Access Concepts.
Figure 7: Site location in context of Lake Macquarie.
Figure 8: Site location in context of Morisset Park.
Figure 9: Locality of subject site within context of Greater Newcastle area (Hunter Regional
Plan 2036).
Figure 10: City Structure and Opportunity Map (Lake Macquarie Local Strategic Planning
Statement).
Figure 11: South West Growth Area Map (Lake Macquarie Local Strategic Planning
Statement).
Figure 12: IAP2’s Public Participation Spectrum.
1.0 Executive Summary
This Scoping Report has been prepared by ADW Johnson Pty Ltd on behalf of Johnson
Property Group Pty Ltd (JPG) to accompany a request to NSW Department of Planning,
Industry and Environment (DPIE) for Secretary’s Environmental Assessment Requirements to
inform the preparation of an Environmental Impact Statement for a State Significant
Development (SSD) at Trinity Point Lake Macquarie.

The application to be submitted will be a concept development application as provided

for under Division 4.4 of the Act, and will set out concept proposals for the development of
the Site (including land uses and building envelope, with site wide landscape masterplan
including through site links and public domain enhancement, and incorporating a
sustainability strategy), for which detailed proposals are to be the subject of further
development application/s.

The proposed development is for a mixed-use tourist, hospitality and residential outcome
with a capital investment value of more than $720m. Uses include a 500 seat function
centre, two 398 seat restaurant (plus provision for an additional 200 seats outdoors), 220
hotel rooms/suites and 218 residential apartments. The proposal will be transformative to the
region and the investment will have significant employment benefits during construction
(around 400 direct jobs) and operation (around 200 direct jobs). Significant multiplier
indirect employment and economic benefits to the region will also result along with a
contribution to iconic tourism destinations within NSW.

A key element of the proposed development is its design philosophy and approach with six
buildings capped by hill shaped angled green roofs, with the incorporation of sustainable
measures to be carbon neutral ready. This sustainability will apply to the construction as
well as the ongoing operation and uses within the development.

The hotel component of the proposed development triggers State Significant Development
under Clause 13(2)(b) of Schedule 1 of State Environmental Planning Policy (State and
Regional Development) 2011 (SEPP SRD) given that it is located within a sensitive coastal
location, and the CIV for this component exceeds the $10 million CIV threshold (QS estimate
for the hotel component is $190,417,920).

It is noted that Clause 8(2) of SEPP SRD provides that if part of a single development is only
partly SSD, the remainder is also SSD, unless the Director-General determines it is not
sufficiently related to SSD. Given that the project is integrated in ownership, architectural
theming and design philosophy and public domain outcomes the total project is sufficiently
related and required to be assessed as SSD.

The site is located within Lake Macquarie local government area. It is zoned SP2 Tourism
which permits the tourism components of the development. Amendments to Lake
Macquarie Local Environmental Plan 2014 (LMLEP 2014) are required to support the
proposal, including to permit the proposed residential development and to provide for
proposed building heights.

Lake Macquarie Council has indicated their support to commencing the rezoning process
and it is proposed to concurrently prepare a planning proposal and an SSD Application.

SSD Scoping Report

6
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
On 5 September 2009, a Concept Plan (MP06_0309) was granted to JPG under the former
Part 3A Section of the Environmental Planning and Assessment Act 1979 (EPA Act) for a
marina, tourist and residential accommodation, a restaurant, café, function centre and
associated works at Trinity Point. The Concept Approval has been modified numerous times.

The associated development applications for the Tourism and Hospitality components
(DA/1731/2014) and Serviced and Residential Apartments (DA/496/2015) (which relates to
4 of the 8 apartment buildings) were both approved by the Hunter and Central Coast Joint
Regional Planning Panel on 5th May, 2016 (not constructed).

A marina (Stage 1 of 94 berths constructed and operational) and helipad (not constructed)
have also been granted development consent and a separate development application
will soon be proposed for the second stage of the Marina (final 94 berths).

A temporary restaurant (8@Trinity) has been established on the site to aid early activation
of the precinct, and has been serving over 1,200 patron sittings across a weekend.

The proponent will develop a comprehensive community engagement strategy.

Community engagement will be undertaken early and throughout the process and JPG
welcomes the opportunity of receiving community views to help shape the final outcomes
for the site.

In the 5 years that have passed since the mixed-use development was approved for the
site there has been significant change, most notably a global pandemic but also, as above,
activation of the site in terms of a functional marina and an extremely popular restaurant.
This has required rethinking of the approach to the site. Accordingly, it is proposed to now
develop the site in a more transformative way with a density and form of development that
delivers a unique iconic urban environment and a greater level of sustainability.

The proposed new development is different from that approved under the Concept Plan
and it cannot be dealt with as a modification to the Concept Plan, noting the need to
satisfy the “substantially the same” test.

The new development for the site will deliver a very different built form with a greater level
of sustainability built in. It is anticipated that this new architecture by Koichi Takada
Architects will attract people to the site as well as the sites natural attributes and the location
on Lake Macquarie and the Lower Hunter.

SSD Scoping Report

7
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
2.0 Proponent Details

Proponent: Johnson Property Group Pty Ltd

Proponent Address: 27 Patrick Drive Cooranbong NSW 2265

ABN: 58 102 465 814

Nominated Contact: Bryan Garland

Contact Details: E: [email protected]

M: 0408 991 888

ADW Johnson Sandra Hutton

Contact:
Senior Town Planner (ADW Johnson Pty Ltd)

(Bachelor of Urban and Regional Planning (First Class Honours),

UNE, 1996)

Site Owners: Trinity Point Holdings8 Pty Ltd (Lots 101 & 102 DP 1256630)

Council of the City of Lake Macquarie (Lot 32 DP 1117408)

SSD Scoping Report

8
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
3.0 Proposed Development
The concept proposal is for a mixed-use development, with attention to sustainable
outcomes at its core, incorporating tourism, hospitality and residential components. The
proposed development features six (6) buildings capped by hill shaped angled green roofs
incorporating the following:

• Two (2) buildings located in the northern part of the site, to be dedicated to a hotel
(including hotel suites) and facilities such as restaurants, pools, marina office, small
business suite of offices, day spa and function centre; and

• Four (4) buildings in the southern half of the site comprising residential apartments with
common amenities to create a community and maximise the experience of the
residents.

A key focus of the proposed development will be the incorporation of a significant public
benefit, this will be developed taking into consideration the views of the community through
the proposed community engagement strategy. A key element of the proposed
development is the incorporation of sustainable measures to be carbon neutral ready. This
sustainability will apply to the construction as well as the ongoing operation and uses within
the development.

The proposed SSD will be submitted as a concept development application as provided for
under Division 4.4 of the Act. It will set out concept proposals for the development of the
Site (including land uses and building envelope, with site wide landscape masterplan
including through site links and public domain enhancement, and incorporating a
sustainability strategy). Detailed proposals will be the subject of further development
application/s.

The already approved Marina and Helipad will operate under the terms of existing consents
and approvals granted. A separate DA will also be submitted for the Stage 2 marina. The
interaction between the current concept approval (MP 06_0309) and its related
development consents, and the proposed SSD will need to be further considered and
resolved. This may involve conditions that provide for modification and/or surrender as part
of further development consents and prior to commencement of construction.

Preliminary concept plans of the proposed development are included with this scoping
report (Appendix A), with extracts as figures overpage. The proposed scheme is still being
developed and so the plans are indicative at this point. The final concept scheme,
including staging and sequencing, will take into consideration community and stakeholder
comments and inputs from assessments undertaken once environmental assessment
requirements are confirmed. The proponent is developing a comprehensive community
engagement plan.

The following table provides a summary of the proposed land use elements (indicative
quantum) and building form and height. As the concept is further studied, components
such as maximum heights, floor area for land uses and FSR, landscaping, design quality and
sustainability statements, access and parking and indicative staging/sequencing are
intended to be documented.

SSD Scoping Report

9
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
 ELEMENT PRELIMINARY DETAIL
Hotel 220 rooms and/or serviced apartments (tourism)
Residential 218 residential apartments
Function Room 500 seats
Restaurant/s 2 x 398 seats (indoors) + 2 x 100 seats (outdoors)
Up to 8 storeys within 6 building envelopes (hill shaped) with variable setbacks to the
Building Form
foreshore reserve, the public road and at Bluff Point,

Figure 1: Concept with Approved Marina and Helipad in Foreground.

SSD Scoping Report

10
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
 Figure 2: Concepts.

Figure 3: Design Philosophy.

SSD Scoping Report

11
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
 Figure 4: Sustainability.

Figure 5: Site Plan and Land Use Concepts.

SSD Scoping Report

12
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
 Figure 6: Pedestrian and Access Concepts.

SSD Scoping Report

13
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
4.0 Locality & Site Description
The subject site is located at Trinity Point Lake Macquarie (in the suburb of Morisset Park).
The site is identified as Lots 101 and 102 DP 1256630, and Lot 32 DP 1117408, with a physical
address of 49, 81 and 85 Trinity Point Drive, Morisset Park.

Trinity Point is located on the eastern seaboard of NSW, on the western side of Lake
Macquarie, some 30km south west of Newcastle and 88km north east of Sydney. The
following figures identify the site location.

Trinity Point is located only 5km east of the emerging strategic economic centre of Morisset.
Morisset offers access to a large range of retail and services as well as transport options
including rail.

Morisset is experiencing significant growth and is identified for further expansion opportunity
to cater for increased housing demand and commercial needs for Lake Macquarie and
the Lower Hunter.

Figure 7: Site location in context of Lake Macquarie.

SSD Scoping Report

14
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
 Figure 8: Site location in context of Morisset Park. Note also includes public foreshore
reserve adjoining the site (Lot 32)

The site located at the end of a peninsula with excellent access to the waters of Lake
Macquarie and proximity to Morisset is ideally positioned for a mixed significant tourism and
higher density housing offering.

Land immediately to the west of the site has been developed by the proponent for
detached housing with some medium density integrated housing incorporated. The locality
otherwise consists of low-density detached housing with a substantial bushland located
further west.

A Council owned vegetated reserve of around 20m wide separates the site from the waters
edge of Lake Macquarie (being Lot 32 and 34 DP 1117408).

The site generally falls in a north-easterly direction, from the western boundary towards the
lake. The area of the subject site over which the proposed development is located can be
characterised as gently sloping topography.

The site is generally cleared of significant vegetation, and is otherwise grassed with some
trees on its higher southern interface (Bluff Point). The site is largely undeveloped other than
for a temporary restaurant, sales office and marina office and carpark located in the north.

The northern part of the site is identified as being flood affected, the site is mapped as being
within a Mines Subsidence area and the site is mapped as containing class 2 and class 5
acid sulphate soils. The site is not mapped for bushfire and is not known to contain any soil
contamination.

SSD Scoping Report

15
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
The site is not listed under Lake Macquarie LEP 2014, National Trust or State Heritage Register
as an item of heritage significance. It is expected that Aboriginal Cultural Heritage will need
to be addressed as part of the development proposal, with parts of the site mapped as a
sensitive Aboriginal Landscape Area and noting past investigations, assessments and
interpretation strategies.

SSD Scoping Report

16
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
5.0 Strategic & Statutory Context
The EIS will provide a comprehensive assessment against all the relevant strategic plans and
statutory provisions.

5.1 STATUTORY FRAMEWORK

The relevant state and local planning instruments that apply to the proposal:

• Environmental Planning and Assessment Act 1979;

• State Environmental Planning Policy (State and Regional Development) 2011;
• State Environmental Planning Policy (Coastal Management) 2018;
• State Environmental Planning Policy (Infrastructure) 2007;
• State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004;
• State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment
Development (2002);
• Lake Macquarie Local Environmental Plan (LM LEP) 2014; and
• Lake Macquarie Development Control Plan (LM DCP) 2014.

A number of draft state planning instruments may be progressed during preparation and
assessment of this application and may be matters also for consideration (for example
draft Design and Places SEPP).

5.1.1 Environmental Planning and Assessment Act 1979

The Environmental Planning and Assessment Act 1979 (EP&A Act) establishes the assessment
framework for SSD. Under Section 4.5 of the EP&A Act, the Minister for Planning or the
Independent Planning Commission is the consent authority for SSD. Section 4.39 requires that
a development application for SSD be accompanied by an EIS in the form prescribed by
the regulations.

5.1.2 State Environmental Planning Policy (State and Regional Development) 2011

The State Environmental Planning Policy (State and Regional Development) 2011 (SRD SEPP)
identifies development that is of state or regional significance.

The hotel (tourism) component of the proposed development triggers State Significant
Development under Clause 13(2)(b) of Schedule 1 of SEPP SRD.

Clause 13(2)(b) identifies the following as SSD:

“Development for other tourist related purposes (but not including any commercial
premises, residential accommodation and serviced apartments whether separate or
ancillary to the tourist related component)- that has a capital investment value of
more than $10million and is located in an environmentally sensitive area of State
significance or a sensitive coastal location”.

The proposed hotel is located within a sensitive coastal location, and the CIV for this
component exceeds the $10 million CIV threshold (QS estimate for the hotel component is
$190,417,920).

SSD Scoping Report

17
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
Although ‘sensitive coastal location’ is not defined for SSD, a definition is included in the
regionally significant development schedule as being on land within 100m of the water’s
edge of a coastal lake (Lake Macquarie). Accordingly, the subject site is deemed to be a
sensitive coastal location under 13(2)(b) given the proximity of the development to the Lake
Macquarie waterbody.

Further, despite Clause 13(2)(b), Clause 8(2) of SEPP SRD provides that if only part of a single
development is only partly SSD, the remainder is also SSD, unless the Director-General
determines it is not sufficiently related to SSD.

All components of the development are related and so the entire development is
considered to be SSD.

• The site is in single ownership and site planning across the whole site is required to ensure
consistency of approach;
• Separation of the application pathways for the site could easily lead to disjointed
outcomes to the detriment of the site, development and surrounds;
• The proposed architectural theming of the buildings across tourism, hospitality and
residential components is so consistent that it makes sense for the project to be
considered in its whole;
• The public domain outcomes are for the whole site and seamlessly surround the entire
development, including access, open space, landscaping and boardwalks; and
• Provision of access and parking for the site traverses across both the tourist and
residential developments and need to be considered together at concept stage.

A single concept development application allows an understanding of the site and

development as a whole. The proponent and the community require confidence in the
assessment process, which is served in this instance by a single concept integrated
application across the land.

5.1.3 State Environmental Planning Policy (Infrastructure) 2007

The aim of this Policy is to facilitate the effective delivery of infrastructure across the State of
NSW. The proposed mixed use (tourism, hospitality and residential) development will trigger
Clause 104 – Traffic Generating Development of this SEPP given that it will accommodate
200 or more vehicles as part of its peak parking strategy. As such it is understood that the
proposed development will likely be referred to the TfNSW.

5.1.4 State Environmental Planning Policy (Coastal Management) 2018

State Environmental Planning Policy (Coastal Management) 2018 seeks to provide for
appropriate and sensitive coastal development and maintenance of public access to
foreshore areas.

The subject site is within the coastal environment area and coastal use area as mapped
under the SEPP. The site is not mapped as being part of any coastal wetlands or littoral
rainforest (or proximity) area. Clauses 13, 14 and 15 of the SEPP will be addressed as part of
the EIS for the proposed development.

SSD Scoping Report

18
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
5.1.5 State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004

The general aim of this Policy is to ensure consistency in the implementation of the BASIX
scheme throughout the State. This Policy achieves its aim by overriding provisions of other
environmental planning instruments and development control plans that would otherwise
add to, subtract from or modify any obligations arising under the BASIX scheme.

Regulations under the Act have established a scheme to encourage sustainable residential
development (the BASIX scheme) under which:

(a) an application for a development consent, complying development certificate or

construction certificate in relation to certain kinds of residential development must be
accompanied by a list of commitments by the applicant as to the manner in which
the development will be carried out; and

(b) the carrying out of residential development pursuant to the resulting development
consent, complying development certificate or construction certificate will be subject
to a condition requiring such commitments to be fulfilled.

BASIX documentation for the proposal will be provided as part of future development
applications for residential accommodation.

5.1.6 State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment
Development (2002)

This SEPP raises the design quality of residential apartment development across the state
through the application of a series of design principles. It provides for the establishment of
Design Review Panels to provide independent expert advice to councils on the merit of
residential flat development. The accompanying regulation requires the involvement of a
qualified designer throughout the design, approval and construction stages.

SEPP 65 and the associated design principles will be addressed as part of the Development
Application and accompanying EIS.

5.1.7 Lake Macquarie Local Environmental Plan (LM LEP) 2014

The Proposal is subject to the provisions of Lake Macquarie Local Environmental Plan (LMLEP)
2014. The relevant clauses under LM LEP 2014 will be addressed as part of the EIS.

It is noted however, that there are a number of Clauses within the LEP that will require
amendment via a Planning Proposal to be submitted to LMCC concurrently with the SSD
Development Application.

Clause 4.3 – Height of Buildings

Clause 4.3 of the LEP refers to the maximum building heights identified for the site on the
associated Height of Buildings Map. The site contains a mix of maximum building heights
under the LEP, including 16m over the majority of Lot 101 DP 1256630 in the north, 6m over
the majority of Lot 102 DP 1256630 in the south, and 12m along the western edge of Lot 102
DP 1256630.

SSD Scoping Report

19
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
Building heights for the proposed development are still being resolved, however, variable
heights of 27m and up to 36m for the curved shaped and angled architectural roof form
may be proposed.

The proponent proposes to seek an amendment via a Planning Proposal to LMCC to

appropriately accommodate the proposed building heights and form.

Clause 7.16 – Development on certain land at Trinity Point, Morisset Park

This Clause of LM LEP 2014 contains a number of development standards that specifically
relate to the subject site and Trinity Point development.

The innovative and transformative design of the proposed development departs from some
of the Clause 7.16 development standards, including but not limited to the number of
residential dwellings and commercial floor area. As such, the proponent will also seek an
amendment to the provisions of Clause 7.16 of the LEP via a concurrent Planning Proposal
to LMCC.

5.1.8 Lake Macquarie Development Control Plan (LM DCP) 2014

Pursuant to Clause 11 of the SRD SEPP, Development Control Plans do not apply to State
Significant development. Nonetheless, the proposal will have regard to the relevant controls
of Lake Macquarie DCP 2014.

5.2 STRATEGIC CONTEXT

5.2.1 Hunter Regional Plan 2036

The NSW Government has developed the Hunter Regional Plan 2036 as an overarching
framework to guide land use planning priorities and infrastructure funding decisions in the
Hunter region over the next 20 years.

The Plan sets priorities and provides a direction for regional planning decisions. It focuses on
new housing and jobs, and targets growth in strategic centres and renewal corridors close
to transport to deliver social and economic benefits. It sets in place line-of-sight land use
planning for the region, regional districts like the Greater Newcastle metropolitan area and
each Council area.

The vision of the Hunter Regional Plan 2036 is for the Hunter to be the leading regional
economy in Australia with a vibrant new metropolitan city at its heart. To achieve this vision,
the NSW Government has acknowledged the growing importance of Greater Newcastle
and set the following regionally focused goals:

• The leading regional economy in Australia;

• A biodiversity-rich natural environment;
• Thriving communities; and
• Greater housing choice and jobs.

The Greater Newcastle area comprises the closely connected urban areas of Lake
Macquarie, Maitland, Cessnock, Newcastle and Port Stephens local government areas.

SSD Scoping Report

20
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
Figure 9 provides the indicative boundaries of the Greater Newcastle area and identifies
the location of the subject site within the Greater Newcastle area.

Approximate location
of subject site

Figure 9: Locality of subject site within context of Greater Newcastle area (Hunter Regional
Plan 2036).

The subject site is located within close proximity to the identified growth area of Morisset.
The Plan aims to strengthen the region’s economic resilience, protect its well-established
economic and employment bases and build on its existing strengths to foster greater market
and industry diversification.

The Hunter is identified as being strategically situated to leverage proximity to Asia and the
region’s growing agricultural, health, education and tourism sectors to supply developing
Asian economies with resources and products.

The Plan acknowledges that there is a huge potential for the Hunter to increase the number
of nights visitors spend in the region from an annual $8.8 million and seeks to enable
investment in infrastructure to expand the tourism industry, including connections to tourism
gateways and attractions. The proposed mixed use (tourism, hospitality and residential)
development will complement state and regional investment in tourism and connections to
tourism gateways and attractions.

Residents and visitors are fortunate to have ready access to many of the region’s natural
areas and an array of unique experiences, which contribute to the region’s identity and the
health of its communities.
SSD Scoping Report

21
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
These areas are also important for recreational and tourism activities, as a focus for
investment and a factor in where people choose to live.

The proposed development is consistent with the above aims of the Plan. In particular, the
overall Trinity Point mixed use development has been redesigned to be a true world class
land and water-based destination development that will form part of an experience and
interaction with the area’s greatest quality – the lake itself. The proposed development will
create a world class regional tourist destination.

The proposed development will not only contribute to local and national residents and
tourists visiting the development, Lake Macquarie, and the wider Hunter Region, but will also
draw international tourists.

The proposed development aims to reinforce the profile of Lake Macquarie for tourism,
hospitality, functions, boating, recreation and lifestyle. The growth of the tourism, hospitality,
and recreation sectors within Lake Macquarie and the wider Hunter Region will provide a
significant economic investment to the area, and increased employment opportunities.

The proposed will also contribute to housing and housing choice, another key objective of
the plan.

5.2.2 Greater Newcastle Metropolitan Plan 2036

The Greater Newcastle Metropolitan Plan (GNMP) sets out strategies and actions that will
drive sustainable growth across Cessnock City, Lake Macquarie City, Maitland City,
Newcastle City and Port Stephens communities, which together make up Greater
Newcastle. The Plan also helps to achieve the vision set in the Hunter Regional Plan 2036 –
for the Hunter to be the leading regional economy in Australia with a vibrant new
metropolitan city at its heart.

Strategy 6 of the GNMP aims to promote tourism, major events and sporting teams on the
national and international stage within the Greater Newcastle area.

The GNMP recognises that the following factors will contribute to the growth of visitors to the
Greater Newcastle metropolitan area:

• High amenity, natural environment, heritage and great lifestyle;

• The global gateways at Newcastle Airport and the Port of Newcastle;
• Improved higher speed connections to Sydney; and
• Improvements to northern and western transport connectivity.

New opportunities to develop tourism experiences include the recreational amenities of

Lake Macquarie and the coastline, national parks, and cultural tourism in the historic river
and mining towns of Maitland, Cessnock and Raymond Terrace, and villages such as
Morpeth, Wollombi and Catherine Hill Bay.

Iconic tourism destinations such as Trinity Point are considered to be an essential part of the
identity and branding of Greater Newcastle. Not only will the location of the proposed
development on the Lake be a drawcard for both national and international tourists, but
the redesigned development itself, being iconic and nothing like Australia has seen before,
will be an attraction in itself.

SSD Scoping Report

22
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
A key outcome of the plan is to deliver housing close to jobs and services. The proposal is
consistent with this outcome providing housing in proximity to the emerging strategic centre
of Morisset.

5.2.3 Lake Macquarie Local Strategic Planning Statement

The Lake Macquarie Local Strategic Planning Statement (LM LSPS) provides a long-term
vision and planning priorities that will guide the evolution of the Lake Macquarie Local
Government Area. The LSPS priorities are addressed below:

• Priority 1 A City of Vibrant Centres -Where People Live, Work, Visit and Play

The proposed development will support the emerging strategic economic centre of
Morisset identified on the city structure and opportunity map, Figure 10 below.

• Priority 2 A City to Call Home – Where Diverse Housing Options Cater to Everyone’s Needs

The proposed development will make a valuable contribution to housing choice, in

particular the proposed housing provides alternative housing to detached housing that
dominates the locality.

• Priority 3 A City if Prosperity – That Attracts Investment, Creates Jobs, and Fosters
Innovation.

The LSPS encourages mixed use tourism and residential developments as a means of
attracting investment. The proposal aligns with this objective with a significant
investment that will provide economic and social benefits for the locality.

• Priority 4 A City of Close Connections

The proposed development will have access to transport via road and water and with
close proximity to Morisset train station.

• Priority 5 A City of Progress and Plan Where People Come Together in Natural and
Vibrant Public Spaces

The proposal enhances opportunities for community interaction to both vibrant public
spaces as well as natural spaces, in particular it will enhance access to the lake.

• Priority 6 A City with A Vast Natural Environment That is Valued Protected and Enhanced.

The proposed development is largely over cleared land with minimal potential
environmental impacts. All potential impacts are able to be managed.

• Priority 7 A City of Resilience Where People and Places Are Responsive and Proactive to
Change

The proposed development will build on the ability of Lake Macquarie to be resilient,
offering sustainable development outcomes and well-designed community spaces for
people to interact.

SSD Scoping Report

23
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
 Approximate location
of the Site

Figure 10: City Structure and Opportunity Map (Lake Macquarie Local Strategic Planning
Statement).

The Site sits within the South West Growth Area, identified for significant population and
employment growth. The LMLSPS specifically reinforces the role of Trinity Point within the
growth area (refer Figure 11), as a “significant tourist asset, supporting a growing visitor
economy including conference facilities, restaurants and a marina” (LMLSPS, p53).

SSD Scoping Report

24
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
 Approximate location
of the Site

Figure 11: South West Growth Area Map (Lake Macquarie Local Strategic Planning
Statement).

SSD Scoping Report

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Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
6.0 Overview of Likely Environmental Planning Matters
Based on our preliminary review, the following environmental planning matters will likely
require consideration as part of the future SSD concept development application. This takes
into consideration all relevant planning controls including SEPPs and planning directions:

• Development Design and Built Form including Sustainability;

• Landscaping;
• Visual Amenity, Visual Impact Assessment and Public Access;
• Traffic, Access and Parking;
• Social and Economic Considerations;
• Water Cycle Management and Flooding;
• Biodiversity, Flora and Fauna;
• Land Surface Matters;
• Heritage;
• Noise Impacts;
• Infrastructure & Services;
• Waste Management;
• Non-Discriminatory Access;
• BCA Matters;
• Crime Prevention;
• Coastal Hazards; and
• Cumulative Impacts.

A description of some of the key issues and documentation that will need to be addressed
is provided below, noting the extent of documentation will reflect a Concept Development
Application framework. A key focus of the application will be to document, test and
consider the proposed land uses and design concept including building scale, form, siting
and the interfaces to and enhancement of the public domain. The documentation will test
and demonstrate capacity of the site and locality to accommodate the concept as a
transformative, iconic and appropriate future character, and the terms on which that
concept is possible.

6.1 DEVELOPMENT DESIGN, BUILT FORM & SUSTAINABILITY

The EIS will address the design philosophy and context, scale, built form, density, resource,
energy and water efficiency, amenity, safety and security, social dimensions and aesthetics
of the concept, and capability for future detailed applications to comply with the
requirements of SEPP 65 and ADG (or as amended/replaced) and achieve appropriate
standards of residential amenity.

Consultation with relevant design panels will be undertaken, and strategies to provide
ongoing design review/integrity can be identified.

A sustainability statement will be submitted as part of the concept application to outline

the incorporation of sustainable measures for the concept to be carbon neutral ready. It
will identify how the concept establishes these and how future development applications
are to incorporate these for design, construction and operation. This will incorporate but
extend beyond BASIX and other energy efficiency outcomes provided by current statutory
provisions.

SSD Scoping Report

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Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
6.2 LANDSCAPING

A concept site wide landscape masterplan will be submitted with the application and will
identify the various landscape strategies proposed for the site, including retention of trees
at Bluff Point, enhancement of the interface to the public reserve, creation of publicly
accessible through site links (and their design and amenity) and public and private
landscaping.

6.3 VISUAL AMENITY AND PUBLIC ACCESS AND PERMEABILITY

A Visual Impact Assessment will be submitted with the concept application to address the
likely extent and significance of the visual impacts of the concept, taking into consideration
the range of public and private places that could be affected, and the existing and future
character and context in a site, locality and regional scale.

Public access will also be addressed as part of the EIS, including pedestrian linkages, links to
adjoining spaces, and internal links.

6.4 TRAFFIC, ACCESS & PARKING

A Concept Traffic, Transport and Parking Impact Assessment will form part of the EIS and will
address issues relating to impacts of traffic likely generated by the concept on the existing
road network and parking, arrangement and provision of on-site access and parking, as
well as details of any linkages to existing and planned public transport. In addition, an
assessment of pedestrian networks and overall accessibility will be included. It will identify
how future development applications are to incorporate traffic, transport and parking, for
construction and operations.

6.5 SOCIAL & ECONOMIC CONSIDERATIONS

Social and economic matters will be addressed within the EIS, identifying key economic
benefits, and addressing social considerations.

6.6 WATER CYCLE MANAGEMENT & FLOODING

A Flooding and Stormwater Management Report will be submitted as part of the

Development Application. It will address the various flood planning levels across the site
including implications, if any, of the recent flood prone land package, and how the
concept accommodates those requirements and how future development applications
will be designed to address flood planning levels. It will identify existing stormwater
infrastructure and proposed requirements, how the concept accommodates those and
how future development applications will be designed to incorporate relevant stormwater
collection, treatment and disposal methods including water quality management, both
during construction and operation.

6.7 BIODIVERSITY, FLORA & FAUNA

Under section 7.9(2) of the Biodiversity Conservation Act (BC Act), SSD applications are to
be accompanied by a Biodiversity Development Assessment Report (BDAR) unless it is
determined that the proposed development is not likely to have any significant impact on
biodiversity values. Given the characteristics of the site, a BDAR waiver is under preparation
and will be provided under separate cover for consideration.

SSD Scoping Report

27
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
6.8 LAND SURFACE MATTERS

A Geotechnical and Contamination Assessment will be submitted with the Development

Application identifying past investigations, technical parameters as relevant to the concept
proposal and associated with acid sulphate soil management, excavations, groundwater,
site preparation, engineered filling, pavements, material quality and compaction
requirements, and sub grade preparation, and will identify any recommendations for future
development applications and construction impact management.

Mine subsidence will also be addressed within the EIS.

6.9 HERITAGE

An Aboriginal and European Heritage Assessment will be submitted with the Development
Application identifying past investigations and strategies, and including reactivated
consultation with Aboriginal stakeholders, and included recommendations for future
development applications. There is no mapped European heritage for the site, and parts
of the site are mapped as Sensitive Aboriginal Landscape Area.

6.10 NOISE IMPACTS

An Acoustic Assessment will be prepared and submitted with the development application
addressing the whole site, including the proposed tourism and hospitality uses, with potential
management and mitigation measures identified for both construction and operations.

6.11 SERVICES

All key services including electricity, water and sewer service the site. A Site Servicing
Strategy relating to gas, water, sewer, electricity and telecommunications will be addressed
as part of the EIS.

6.12 WASTE MANAGEMENT

A Waste Management Strategy will be prepared to accompany the EIS. The Plan will
address the proposal’s operational and construction waste arrangements with respect to
the relevant guidelines and controls. In particular, the Waste Management Strategy will
identify waste collection points, waste removal measures and the various waste streams
associated with the proposal’s different uses as well as the associated waste storage
requirements. It will identify any recommendations for future development applications.

The Waste Management Strategy will be accompanied by a swept path analysis to

demonstrate that the required waste collection vehicle will adequately be able to access
the site.

6.13 NON-DISCRIMINATORY ACCESS

An Accessibility Audit Strategy will be submitted with the Development Application to

address the level of compliance of access for people with disabilities with the current version
of the Building Code of Australia and relevant legislation based on concepts, and
recommendations for future development applications.

SSD Scoping Report

28
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
6.14 BCA MATTERS

BCA input will be sought into the preparation of the concepts, with recommendations for
future development applications.

6.15 CRIME PREVENTION

A Crime Prevention Through Environmental Design (CPTED) Strategy Report will accompany
the application addressing the principles of CPTED and issues of crime prevention and
safety.

6.16 COASTAL HAZARDS & MANAGEMENT

Coastal hazards will be addressed within the EIS along with coastal management
considerations.

6.17 CUMULATIVE IMPACTS

Any cumulative impacts associated with the proposal will be addressed within the EIS.

SSD Scoping Report

29
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
7.0 Community and other Stakeholder Engagement
It is proposed to develop a comprehensive community engagement strategy for the
proposal. This strategy will be in line with the International Association of Public Participation
(IAP2) framework. IAP2 is a leading international organisation with goals to improve and
promote best practice community consultation and public participation. It is a familiar logic
to many government agencies at a State and Federal level, and also to the community
(www.iap2.org.au).

The IAP2’s Public Participation Spectrum (see Figure below), is designed to assist with the
selection of the level of participation that defines the public’s role in any community
engagement program. The spectrum shows that different levels of participation depend on
the engagement goals, the time frame available for engagement, the resources available
for activities and levels of community concern regarding the decision to be made. Most
importantly, the IAP2 Spectrum sets out the promise being made to the public at each
‘level’ of participation.

Early and ongoing engagement is proposed for the project, at the level of consult. The final
design will take into account all stakeholder and community inputs.

Figure 12: IAP2’s Public Participation Spectrum.

SSD Scoping Report

30
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
JPG looks forward to working with the stakeholders and the community to:

• Inform them of the current proposals;

• Consider their access to the site and the community amenity options to be provided by
the site;
• Consider the different community benefits that could result from the proposed
development; and
• Work with the community to understand potential impacts and how to mitigate these.

The existing restaurant on the site has been a popular destination with both the local and
regional community and has been able to provide local employment opportunities. It is
expected that this will be further enhanced by the proposed development.

Early consultation relating to this application was undertaken with NSW DPIE via meetings
held during April to August 2021 and Lake Macquarie City Council via meetings during May
to August 2021.

It is anticipated that during preparation of the studies and during the exhibition phase of
the proposal, further consultations will be undertaken.

Stakeholder groups to be engaged include the Council, State government agencies, local
residents of Morisset Peninsula and Morisset, local community groups, local schools, tourism
and business groups, the broader Lake Macquarie and Lower Hunter community, the Local
Aboriginal Land Council and Indigenous groups.

SSD Scoping Report

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Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
8.0 Conclusion
The purpose of this document is to request SEARs for the preparation of an EIS for the
establishment of a mixed-use development (tourism, hospitality and residential) at 49, 81
and 85 Trinity Point Drive, Morisset Park (concept development application).

It includes a description of the site, an overview of the proposed development concept,

explanation of the statutory framework and strategic context, and an outline of what are
considered to be the likely environmental issues for assessment of the SSD concept
application.

The site is well located to cater for a significant tourism and housing development, with
access to the waters of Lake Macquarie as well as the emerging strategic centre of Morisset.

The proposed development aligns with broad strategic objectives for the locality and is
proposed in conjunction with an amendment to LMLEP. Council has offered their support to
commence the rezoning process.

We trust that the information detailed in this document is sufficient to enable the Secretary
to issue SEARs.

SSD Scoping Report

32
Proposed Mixed Use Development (Tourism, Hospitality & Residential) – Concept DA
49, 81 & 85 Trinity Point Drive, Morisset Park (Lots 101 & 102 DP 1256630, and Lot 32 DP 1117408)
(Ref: N:\37429\37429(26)\Planning\DA Prep\37429(26)-Scoping Report Final - A.docx)
 Appendix A
PRELIMINARY CONCEPT PLANS
T. +61 (2) 9698 8510 Suite 41 and 42, Level 4, 61 Marlborough Street Version
E. [email protected] Surry Hills NSW 2010 Australia

11.0
Trinity Point
Lake Macquarie

Scoping Report
August 2021

koichitakada.com
Look & Feel Impression Render
Trinity Point
Design Philosophy

Sculptural, rolling roofs and facades, covered in greenery provide a

physical and visual layering delivering insulation to sun, wind, rain. The
new design features a total of six buildings, soft hill shaped, and covered
with green roofs. The design intent reflects the natural surrounding hills
and creates a cohesive look and feel to the prominent site location at
Trinity Point.

The design includes a hotel and public amenities, such as restaurants,

pools and function centre. A public walkway surrounds the site and
weaves around the buildings and through the courtyards to create a
one-of-a-kind walking trail experience. The rest of the buildings are for
residential apartments with common amenities to create a community
and maximise the residents’ experience.

The project is highly sustainable, carbon neutral and self-sufficient.

The feature green roofs are covered with plants for heat island effect
mitigation and coupled with layers of solar panels to generate the
buildings’ energy needs. The building shape is designed to efficiently
collect rainwater to be used for irrigation. Ventilation slots are located
on each floor to allow natural ventilation to all public corridors and
reduce the reliance on mechanical means.

The planting maximises solar access in the winter, and shields from the
harsh and hot western sun. The greenery also provides shelter from
the wind, without compromising natural ventilation. The plants work
as natural air purifiers and form an insulation layer; serve as means
of retaining moisture and creating shade; result in an overall cooling
effect for site and surroundings; as well as provide habitats for birds
and other living organisms.

TRINITY POINT

SCOPING REPORT PRESENTATION

AUGUST 2021
Trinity Point
Precedent Images

School of Art and Design - Singapore CABI Headquarters - England Naman Retreat - Vietnam

Urban Forest - Brisbane Canopy - Sydney Sunflower House

TRINITY POINT

SCOPING REPORT PRESENTATION

AUGUST 2021
Trinity Point
Site Analysis

BARDENS BAY

Best lake views with flat

topography and sparse
vegetation

Foreshore Reserve

Filtered lake views from

public road, view improves
closer to lake edge

Sensitive Aboriginal areas

at water level, public
access discouraged

Significant public open

space, elevated views,
proximity to cultural areas
Retained existing foreshore vegetation

Views from Trinity Point Drive Archaeological area with sundial,

grotto and cultural plantings
Foreshore reserve

Best lake views

BLUFF POINT

TRINITY POINT

SCOPING REPORT PRESENTATION

AUGUST 2021
Trinity Point
Site Plan

Development Summary:

Total Hotel rooms: 220

Total Apartments: 218

Restaurant 1: accommodates
398 people indoors + 100 people
outdoors

Restaurant 2: accommodates
398 people indoors + 100 people
Tourist and Hospitality outdoors

Function Centre: accommodates

500 people

Residential

Site Area: 36,600m2

Tourist & Hospitality: 15,100m2
Residential: 21,500m2

TRINITY POINT

SCOPING REPORT PRESENTATION

AUGUST 2021
 Trinity Point
Massing Diagrams

AXO
2
FEAT. ROOF

FEAT. ROOF

FEAT. ROOF

FEAT. ROOF
4700

RL 33300
FEAT. ROOF

FEAT. ROOF
7700
BLDG F OVERALL HEIGHT FROM NGL

7700

7700
7700

7700
BLDG E OVERALL HEIGHT FROM NGL

RL 30300 RL 30200 RL 30200

BLDG B OVERALL HEIGHT FROM NGL

F- L7
BLDG D OVERALL HEIGHT FROM NGL

BLDG C OVERALL HEIGHT FROM NGL

BLDG A OVERALL HEIGHT FROM NGL

RL 28800 RL 28800
E- L7
BLDG F OVERALL HEIGHT

F- L6 B- L7 A- L7
D- L7 C- L7
BLDG E OVERALL HEIGHT

F- L5 E- L6 B- L6 A- L6

BLDG A OVERALL HEIGHT

BLDG B OVERALL HEIGHT
BLDG D OVERALL HEIGHT

BLDG C OVERALL HEIGHT

D- L6 C- L6
30000

33000

F- L4 E- L5 B- L5 A- L5
24800

35200

35800
D- L5 C- L5
33080

33080

F- L3 E- L4 B- L4 A- L4
24800

D- L4 C- L4

26900

26900
24800

24800

F- L2 E- L3 B- L3 A- L3
D- L3 C- L3
F- L1 E- L2 B- L2 A- L2
RL 8500 D- L2 C- L2
F- G E- L1 B- L1 A- L1
RL 5500 D- L1 C- L1
E- G RL 4000 RL 4000 RL 3300 RL 3300
FPL RL 2820 D- G C- G RL 2820 FPL RL 2360
RL 1891 B- G A- G

Elevation 1 - a
1 1 : 500

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Trinity Point BUILDING DIAGRAMS

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STATUTORY RIGHTS INCLUDING COPYRIGHT © AND INTELLECTUAL
PROPERTY RIGHTS TO THIS DOCUMENT. Johnson Property Group SUITE 41 & 42, LEVEL 4
THIS DOCUMENT MUST NOT BE EDITED, PARTIALLY EXTRACTED,
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61 MARLBOROUGH ST Trinity Point Drive, Morisset Park, NSW 2264
EXPRESS WRITTEN CONSENT AND UNDER NO CIRCUMSTANCES SHALL CLIENT OFFICE STREET ADDRESS SURRY HILLS, NSW 2010
T 02 9698 8510

Takada
THE TRANSFER OF THIS DOCUMENT BE DEEMED A SALE OR
CONSTITUTE A TRANSFER OF ANY LICENCE TO USE THE DOCUMENT LOCATION, STATE, POSTCODE
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Architects
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THE CONTENT AND ACCURACY OF THE DOCUMENT IS STRICTLY
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TRINITY POINT QLD ARCHITECTS 5590
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DRAWINGS, FABRICATION, CONSTRUCTION OR INSTALLATION.

SCOPING REPORT PRESENTATION

AUGUST 2021
Trinity Point
Site Plan Diagrams

Potential Parking Capacity:

Hotel: 220 Cars

Residential: 326 Cars
Visitors and Staff: 170 Cars
Marina: 60 Cars
Total: 776 Cars

Marina above ground: 54 Cars

Basement 1: 532 Cars
Basement 2: 190 Cars

Legend

Site access points

(vehicular)

Basement access points

Indicative basement 1
footprint

Indicative basement 2
footprint

Public boardwalk and

through site linkages

Bluff Point area

Native vegetation in
public reserve edges/
marina to be retained

TRINITY POINT

SCOPING REPORT PRESENTATION

AUGUST 2021
Trinity Point
Sustainability

Solar panels layered

within green roofs

Look & Feel Impression Render Look & Feel Impression Render Look & Feel Impression Render

Carbon Neutral Ready Biophilic Design Local Economy Boost - Low Running Cost

PLANET PEOPLE PROFIT

TRINITY POINT

SCOPING REPORT PRESENTATION

AUGUST 2021
Trinity Point
Sustainability

Green Roof - Mitigate heat island effect

Public amenities - Create a community and

maximise the residents’ and vistors’ experience.

Green Facade - Natural air purifiers and overall

cooling effect for the site

Sloped roof - Rain water collection

Boardwalks - Engage the public and encourage

a healthier lifestyle

Solar Panels - Layered between the green roofs

Biophilic Design

Building Geometry - Views and Sun optimisation

Modular structure - Efficient material use, waste

reduction during construction

Sustainable Materials reduce embodied carbon

emissions

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TRINITY POINT

SCOPING REPORT PRESENTATION

AUGUST 2021
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上海天安漕宝路项目

SHANGHAI TIAN’AN CAOBAO ROAD AREA KOICHI TAKADA ARCHITECTS

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