The Impact of Transport-Oriented Development on Teralba and Booragul: A Local Perspective

Transport-Oriented Development (TOD) is quickly becoming a buzzword in planning circles, especially in areas like Lake Macquarie and Newcastle. With a housing crisis looming large, the NSW government's TOD policy aims to increase housing supply near train stations by rezoning land within 400 meters for multi-storey apartment buildings. Booragul and Teralba, two suburbs in Lake Macquarie, are among the nine stations targeted for this change. But what does this mean for our local community?

What is TOD?

TOD is about building higher-density developments near transport hubs like train stations, aiming to reduce reliance on private vehicles while promoting public and active transport options. Essentially, it means allowing six- to eight-storey residential buildings within walking distance of train stations, ensuring that people have easier access to sustainable transportation.

For Booragul and Teralba, the state government's projections show that these areas can potentially accommodate a significant number of new dwellings: 7,063 in Booragul and 6,697 in Teralba over the next 15 years. Compare this to the current numbers—Booragul has 518 residential properties, and Teralba has 1,356—and you can see that we’re talking about a major transformation.

The Development Targets

The TOD program suggests that within a 400-meter radius of selected train stations, a total of 14,000 dwellings could be developed across several Booragul and Teralba, which rank highest in terms of capacity, but these targets have raised concerns about the ability of existing infrastructure to handle such rapid growth.

However the NSW productivity commission recommended doubling the radius to 800 metres and "significantly lift" the height limits where possible

While Teralba has bushland to the west through to the back of Wakefield, most of the land is 'C' zoned. This is land zoned for national parks, reserves, environmental conservation, management, or living. That is, our natural bushland to enjoy. Booragul is essentially landlocked, with little room for new development within its current boundaries. With roads and services already struggling to meet demand, the idea of adding thousands of new dwellings seems.... ambitious to be polite, stupidity if I say the first word that comes to mind

Examples of 400m & 800m radius of Booragul station (left) and Teralba station (right)

Putting These Numbers Into Perspective

When it comes to looking at high rise developments, it might help to put into perspective with some existing builds so that you can see the size and scale needed for these numbers. Waters Edge apartments at Warners Bay, right on the roundabout on The Esplanade houses approximately 59 residential units. If you drive past the Sky Residences on King Street Newcastle - those towers accommodate approximately 180 residences. And it is much taller than the 8 storey maximum proposed under the TOD.

Existing apartment buildings Waters Edge Warners Bay (left) and Sky Residences Newcastle (right)

A Balancing Act: Growth vs. Lifestyle

As a local, I’m all for the growth of our community. I believe Billy's Lookout at Teralba has been a positive development. And there is scope for more. But not at the cost of our lifestyle. We’re a region that values its connection to nature and recreation. The last thing we want is for Lake Macquarie to turn into a concrete jungle. Development should complement our environment, not overwhelm it.

While there is some potential for new housing, like the planned Fennell Bay project with its 550-650 lots spread across 265 hectares, the question remains—can we accommodate this much growth without losing what makes our region special?

The Challenges Ahead

One thing is clear: the roads and services connecting the western side of Lake Macquarie to Newcastle are already under pressure. How will they cope with the additional demand that comes with more residents? The state government may see these developments as part of the solution to the housing crisis, but local infrastructure needs to be considered.

Another key issue is affordability. The TOD policy mandates that 2% of new developments with a gross floor area of over 2000 m² must be dedicated to affordable housing, managed by community housing providers. Will it be enough to genuinely impact the housing crisis?

What Could A Development Look Like

One of the first major sites put up for sale in Newcastle region under the TOD was in Kotara. 3 properties in Seaview Street, Kotara cover a combined total area of 2403 square metres. A concept plan prepared for this site indicated the potential for approximately 68 apartments.

The three properties cover a combined total site area of 2403 square metres. Picture supplied

Conclusion: A Way Forward?

Transport-Oriented Development represents an exciting opportunity for growth, but it must be balanced with the needs of the existing community and the environment. Teralba and Booragul are poised for transformation, but this change must be handled thoughtfully. Development should enhance our quality of life, not detract from it.

As these changes take shape, it’s crucial that local voices are heard in the planning process. After all, no one understands the pulse of a community better than the people who call it home.