The ongoing development and future potential of the Bombo Quarry Precinct have been subjects of keen interest among Kiama's residents, local government, and state authorities. On August 14, the Kiama Municipal Council, through its Director of Planning, Environment & Communities, released detailed insights from Urbis in response to key questions posed by Councillor Matt Brown during a briefing. These inquiries delve into the future of quarrying activities, timelines for rehabilitation, the source of infill materials, and the overall impact of the development on the community. 

This report highlights the significant aspects of these responses, shedding light on the intricate planning and collaboration efforts between state rail (TAHE), Boral, and the local council to ensure a balanced and sustainable development of the Bombo Quarry area.

When will quarrying by state rail (Transport Asset Holding Entity - TAHE) cease?

An independent technical assessment of TAHE’s portion of the Bombo Quarry Precinct is being undertaken to assess the available rock supply that could be feasibly extracted for ballast supply. The outcome of this assessment will inform the timeframe for ceasing operations.

What is the proposed commencement date of remediation work?

Commencement of rehabilitation activities will be precinct landowner dependent.

The first step to facilitate the commencement of rehabilitation is to obtain planning approval. The precinct landowners are working together to lodge and obtain development consent for the rehabilitation of the quarry precinct lands.

Once development consent for the rehabilitation activities is achieved each landowner will be in a position to plan the commencement of the rehabilitation works.

It is expected that rehabilitation works will commence on the Boral site as soon as practical after the development consent is achieved.

The commencement of rehabilitation works at the TAHE site will be informed by the outcome of the independent technical assessment.

Where will the infill material come from since most tunnels in Sydney have now been completed?

The fill material required to rehabilitate the site will include a combination of existing materials on site and imported materials. All materials, whether they are imported or already exist on site, will be subject to thorough assessment and monitoring in accordance with regulatory requirements. 

This will ensure both environmental suitability for future urban use and appropriate geotechnical management to deliver a safe and stable landform will be achieved.

What is the commercial relationship between the NSW gov (TAHE) and Boral? This is important as they are trying to develop it as one site.

TAHE and Boral are the major landowners of the Bombo Quarry Precinct. The master plan and associated rezoning and rehabilitation planning applications are being prepared jointly under a cost share arrangement between the two parties.

TAHE and Boral are committed to maintaining a strong working relationship, including collaboration with Kiama Council and the State Government, to ensure the precinct is planned holistically to deliver the best outcomes for the community while supporting local and state government objectives and goals.

Can we have some details about the restoration work at Moorebank Quarry and the number of homes and the time it took to build these? Are there any social and/or affordable housing in this estate? Did it take 16 years?

No, the delivery of homes did not take 16 years.

Boral transformed the former Moorebank Brickworks site into a 65 hectare estate suitable for residential development, with a further 35 hectares of vegetation retained. Planning approval to rehabilitate the quarry was received in 2002, with rezoning completed in 2003. Boral managed the rehabilitation works that enabled the residential use, with works completed from 2002 to 2009. Subdivision and home construction works were completed under a development agreement with an independent developer, delivering approximately 1,000 dwellings in total. The delivery of homes was staged across 10 years, with the first homes constructed in 2006 and the final homes constructed in 2016. It is not known if any social and/or affordable housing is included within this estate.

Similarly, and more importantly, can we have some details about the restoration work at Greystanes Quarry and the number of homes and the time it took to build these? Are there any social and/or affordable housing in this estate? Did it take 25 years?

No, the delivery of homes at the Greystanes Estate did not take 25 years.

Boral transformed the former Prospect Quarry and surrounding buffer lands into a range of alternate uses, including industrial, residential, open space and conservation areas. The total site was approximately 330 hectares. Boral managed the rezoning, planning approvals, major quarry rehabilitation, bulk earthworks, construction of the main spine road (now an extension of the Prospect Highway) and servicing to the former quarry (water, sewer, power, comms, gas).

The Greystanes Estate includes approximately 150 hectares of industrial land with direct road access to the M4 motorway. The Nelsons Ridge residential estate was delivered under a development agreement with Delfin Lend Lease on buffer land adjoining the quarry, including approximately 1,500 dwellings, a neighbourhood shopping centre, community/childcare centres, 44 hectares of parklands and associated conservation areas. The delivery of homes at Nelsons Ridge was staged between 2004 and 2015. It is not known if any social and/or affordable housing is included within this estate.

When would you envision the first home being built at Bombo Quarry in the best case scenario and the worst? is 20 years realistic?

We anticipate that homes will be delivered before then, on a staged basis.

Various factors will determine when the first home is completed at the Bombo Quarry, including the timeframe to achieve approvals, delivery of the rehabilitation works and the volume of suitable fill available in the market. As we progress and more information is available, we will update the community and Council.

What is the percentage and number, of social housing which are being offered for those in need?

The percentage and numbers of affordable and social housing on the site will be in line with NSW Government policy. It is too early in the process to provide more detail.

What is the percentage of affordable housing being offered, and who would own these properties for key frontline workers and their families?

The Precinct represents a unique opportunity to deliver approximately 2,000 diverse homes as part of a single project, making a significant contribution towards the region’s economic development by enhancing liveability and affordability for the existing and future workforce.

The percentage and number of affordable and social housing will be provided on the site in line with NSW Government policy. While exact numbers are still to be determined, it will likely exceed the Council’s 5% affordable housing target in new residential developments.

Knowing that the Bombo sewage treatment plant (STP) is at capacity, what commitments has Sydney Water provided that it will upgrade its STP to provide for the treatment of effluent of the proposed 2000 homes plus commercial development plus the other proposed developments at South Kiama, West Kiama and Jamberoo?

The project team is in discussions with Sydney Water about investigating sewage management options. The details of the sewage management plan will be determined once the draft master plan has been finalised.

Have traffic studies been undertaken? Does there need to be more investment in access and egress to the proposed development?

An experienced traffic engineering and transport planning team are completing necessary studies to inform the draft master plan. The design will prioritise optimising access to and egress from the site to facilitate smooth movement for both pedestrians and vehicles. These works will also identify any required upgrades to the existing network. 

Main access points for vehicles will likely remain via the Princes Highway interchange and Hutchinson Street.

Panama Street will continue to serve as a main connection through the site and provide access from the east. The north of the site will be accessible via Quarryman Road.

Why aren't all the smaller lots, including apartments near the town centre? Won't this design require more car travel and less walking?

The dwelling typology has considered the site’s opportunities and constraints. The locations identified for apartments are based on several factors which seek to integrate the structure with the existing landform of the site and proximate to suitable open space areas and infrastructure, consistent with good urban design outcomes.

Ensuring pedestrian-friendly pathways within the site and linking to neighbouring areas is a focus of the master plan design. The draft Master Plan includes options for pedestrian access to Bombo Beach and the train station.

Lendlease tried to remediate land via infill at their Jordan East Springs estate. However, development occurred too quickly (infill did not have time to settle amongst other matters) and 841 homes began to sink. How long is safe for "infill" to stabilise? (see The Guardian story 15 Dec 2020 by Elias Visonay as well as by 7 News 18 July 2024 by Sarina Andaloro where Premier Chris Minns made comment).

We are unable to comment on the earthworks completed on other sites. The project team informing the development of the Bombo Quarry precinct include experienced geotechnical and environmental engineers with significant experience in equivalent projects. 

The works will include detailed design, earthworks supervision, survey and monitoring to deliver a landform suitable for the proposed future use.

Kiama needs employment lands. The Bombo Quarry Masterplan does not seem to provide for employment/industrial land. Would the Boral/TAHE joint venture be open to amending their Masterplan so that employment lands could be included?

In line with the NSW Government’s Illawarra Shoalhaven Regional Plan 2041 and Council’s Housing and Growth Strategy, the draft Master Plan is focused on delivering more housing options to support local and state targets, while enabling suitable employment opportunities proximate to these residential uses.

Based on preliminary economic modelling, the master plan could create around 1,280 job opportunities, both directly and indirectly, including:

• Around 480 jobs during the required construction period.
• Around 800 ongoing jobs.

The transformation of the Bombo Quarry Precinct represents a critical juncture in Kiama's urban development, offering a unique opportunity to enhance the region's liveability, affordability, and economic prospects. With a master plan focused on delivering approximately 2,000 diverse homes, the project promises to meet local and state housing targets while also fostering job creation.

As planning and rehabilitation efforts progress, the collaboration between TAHE, Boral, and Kiama Council will be pivotal in ensuring that the development aligns with community needs and environmental standards. The answers provided to Clr Matt Brown's inquiries underscore the complexity of this undertaking and the careful consideration required to deliver a sustainable future for the Bombo Quarry site.