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A significant planning decision affecting large parts of the Hawkesbury has been sitting on a desk at Hawkesbury City Council for weeks, yet it appears many elected councillors, and the wider community, may still be unaware of it.
A letter dated 13 November 2025 from the NSW Department of Planning confirms that a proposal to amend the Hawkesbury Local Environmental Plan 2012 has been given the green light to proceed through the State’s Gateway process.
The Gateway determination itself was issued on 20 November 2025, setting a firm deadline for the amendment to be finalised on or before 25 August 2026.
Despite those clear instructions, the determination has not yet been publicly reported to councillors or noted in council business papers, even though at least one council meeting has been held since the letter was received.
What the proposal does
The planning proposal seeks to expand dual-occupancy housing options across several rural and village zones, including:
- RU1 Primary Production
- RU2 Rural Landscape
- RU4 Primary Production Small Lots
- RU5 Village
While attached dual occupancies are already permitted in parts of the Hawkesbury, the change would allow detached dual occupancies, a shift likely to draw strong views from housing advocates pushing for more supply, and from residents concerned about rural character, environmental values and infrastructure pressures.
The Department’s determination acknowledges those concerns, noting that “specific planning controls” will be required to protect environmental values and rural character.
Council has also been directed to consult with the NSW Reconstruction Authority and the State Emergency Service before the proposal is placed on public exhibition.
Tight timeframes and consequences
The State Government has made it clear it is watching local planning timeframes closely.
“The NSW Government has committed to reduce the time taken to complete LEPs,” the determination states. “The Minister may appoint an alternate planning proposal authority if Council does not meet the timeframes.”
Council has been instructed to commence public exhibition “as soon as possible” and to request drafting assistance from the Department at least eight weeks before the plan is due to be made.
Failure to meet the deadlines could see the State step in and take control of the process.
Who knew and who didn’t?
Documents seen by the Gazette indicate council staff have been aware of the Gateway determination since mid-November and may already be undertaking background work to ensure the proposal progresses on time.
However, it remains unclear whether councillors, the elected representatives responsible for major strategic planning decisions, have been formally briefed.
With the proposal likely to reshape development potential across rural and village parts of the Hawkesbury, residents say transparency is essential from the outset.
Community deserves clarity
The determination raises issues of flood risk, bushfire protection, conservation land and proximity to pipelines carrying hazardous goods, all matters of high public interest in the Hawkesbury.
Residents spoken to by the Gazette say they do not oppose council officers preparing the groundwork, but they want confidence that key decisions are not being made behind closed doors.
They argue the community should be informed early and clearly, well before the proposal reaches its final stages.
What happens next?
The planning proposal must still go on formal public exhibition, where residents will have the opportunity to make submissions. Following that process, it will return to the Department for finalisation ahead of the August 2026 deadline.
In the meantime, ratepayers are left asking why the Gateway determination has not yet appeared in public council reports and when councillors will be officially briefed.
The Hawkesbury Gazette has contacted Hawkesbury City Council for comment.
