People who lodged objections to a proposed $14.8 million mixed-use development at 291 Bells Line of Road have been asked whether they wish to address the Land and Environment Court as an appeal over the application progresses.
The official application address is Lot 1 DP 838670, 291 Bells Line of Road, Kurmond, although council material also describes the location as North Richmond. The property is near Yeomans Road and the Colo High School precinct.
Development application DA0060/26 was lodged on February 25, 2026. Council records describe it as a mixed-use development comprising a 100-place centre-based childcare centre, two food and drink premises, signage, landscaping and civil works, with an estimated development cost of $14,785,607.
Council resolved on April 14 to strongly oppose the application. Its objections included the proposal’s compatibility with the RU2 Rural Landscape zone, traffic entering and leaving Bells Line of Road, student and pedestrian safety, rural character, conflict with agricultural uses, site slope and earthworks, and possible effects on the historic P.A. Yeomans property Nevellan.
Under the Hawkesbury Local Environmental Plan 2012, restaurants or cafes may be approved on RU2 land with development consent. The LEP defines a restaurant or cafe principally by the preparation and service of food for consumption on the premises, although takeaway food may also be provided.
The planning basis for the childcare component should also be identified separately. Centre-based childcare is not expressly included in the Hawkesbury LEP’s RU2 land-use table, and the application documents should state what State or local planning provision is relied upon.
Council’s opposition does not itself determine the application. The Land and Environment Court will consider the proposal under the applicable planning law and assessment criteria.
Council failure to update 2012 LEP
Despite a commitment from the past four Mayors, Lyons Buckett, Calvert, McMahon and Sheather and the past two General Managers to update Hawkesbury Local Environment Plan none have succeeded.
This dispute highlights the age of Hawkesbury's principal planning instrument. The Hawkesbury Local Environmental Plan commenced in September 2012 and, while it has been amended numerous times, Council's proposed comprehensive review and update has yet to produce a replacement LEP. Council's own planning documents have acknowledged the need to bring the LEP into line with newer strategic planning policies and strengthen agricultural objectives.
That leaves an unusual situation at North Richmond: Council says the proposed fast-food development is incompatible with the objectives of the RU2 Rural Landscape zone, yet the development is being pursued through the planning framework currently in force.
The question is whether a planning rulebook created almost 14 years ago still gives Council the statutory tools it needs to protect rural land in the way its more recent strategies envisage.
