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State Significant Development


Newcastle Jockey Club - New Stables Complex

Newcastle City

Current Status: Determination

Interact with the stages for their names

  1. SEARs
  2. Prepare EIS
  3. Exhibition
  4. Collate Submissions
  5. Response to Submissions
  6. Assessment
  7. Recommendation
  8. Determination

Proposed new stables complex at the Newcastle Racecourse, comprising of demolition of an existing equine pool, workshops, sheds and stalls with the construction of new stables, ancillary buildings and car parking

Attachments & Resources

Notice of Exhibition (1)

Notice of Exhibition_19102021_120010

Request for SEARs (1)

10836- Scoping Report combined

SEARs (1)

Issued SEARs_08022021_103942

EIS (31)

App 1_SEARs
App 2_Architectural Plans_
App 3_Landscape Plans
App 4_Geotechnical Report
App 5_Contamination Report
App 6a_Stormwater Report
App 6b_Civil Plans
App 7_Arborist Report
App 8_Operation and Waste Management Plan
App 10_BDAR Waiver Report
App 11_BDAR Waiver Letter
App 12_Hazardous Material Assessment
App 13_Statement of Heritage Impact
App 14_ACHAR
App 15_SA NSW Notice of Determination
App 16_Traffic and Parking Assessment
App 17_Turning Path Plans
App 18_Ausgrid PE Response Letter
App 19_Pest Management Strategy
App 20_Minutes of pre-DA Meeting 2016
App 21_HWC Stamped Plan
App 22_Noise Impact Assessment
App 23_Air Quality Report
App 24_Lighting Impact Assessment
App 25_EPBC Protected Matters Search
App 26_Preliminary CMP
App 27_Access Report
App 28_Utilities Report
App 29_ESD Report
App 9_CIV Estimate

Response to Submissions (16)

Request RTS_16112021_032813
App 14_Statement of Heritage Impact_Revised
App 13_Preliminary CMP_Revised
App 12_Air Quality Report_Revised
App 11_Noise Impact Assessment_Revised
App 10_BCA Compliance Capability Statement
App 09_Turning Path Plans_Revised
App 08_Traffic and Parking Assessment_Revised
App 07_Operation and Waste Management Plan_Revised
App 06_Stormwater Plans_Revised
App 05_Stormwater Report_Revised
App 04_Contamination Report_Revised
App 03_Landscape Drawings_Revised
App 02_Streetscape Renders_Revised
App 01_Architectural Drawings_Revised
NJC_Key Issues and Response to Submission_Final

Agency Advice (10)

SSD12982045 - EIS-Letter
HNSW ACH SSD-12982045
TfNSW Response
Newcastle Jockey SSD-12982045 Planning Response
BCD letter - Newcastle Jockey Club
211021 - NJC Stables Complex Letter - EBA21-00219
SINSW Submission - Newcastle Jockey Club
DPIE Water Response
CN - Stables Complex
Hunter Water Response

Additional Information (14)

SSD 12982045 Preliminary Draft Conditions_RFI-46683209
RFI Request for Additional Information
RFI Request for Additional Information
Attachment A_CN Submission
App 08_OWMP_Revised
App 07_Air Quality Report_Revised
App 06_Noise Impact Assessment_Revised
App 05_PCMP_Revised
App 04_SECA Solution Letter
App 02_MPC Letter
App 01_Architectural Drawings_Revised
Response to RFI_2_220722

Determination (4)

SSD-12982045 Stamped Plans
SSD 12982045 Instrument of Consent
SSD 12982045 Notice of Decision
Assessment Report

Approved Documents

There are no post approval documents available

Note: Only documents approved by the Department after November 2019 will be published above. Any documents approved before this time can be viewed on the Applicant's website.


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There are no enforcements for this project.


There are no inspections for this project.

Note: Only enforcements and inspections undertaken by the Department from March 2020 will be shown above.


Showing 1 - 20 of 31 submissions
Luke Poolman
HAMILTON SOUTH , New South Wales
Last time there was major works on at the jockey club. There was dust over everything outside our house. We had to keep windows closed to keep the dust out. Therefor increasing our energy bill and having to clean surfaces outside at a constant timeframe

It’s says in you report that this won’t be the issue but I assure you it will be.

Can I please reduce feedback on this matter.
Nathan Smith
BROADMEADOW , New South Wales
The sheer size of this project in the vicinity of 100's of residents is unbelievable. The fact it is even being entertained, is even more amazing. This project does not belong in the middle of so many homes, it belongs where there is greater space in outer Newcastle. In terms of air quality, noise and visual impact, this project is of no benefit to the Broadmeadow/Newcastle community whatsoever, in fact quite the opposite.

No matter how well 'sealed' the stables will be, with up to 520 farm animals housed within the proposed site (depending on wind direction) will be a blight on surrounding houses. Residents will need to shut their windows from to avoid odour and noise. Resident shouldn't need to do this as if they are living next to the Summer Hill Waste Land. This already happens with the small amount of infrastructure that is currently currently in place. If the development goes ahead, that situation will worsen and residents quality of life will be next to nothing.

Road noise is already unacceptable at all hours of the night, particularly 3am-6am with loud heavy trucks/trailers banging around. The increased traffic would make it nigh on impossible to have a good nights sleep. Is the developer going to pay for commercial acoustic glass for all residents Chatham St facing windows? Are they going to pay for air conditioning power bills when you cant open your windows?

If this goes ahead, its inevitable that this will ruin the Broadmeadow area. Residents will sell up and the efforts to gentrify the suburb will shift into reverse. It will extend the Fowler St ghetto all the way to the High School and beyond.

With the value of the land, the Club would be far better off exchanging the land to government for parkland etc and then moving to rural land where they can development a terrific horse facility.
Name Withheld
Hamilton , New South Wales
I think consolidating the stables is a good idea. Certainly from an observer's perspective the stables on Beaumont and Dumaresq are past their use by dates. Experts and others can decide if the project is too high density or not. I worry that the proposed horse loading /unloading area is not large enough to accommodate the number of transport vehicles that will be loading/unloading horses. This is not a quick process and I assume horses will not leave their stables until their truck has arrived with ramp down ready to receive etc. There is potential for queuing and congestion on Chatham Road with trucks, engines idling waiting their turn for entry. Also if the trucks in the loading area are in tandem it is going to be difficult to leave until the truck in front has moved on. Are there going to be caretakers/staff living/staying on site in close proximity to new stables?(separate to the present manager/caretaker residence) What is the security plans once the project is completed? As far as pest management is concerned I understand rats/rodents are already a major problem in the older stables around the racecourse so I assume they don't follow the same preventative measures that are being proposed in this new development. There are other potential pests including flies and birds and I think local neighbours would like to see a management plan to control them too. There needs to be regular inspections by authorities to ensure the pest management plans are adhered to. I note that sound reducing boundary fencing is proposed which is fine but I would be suggesting sound reducing material? batts be installed in the actual stable walls too. (especially upper levels) Malodourous air can be an issue. There is already an open drain pit within the racecourse boundary opposite the high school with a haphazard couple of loose boards over it that can smell on occasions. In terms of pedestrian traffic I think the development underestimates the amount of foot traffic that passes along Chatham Road and Darling Street even on non race days. There is a large public housing community between the racecourse and Glebe Road and residents will often walk either down Beaumont St or Chatham Rd . A lot of locals walk around the racecourse daily. Plenty of high school students pass along Chatham Rd footpath, some on foot ,some riding bicycles or scooters. Pedestrians and racecourse staff need to be able to walk across entry and exit driveways safely and be very visible when doing so.( Have very wide driveway entries). I would ask that the concrete pedestrian footpath on Chatham Rd be extended to Darling Street . There was previously a concrete path along Chatham Rd to the main racecourse gates . The southern section was overgrown with grass and not replaced when Ausgrid dug it up to lay high voltage cables. If one walks along the section without a concrete path they will notice heavily worn out grass and dirt and an uneven surface which pose a trip hazard. The present grass footpath section between the main gates and Darling Street is less worn because people cut across the now vacant racecourse corner but you can see evidence of foot traffic in the grass/ground. One could argue to provide a concrete footpath from Chatham Rd to the new proposed gates on Darling Street. Others may have concerns that I have not raised but I am grateful for the opportunity to note mine. I wish the NJC all the best in this matter.
Bree Roberts
This development is unnecessary, and against the wishes of the majority of Newcastle residents. To build this, you will be demolishing areas where nesting cockatoos and rainbow lorikeets reside, essentially killing all of them. Horse racing is an industry in decline. It is horrible for the horses, and the negative effects that gambling has on the Newcastle community is undeniable. Where will these horses go when they are deemed unfit for racing? What is the retirement plan for these beautiful creatures? Even David Jones has just declared that they will no longer sponsor any future horse racing events. Horse racing is a dying industry. Gambling destroys families and lives, both human and equine. This development needs to be stopped immediately. If this goes ahead you will encounter endless protests and bad press. Mark my words.
Name Withheld
BROADMEADOW , New South Wales
Written submission – Department of Planning, Industry and Environment
Objection to the - Newcastle Jockey Club – New Stables Complex (SSD-12982045) – State Significant Development
As a resident in Chatham Street, we write this submission to make objection to this development on the following grounds;
520 horses housed permanently in 7, 2 storey stable buildings with pools, walkers, sand roll, wash bays is unsuitable for the following reasons;
- This development should not go ahead as it is the wrong development for a residential area.
- Approx. 15 tonnes of manure every day. This will be removed only once in a 24-hour period manually from each horse’s stables. This is not satisfactory and odour will be constant.
- The manure will be removed into a box with a lid. Many comments have suggested that these lids are never put on. The storage of this manure will be in a storage building naturally ventilated across from our house. This is not satisfactory for a number of reasons listed below.
- The stables are naturally ventilated 24 hours a day, 7days a week with no filter on air pollution to minimise contamination. No consideration given on impact on residents. Smells/ odour will be a constant reminder of the 520 horses permanently stabled.
- Significant increase in noise 24 hours a day, 7days by horses and people.
- Increase in truck movements 24 hours, 7days each week dropping and picking up horses
- Increase in rats, mice, fly’s all vermin, no suitable mitigation has been stipulated, acknowledged or addressed satisfactorily.
- Building development is too close to residential, the impact on residents will be significantly impacted due to having permanently stabled horses. Compared to the day stables that has been there up to now.
- No car parking for race day’s or other events held at the NJC which has a capacity of more than of 10,000 people, so increased traffic and impact on surrounding streets.
Due to the above a significant impact on health and wellbeing due to;
• Excess noise – i.e., broken sleep.
• Continuous air pollution i.e., reduced use of outdoor areas, impact on health, increased likelihood of disease.
• Increase in vermin – i.e., rats, mice and fly’s, increased likelihood of disease and sickness for residents.
• Reduced Nor’ east sea breezes due to large development and increased air polluted breeze / wind.
We look forward on your consideration of the above objection and the contemplation to not proceed with this development on this site. A project of this size is not suitable for a residential area and the significant impact it will have on the residents in the surrounding area.
Watch this space promotions
MAITLAND , New South Wales
My company will support the new development and would be interested in leasing 20 stables in the proposed development.
When/ if development proceeds this would also increase employment of our operation by Three people on a full time basis.
Robert DAN
Merewether , New South Wales
I believe there are many short and long term benefits to the Newcastle community when this project goes ahead. It will employ plenty of people in the planning and construction phases. These will add to the economic improvement for the region. Environmentally, I know how much thought and research has gone into the planning which will bring an improved environmental outcome for the locale, particularly in relation to the current environmental impact.
Long term the project will bring trainers, strappers, jockeys, truck drivers, stable hands, food suppliers all to the Newcastle region which will stimulate the Newcastle economy.
It is a large and costly project which give a huge win for Newcastle.
Lees Racing Pty Ltd
HAMILTON SOUTH , New South Wales
Newcastle Jockey Club - New Stables Complex
I support the above proposal by the NJC due to the below -
(1) Increase in jobs it will generate for Newcastle;
(2) Improved environmental factors/eco-friendly approach that will contribute to less air, water and land pollution;
(3) Reduced noise for Chatham Rd/Darling St Residents from 3:30am onward due to floats being off the road or kept within the stabling precinct and
(4) The benefit it will give my business with all my horses in upgraded/state of the art stable facilities that do not flood at even the slightest rain and have been a long time coming for a major Provincial Training Hub such as Newcastle.
Name Withheld
BROADMEADOW , New South Wales
I wish to object to the proposed stable upgrade by the N.J.C.

This is a massive over development, which gives little or no concern for the residents of Chatham and Darling Streets and the adjacent high school.

Key Points:
1. Size and intensity of the development
2. Inadequate setbacks from Chatham and Darling Sts.
3. Noise - operational and stable sourced noise.
4. Air quality- odour and particulates.
5: Parking - Traffic management.
6. Tree removal
7. Hours of operation.
8. Need for 520 stables.

General comments

In 2017 the NJC spoke to the residents about the proposed development. They advised us that Rosehill had a successful two storey complex. I visited the site and it is in stark contrast to what the NJC are proposing:
The facility fronts a light industrial area
There are no houses visible from the site
All general noise generators are located behind the stables i.e. that is all float unloading/loading, service vehicles, ramps.
The staff pointed out that the layout kept them away from public view.
The set back to the stables was approximately 20 metres and well landscaped.
This design philosophy has not been applied to this proposal.
I cannot see how the development can meet acceptable noise levels.
The stables are naturally ventilated, with the ventilated air goes the noise.
The area where the floats are loaded and unloaded plus the service vehicles is completely open to Darling Street.
The existing arrangement has a five metre fence, offering mitigation to the residents of Chatham Street.
The management of stable noise and the control of odour, flies, particulates go hand in hand.
Some form of mechanical ventilation must be installed as it is the only way to have a guaranteed outcome. I have been advised that the stable buildings will act as a “chimney “ with the air drawn up and out of the roof louvred..
It is unclear to me what is the surface finish on the ramps and upper level walkway which are open and at each end of the complex. If hard finished, this will be a noise source.
The proposal reduces the parking by about 60%.With the addition of the preschool area sometime in the future,we are still short on parking.Does this mean we have street parking at great inconvenience to the residents and people attending adjacent sporting venues?
The application doesn’t seem to connect the stable development with that of the racecourse.
With this proposal basically all traffic comes onto Darling Street.
Now we have stable traffic and race day traffic mixed in together. Currently external floats access the site from Chatham Street.
I wish to point out that the northern side of Darling Street is designated parking i.e. taxi and bus zones for race days.This was not dealt with in the EIS.This to me is totally unsatisfactory.
The site has lost numerous mature trees with the day stable development and I am concerned that more trees are going to be lost.There is a nesting tree at the western end of Darling St. It is home to lorikeets and galahs each season. This tree is a must to stay.
The proposed float entry/exit points are a concern. With the short sighting distance to the Darling/Chatham St intersection I regard what is being proposed as unsafe. Those of us in Darling St can vouch for the problems when exiting our properties,especially with vehicles turning right from Chatham St to head east along Darling St. the problem would be greater when driving an articulated vehicle.There is a further issue with the gutter crossings in Darling St and that is the road camber.The existing gutter crossing opposite 145 Darling St most vehicles bottom out when exiting and trucks stop and engage a lower gear, more noise. Lights are a major problem when vehicles exit.The NJC acknowledged the issue some years ago and directed all vehicles out via the exit in Chatham St.when night events were held.

I am unclear as to the light vehicle movements described in the document ie 78 inbound/outbound.Are these outside trainers accessing the track if so where do they park? In the original plans (2017)provision was made for float parking on the corner Chatham and Darling Sts.Where do the floats park under this proposal?
The document states that the track can only handle a maximum of 375 horses per day for track work.I understand that approx 80 horses a day come from outside the track complex.That says to me that approx 300 stables are required.The numbers need clarification.I would also refer you to comments made by the CEO in the Newcastle Herald dated 4/11,the stable goals and the capability of the existing tracks seem to be at odds.
I took the opportunity to look at other race courses around the country and how they stack up against this proposal.I couldn’t identify one race track that had stables as dense and as close to residential areas.However what I did find that Eagle Farm has stables in the centre of the track. I find it interesting that it was not considered as an option in the EIS.I raised this option with the Chairman back 2017.


As a general note,I have had some difficulty in assessing the information with my limited internet capabilities.In talking to some of elderly residents they found the process very daunting.I believe that this may impact on the number of responses you may receive.A state significant development application is a whole new ball game.
I believe a site inspection with sighting poles/scaffold appropriately set up, so the residents can better understand the magnitude of the proposal.
Lastly, the NJC chairman stated in the local press that the stables are part of ‘future proofing ‘ the NJC, unfortunately this will be at the expense of the residents if the proposal proceeds as is.
Australian Bloodstock
RAWORTH , New South Wales
Our Organisation syndicates and manages over 150 races horses most owned and raced at Newcastle and we believe this develop would not only be a great benefit for local community members but of also great economic benefit. The better these facilities the more investment we can attract which in turn creates more income and financial benefit to Newcastle
Eadmund Izzard
BROADMEADOW , New South Wales
Please see the attached Statement of Objection and Reasons for Objection.
Luke Dougherty
LAMBTON , New South Wales
This application is a fantastic opportunity for the NJC to create a world class equine facility in a regional area. It would also give the existing trainers based at Broadmeadow the opportunity to stay and train their horses at Broadmeadow, without having to go to Sydney or other capital cities. This facility will also create a number of local jobs, and attract other trainers to bring their horses to the area.
All these factors are nothing but positive for the NJC and the Newcastle community, and therefore I support this development. I will be extremely disappointed if this development application is not approved.
John Duncan
NEWCASTLE , New South Wales
The project is a very important next step for the upgrading of Newcastle Racecourse for the very significant thoroughbred racing industry in Newcastle. Most of the existing stables on the Beaumont Street side of the course are fifty plus years old and these can be replaced with the new stable development and the land better utilised for the community and also assist the funding of the new stables. The plan is a no brainer as the proposed site for the new complex is very much part of the racecourse property and is far better located so as not to disrupt the surrounding community whose buildings located on Chatham Road have been there for decades the residents of which have always lived with the racecourse as their good neighbour.
Doug Hewitt
Hamilton , New South Wales
Submission to the NSW Department of Planning, Industry and the Environment re the proposal for State Significant Development: Newcastle Jockey Club New Stables Complex
Reference: Application Number 12982045 on exhibition until 15 November 2021
Submission relating to Parking and Traffic Flow - App 16 in the development proposal
Thank you for an opportunity to make a submission in regard to the proposed development
Having read the letter from SECAsolutions, the only evidence quoted in the response to App 16 in reference to issues of parking and traffic flow, is a lengthy report of their survey of possible congestion. Their report gives a focus on the intersection of Darling and Chatham Streets, but ignores other significant traffic flow in the vicinity. Despite its detail I can see no mention of the location of a major institution which influences the amount of traffic on Chatham Street and the busy corner where it intersects with Darling and Melville Streets. This intersection has a Stop sign, which already causes considerable break to traffic flow, particularly at busy times each day. As frequent users of the intersection we know the difficulty which all traffic experiences in negotiating this busy corner.
Opposite the Chatham Street boundary of Newcastle Racecourse is Merewether High School, which is the selective high school for the Hunter region. As would be expected the school generates considerable traffic, particularly during the hours 7.30 to 9.30 am, and 2.30 to 4.30 pm, which are also busy times for horse floats, and other large vehicles entering and leaving the racecourse. As there is inadequate parking on-site, most of the vehicles used by staff and students of the school must park on either side of Chatham Street. Also, two pre-schools located on the racecourse site generate a large volume of traffic within these same hours.
As a regional high school, Merewether High has a considerable number of special school buses during the morning and afternoon peak hours. As part of the survey of traffic movements it would be assumed that the bus companies may have been contacted to ascertain the number of buses serving the school each day, transporting students to all parts of the Hunter region, including Port Stephens local government area. There is no evidence in their letter that SECAsolutions surveyed these bus movements.
The report on traffic flow makes no mention of the considerable bicycle traffic in the peak hours. Hundreds of students cycle to this school and to others close by, but they have not been considered in the survey. The mix of cycles and large trucks on busy roads is a very dangerous one and there are no dedicated cycleways for cyclists to use, so they have no alternative to using the busy roads.
There is currently no marked pedestrian crossing from the racecourse side to high school side of Chatham Street, where many students cross during the morning and afternoon peaks. Traffic flow is impeded by those crossing as well as the great risks of serious accidents to the pedestrians. Those who attempt to cross are at the mercy of the heavy traffic, including horse floats. It has always been the school’s responsibility to assist students to cross, as the City Council has never installed a marked crossing, nor has the state government accepted that traffic monitors are needed. Such major concerns of safety have been ignored in the consultants’ report on traffic flow in the whole area.
Despite many representations to Newcastle City Council about the absence of a sealed footpath on the racecourse side of Chatham Street, much of the verge remains unsealed. It is to be hoped that any development of the racecourse site will include an upgrade of the footpaths on the boundary of the racecourse, including the northern side of Darling Street.
During the construction period there will be a need to ensure access is available for pedestrians and cyclists using the footpath on the racecourse side of Chatham Street. During the morning and afternoon peak periods this path and verge has a continuous flow of students entering and leaving the school premises.
With these concerns about any increase to the existing heavy traffic flow, plus the number of vehicles parked on both sides of Chatham St, we wish to request that those responsible for the approval of this State Significant Development give further attention to the issues of Traffic and Parking in assessing the project. To date there has been quite inadequate attention to the matters raised in this submission.
Submitted by Isabel and Doug Hewitt
35 Veda St, Hamilton 2303.
E: [email protected] M: 0431 935 097
Name Withheld
Broadmeadow , New South Wales
Written submission – Department of Planning, Industry and Environment
Objection to the - Newcastle Jockey Club – New Stables Complex (SSD-12982045) – State Significant Development
As a resident in Chatham Street, we write this submission to make objection to this development on the following grounds;
520 horses housed permanently in 7, 2 storey stable buildings with pools, walkers, sand roll, wash bays is unsuitable for the following reasons;
 This development should not go ahead as it is the wrong development for a residential area.
Impact on air quality and significant increase in Odours
 Approx. 15 tonnes of manure every day will be defecated. This will be removed only once in a 24-hour period manually from each horse’s stables. This is not satisfactory and odour will be constant.
 This fecal matter, staying in the stables will mean odour & vermin(flies) will be transported direct from the stables through the open vent design to the noses of residents of Chatham & Darling street.
 The manure will be removed into a box with a lid. Many comments have suggested that these lids are rarely put on. This solution relies on human effort & diligence. The storage of this manure will be in a storage building naturally ventilated across from our house. This is not satisfactory. Using this manual handling bin system is a 18th century solution proposed for a 22nd century high rise permanently stabled 520 horses which is going to be operational for at least another 100 years (expected life of any commercial building).
 As per the report, the storage of 156 bins full of fecal matter of horses is proposed to be stored 20 meters away from my residence. Each bin has a capacity of 780L. This is highly inappropriate location even if the solution will actually work. Why is the waste being stored so close to the residential area when NJC has a land holding of 48 hectares? Surely a more appropriate location for waste storage can be found on a site this big.
 The stables are naturally ventilated 24 hours a day, 7days a week with no filter on air pollution to minimise contamination. No consideration given on impact on residences. Smells/ odour will be a constant reminder of the 520 horses permanently stabled.
 Stables are exactly in east direction of Chatham street residences. Meaning an easterly wind will most definitely come laden with odour. How can this simple fact be omitted from the report.

The procedure for fecal matter needs to have more technologically advanced solution & any storage should be kept away from the residential area. Why does the NJC not look into underground storage of the manure & pump it out every day. May be the storage can be done in an empty area in the middle of race track which keeps the odour away as much as it can.

Significant increase in Noise
 Significant increase in noise 24 hours a day, 7days by horses and people.
 In acoustics report there is no mention of horses & noise generated by the activities of horses walking on metal ramps & concrete surfaces. E.g. horseshoes striking the suspended floors of concrete/ metal surfaces of first floor at any time of the day or night.
 In acoustics report no mention of animal noise, such as horse neighs, groans & snorts etc.
 In acoustics report no mention of early morning sound of 10 horses walking on the each of 7 round Horse walkers.
 Increase in truck movements 24 hours, 7days each week dropping and picking up horses
 In acoustics report there is no mention of cars arriving at early hours of staff/individual businesses which will be engaged on taking care of 520 horses.
 In acoustics report there is no mention of the noise from the 200 cars arriving at the 2.30am to 3.30am window. There is not enough parking for this staff on the NJC grounds, therefore they will have to use the streets.
In the public consultation (which was a ‘tick the box’ session, none of the concerns raised that day have been followed up) we were told the stables will have openings for cross ventilation which will mean the noise suppression from animals will be quite impossible. There is no mention of that in the report.
There needs to be a detailed consultation with community & a complete report carried out on the day to day operations of the proposed stables. Collective noise from 520 horses will produce significant noise & it is unfathomable that the development is not taking the impact of day to day operations and the significant impact this will have on the neighboring community.

Pest/ Rodent Control
 Increase in rats, mice, fly’s all vermin, no suitable mitigation has been stipulated, acknowledged or addressed satisfactorily.
 Building development is too close to residential, the impact on residence will be significantly impacted due to having permanently housed horses. Compared to the day stables that has been there up to now.
It was disappointing to see a one page letter from a Pest Control company for a Multi Million Dollar project of State Significance. Concerns were raised by members of the community in the information session with NJC management in regards to flies, rats & cockroaches. There is already significant issue with flies in the summer each year. The impact of 520 horses on our doorsteps is to be honest unimaginable.
The one-page letter does not stipulate the qualifications of the underwriter, Mr. Steve Podgorelec. It is disappointing to note that so much work has gone into the planning & lodgement but one of the main areas of concern has not been taken seriously by NJC and has not been properly addressed.

Traffic & Parking Management
 No car parking for race day’s or other events held at the NJC which has a capacity of more than of 10,000 people, so increased traffic and impact on surrounding streets.
 The Seca Solutions Report does not address the loss of parking due to the development of the site. The proposed area of development is currently used as parking by racegoers. Every race day the streets get flooded with overflow from race goers parking. The report should take a look at the car parking situation on any given race day.
 Attached are drone images from recent race days. Post development where will patrons attending, park their cars? The photos attached are from a race day where Covid 19 public health orders were in place, 1 person per 2m2 rule apply so not at capacity and the carpark and streets are full.

 The Seca Solutions report underestimates the number of vehicles arriving each day. Assuming full capacity of 520 horses. As per the Operation & waste management plan prepared by NJC a total of approx. 152 staff each morning from roughly 3am. Where will they park? This does not include daily operational staff for the NJC.
• 107 strappers/ stablehands
• Approximately 35 trackwork jockeys
• 10 trainers attending trackwork on any given morning

 The Seca Solutions traffic report does not take into account the daily staff operations and movements of car parking of over 152 people.
Due to the above a significant impact on health and wellbeing due to;
• Excess noise – i.e., broken sleep.
• Continuous air pollution i.e., reduced use of outdoor areas, impact on health, increased likelihood of disease.
• Increase in vermin – i.e., rats, mice, cockroaches and fly’s, increased likelihood of disease and sickness for residents.
• Reduced Nor’ east sea breezes due to large development.
We look forward on your consideration of the above objection and the contemplation to not proceed with this development on this site. A project of this size is not suitable for a residential area and the significant negative impact it will have on the residents in the surrounding area.
Terry Lawrence
SPEERS POINT , New South Wales
Ifully support the project
Randall Woo
BROADMEADOW , New South Wales
Kerryn and Randall Woo
135 Darling Street
Broadmeadow, NSW 2292

Application Name: Newcastle Jockey Club – New Stables Complex
Application Number: SSD-12982045

As the owners of 135 Darling Street, Broadmeadow we object to this proposal for the following reasons:

Size of Proposed Development
The proposal includes stables for 520 horses – which represents a 67% increase to the current on-site stabling capability. The justification provided for this increase in capacity was that it was “selected based on future demand and to maximise efficiency in the use of land and resources”. We feel that this is not an adequate justification, particularly when the NJC in their Management Plan state that due to a lack of resources (rider availability), there is a maximum of 375 horses expected to use the facility on any one day.

In addition, if increased capacity were to be required in the future, the location of the current stables would be available for refurbishment and/or re-development.

Having a lesser capacity provides benefits for air quality, traffic, parking and noise, some of which are detailed further below.

Air Quality
The proposal inadequately mitigates the risk of odour and dust from the stables. In addition, the EIS misrepresents the situation when it states: “the separation distance between residences and the source of any generated and stored waste will be far greater under the proposed development than it is currently”. This reflects where the stables are currently located. The proposed location for the new stables has never had stables, so to state that it will be an improvement is inaccurate for all residents living on Chatham and Darling Street.

As stated above, we believe the control measures proposed for odour and dust mitigation are inadequate. The focus of the EIS and Air Quality Report (AQR) is on the storage of waste in “sealed bins”. The process of getting the waste from the stable to the bins whilst minimising odour and dust is largely overlooked (apart from frequency of clean out).

An additional concern is that the stables are designed such that they have open louvers on the northern and southern elevations. According to the AQR, the predominant winds are in the north-westerly direction. The result of these two factors is it will be a regular occurrence for wind to be blowing through the stables and in the direction of residences on Darling Street.

Proposed alternative:
- Re-orientate the stables such that the natural ventilation is directed away from nearby residences during prevailing winds
- Install mechanical air extraction and filter units to stable buildings
- A decreased development size would create space for further setbacks from nearby receivers
- New stables could have been built at the existing stable location. A new track access point could have been built, thereby still negating the need to float horses from the stables to the track and reducing the number of residences impacted by this development.

The parking assessment for peak days (race days) is inaccurate and does not address the impacts of the proposed development on local parking. It is inaccurate in that it has utilised capacity from the Future Stage 1 and 2 Carparks (Table 1 - Traffic and Parking Assessment) to show that an acceptable level of on-site parking will be maintained. Given there is no current Development Application for these carparks and their construction requires the demolition of residential housing and a childcare centre, it is not valid to include these parking spots in the assessment. Because of this, we do not feel a competent assessment of parking availability has been completed.

We do note the proposal to use temporary markings on the grassed area to increase parking efficiency on race days, however we feel this does not equate to compensation for the parking area that will be lost due to the proposed stable development.

In addition to this, there has been no consideration to the availability of parking during what will be an extensive period of construction.

Proposed alternatives:
- During construction provide off-site parking with buses to transport patrons to and from the venue
- Reduce the development size (i.e. number of stables), this would increase the area available for parking
- Include the development of the Stage 1 carpark in this proposal, so that the additional 303 carparks are available at the time of construction completion

The EIS, including the Pest Management Plan does not address the risk of flies and mosquitos AT ALL. This needs to be addressed for the benefit of all NJC’s neighbours as well as for the welfare of the horses.

Water Management
The three basins that are located adjacent to Darling Street at the southern side of the development appear to be designed to prevent surges into the council stormwater system. We are concerned that these basins will attract and be prime breeding ground for mosquitos and flies if not maintained properly.

Proposed alternative:
- Construct underground retention systems.

Whilst we appreciate the need for the NJC to expand and provide a more practical stabling solution for the horses and their associated activities, we feel that the development proposed has not adequately contemplated the impacts on nearby residents. The benefits of this location for the NJC are clear – no downtime as the current stabling arrangement can be used whilst this proposed development is under construction, it is adjacent to the existing track access point and there is ample space for their wants and needs. However, at no point during our review were we confident that potential concerns of residents were appropriately valued in any risk/benefit analysis of choosing the proposed option. We are particularly disappointed in the mitigation measures placed on the issues that would be of largest concern to us and our neighbours – that being air quality, pests and parking.

We urge you to firstly, reconsider the size and location of this development and secondly, apply much stronger mitigation measures to the air quality, pests and parking risks associated with this proposal.

Kerryn & Randall Woo
Matt Liles
BROADMEADOW , New South Wales
I (on behalf of my family), object to the proposed development and the nature on genuine consultation that has happened with residents who will be immediately effected by the plans set out in the provided documents. My main points of concern are as follows;
• In the reports, the comment that ‘Noise generated by the proposed site will be audible at times but not intrusive at any nearby residence’ – How can you guarantee this with such dramatic increase in horse population, increased traffic and staff/workers?
• The statement that ‘As the character and amplitude of activities associated with the site will be similar to those already impacting the area, it will be less intrusive than an unfamiliar introduced source and should be acceptable to residents.’ – The phrase ‘less intrusive’ simply highlights the fact it will be intrusive. Of course something unfamiliar and introduced would be intrusive but it doesn’t hide the fact that this development will be highly intrusive, much more so than the nature of what is already there.
• Why can’t we as residents have an acoustic fence surrounding the entire perimeter, not just a small section? With noise being a major concern for neighbouring residents, this seems like a reasonable measure to meet half way. The proposed style of fencing appears to to have minimal to no acoustic benefits at all.
• Construction should not occur outside standard hours, why have the term standard if they aren’t going to be complied to? I worry that if the boundary for ‘standard hours’ and what’s considered ‘reasonable’ is pushed an inch, it will be taken for a mile. Who will suffer? Us, the residents near by with young families and working from home jobs.
• The statement that ‘With these or equivalent measures in place, noise from the site will be either within the criterion or generally below the existing noise levels in the area for the majority of the time.’ – By definition, this statement directly implies that at some stages, noise will reach above the existing noise levels which are already noticeably loud and intrusive. How is this fair and reasonable for residents? How will residents be remedied for such noise interference?
• As a current resident, the biggest auditory impact isn’t small vehicles, it’s large vehicles. As stated in the traffic report, the number of large vehicles in daily attendance will increase significantly. This poses serious noise concerns for my young family.
• Would NJC provide a subsidy/allowance to provide noise/light minimising improvements to the front of houses? This is especially important to houses like mine directly in the path of the Darling Street exit point where large trucks will be exiting and turning directly in front of my house.
• How will 520 horses in stables at night, 2 stories tall not represent a significant noise risk to near by neighbours? How will this risk be eliminated in the middle of the night when the stables are loud and residents are woken during all hours?
• I’m concerned by the proximity of where waste will be collected to my residence. This represents a significant health and safety concern from air born contaminants.
• Significant concerns at the exit point on Darling St. This presents a massive blind spot. As a resident up this end of the street, sometimes the only safety aspect when leaving driveways is the open paddock giving clear sight of turning traffic on Chatham Street. Typically cars and cyclist come quickly this corner and provide a very real safety concern of collision. Large trucks moving slowly in this area seems like very poor judgement from those involved in positioning exit point at this place.
• How will raceday parking and traffic be accounted for with a dramatic reduction in punters carparks?

Finally I'd like to know if any thought has been given on how NJC may be able to compensate residents directly effected to allow them to make adjustments to their property to deal with the key issues of noise and light pollution that may directly effect their property as a result of the proposed expansion to the NJC?
Name Withheld
The proposed Newcastle Jockey Club (NJC) stables complex seeks to improve the capacity and quality of existing stabling and training facilities at Newcastle Jockey Club. The thoroughbred racing industry provides significant direct economic and social benefits to the city of Newcastle and to the wider Australian economy through its intrinsic linkages to the thoroughbred horse industry as a whole.
The racing industry in Australia incorporates a diverse range of businesses including horse breeding/farming, horse racing (thoroughbred and harness), and management of the facilities used specifically for those activities. In 2017–18, the racing industry contributed approximately $1.4 billion to the Australian Gross Domestic Product. This is in addition to income generated for the economy by breeding, horse sales, prize money and wagering. Figures from Racing Australia suggest there are approximately 159,000 individuals involved in thoroughbred racing nationally, including over 82,600 racehorse owners, as well as various other participants, volunteers and employees.
The proposal will provide world class amenities for horses and employees and thereby improve animal welfare and occupational health and safety of staff. The proposal has the potential to improve environmental conditions through increased water and energy efficiencies and better waste management. The increased stabling capacity has direct amenity benefit to local residents through the removal of early morning horse transport, reducing noise impacts.
This project will further promote Newcastle as a location for significant racing events raising the potential for employment opportunities and related flow on effects associated with the overall strengthening of the thoroughbred racing industry in the Hunter region. Such events will support further jobs creation in the hospitality and tourism sectors of the local economy.
The proposed development will have a net positive benefit to the natural, social and economic and built environment and is worthy of favourable consideration.
Doyle Racing
GLENDALE , New South Wales
Good morning,

Please see attached Nathan Doyle of Doyle Racing’s letter of support towards the plans for upgrading the facilities at Newcastle Jockey Club.

Kind regards
Kara Cummins

Doyle Racing


Project Details

Application Number
Assessment Type
State Significant Development
Development Type
Sports & Recreation Activities
Local Government Areas
Newcastle City
Determination Date

Contact Planner

Chris Eldred