Preliminary Site Investigations across the MidCoast

Confluence Environmental provides Preliminary Site Investigations (PSI) and contaminated land assessments throughout the MidCoast, including Forster, Tuncurry, Taree, Gloucester, Nabiac, Bulahdelah and surrounding areas.

We assist developers, planners, property owners and project teams with contamination assessments for:

• Development Applications;

• subdivision and residential development;

• rezoning and planning proposals;

• commercial and industrial redevelopment;

• rural land development; and

• property acquisition and environmental due diligence.

The MidCoast contains a diverse mix of coastal development, agricultural land, former industrial activities, sawmills and workshops, fuel storage, historical filling and waste-disposal sites.

A PSI should therefore consider the specific history of the property, the relevant local planning controls and the contamination issues that are credible for that part of the MidCoast.

If Council has requested a contamination assessment, or you are planning to develop or purchase a site, send us the property address and available planning information and we can advise on an appropriate scope.

Call 1300 855 447 or request a proposal from our contaminated land team.

For more information about the investigation process, see our Preliminary Site Investigation services across NSW.

MidCoast Planning and Contaminated Land Requirements

Planning controls across the MidCoast are currently unusual because the former Council areas still operate under separate planning instruments.

Depending on the location of the property, development may currently be assessed under:

• Great Lakes Local Environmental Plan 2014 and the Great Lakes Development Control Plan;

• Greater Taree Local Environmental Plan 2010 and Greater Taree Development Control Plan 2010; or

• Gloucester Local Environmental Plan 2010 and Gloucester Development Control Plan 2010.

MidCoast Council is progressing a consolidated MidCoast Local Environmental Plan, which is intended to replace the three existing LEPs and create a more consistent planning framework across the LGA.

Until that process is complete, understanding which planning controls apply to the individual property remains important.

Contaminated land is also considered through the broader NSW planning framework, including Chapter 4 of State Environmental Planning Policy (Resilience and Hazards) 2021.

MidCoast Council also maintains a Contaminated Land Management Policy, currently applying to development within the former Gloucester area, which establishes Council's approach to considering historical land contamination through the planning and development process.

For clients, the practical point is simple:

the contamination requirements for a development in Forster may not be identical to those applying to a property in Taree or Gloucester.

Common Contamination Issues across the MidCoast

Agricultural and Rural Land

Agriculture has played a major role across the MidCoast.

Depending on the history of a property, a PSI may need to consider:

• pesticide and herbicide use;

• chemical storage and mixing areas;

• fuel storage;

• machinery workshops;

• waste disposal;

• former sheds and agricultural infrastructure; and

• imported fill.

A history of agricultural use does not automatically mean contamination is present.

The purpose of the PSI is to establish what activities actually occurred and whether they create a credible risk for the proposed development.

Workshops, Sawmills and Commercial Land

Taree, Gloucester and other MidCoast centres have long histories of commercial, transport, timber and light-industrial activities.

Former workshops, sawmills, depots and industrial properties may require consideration of contaminants associated with:

• petroleum products;

• oils and solvents;

• metals;

• timber treatment;

• chemical storage; and

• historical waste disposal.

For redevelopment projects, understanding where these activities occurred can help ensure that any further investigation is focused on the areas that genuinely require assessment.

Fuel Storage and Service Stations

Former service stations, fuel depots and above- or below-ground petroleum storage are another recurring issue.

Where historical fuel infrastructure is identified, a PSI may need to determine:

• where tanks and bowsers were located;

• whether tanks have been removed;

• whether validation records are available;

• whether soil or groundwater could have been affected; and

• whether further targeted investigation is required.

The absence of visible fuel infrastructure today does not necessarily demonstrate that the historical contamination risk has been resolved.

Historical Fill and Former Waste Disposal

Historical filling and waste disposal can also be important.

In 2024, for example, MidCoast Council identified a previously unrecognised former landfill during works at its Muldoon Street site in Taree, after bonded asbestos fragments were encountered during earthworks.

Subsequent investigation confirmed the area's historical use as a former tip.

Examples such as this demonstrate why current site appearance alone cannot always identify historical contamination issues.

A PSI reviews historical information to identify these types of land uses before they unexpectedly affect construction or development.

Why Local Knowledge Matters

A vacant paddock near Taree, a former commercial site in Forster and an industrial property in Gloucester may all require completely different contamination assessments.

The appropriate scope depends on:

• the site's historical use;

• Council information;

• previous investigation;

• surrounding land uses;

• historical fill;

• proposed development; and

• the planning controls applying to that part of the MidCoast.

At Confluence Environmental, we focus on identifying credible contamination risks and genuine data gaps, rather than automatically recommending intrusive investigation because a historical activity has been identified.

This helps keep investigations proportionate to the property and the project.

Our MidCoast Experience

Confluence Environmental undertakes contaminated land and environmental assessment work throughout the MidCoast.

Our experience includes:

• residential and subdivision development;

• commercial and industrial properties;

• agricultural and rural land;

• fuel infrastructure;

• historical fill;

• asbestos in soil;

• waste classification and soil reuse;

• infrastructure projects; and

• environmental due diligence.

Our contaminated land reports undergo technical quality assurance appropriate to the complexity of the project, and we regularly involve CEnvP Site Contamination (CEnvP-SC) and CPSS CSAM practitioners in the review of our work.

Why Engage Confluence Environmental?

Local and regional experience
We work throughout the MidCoast and understand the range of rural, coastal, commercial and industrial land-use histories encountered across the region.

Proportionate investigation
We focus on the contamination issues that genuinely matter to the project rather than automatically escalating every PSI to intrusive investigation.

Planning-focused advice
Our reports explain what has been identified, whether it affects the proposed development and what—if anything—needs to happen next.

Strong technical quality assurance
Our contaminated land work undergoes senior technical review appropriate to the complexity of the investigation.

Need a Preliminary Site Investigation on the MidCoast?

Confluence Environmental provides PSI and contaminated land services throughout:

• Forster and Tuncurry

• Taree and the Manning Valley

• Gloucester

• Nabiac and Bulahdelah

• Hallidays Point and surrounding coastal areas

• Greater MidCoast and surrounding rural areas

If you are preparing a Development Application, subdivision, rezoning or property transaction, send us:

• the site address;

• proposed development;

• Council correspondence; and

• any previous environmental reports.

We can review the information and provide a project-specific Preliminary Site Investigation scope.

Call Confluence Environmental on 1300 855 447 or request a proposal from our contaminated land team.

For more information about the overall investigation process, see our Preliminary Site Investigation services across NSW.