Landen has secured Secretary’s Environmental Assessment Requirements (SEARs) for its 2.5-hectare Memorial Drive site at Bella Vista, marking a key milestone on the NSW Government’s Tier 1 Transport-Oriented Development (TOD) Accelerated State Significant Development Application (SSDA) Pathway.

Fast-tracking a landmark precinct

After receiving rezoning approval in November 2024 for their initial plans for 224 apartments, Landen acted swiftly to capitalise on an uplift in Floor Space Ratio (FSR) from 1:1 to 1.9:1. This transformative change effectively doubles the project’s yield, creating the potential for 471  homes in a vibrant and sustainably designed community.

Landen took only three months to turn around a completely reimagined design, ensuring the precinct aligns with the latest planning and sustainability benchmarks.

Shane Harding, Head of Property at Landen, said the milestone demonstrates the government’s recognition of the project’s planning merit and contribution to housing and infrastructure delivery.

“This is a major step forward for Bella Vista and a clear endorsement of the project’s significance. The SEARs process ensures that every element of our proposal – from housing density to transport infrastructure and environmental sustainability – is assessed at the highest level. It is an opportunity to refine and strengthen our vision, ensuring we deliver a well-planned, highly connected, and sustainable precinct.”

What receiving SEARs means for the Bella Vista project

• Recognition of the project’s strategic importance – The NSW Government has confirmed that this is a State Significant Development (SSD), meaning it has the potential to shape the urban landscape at a regional level.
• Triggers the Environmental Impact Statement (EIS) process – Landen will now undertake detailed environmental, transport, and social impact studies to ensure the project delivers measurable benefits for future residents and the broader community.
• Sets a framework for government and public consultation – The SEARs process involves collaboration with key government agencies such as Transport for NSW, the Department of Planning, and the Environment Protection Authority, ensuring early alignment with state planning objectives.
• Confirms rigorous sustainability and infrastructure planning – The project must address key focus areas, including:
  • Traffic and transport impacts
  • Biodiversity and heritage conservation
  • Water and soil management
  • Community and stakeholder engagement
  • Sustainable design and environmental resilience

Mr Harding said Landen is committed to meeting and exceeding these requirements to ensure Bella Vista is a benchmark for responsible, high-quality urban development.

“The SEARs process provides a clear roadmap for the next stage of planning, allowing us to demonstrate how this project will enhance connectivity, create vibrant open spaces, and deliver much-needed housing in a way that is both sustainable and community-focused.”

A Well-Planned, Highly Connected Precinct

Located at 40 Memorial Avenue, the 2.5-hectare site is the largest landholding within the Bella Vista Transport-Oriented Development (TOD) precinct. Landen acquired the site in December 2024.

The project is designed to leverage the site’s unique advantages, including:

• Unmatched connectivity: Just a kilometre from the Metro and 350 metres from the Bus T-way ensuring seamless access to employment and commercial centres across Sydney.
• A balance of density and liveability: Increasing from 224 approved dwellings to 471 apartments, ensuring more homes near transport while maintaining high urban design standards.
• More open space than required: The plans provide for a Deep Soil allowance of 32.45% – more than 25 per cent above the requirement. The proposal also
• Upgraded infrastructure to support the community: The development will deliver a new bridge over Elizabeth Macarthur Creek and improved road networks, benefiting the wider area.

With an estimated $200 million investment, Bella Vista is positioned to be a leading example of sustainable, transport-oriented development in Sydney’s North West.

Landen will now progress with detailed studies, public consultation, and preparation of an Environmental Impact Statement (EIS) before lodging its formal SSD application.

Learn more about 40 Memorial Avenue, Bella Vista.