Protecting Little Egg Harbor: Planning Before Pavement
Photo Credit: Chris McKelvey – Willis Creek
When it comes to places to live, we are fortunate to call Barnegat Bay home. Its forests, wetlands, and waterways support diverse wildlife, protect our communities from flooding, and define the character of the towns that surround it. Living here means being connected—to the land, to the water, and to generations of people who have relied on both.
Growth itself is not the problem. Communities evolve, housing needs change, and people deserve places to live. The problem arises when development moves faster than planning, infrastructure, and environmental protections can support. When that happens, everyone pays the price—residents, taxpayers, and the bay itself.
Today, Little Egg Harbor has become the latest test of whether smart planning will guide our future—or whether short-term development pressure will override long-standing safeguards.
The Proposal at a Glance
A revised development proposal by Lennar would convert nearly 100 acres of largely forested land into a 415-unit age-restricted housing development. While the project technically meets certain zoning standards, it raises serious concerns related to stormwater management, flooding, traffic safety, habitat loss, and consistency with the Township’s adopted Master Plan.
Projects of this scale do not exist in isolation. Their impacts ripple outward—affecting neighboring properties, municipal infrastructure, and downstream waters that flow directly into Barnegat Bay.
A Problematic Approval Process
Questions of independence and process
The Planning Board’s lead attorney previously practiced law for many years in partnership with the developer’s lead attorney, and both were involved when development concepts for this site were first explored decades ago. These overlapping professional relationships raise legitimate concerns about independence and public confidence in the review process for a project of this magnitude.
Waivers in place of compliance
Although no zoning variances were requested, the application sought multiple waivers, including waivers related to:
1. Compliance with the Township’s stormwater ordinance
2. An incomplete Environmental Impact Statement
3. Traffic and safety concerns raised by residents and municipal officials
4. Waivers are intended for limited circumstances—not as a substitute for meeting core environmental and public safety standards.
Inconsistency with the Master Plan
Importantly, the Township’s Master Plan does not designate this site for a planned retirement community or cluster development. New Jersey planning law is clear: zoning must be interpreted and applied in a manner consistent with the Master Plan, not divorced from it.
Extraordinary public opposition
Over the course of three public hearings, more than 500 residents attended Planning Board meetings to voice concerns and opposition. Residents raised issues about flooding, traffic safety, emergency access, environmental impacts, and the long-term direction of growth in Little Egg Harbor.
Despite these unresolved issues and overwhelming public concern, the Planning Board unanimously approved the project on the basis of zoning compliance alone.
Overdevelopment in Ocean County: The Bigger Picture
Little Egg Harbor is not alone.
Across Ocean County, development pressure has steadily shifted southward as remaining forested tracts become increasingly scarce. Along the Route 9 corridor—particularly in Little Egg Harbor, Tuckerton, Eagleswood, and surrounding communities—large developers are targeting some of the last intact upland forests for high-density, multi-unit housing.
This pattern has consequences.
Scientific research shows that when more than roughly 25% of a watershed is developed, water quality begins to decline due to increased runoff, pollutant loading, and habitat loss. The Barnegat Bay watershed has already crossed that threshold.
As of 2022, approximately 35% of the watershed is developed.
More than 34,000 acres of upland forest and pine barrens have been lost since 1972.
Since 1979, roughly 20% of submerged aquatic seagrass, has disappeared.
Forests absorb rainfall and slow runoff. Seagrass stabilizes sediments and supports shellfish. When these systems are lost, flooding worsens, water quality declines, and the bay becomes less resilient.
This is not the result of a single project—but of decades of approving development one application at a time, without accounting for cumulative impacts.
How Save Barnegat Bay Responded
Independent science first
To better understand the technical implications of the proposed development, Save Barnegat Bay retained independent experts from Princeton Hydro and Herpetological Associates.
These experts reviewed stormwater management, flooding risks, and threatened and endangered species impacts associated with the site. Their findings helped clarify gaps in the application and raised serious questions about whether the project was ready for approval.
In the interest of transparency, Save Barnegat Bay has shared these expert reviews publicly to support informed discussion and community understanding.
Click to Read the Stormwater Report
Click to Read the Herpetological Report
A necessary legal appeal
After months of careful review, record collection, and expert analysis, Save Barnegat Bay—standing with Little Egg Harbor residents—filed a formal legal appeal challenging the Planning Board’s approval.
This appeal is not anti-housing. It does not seek to halt all development. Instead, it asks the court to require that:
Development decisions align with the Township’s Master Plan
Environmental and public safety standards are fully met
Planning occurs transparently and lawfully
Cumulative impacts are considered, not ignored
Simply put: growth must be planned—not rushed.
Click to Read the Legal Filing
Get Involved
Help Protect Little Egg Harbor—and the Future of Barnegat Bay
Real change happens when people step up together.
For over 50 years, Save Barnegat Bay has worked to protect the health of the Barnegat Bay watershed and the communities that depend on it. We believe smart planning, transparency, and accountability are essential to a sustainable future.
Responsible planning isn’t anti-growth — it’s good governance.
Support the Legal Appeal
Your contribution helps fund:
- Legal advocacy to enforce planning and environmental law
- Independent scientific review and expert analysis
- Community education and transparency
Click here to Donate to Protect Little Egg Harbor
Share the Facts
Help keep this issue visible by sharing accurate information with friends, neighbors, and on social media.
Use #ProtectLEH to amplify informed, fact-based discussion.
Become a Community Leader
Join Save Barnegat Bay’s Community Captains Program and help lead environmental advocacy in your town. You don’t need to be an expert—just willing to care and show up.
Have Questions?
Email Brittany, Community Engagement Coordinator, at
assistant@savebarnegatbay.org
Together, We Can Change the Outcome
Protecting places like Little Egg Harbor is not easy—but it is essential. The future of Barnegat Bay depends on decisions made today: whether we continue approving development in isolation, or commit to thoughtful, sustainable planning that protects both communities and natural resources.
Your voice matters.
Your support matters.
Together, we can protect Little Egg Harbor—and ensure a healthier future for Barnegat Bay.
