Besides a review of building heights, the discussion paper - placed on public exhibition this week - seeks to review car parking provisions and street beautification among a suite of measures to boost the precinct.

“The discussion paper acknowledges that council has done little to implement these things,” Port Stephens Denture Clinic proprietor Allan Cassano said.

“You have to ask why not. The real issue is money.”

His funding complaint was twofold: that the council had chosen to invest in other places first and that it had failed to seize a share of $30 million in state infrastructure funding across the Hunter.

A cruise terminal at Newcastle and a new athletics track at Maitland were projects named in last year’s state budget.

“I spoke to Scot McDonald when he was the parliamentary secretary for the Hunter and he wasn’t even aware that Nelson Bay needed this kind of investment,” Mr Cassano said.

“It would have been nice to get our hands on some of that funding when all of these discussion papers hinge on the council finding the funding.”

Mr Cassano echoed the complaints of Tomaree Business Chamber president Ryan Parker who in December questioned the council's continued investment in the Newcastle CBD.

The mayor, Cr Bruce MacKenzie, defended his council’s continued investment there as a means to reduce the rates Port Stephens residents pay.

Mr Cassano said that return had come at Nelson Bay’s expense.

“Throughout the merger discussions all we hear about Newcastle was the negatives but they’re the ones who seem to be getting things done,” he said.

“People are moving back into the Newcastle CBD, with all the development in Newcastle West.”

The discussion paper – Progress of the Nelson Bay Town Centre and Foreshore Strategy – includes a review of funding potential.

It notes an additional $4000 in developer contributions per dwelling would raise an additional $124,000 each year for projects.  The paper recognises Nelson Bay is seasonally dependent.