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Bega Urban Release Rezoning

A proposal to rezone more land to accommodate the shire's current and future urban housing needs.

Background

Council is preparing a planning proposal that aims to rezone approximately 265 ha of land south of the existing Bega township to cater for the long term residential housing needs for the Bega Valley.

rezoning map showing rezoning areas and urban release areas.

Land is proposed to be rezoned for a mixture of residential, commercial, conservation and open space purposes across three (3) precincts, including:

  • Western precinct - click here more information on proposals for the Western precinct
  • Central precinct - click here more information on proposals for the Central precinct
  • Eastern precinct - click here more information on proposals for the Eastern precinct

Purpose

The planning proposal will implement the recommendations of the adopted Bega Structure Plan (Structure Plan), with some minor refinements. The Structure Plan, adopted by Council on 12 June 2024, was developed to guide future land use and development in the Bega urban release areas.

It is estimated that an additional 1,070 homes will be required in the Bega Valley Shire within the next 14 years. The aim of the structure plan is to accelerate the provision of development ready land to meet the shire’s current and future housing needs, and detail where and how residential growth and development will occur.

Following on from the structure plan, the planning proposal will rezone land to facilitate the delivery of around 2,230 dwellings, which is in the order of 25-30 years supply. A range of specialist studies relating to flooding, biodiversity, land use conflict, Aboriginal cultural heritage, transport and bushfire informed the planning proposal.

Recommendations from these studies and advice from NSW Government agencies resulted in several minor changes to the zoning scheme recommended in the Bega Structure Plan. These include:

  • relocation and boundary adjustments to proposed RE1 Public Recreation zones
  • relocation of one of the proposed E1 Local Centre zones
  • retention of the existing RU1 Primary Production zoning over some land, the SP2 Infrastructure zoning over Council water and sewer infrastructure, and the RE1 Public

Recreation zone for the Old Bega Hospital

  • retention of the existing zone over all land within the probable maximum flood (PMF) or within riparian buffers
  • expansion of the R5 Large Lot Residential zone to match property or existing zone boundaries where feasible
  • exclusion of land already zoned E3 Productivity Support from the planning proposal.

Endorsement by Council

On 28 July 2025 the DPHI issued a Gateway Determination to Council for the planning proposal to proceed. The Gateway Determination contained a number of conditions (Gateway conditions) which need to be satisfied including some conditions to be satisfied before the planning proposal can be publicly exhibited.  The Gateway Determination also requires Council to formally consult with relevant NSW Government agencies.

Council officers are working to satisfy relevant gateway conditions to enable the planning proposal to be publicly exhibited as soon as practicable.

Where to find the planning proposal

The planning proposal and associated documents were lodged with the DPHI via the NSW Planning Portal on 28 May 2025.

The planning proposal and associated documents are available to view on the NSW Planning Portal.

Community and stakeholder engagement

Community and stakeholder engagement undertaken to date includes:

  • public exhibition of the draft Bega Structure Plan from 3 November to 3 December 2024
  • consultation with a range of NSW Government authorities
  • consultation with Aboriginal cultural heritage stakeholders including Bega Local Aboriginal Land Council, Djirringanj Elders Federation and established Registered Aboriginal Parties
  • consultation with landowners including written notification to the landowners within the planning proposal area
  • a community information session held by Council’s Chief Executive Officer (CEO) in December 2024.

Funding

The Bega Structure Plan was developed by consultants in association with Council and was funded by the NSW Government through Round 1 of the Regional Housing Strategic Planning Fund.

Development of the planning proposal to implement the recommendations of the Bega Structure Plan was funded by the NSW Government through Round 2 of the Regional Housing Strategic Planning Fund. The planning proposal and associated technical studies were prepared by consultants in association with Council and NSW Government agencies.

Connection to Council's Community Strategic Plan

The Bega Urban Release Planning Proposal is linked to Council’s Community Strategic Plan and is identified in:

Theme A – Our Community

  • Strategy A6: Acknowledge and collaborate with local groups to advance local priorities - environmental impact, community infrastructure, housing and economic growth.

Theme C – Our Environment

  • Strategy C2: Ensure land use planning and resource use supports sustainable growth whilst protecting the quality of the natural environment and our rural landscapes.

Related documents

 

Who to talk to

Terry Dwyer
Strategic Planning Project Officer
Bega Valley Shire Council
Phone: 0434 958 376
Email: [email protected]

 

Timeline of works

 

Frequently Asked Questions

[FAQ]

 

News and Updates

 

Making an enquiry

All media enquiries and interview requests are coordinated by Council's Communication and Engagement team under the adopted Communications Policy. To view this policy, visit Public Policies and search 'communications'.

To submit a media enquiry or to request an interview:

Councillors

Councillors can be contacted directly for enquiries regarding decisions of the elected Council and non-operational matters. Interviews with the Mayor should be arranged through the Communication and Engagement team contact details above.

Receiving information

If you’re a journalist or media organisation that would like to receive media releases and notifications about media opportunities, please email your name, title and contact details to [email protected] and we will add you to our distribution list.

You can also subscribe to Bega Valley Together and Business News, Council's fortnightly e-newsletters, or follow @begavalleyshirecouncil on Facebook  and Instagram.

© Bega Valley Shire Council 2025

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    PO Box 492
    Bega NSW 2550

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    Australia

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