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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.
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 in relation to proposals for the Western precinct
- Central precinct - click here more information in relation to proposals for the Central precinct
- Eastern precinct - click here more information in relation to proposals for the Eastern precinct
Purpose
The Bega Valley Shire does not currently have adequate suitable land zoned for residential development to meet projected future housing needs.
Council recently completed a project to identify land that would be suitable for future housing development including:
- existing zoned greenfield sites in Wolumla
- future urban release areas in Bega.
The Bega Structure Plan found that the Bega Valley Shire will require an additional 1,070 dwellings in the next 14 years to house the anticipated population. The structure plan identified approximately 265 ha of land south of Bega capable of delivering 2,113 dwellings over a 25 year timeframe.
The Bega Structure Plan identified an area south of the existing Bega town as a priority area to consider rezoning for housing, with supporting commercial, recreation and conservation areas.
To rezone land, a Planning Proposal is required.
Information session
In December 2024 we held a public information session in Bega where local residents and the broader community were invited to hear more about the project. A recording of the information session hosted by Council CEO, Anthony McMahon can be viewed below:
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 is being funded by the NSW Government through Round 2 of the Regional Housing Strategic Planning Fund. The planning proposal and associated technical studies are being 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.
Who to talk to
Terry Dwyer
Strategic Planning Project Officer
Bega Valley Shire Council
Phone: 0434 958 376
Email: tdwyer@begavalley.nsw.gov.au
Timeline of works
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March 2025
Draft planning proposal finalised by consultants.
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April 2025
Draft planning proposal considered by elected Council.
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April 2025
Council endorsed planning proposal submitted to NSW Government’s Gateway Panel.
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Late 2025
Public exhibition.
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Mid 2026
Feedback to exhibition considered by elected Council.
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End 2026
Planning proposal finalised and rezoning comes into effect.
Frequently Asked Questions
Council received $0.5M from the NSW State Government to progress plans to establish a pipeline of housing supply through the Regional Housing Strategic Planning Fund, including:
- Development of structure plans for Bega and Wolumla (complete)
- Development of a Planning Proposal to rezone areas south of Bega township (in progress)
Consultants engaged to prepare planning proposal and complete technical investigations:
- Strategic Bushfire Study
- Traffic Impact Study
- Flood Impact and Risk Assessment
- Land Use Conflict Risk Assessment (agriculture)
- Biodiversity Report
Additional investigations by Council officers into contaminated land, Aboriginal cultural heritage, riparian areas, water quality and water supply have been completed.
- Finalisation of responses to the State Government Agency feedback.
- Refining of proposed zoning scheme to meet State Government Agencies’ requirements and incorporate the findings of additional studies and investigations
- Finalisation of draft planning proposal for Council’s consideration (April 2025)
- Finalisation of planning proposal consultation strategy, including further consultation with landowners
- Development of an Affordable Housing Contribution Plan for the area.
Impacted landowners were notified by mail.
Feedback has been received from the following NSW State Government agencies:
- Department of Climate Change, Energy, the Environment and Water Biodiversity and Conservation Science
- Department of Climate Change, Energy, the Environment and Water Heritage NSW
- Department of Climate Change, Energy, the Environment and Water Licensing & Approvals
- Department of Education, School Infrastructure
- Department of Planning, Housing and Infrastructure
- Department of Primary Industries and Regional Development
- Environmental Protection Authority
- Rural Fire Service
- Southern NSW Local Health District
- State Emergency Service
- Transgrid
- Transport for NSW.
Bega Local Aboriginal Land Council, Djirringanj Elders Federation and other Registered Aboriginal Parties have been consulted.
In addition to the owners of the 26 impacted properties, 21 other landowners in the vicinity of the planning proposal area have also been notified of the project in relation to the preparation of specialist studies.
Council staff from strategic planning, planning, certification (bushfire specialist), community and economic development, water and sewer, transport, waste and recreation infrastructure, communications and corporate resilience have been involved in various aspects of the project.
If land is rezoned from rural to residential its value may increase.
The proposed zone change does not affect a property’s ordinary rates unless the NSW Valuer General reviews the unimproved land valuation which may increase the unimproved land valuation used for calculating rates.
Existing farming operations and practices can continue on rural land (RU1 or RU2) that is proposed to be rezoned to residential (R2 or R5).
Rezoned land can still be used for existing lawful purposes.
News and Updates
© Bega Valley Shire Council 2025
Our council websites
Contact Us
- 02 6499 2222
- council@begavalley.nsw.gov.au
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Zingel Place
PO Box 492
Bega NSW 2550 -
Monday to Friday 9.00AM to 4.30PM
Administration building Zingel Place Bega
Australia -
ABN: 26 987 935 332