More than 2000 homes could be built in the Bega Valley under a new proposal. Photo: File.
A South Coast council has revealed plans to rezone 279 hectares in an expansion of the region’s long-term housing stock.
Bega Valley Shire Council (BVSC) has released plans to develop three new neighbourhoods south of Bega.
If approved, the rezoning could clear the way for the construction of more than 2200 dwellings in areas currently zoned as rural, rural residential or productivity support.
These would come with new roundabouts, parks and open spaces, shop-top housing developments and other infrastructure.
The plan follows recommendations from the Bega Structure Plan, which councillors adopted in June 2024.
Mayor Russell Fitzpatrick said the new neighbourhoods, if approved, would expand the region’s housing options, pointing to the varying densities, lot sizes and dwelling types put forward.
“This is an important part of planning responsibly for our shire’s future,” he said.
“With our population growing and a shortage of housing, this proposal is a step towards enabling more housing options that support sustainable growth.”
Documents released as part of the proposal state that Bega Valley Shire is expected to reach 36,223 people by 2041 (an increase of about 1493 people from 2021), and that an extra 1070 homes are needed in the next 14 years.
The proposal documents state the new zoning would create a combination of low-density and rural residential housing, commercial areas and public open spaces.
“The planning proposal includes additional open space (local parks and sporting fields) and the establishment of two smaller neighbourhood centres within proximity to future residential and employment areas – to serve the needs of existing and future residents who live and work in the vicinity of these neighbourhoods without compromising the viability of the existing Bega CBD.”
Residents and businesses would be spread across three proposed neighbourhoods – referred to as the Eastern, Central and Western precincts.
These would range in size from 11.5 hectares to 159.4 hectares.
Under the proposal, the E1 and E2 areas would be developed as local centres offering “local convenience shopping” for the nearby residents.
“Both local centres are consistent with the size of other neighbourhood centres which typically accommodate a small-scale supermarket, chemist, cafe, newsagent and the like,” according to the proposal.
“Each neighbourhood centre has good access and is generally within walking and cycling distance from more denser forms of residential development, thereby reducing the need for future residents to travel into Bega CBD via private vehicle.”
The RE1 areas would be set aside for green spaces and the remaining areas for housing (including larger lots in the R5 zoning area).
The three planned neighbourhoods (and the lots within them) would vary in size. Image: Bega Valley Shire Council.
There would be several road infrastructure projects carried out (such as a proposed roundabout on the Princes Highway at Finucane Lane, and other upgrades).
A traffic assessment states these “identified transport improvement works” would be capable of managing increased traffic.
It predicts residential travel would create 1664 morning trips and 1684 evening trips, while non-residential travel would be 651 and 890, respectively.
Some of the existing houses in the proposal area were flagged as potentially having asbestos, while there is possible contamination from a nearby service station or cemetery.
The documents also state that parts of the land are flood-prone, while most of it has a medium bushfire risk (with the exception of the Central Precinct).
If given the green light, an economic assessment predicts construction would support an average of 437 full-time equivalent jobs over the next 25 years.
“This includes direct and indirect jobs, with 151 jobs estimated onsite per annum with an additional 285 jobs supported in construction related industry sectors per annum,” the document states.
“Of these total benefits, the direct benefits will predominantly be realised within the structure plan area while much of the indirect benefit is expected to be realised within the Bega Valley region and surrounding [regions’] economies based on the capacity within the construction sector and related industry sectors.”
Further consultation with Aboriginal people over the archaeological considerations was advised.
BVSC has organised two drop-in sessions at the Bega Valley Commemorative Civic Centre on Zingel Place, where the public can comment on the plans:
- 2 October, 3 to 5 pm
- 7 October, 5 to 7 pm.
People can also give their feedback through the council’s website until midnight on 2 November.
The proposal documents indicate a final decision on the rezoning could take until July 2026.
