A review of a key Bega Valley Shire Council planning document is underway and expected to be finished in 2027. Photos: Bega Valley Shire Council.
Community members can have their say on the first stage of a major overhaul of the Bega Valley’s development guidelines.
The Development Control Plan (DCP) guides the design and assessment of new development in the Bega Valley Shire.
A review of the document is ongoing, informed by current NSW plans and strategies, along with Bega Valley Shire Council’s adopted policies and procedures.
Mayor Russell Fitzpatrick said the review aimed to modernise the DCP to reflect current best practice and make decision-making more transparent.
“These draft changes are about making the development process clearer and easier to understand for everyone while also helping us build a more sustainable, inclusive and resilient community,” he said.
The first stage of the review proposes changes to or replacement of the DCP sections about bushfire-prone land, on-site sewerage management, subdivisions, engineering standards and dealing with contaminated land.
Proposed changes include amending the areas seen as bushfire-prone land under the DCP and new advice on how to manage vegetation and riparian corridors.
Developments in those sections will need to meet specific requirements before being approved to manage their bushfire risk.
Developers would also be encouraged to “prioritise low-hazard locations” for subdivisions and other infrastructure, and ensure that all bushfire planning requirements (including asset protection zones) are within the area of the proposed subdivision.
“Building envelopes shall not be located on ridge tops and steep slopes, especially on upslope lands and narrow ridge crests,” the proposed section also reads.
If the review is adopted, the existing section on subdivisions will be replaced.
Its proposed replacement suggests subdivisions needing to use landscaping to support local biodiversity, to include waste collection in the planning process and consider guidelines for walkable neighbourhoods.
“We’re aiming to give designers more flexibility in subdivision layouts while also reducing long-term maintenance costs for the community,” Councillor Fitzpatrick said.
The DCP review includes revisions of the areas judged to be bushfire-prone land.
Among the other proposals is a new waste management section, which would apply to residential flat buildings, shop-top housing, mixed-use developments and multi-dwelling housing.
They would have to meet set stipulations for bin access, such as the number of individual or communal bins needed, whether bulky waste storage would be required and how waste collection vehicles could access the development.
Mixed-use and shop-top housing developments would also need to show they have enough space to accommodate landfill and recycling bins. Commercial and residential waste in those developments would have to be kept separate from each other.
In the draft stormwater section, it is proposed that new developments must mitigate any downstream impacts (including on property, infrastructure and the environment).
The Comprehensive DCP Review project has been divided into four stages and is expected to be completed by 2027.
Drafts for each stage will be progressively exhibited and will come into effect as adopted by BVSC.
“These updates will shape how development happens across our shire into the future,” Cr Fitzpatrick said.
“We really want to hear from locals, whether you’re a builder, a developer or just someone who cares about how our towns grow and change.”
Once the Stage 1 exhibition period closes, staff will review submissions and consider any amendments. A final report will be put to councillors for adoption.
Targeted consultation will also occur with relevant NSW Government agencies and industry groups.
The review documents and information on how to provide feedback can be found on the council’s website. The public exhibition process ends on 17 September.
