A growing list of the questions Broulee Ridge has had — from neighbours, future buyers, key workers, planners, and curious locals. If yours isn’t here, send it through and we’ll add it.
A 699-home master-planned village at 207 Broulee Road, on the NSW south coast. Currently a rezoning proposal under review by Eurobodalla Shire Council.
Between the township of Broulee and the bushland to the north and west. The site is bordered by Broulee Road to the south, George Bass Drive to the east, and Carroll College sits across the road.
Brightway Development Group, the same group behind Talee Estate, Brook Village, and the Legacy Housing Pledge. The masterplan was drawn by URBANEW.
699, in five housing types — lifestyle lots, standard lots, compact lots, build-to-rent rentals, and affordable homes held in perpetuity.
No. The proposal is currently lodged with Eurobodalla Shire Council for review. Community consultation is part of that process.
The land has been identified for residential potential in earlier planning work. It’s close to existing services, has a clear conservation edge along the bushland, and sits on a ridge that supports housing without disturbing the lower drainage areas.
By URBANEW, in response to the site’s three defining features: the ridgeline, the native vegetation along the boundaries, and the distance from existing infrastructure. The conservation areas were locked in before the lot layout was drawn.
About 32 hectares — a third of the site — remain as conservation land, protecting existing bushland, providing wildlife corridors, and absorbing the edges of the development. They’re connected by trails rather than divided by roads.
Five types so the village can support families through different stages, downsizers staying in the area, key workers needing rental, and young households entering the market. A single-type estate doesn’t support that range.
Most homes catch a view of either the bush, the ridge, or the long view east toward Broulee Island and the ocean. The lot layout was drawn to share that view rather than concentrate it.
About 35 homes (5% of the 699) will be sold at below-market price to qualifying buyers. The affordability condition is written into the title — so when the home is next sold, it must be sold to a qualifying buyer at a price set by the condition. Same for every sale after that.
Qualifying criteria are set in line with state and local affordable housing policies — generally based on household income relative to area median and local housing costs. Final criteria will be confirmed before sales open.
The build-to-rent allocation is reserved for people in essential occupations — nurses, paramedics, teachers, doctors, and others who keep local services running. Priority will go to workers at the Moruya Hospital and Eurobodalla schools.
The scheme is designed to help young families and key workers into ownership where the deposit gap is the barrier. Final terms are still being settled; details will be published once finalised.
The 10% of homes in these programs are spread through the village rather than clustered — both because the village works better that way, and because mixed neighbourhoods don’t see the property-value patterns that segregated ones do.
The masterplan keeps the main vehicle access via George Bass Drive. Broulee Road remains a secondary connection and is not expected to carry the bulk of the increased traffic. Traffic studies are lodged with Council and form part of the public record.
A specific traffic management approach for the school edge is included in the lodged documents — including pedestrian and bike connections that reduce the need for parents to drive at the gate.
Local road upgrades at the access points, internal roads and trails, water and sewer connections, and any required intersection works on George Bass Drive. The scope is set by Council as conditions of any approval.
The developer pays for infrastructure within the site and for works that respond directly to the development’s impact. Council manages the wider network and what’s funded through rates and state contributions.
Public transport in Eurobodalla is run by the state and regional operators, not by the developer. Brightway has shared the projected residential numbers with the transport authorities so they can plan accordingly.
The 32 hectares of conservation land are existing bushland being kept whole. Other parts of the site are predominantly cleared paddock and grazing land — those are where the lots sit.
Through a long-term management plan, lodged with the development application. It covers weed control, native planting, fire management, and biodiversity monitoring.school edge is included in the lodged documents — including pedestrian and bike connections that reduce the need for parents to drive at the gate.
Ecological surveys carried out by independent ecologists are lodged with Council as part of the proposal. The surveys identify which species are present and how the masterplan responds.
The conservation areas connect to the bushland beyond the site boundary, maintaining the existing corridors. Trails are designed to minimise edge effects on the vegetation and on wildlife movement.
Drainage across the site follows the natural contours rather than diverting them. Rainwater capture and on-site retention are built into the masterplan.
Eurobodalla Shire Council, in line with the state planning process. Council reviews the proposal, the technical studies, and the community submissions before any decision is made.
The formal submissions window is set by Council. [Dates to be confirmed.]
Substantive submissions — those that engage with specific aspects of the proposal — influence Council’s assessment. General opinion submissions are noted but carry less weight. There’s a short guide to making a strong submission on the Consultation page.
The proposal doesn’t proceed in its current form. Brightway may revise and re-lodge, or withdraw. Either way, the current process is about whether the rezoning is approved at all.
Yes — anytime. See the Consultation page for contact details, info session dates, and the direct feedback form.
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As the project moves through Council and beyond, we’ll share:
Roughly six emails a year while we’re at the consultation stage. More if there’s something worth saying.
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