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 685-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 next door.
Brightway Development Group, the group behind Talee Estate and the Legacy Housing Pledge. The development is being undertaken in partnership with Peter Montgomery — Brightway CEO Edward Fernon and Peter Montgomery have competed at six Olympic Games between them and share a strong track record of regional developments. The masterplan was drawn by URBANEW.
685, across four lot types — compact, standard, lifestyle and large — with two tenure commitments held within them: 5% affordable and 5% build-to-rent.
No. The proposal is currently lodged with Eurobodalla Shire Council for review. Community consultation will follow if Councillors vote to approve the application.
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 30.8 hectares — a quarter 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.
Four lot sizes plus two tenure commitments, so the village can support families through different stages, downsizers staying in the area, locals needing long-term rental, and young households entering the market. A single-type estate doesn’t support that range.
About 35 homes (5% of the 685) are long-term rentals for moderate-income households, offered at 20% below market rent. They’ll be built and managed by a Community Housing Provider. The affordable designation is held in perpetuity — the homes stay in that role permanently, rather than converting to market rent or being sold off after a fixed term.
Final criteria are set by the Community Housing Provider, in line with state affordable housing guidelines — generally based on household income relative to area median and local rental costs.
The Key Worker Finance Scheme is for people in essential occupations — nurses, paramedics, teachers, doctors, and others who keep local services running. Priority goes to workers at the Eurobodalla Regional Hospital and Eurobodalla schools.
The scheme provides 100% finance to help young families and key workers into ownership where the deposit gap has put a home out of reach.
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-tenure neighbourhoods don’t see the property-value patterns that segregated ones do.
A specific traffic management approach for the area around the school is included in the lodged documents — including pedestrian and bike connections so families can walk or ride to school rather than drive. The proximity of the village entrance to the school has been factored into both the access design and the wider traffic studies.
Significant sewer upgrades are required along with internal roads and trails. Brightway will be entering into a Voluntary Planning Agreement to help contribute to the required upgrades.
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 30.8 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.
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.
All houses are more than 250 metres from the crematorium chimney, with a buffer of native vegetation between. The crematorium predates this proposal; the masterplan was drawn to respect the buffer Council requires.
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 opens after Councillors vote to approve the application. Council planning staff are currently finalising their recommendation for that vote.
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.
Not until rezoning is approved by Council. Earliest realistic construction is 2029. The current process is about whether the rezoning gets approved at all.
Send it through and we’ll add it to this page. We respond to every message.
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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