This document proposes to amend the Byron Local Environmental Plan 2014 (LEP).

The LEP sets rules for land use zoning and key development standards.

The Gulgan Village Planning Proposal seeks to establish a new residential area within the Saddle Road Precinct. It also proposes:

• Change land from rural to residential use - RU2 Rural Landscape to R1 General Residential.
• Protect environmentally important land - under a C2 Environmental Conservation zoning with The Saddle Road corridor zoned C3 Environmental Management.
• Allow small-scale shops and community facilities, such as cafes, markets and recreation facilities.
• Minimum 400 dwellings, max 550.
• Building height of 11.5m.
• Floor Space Ratio of 0.9:1.
• No minimum lot size for R1 zone.

The Gulgan Village site-specific Development Control Plan (DCP) provides detailed planning and design guidance on how the development should look and function. This includes:

• Street layout and subdivision design
• Building design and landscaping
• Landscape and open space
• Traffic planning, parking and active transport
• stormwater and urban design outcomes.

DCP's are flexible. They ensure development is well designed, coordinated and meets community expectations.

Community Title Development

Gulgan Village is proposed to be delivered as a community title development.

This means each property owner has their own individual title. Shared areas such as roads, parks and open space, are owned and managed collectively.

Community title developments include a Community Management Statement. This document can set more detailed requirements than a DCP, such as:

• Detailed architectural controls, such as required materials and colours
• Landscaping and maintenance obligations
• Sustainability performance standards above and beyond what Council is able to mandate

The Statement must remain consistent with the DCP.

Gulgan Village’s internal road network and parks will be private assets owned and managed by the community association, but they must remain accessible to the public.

A Voluntary Planning Agreement is a legal agreement between the developer and Council to provide public benefits and essential infrastructure.

Council has negotiated the following with the developer of Gulgan Village:

• 5% of the area of total residential lots to be dedicated to Council for affordable housing.
• Construction of a dual-lane roundabout on Gulgan Road at entry to village about 500m from Pacific Motorway.
• An intersection upgrade at Bashforths Lane.
• Sewer infrastructure.
• Land to accommodate a future water reservoir.

The developer has also entered into a separate agreement with the Bundjalung of Byron Bay (Arakwal) Aboriginal Corporation to provide an additional 5% of the area of total residential lots (or equivalent in constructed housing) to them for affordable housing.