Gulgan, Rezoning Application 2024
GULGAN VILLAGE
Primary Use
Identified in the Residential Strategy
Site Area
13ha of developable land
Details
R1 General Residential Zoning
Integrated resilient design. AHCS ready site.
Image: Annerley House by zuzana&nicholas. CFJ Photography
The Northern Rivers needs more villages, not more sprawl. Gulgan Village is the region’s first intentionally planned community - a proposal for 400–550 homes where almost 1,500 residents can live, work and connect within a restored landscape. Forget cookie-cutter layouts, this isn’t your standard, business-as-usual subdivision.
Set between Mullumbimby and Brunswick Heads, it’s designed for considered density: a mix of compact homes, terraces, apartments, co-housing, manufactured homes and family lots creates genuine choice, with tenure to suit all income levels and extensive community gardens for food self-sufficiency.
Most of the site is reserved for conservation, open space and rural landscape. Homes are concentrated on previously cleared land, established vegetation is retained, and new planting extends biodiversity instead of breaking it apart.
Walkable streets, bike networks, bus links and a small village centre mean fewer cars, stronger connections and more time for life. Passive solar design, local materials and ecological water and waste systems keep the footprint light.
Community is built into the plan. The proposal commits 5% affordable housing to Byron Shire Council, plus a further 5% to the Bundjalung of Byron Bay Arakwal Corporation, creating housing on Country and delivering lasting social value from the outset.
“The region's first purposefully planned community.”
Image: Annerley House by zuzana&nicholas. CFJ Photography
Map 1: Showing regional context.
Map 1: Indicative super lot layout
Gulgan Village is actively progressing through the planning process. Following Gateway Determination in October 2025, its Planning Proposal, site-specific DCP and Voluntary Planning Agreement were placed on public exhibition in June and July 2026. Community feedback is now being considered. Visit Gulgan Village for further information.