Gulgan Village: Major new residential community proposed for Byron Shire

A significant new residential development that could reshape housing in the northern Byron Shire is now open for public consultation, with plans for Gulgan Village near Brunswick Heads.

The proposal is one of the largest residential land releases considered in the Byron Shire in recent years and is intended to help address the region's ongoing housing shortage.

Where is Gulgan Village?

The proposed development is located on elevated land around The Saddle Road and Gulgan Road, just south-west of Brunswick Heads and approximately 15 minutes north of Byron Bay.

The site covers around 48 hectares and forms part of the broader Saddle Road Precinct, identified by Byron Shire Council as a future growth area.

What is proposed?

Current planning documents outline a community of between 400 and 550 homes, including a mix of:

• Traditional residential lots.
• Terrace homes.
• Low-rise apartments.
• Smaller housing lots.
• Affordable housing.
• Small neighbourhood shops and cafés.
• Parks and open space.
• Walking and cycling connections.

The development is designed as a walkable neighbourhood rather than a conventional suburban estate.

Infrastructure included

The proposal includes major infrastructure works, including:

• A dual-lane roundabout on Gulgan Road.
• Upgraded intersection at Bashforths Lane.
• New sewer infrastructure.
• Land reserved for a future water reservoir.
• Public open space and active transport links.

Affordable housing

Affordable housing is a key component of the proposal.

Under the current planning agreement:

• Five per cent of developed residential land would be dedicated to Byron Shire Council for affordable housing.
• A further five per cent has been agreed separately with the Bundjalung of Byron Bay (Arakwal) Aboriginal Corporation for affordable housing outcomes.

Community consultation underway

Byron Shire Council has placed three key planning documents on public exhibition:

• Planning Proposal.
• Draft Development Control Plan (DCP).
• Voluntary Planning Agreement (VPA).

Residents can provide submissions until 12 July 2026, after which Council will consider community feedback before deciding whether to progress the proposal to the NSW Department of Planning.

Why it matters

Housing affordability remains one of Byron Shire's biggest challenges. If approved, Gulgan Village would become one of the region's largest new residential communities and could eventually provide homes for well over 1,000 residents.

Supporters argue it will increase housing supply in an area where demand has consistently outstripped availability. Critics are expected to closely examine issues including traffic, environmental impacts, infrastructure capacity and the overall character of the development.

The coming weeks of public consultation are likely to generate significant discussion as Byron Shire considers one of its most important planning decisions in recent years.

https://yoursay.byron.nsw.gov.au/gulgan-village