Brighton Le Sands

Brighton Le Sands Masterplan

Planning Underway

About the Project

Bayside Council is investigating the preparation of a Brighton Le Sands Masterplan to guide the future planning, development and improvement of the Brighton Le Sands centre and surrounding precinct. 

Since 2018, a range of studies and investigations have been undertaken to better understand opportunities and challenges within Brighton Le Sands, including transport, economic, public domain and place planning studies. In December 2025, Council endorsed a project plan to consolidate this work into a comprehensive master planning process. 

The strategic planning context for Brighton Le Sands has evolved in recent years. The Sydney Plan, released by the NSW Government in August 2026, identifies Brighton Le Sands as a priority location for future housing growth and short-term master planning investigations. The centre has also been identified in State Government housing initiatives as an area of ongoing interest for housing delivery.

A Masterplan will provide an opportunity to establish a coordinated and long-term framework for future planning, informed by technical studies and community feedback.

Masterplans

Master planning is a comprehensive, long term aspirational process resulting in planning and design frameworks that set out the long-term planning for the development and growth of a place. The plan will consider a range of factors such as physical, social, economic and environmental aspects and is typically anticipated to take 10-20 years to implement. Masterplans are important because they set out a vision and design concept that helps to manage urban growth sustainably and equitably. Masterplans outline delivery mechanisms and implementation strategies. Circumstances could change and a masterplan may require adjustment over time. 

Masterplans are important opportunities to get the community involved to help shape their environments and foster a sense of community and collaboration. The integration of community feedback will lead to a stronger and healthier community and simultaneously enhance liveability in the area. 

Masterplans are also important to help preserve the character and heritage of an area and to identify the community values and where they would like to see change and to understand the extent of change suitable for the community. 

A masterplan will enable us to work on the same page and to drive short- and long-term decision making. 

The development of a masterplan will help tackle some of the key issues facing our local government area such as uncontrolled and unplanned large developments that result in negative outcomes for the community. 

Master planning takes time, resources and collaboration but is vital for adapting places for the future.

Project Status

Phase 1 of the project has been completed and included:

  • Preliminary Transport Study

  • Preliminary Economic Feasibility Study

The findings of these investigations were reported to Council in May 2026. Council did not make a resolution. The matter was reported to Council in September 2026 for further consideration. 

As its meeting on the 23 September, council considered 3 options for the masterplan study area and selected option 2. 

The resolution no longer includes the Bay Street and complete streets investigations, and the project title has been updated to reflect this.

Study Area - Option 2

The study area in option 2 includes the Brighton Le Sands Town Centre together with surrounding land within an approximately 400m to 800m walking distance of Bay Street and the retail core. The study area is generally bounded by Bruce Street and Gordon Street to the north, The Grand Parade to the east, O’Neill Street and President Avenue to the south, and Brighton Avenue, Lloyd Lane, Crawford Road and Kings Road to the west.

Community Engagement

Community engagement will be the next phase of the project. This engagement will seek feedback on community priorities, opportunities and aspirations for the future of Brighton Le Sands. Outcomes from community engagement and technical investigations will help inform future master planning work.

Project Documents

The following documents are publicly available:

Proposed Brighton Le Sands and Bay Street Masterplan

  • 3 December 2025 City Planning and Environment Agenda and Minutes 
  • 10 December 2025 Extraordinary Council meeting Agenda and Minutes 

Update on Brighton Le Sands and Bay Street Master Plan

Brighton Le Sands Masterplan

Past related project documentation 

2018 Brighton Le Sands Preliminary Master Planning Work

This webpage will be updated as new information becomes available and as the project progresses.

option_2_-_masterplan_scope_zoning_-_brighton_le_sands

OPTION 2 - Masterplan Scope & Zoning - Brighton Le Sands

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