Agreement of conditions were agreed yesterday, says the developer behind a controversial large Ballina retirement village proposed for the peninsula off Burns Point Ferry Road.
In a media release, GemLife said their recent approval from the NSW Land and Environment Court will mean ‘More than 75 per cent of the site will be dedicated to a conservation reserve, with 46.6 hectares of its 57 hectares permanently protected coastal wetlands and estuarine habitat’.
‘This includes 40.5 hectares protected under a biobanking agreement and 4.24 hectares under a biodiversity stewardship agreement with the State Government’.
$105 million over-50s land lease community
The proposed $105 million over-50s land lease community will comprise 110 ‘low-maintenance homes’, along with ‘$15 million of facilities designed to support active and connected living’.
Local Ballina MP Tarama Smith voiced her concerns at the project after the court win. A long-running legal battle was waged by Ballina Council and community members, which aimed to improve environmental outcomes.
Conservation reserve
GemLife Managing Director and Group CEO Adrian Puljich say ‘The conservation reserve will be rehabilitated and actively managed in perpetuity, including weed control, feral animal management and restoration of natural hydrology. The site design also incorporates bio-retention basins and water quality treatment infrastructure to protect downstream waterways and coastal ecosystems’.
‘GemLife scaled back its original plans for the site, reducing the number of homes from 148, after feedback to earlier development applications’.
Puljich said he respected the robust, independent Court process that examined the application and welcomed its approval.
‘The application was subject to detailed technical review and independent assessment, including consideration of flooding, biodiversity and environmental matters,’ said Mr Puljich.
‘We refined our original proposal through the process, reducing the number of homes and increasing the extent of conservation land. The approved outcome provides for quality new housing for over 50s in Ballina, while ensuring long-term environmental protection across the majority of the site.
‘More than three quarters of the site will be dedicated to a conservation reserve, protecting mangrove forest, saltmarsh and swamp oak communities, along with habitat for species such as the Mangrove Honeyeater and Collared Kingfisher.
‘New walking trails will be situated throughout, opening access to this beautiful reserve overlooking the Richmond River and Emigrant Creek for the broader community to enjoy.
‘Homes will be built on a section of the site that has largely been cleared for past agricultural uses, including cattle grazing and sugar cane farming.
‘The community is sensitively designed with eco-friendly homes accented with wood, glass and stone to complement the surrounding environment, and will utilise green energy through an on-site virtual power plant (VPP), maximising solar use.”
‘Census data shows nearly half (47.8 per cent) of Ballina’s population is over 50, with a median age of 48, compared to just 39 and 38 in New South Wales and Australia-wide respectively.
‘That equates to more than 22,000 people living in this region who will likely need downsizer housing in the short to medium term, yet the options remain extremely limited,’ said Mr Puljich.
‘Our vision is to deliver quality housing to meet this need, supporting older residents to downsize locally, where they can stay connected to their community and established network of friends, family and recreational pursuits.
‘Moving to an over-50s community not only provides low-maintenance living but the opportunity to reside alongside likeminded people, with the facilities to encourage a healthy, active and social lifestyle, which is so critical as we age.
‘GemLife Ballina will feature a residents’ clubhouse with indoor pool, a bowling alley, gym, games room and hall, and a pickleball court’.
Mr Puljich said the land lease model, where purchasers own their home and rent the land, allowed many to free capital for their retirement when they downsized from the family home.
‘It allows over 50s to enjoy their retirement, while opening family-sized housing for younger generations in a market where new supply is falling well short,’ he said.
‘Homeowners pay a weekly site fee covering all maintenance, management and facilities, and there are no fees associated with the purchase or sale of the homes.
‘The community will be GemLife’s fourth in NSW, joining the completed Tweed Waters, nearing-completion Rainbow Beach and upcoming Lennox Head, and part of its portfolio of 33 completed, in-development and future sites Australia-wide.
‘Construction is anticipated to begin in late 2026’, the media release says.
GemLife is primarily owned by the founding Puljich family (specifically CEO Adrian Puljich and his father Peter), who hold a combined stake of over 50% following their July 2025 ASX listing. Singapore-based Thakral Corporation is the other major shareholder with a 16.9% stake.
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