We're working with technical specialists to understand site opportunities and constraints to support well-designed, sustainable development.

Technical studies will cover:

• site access, traffic and parking management
• housing needs
• social infrastructure and needs
• Aboriginal cultural heritage and non-Aboriginal heritage
• neighbourhood character
• urban design
• landscape design
• civil engineering
• environmental assessments to understand and manage potential impacts relating to ground conditions, stormwater, views and biodiversity.

We're also consulting neighbours, the wider community, Lismore City Council and other stakeholders during the planning process. This includes seeking input into the overall site masterplan.

We're planning leafy, green streets that prioritise walking and cycling to support active, healthy lifestyles and provide easy connections to nearby destinations.

The Traffic Impact Assessment submitted with the Stage 1 development application found that homes delivered in Stage 1 are expected to generate one additional vehicle every minute at peak time. This is a minimal addition that falls within normal daily traffic variations, with negligible network impact.

We've set aside funds for potential infrastructure upgrades, including local roads and utilities, if determined necessary to support future stages following further technical studies. Early assessments have identified potential upgrades to the Dalley Street-Military Road intersection, the Military Road-Crawford Road-Walker Street intersection and to Military Road between the two intersections.

The number of private parking spaces will align with Council requirements for new housing and firm up as planning progresses.

Homes in Stage 1 are planned to have different parking configurations that provide space either on the lot (garage or driveway, or rear garage from a laneway) or space reserved in a nearby parking lot, in addition to on-street parking.

Fewer parking spaces on the lot helps to optimise land use for more homes, reduce home construction and purchase costs, increase outdoor space for yards and landscaping, and provide more flexibility for designing the home’s exterior and landscaping.

We aim to showcase design excellence to deliver a new neighbourhood that is sustainable and resilient, balancing the urgent need for new housing while minimising impacts on sensitive ecology including koala habitat along the site’s northern and eastern boundaries.

Some of the ways we’re planning to reduce environmental impacts include:

• developing less than half of the 72-hectare site, focusing development through the site's central corridor in areas that are mainly grass paddock
• ensuring future homes are set back from flood prone land and sensitive ecological areas
• delivering leafy slow, traffic streets, using different traffic calming measures
• retaining as many trees within the developable area as possible
• planting native vegetation across the site and koala feeder trees in suitable areas, supporting biodiversity and increasing tree canopy cover, which helps to provide shade and cool the air to enhance neighbourhood amenity
• managing weeds onsite during project delivery to help protect areas of sensitive ecology, with invasive species like camphor laurel, privets and bamboo being removed in early 2026
• exploring opportunities for high fencing around backyards and signage to educate people about local wildlife.

We’ll continue to consult Lismore City Council and other stakeholders to minimise impacts. Qualified ecologists and arborists will assess the site to determine the proposed development’s potential impact during and beyond construction on biodiversity and to propose ways to mitigate any impacts.

The bulk of the site is outside of the Wilson River floodplain. Development will be focused through the site's central corridor, with homes built above the Lismore Local Government Area’s flood planning level. 

A flood engineer will complete a detailed assessment of the site to help minimise risks of flooding and determine approaches to best manage and treat stormwater.

The project is focused on supporting long-term resilience and reducing exposure to natural hazards.

Development will be focused through the central corridor of the site that is mainly open grass paddock.

A range of design measures will help minimise the risk of bushfire to future homes. This would include ensuring there is an adequate buffer between development and heavily vegetated areas and key road widths that support fire trucks and emergency vehicles. Bushfire risk mitigation measures will be further investigated as planning progresses.

While the site is not heritage listed, a detailed heritage assessment will be completed in line with planning requirements.

Planning will consider opportunities to integrate the former Maizegrove Cottage into the development, while the site’s broader history and former uses may be reflected or interpreted in landscape design.

Protocols will be in place to manage any historic or Aboriginal heritage items that may be uncovered during construction.

The site is on the land of the Widjabul Wia-bal people of the Bundjalung Nation.

We’re seeking to design, deliver and care for this neighbourhood in a way that treads lightly, gives back to Country, and honours the cultural, ecological and spiritual connections that define this place.

To do this we’re working closely with Widjabul Wia-bal and other Aboriginal community in the region to develop Country-centred principles that will guide the project. Our approach aligns with the NSW Government Architect’s Connecting with Country Framework.

Protocols will be in place to manage any historic or Aboriginal heritage items that may be uncovered during construction.

We aim to showcase design excellence, creating a great place that's fit for the future – somewhere that's sustainable, resilient and inclusive.

Key design and sustainability considerations include:

• seeking to deliver a Country-centred design and development approach, working closely with First Nations community stakeholders
• focusing development through the central corridor of the site, set back from flood prone and vegetated areas to reduce risks from natural hazards and support local habitat
• increasing housing diversity and choice with a mix of housing types, 20% affordable housing and land to relocate suitable buyback homes from flood-affected areas
• positioning buildings to maximise solar access and cross ventilation, reducing reliance on air conditioning
• encouraging façades, roof treatments, materials and colours that reflect local character and reduce heat absorption
• implementing water sensitive urban design principles, including rainwater collection for use in landscaping
• parks and landscaping that celebrate the site's picturesque setting and provide easy access to nature
• planting native vegetation in public and private spaces to support biodiversity and increase tree canopy cover, providing shade and cooling the air
• delivering leafy, well-lit slow-traffic streets that make it safe for walking and cycling around the neighbourhood, supporting active, healthy lifestyles
• exploring opportunities for public art and other community facilities
• setting aside funds for potential future infrastructure upgrades, including local roads and utilities.

Demonstrating our commitment, we're targeting a 5 star Green Star communities rating through the Green Building Council of Australia. This accreditation recognises developments which strive to create a healthier, more liveable and future-ready neighbourhood.

Early works and site maintenance

There is ongoing weed management onsite. In early 2026 we started removing invasive plant species like camphor laurel, privets and bamboo, helping to protect areas of sensitive ecology along the site’s northern, eastern and western boundaries and improve site access to support our planning.

Construction

Subject to approvals and weather conditions, Stage 1 works are expected to start in mid to late 2026.

Works for Stage 1 will involve:

• earthworks
• installation of services
• construction of roads
• landscaping.

We'll work with our contractors to minimise construction impacts and will keep neighbours informed of progress. The detailed construction approach will be determined when planning if finalised.

The final development phase is anticipated to finish in about 2030.

The temporary housing village is located towards the southern end of the East Lismore site. It is operated under a leasing agreement with Homes NSW which has been extended until December 2026.

The NSW Reconstruction Authority is working with Landcom to explore how the village:

• site could be utilised beyond December 2026 to support delivery of the housing development (e.g. as a temporary construction compound and/or materials storage area)
• temporary buildings and infrastructure could possibly be used in future.

Prices will vary depending on the land size and/or housing type, and are subject to changing market conditions. We're planning for a mix of land sizes and housing types to provide greater housing choice and affordability.

Click here for information about proposed Stage 1 housing types and indicative pricing.

Yes. Resilient Homes Program (RHP) participants who’ve accepted a buyback offer will have priority access to purchase new land and homes in all stages.

Once a formal offer is made, RHP participants will have at least 30 business days to purchase new land and/or homes before anything unsold is offered to the open market. Prices will reflect the local market.

The NSW Reconstruction Authority will support RHP participants to determine what is right for them.

Please contact the NSW Reconstruction Authority if you're a buyback recipient. Call 1800 844 085 or email concierge@reconstruction.nsw.gov.au.

The NSW Reconstruction Authority drives and supports community-centred recovery, and leads the change required to reduce the impact of disasters. It is leading the flood recovery work in the Northern Rivers in collaboration with councils and communities.

Housing affordability and availability is one of the biggest pressures facing NSW residents. More than one-third of households renting in regional NSW are experiencing rental stress, leaving a large portion of the population vulnerable to changes in interest rates, wages and rental prices.

While build-to-rent is very common in European and North American cities, it is only just taking hold in Australian cities. However, investors have not yet ventured into regional areas, which is why the NSW Government is backing build-to-rent in regional NSW. 

The build-to-rent projects in the South Coast and Northern Rivers regions are pilot projects to deliver rental housing in two regional areas where people are feeling the stresses of rising rents and limited housing availability. 

As a NSW Government owned development organisation, Landcom is well-suited to coordinate planning, approvals and construction of these projects.

The NSW Government is funding development and will retain ownership of the housing, which will be managed by a suitable government agency or a community housing provider. 

The build-to-rent projects in the South Coast and Northern Rivers regions are pilot projects to deliver rental housing in two regional areas where people are feeling the stresses of rising rents and limited housing availability. Landcom is seeking to deliver a sustainable and replicable build-to-rent model that could support the rollout of more regional build-to-rent projects in the future.

The NSW Government has invested $450 million into Landcom to deliver 400 build-to-rent homes for essential workers to rent at a discount to market rent in metropolitan Sydney, closer to their jobs and services. The first project site secured is in Annandale, with investigations into additional sites underway.

The build-to-rent properties will be retained by the NSW Government. The properties and tenancies will be managed by a suitable operator or community housing provider, with details made available closer to project completion.  

Yes. At our Bomaderry and East Lismore projects, 20% of homes will be affordable rental housing. Our Annandale project will feature a mix of affordable rental housing, housing to buy and build-to-rent apartments offered to essential workers at a discount to market rent.

Affordable rental housing is different to build-to-rent and social housing. It caters to people on very low to moderate incomes, and is usually managed by a non-government organisation, like a private rental with eligibility criteria. Rent is priced so tenants can afford other basic living costs such as food, clothing, transport, medical care and education.

The NSW Government will retain ownership of the build-to-rent properties, which will be managed by a suitable operator or community housing provider. Details will be made available closer to project completion.