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

In keeping with our goal to create a sustainable, resilient community, we are planning leafy, green streets that encourage walking and cycling to support active, healthy lifestyles and provide easy connections to nearby destinations.

An initial transport and traffic assessment has identified opportunities to link the proposed development with the surrounding neighbourhood, with some local road upgrades.

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.

The site includes areas of sensitive ecology, including koala habitat along the northern and eastern boundaries.

Development will be focused through the site's central corridor in areas that are mainly grass paddock. All homes will be set back from vegetated areas to retain habitat for local wildlife.

We are also consulting Lismore City Council and other government agencies 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 all homes built above an appropriate design flood level agreed between Lismore City Council, Landcom and the NSW Reconstruction Authority.

A flood engineer will complete a detailed assessment of the site to determine the risks of onsite flooding and what approaches could be taken to best manage and treat stormwater.

Our planning will consider the site’s opportunities and constraints including bushfire risk.

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.

We recognise our projects fundamentally transform Country forever and we can deliver our projects in a respectful, considerate way to celebrate the uniqueness of each place.

The site is on the land of the Widjabul Wia-bal people of the Bundjalung Nation. We are working closely with local First Nations stakeholders to seek advice on cultural heritage and develop principles to guide project design and development.

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

• seeking to deliver a Country-centred design 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 bushfire risk and retain habitat for local wildlife
• increasing housing diversity and choice with a mix of housing types and land to relocate elevated buyback homes from flood-affected areas
• orienting 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 are less likely to attract heat
• planting native vegetation in public and private spaces to support biodiversity and increase tree canopy cover, helping to provide shade and cool the air
• delivering leafy, slow-traffic streets that prioritise walking and cycling to support active, healthy lifestyles, and provide easy connections to nearby destinations
• implementing water-sensitive urban design principles, including rainwater collection for use in landscaping
• exploring opportunities for public art and ways to integrate the former Maizegrove Cottage into the development.

Demonstrating our commitment to delivering sustainable and resilient places for future generations, we are targeting a 5-star Green Star communities rating through the Green Building Council of Australia. This accreditation recognises developments that strive to create a healthier, more liveable and future-ready neighbourhood.

We aim to submit the Stage 1 development application to Lismore City Council before mid-2026.

Council will exhibit the application, allowing people to view the plans and provide feedback to inform Council's assessment. Subject to approvals and weather conditions, Stage 1 enabling works and home and/or land sales are expected to start in mid to late 2026.

Stage 1 home construction and buyback home relocations are expected to start before mid-2027.

The final development stage is likely to finish in about 2030.

Early works and site maintenance

There is ongoing weed management on-site. In early 2026, we will remove 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 will work with our contractors to minimise construction impacts and will keep neighbours informed of progress. The detailed construction approach will be determined when planning is 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 owned by the NSW Reconstruction Authority and operated under a leasing agreement with Homes NSW.

We are working with the NSW Reconstruction Authority to understand:

• how project planning and construction could be staged for the village to remain operational for longer

• what opportunities there may be to integrate the village into the development

• how the village temporary buildings and infrastructure could possibly be used in future.

A decision on the future of the village will be made in consultation with relevant stakeholders, including Lismore City Council, Homes NSW and the village operator. Village residents will be kept informed.

Prices will vary depending on the land size and/or housing type, and are subject to changing market conditions. We are 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.

Yes. Resilient Homes Program (RHP) participants who have accepted a buyback offer and have registered for the Resilient Lands Program will have priority access to purchase new land and homes.

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. If an RHP participant has not already registered an interest in the Resilient Lands Program and the East Lismore site, please email concierge@reconstruction.nsw.gov.au and the team will send you a link to register and assist.

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.