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 early 2027.

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 was extended until December 2026.

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

• site could be used 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.

Resilient Homes Program buyback participants get the first opportunity to purchase land and/or terraces as part of Stage 1. Any lots remaining after the priority sales process can then be offered to the broader market.

The timing of releases to the general public is yet to be determined, but is likely to be during 2027.​

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. 

Sales information, including pricing, home/lot sizes and the sales process will be available closer to each sales release.

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.

Stage 1 is expected to have minimal impact on local roads and infrastructure, with only one additional vehicle per minute during park hour. 

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.

The project goal is to deliver a sustainable and resilient development, balancing the urgent need for new housing while minimising environmental impacts and supporting biodiversity.

Less than half of the 74-hectare site will be developed, with homes built away from flood prone land and sensitive ecological areas like the koala habitat along the site's northern and eastern boundaries. 

As many healthy native trees and koala feeder trees will be retained within the developable area as possible, while native vegetation will be planted across the site and koala feeder trees in suitable areas. New streets will be tree-lined to provide shade and cool the air, with low speed limits and traffic calming measures to help protect any wandering wildlife. 

Planning and design work includes a range of environmental assessments, and Landcom will continue to consult Lismore City Council and other stakeholders like Friends of the Koala.

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.

The NSW Government will retain ownership of the build-to-rent properties. 

By the end of 2026 we aim to appoint a suitable operator, such as a community housing provider. 

Once appointed, the building operator will be responsible for managing the building and all tenancies, including applications from prospective tenants. Further information about how to register interest and apply for a rental property will be available in the coming months. 

Major construction works are set to finish by late 2026 and the finishing touches completed in early 2027, with the first tenants moving in soon after.

Construction began in November 2025. Major works are set to finish by late 2026 and the finishing touches completed in early 2027, with the first tenants moving in soon after. 

Construction hours are 7am to 5pm, Monday to Saturday, in line with Council requirements. If the hours need to change to complete a long task such as a concrete pour it will be approved by Council and we’ll notify neighbours beforehand.

Works include:

• site establishment
• site clearing
• bulk earthworks
• installation of services
• construction of the new buildings.

Construction can be noisy and dusty at times. Construction impacts are being managed with measures that meet Council’s requirements for dust, noise, working hours and impacts on the local community.