Hill Street Affordable Housing Project

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Uralla Shire Council has resolved to transfer land at 15 Hill Street, Uralla to Homes North Community Housing for the development of new, long-term affordable housing. The transfer (set at a nominal value of $1) is conditional on Homes North securing grant funding to support construction.

The site, located behind the Post Office and currently home to four older aged-care units and vacant land, will be redeveloped into a multi-unit residential complex. The homes will be designed for essential workers, older residents, and people on low to moderate incomes who are struggling in the private rental market.

Council is contributing the land and supporting early planning, while Homes North, a Tier 1 regional housing provider, will manage the project and seek funding from the Housing Australia Future Fund. The planning phase is underway in 2025, with design work supported by a $65,000 grant from ACEN Australia.

The project reflects Council’s commitment to fairness, inclusion, and helping locals stay living and thriving in Uralla.

The Need for Affordable Housing in Uralla

Like many regional communities, Uralla is experiencing increasing pressure on housing availability and affordability. Rents have risen significantly in recent years, and there are fewer options for essential workers, older residents, and people on low to moderate incomes. This is particularly concerning in a town where stable, secure housing is vital to maintaining our close-knit, inclusive community.

Rental affordability, once a relative strength for Uralla, has declined. Our town was previously the most affordable municipality in the New England region—but in recent years, affordability has fallen below the regional average. Between 2020 and 2022, around 40 rental properties were listed annually. However, in 2022, the proportion of affordable rentals dropped sharply, coinciding with the construction phase of the New England Solar Farm. This sudden spike in demand shows how quickly large infrastructure projects can impact the local housing market.

Affordability improved slightly in 2023, with an increase in listings (67 compared to 44 the year before), but the lesson is clear: without long-term planning and dedicated affordable housing stock, our community is vulnerable to housing market shocks.

Council’s decision to support new affordable housing at Hill Street is a step toward creating more stable, inclusive housing options that support both current residents and future workers, and help Uralla manage growth on its own terms.

Affordable rentals in Uralla Region (Source:REMPLAN Key Issues Report – Uralla Local Housing Strategy)

Who’s Involved and How Decisions Are Made

Homes North is the delivery partner. They will design, build, and manage the housing, drawing on their experience as a Tier 1 Community Housing Provider. They also rent out the homes to eligible tenants under the Local Allocation Strategy.

Homes NSW ensures the land transfer is handled properly and in the public interest. They register an interest on the land title, which means the land can only ever be used for affordable housing. They also sit on the Steering Group to provide probity and policy oversight.

The Project is being delivered through a shared governance framework that makes sure the project is accountable, transparent, and shaped by community input. Three groups will work together, each with a different role:

  • Steering Group – made up of senior representatives from Uralla Shire Council, Homes North, and Homes NSW. This group provides overall oversight, keeps the project on track, and ensures the land and funding agreements are properly managed.
  • Project Working Group – made up of technical staff from Council and Homes North, supported by specialist consultants. This group coordinates the day-to-day planning and design work.
  • Project Advisory Committee – made up of Councillors, residents, neighbours, and a local service provider. The Committee provides advice and feedback to ensure community voices are heard but does not make formal decisions.

Why is Council giving away land?

Some people have asked why Council would give away precious community-owned land. The short answer: it is not a gift, it is a co-investment and represents the best way to get new affordable homes built in Uralla, with the right safeguards in place.

Here’s how it works:

  • Council’s role is to contribute the land.
  • Homes North, a Tier 1 not-for-profit housing provider, brings their own equity, access to concessional finance, and the ability to apply for Commonwealth grants such as the Housing Australia Future Fund (HAFF). Council can’t access these funding streams directly.
  • Homes NSW acts as the safeguard. They register an interest on the land title, which means the land can never be sold off for another purpose. They also oversee the agreements to make sure the development happens as promised.
  • Housing Australia is a Commonwealth government agency that manages the Housing Future Fund, a dedicated pool of Commonwealth funding for social and affordable housing investment. Homes North will need to secure a very large grant to enable the development.

Council has wanted to build more affordable housing for many years, but on our own we don’t have the scale, borrowing power, or specialist expertise to do it without exposing ratepayers to big risks. This partnership model has been developed between State and Commonwealth governments, the community housing sector, and pioneering councils like Shoalhaven City Council. It is the proven way for small councils like ours to deliver more housing while protecting the public interest.

What the Community Told Us

The decision to pursue an affordable housing development at Hill Street reflects not only Council’s strategic priorities, but also the values and aspirations shared by our community.

As part of the Draft Local Housing Strategy engagement in early 2025, community members were asked about key housing challenges and the role of Council in responding. Many survey respondents expressed concern about the rising cost of living, the lack of rental options for low-income earners, and the pressure on housing availability due to anticipated regional growth.

When asked whether Council should consider using Council-owned land to support affordable housing outcomes, the majority of responses (60%) were supportive, particularly if clear safeguards were in place and partnerships with experienced providers like Homes North were involved.

Survey responses collected for the development of the Uralla Housing Strategy, 2025

Respondents also emphasised that new housing should “fit in” with Uralla’s character, be well located, and designed with community benefit in mind. Council has taken this feedback seriously, and it continues to guide planning for the Hill Street project.


Principles of Design

Homes North will be responsible for the final design, construction, and long-term maintenance of the new homes. That means they need to make sure the design works well for tenants and is practical to maintain. At the same time, it’s important that the look and feel of the buildings reflect Uralla’s community values.

To guide the design, Uralla Shire Council and Homes North have developed a set of high-level Design Principles. These are shaped by the pillars of our Community Strategic Plan and what we’ve heard from the community about housing. They sit above and beyond the usual planning rules, like heritage conservation requirements and the Uralla Development Control Plan. Providing advice and feedback on the Design Principles will be an early task of the Project Advisory Committee.


Hill Street Affordable Housing project - Principles of Design
  • Principles will be co-designed by Council and Homes North
  • Design outcome will:
    • Be modest in terms of presentation,
    • Be conservative in terms of yield,
    • Incorporate safety by design,
    • Be aesthetically appealing,
    • Be easy and cost effectively maintained, and age with grace
    • Minimise ongoing living costs of tenants
    • Maximise thermal comfort and wellbeing of tenants
  • Design outcome will reflect Uralla community values as they relate to:
    • Environmental sustainability and circularity
    • Community cohesion and care
    • Independence and Self-determination
  • Each home will be a home and include:
    • Private open space
    • Laundry facilities
    • Green space
    • Onsite car parking

How the Homes Will Be Allocated

If we are successful and able to build the development, Homes North will ensure that new homes are allocated in a fair, transparent and consistent way, while directly responding to housing needs in the Uralla community.

Future tenancies at the Hill Street Affordable Housing Project will be guided by a Local Allocation Strategy, which sets out clear objectives and criteria for tenant selection.

To be eligible, households need to meet the NSW Affordable Housing Income Limits (very low, low, or moderate income) and show that they can’t reasonably afford a home in the private rental market.

NSW Affordable Housing Income Limits for regional NSW are:


Very Low

Low

Moderate

Single Adult

$30,400

$48,600

$72,900

Each additional adult (18 years or over)

Add $15,200

Add $24,300

Add $36,500

Each additional child (under 18 years)

Add $9,100

Add $14,600

Add $21,900

*Source: Homes NSW Social Housing Resources, Appendix: Income eligibility limits for affordable housing

Within the income limits, the strategy sets out some clear priorities:

  • People who already live in the existing units at 15 Hill Street
  • Key workers providing essential services in the community
  • Older people who need accessible homes
  • Households on low to moderate incomes who are in housing stress (spending more than 30% of their income on rent), such as single-parent families.

Preference will also be given to households with a strong local connection to Uralla (for example, people who live or work here, or who have close family support here).

Homes North will match the right home with the right household (for example, ensuring that accessible homes go to people who need them).

Learning from Shoalhaven's Successful Model

Uralla Shire Council has drawn inspiration from Shoalhaven City Council's successful approach to addressing housing affordability. In Bomaderry, Shoalhaven Council partnered with Southern Cross Housing to transform an underutilized site into 39 affordable dwellings. This project was made possible through the provision of Council-owned land and collaboration with state agencies.

Uralla Council staff visited the Bomaderry project to gain insights into effective strategies for delivering affordable housing. This firsthand experience has informed Uralla's approach, emphasizing the value of partnerships and the strategic use of Council resources to meet local housing needs.

For more information on Southern Cross Housing’s Bomaderry development: https://scch.org.au/portfolio/coomea_street/

Uralla Shire Council General Manager Toni Averay and Planning Officer Emily Sims with representatives from Shoalhaven City Council and Southern Cross Community Housing


Next Steps:

The Hill Street project is still in the early stages. Over the coming months, Council and Homes North will work through planning and design, while keeping the community informed and involved. Key steps include:

  • Public Exhibition – Draft Allocation Strategy and Draft Terms of Reference for the Project Advisory Committee are on exhibition now. Community feedback will be considered before they are finalised.
  • Establishing the Project Advisory Committee – Once the Terms of Reference are endorsed, Council will invite nominations from tenants, neighbours, and local service providers.
  • Design Stage – An architect will be appointed and detailed design work will begin, guided by the agreed Principles of Design. Community sessions will be held to share draft designs and hear feedback.
  • Development Application (DA) – A DA will be prepared and lodged, which will go through the usual public notification and exhibition process.
  • Funding Applications – Homes North will continue to pursue government grant funding, including opportunities through the Housing Australia Future Fund (expected in 2026).

Throughout this process, Council will lead community engagement and communications to make sure you are kept informed and have clear opportunities to provide input at key points.

Uralla Shire Council has resolved to transfer land at 15 Hill Street, Uralla to Homes North Community Housing for the development of new, long-term affordable housing. The transfer (set at a nominal value of $1) is conditional on Homes North securing grant funding to support construction.

The site, located behind the Post Office and currently home to four older aged-care units and vacant land, will be redeveloped into a multi-unit residential complex. The homes will be designed for essential workers, older residents, and people on low to moderate incomes who are struggling in the private rental market.

Council is contributing the land and supporting early planning, while Homes North, a Tier 1 regional housing provider, will manage the project and seek funding from the Housing Australia Future Fund. The planning phase is underway in 2025, with design work supported by a $65,000 grant from ACEN Australia.

The project reflects Council’s commitment to fairness, inclusion, and helping locals stay living and thriving in Uralla.

The Need for Affordable Housing in Uralla

Like many regional communities, Uralla is experiencing increasing pressure on housing availability and affordability. Rents have risen significantly in recent years, and there are fewer options for essential workers, older residents, and people on low to moderate incomes. This is particularly concerning in a town where stable, secure housing is vital to maintaining our close-knit, inclusive community.

Rental affordability, once a relative strength for Uralla, has declined. Our town was previously the most affordable municipality in the New England region—but in recent years, affordability has fallen below the regional average. Between 2020 and 2022, around 40 rental properties were listed annually. However, in 2022, the proportion of affordable rentals dropped sharply, coinciding with the construction phase of the New England Solar Farm. This sudden spike in demand shows how quickly large infrastructure projects can impact the local housing market.

Affordability improved slightly in 2023, with an increase in listings (67 compared to 44 the year before), but the lesson is clear: without long-term planning and dedicated affordable housing stock, our community is vulnerable to housing market shocks.

Council’s decision to support new affordable housing at Hill Street is a step toward creating more stable, inclusive housing options that support both current residents and future workers, and help Uralla manage growth on its own terms.

Affordable rentals in Uralla Region (Source:REMPLAN Key Issues Report – Uralla Local Housing Strategy)

Who’s Involved and How Decisions Are Made

Homes North is the delivery partner. They will design, build, and manage the housing, drawing on their experience as a Tier 1 Community Housing Provider. They also rent out the homes to eligible tenants under the Local Allocation Strategy.

Homes NSW ensures the land transfer is handled properly and in the public interest. They register an interest on the land title, which means the land can only ever be used for affordable housing. They also sit on the Steering Group to provide probity and policy oversight.

The Project is being delivered through a shared governance framework that makes sure the project is accountable, transparent, and shaped by community input. Three groups will work together, each with a different role:

  • Steering Group – made up of senior representatives from Uralla Shire Council, Homes North, and Homes NSW. This group provides overall oversight, keeps the project on track, and ensures the land and funding agreements are properly managed.
  • Project Working Group – made up of technical staff from Council and Homes North, supported by specialist consultants. This group coordinates the day-to-day planning and design work.
  • Project Advisory Committee – made up of Councillors, residents, neighbours, and a local service provider. The Committee provides advice and feedback to ensure community voices are heard but does not make formal decisions.

Why is Council giving away land?

Some people have asked why Council would give away precious community-owned land. The short answer: it is not a gift, it is a co-investment and represents the best way to get new affordable homes built in Uralla, with the right safeguards in place.

Here’s how it works:

  • Council’s role is to contribute the land.
  • Homes North, a Tier 1 not-for-profit housing provider, brings their own equity, access to concessional finance, and the ability to apply for Commonwealth grants such as the Housing Australia Future Fund (HAFF). Council can’t access these funding streams directly.
  • Homes NSW acts as the safeguard. They register an interest on the land title, which means the land can never be sold off for another purpose. They also oversee the agreements to make sure the development happens as promised.
  • Housing Australia is a Commonwealth government agency that manages the Housing Future Fund, a dedicated pool of Commonwealth funding for social and affordable housing investment. Homes North will need to secure a very large grant to enable the development.

Council has wanted to build more affordable housing for many years, but on our own we don’t have the scale, borrowing power, or specialist expertise to do it without exposing ratepayers to big risks. This partnership model has been developed between State and Commonwealth governments, the community housing sector, and pioneering councils like Shoalhaven City Council. It is the proven way for small councils like ours to deliver more housing while protecting the public interest.

What the Community Told Us

The decision to pursue an affordable housing development at Hill Street reflects not only Council’s strategic priorities, but also the values and aspirations shared by our community.

As part of the Draft Local Housing Strategy engagement in early 2025, community members were asked about key housing challenges and the role of Council in responding. Many survey respondents expressed concern about the rising cost of living, the lack of rental options for low-income earners, and the pressure on housing availability due to anticipated regional growth.

When asked whether Council should consider using Council-owned land to support affordable housing outcomes, the majority of responses (60%) were supportive, particularly if clear safeguards were in place and partnerships with experienced providers like Homes North were involved.

Survey responses collected for the development of the Uralla Housing Strategy, 2025

Respondents also emphasised that new housing should “fit in” with Uralla’s character, be well located, and designed with community benefit in mind. Council has taken this feedback seriously, and it continues to guide planning for the Hill Street project.


Principles of Design

Homes North will be responsible for the final design, construction, and long-term maintenance of the new homes. That means they need to make sure the design works well for tenants and is practical to maintain. At the same time, it’s important that the look and feel of the buildings reflect Uralla’s community values.

To guide the design, Uralla Shire Council and Homes North have developed a set of high-level Design Principles. These are shaped by the pillars of our Community Strategic Plan and what we’ve heard from the community about housing. They sit above and beyond the usual planning rules, like heritage conservation requirements and the Uralla Development Control Plan. Providing advice and feedback on the Design Principles will be an early task of the Project Advisory Committee.


Hill Street Affordable Housing project - Principles of Design
  • Principles will be co-designed by Council and Homes North
  • Design outcome will:
    • Be modest in terms of presentation,
    • Be conservative in terms of yield,
    • Incorporate safety by design,
    • Be aesthetically appealing,
    • Be easy and cost effectively maintained, and age with grace
    • Minimise ongoing living costs of tenants
    • Maximise thermal comfort and wellbeing of tenants
  • Design outcome will reflect Uralla community values as they relate to:
    • Environmental sustainability and circularity
    • Community cohesion and care
    • Independence and Self-determination
  • Each home will be a home and include:
    • Private open space
    • Laundry facilities
    • Green space
    • Onsite car parking

How the Homes Will Be Allocated

If we are successful and able to build the development, Homes North will ensure that new homes are allocated in a fair, transparent and consistent way, while directly responding to housing needs in the Uralla community.

Future tenancies at the Hill Street Affordable Housing Project will be guided by a Local Allocation Strategy, which sets out clear objectives and criteria for tenant selection.

To be eligible, households need to meet the NSW Affordable Housing Income Limits (very low, low, or moderate income) and show that they can’t reasonably afford a home in the private rental market.

NSW Affordable Housing Income Limits for regional NSW are:


Very Low

Low

Moderate

Single Adult

$30,400

$48,600

$72,900

Each additional adult (18 years or over)

Add $15,200

Add $24,300

Add $36,500

Each additional child (under 18 years)

Add $9,100

Add $14,600

Add $21,900

*Source: Homes NSW Social Housing Resources, Appendix: Income eligibility limits for affordable housing

Within the income limits, the strategy sets out some clear priorities:

  • People who already live in the existing units at 15 Hill Street
  • Key workers providing essential services in the community
  • Older people who need accessible homes
  • Households on low to moderate incomes who are in housing stress (spending more than 30% of their income on rent), such as single-parent families.

Preference will also be given to households with a strong local connection to Uralla (for example, people who live or work here, or who have close family support here).

Homes North will match the right home with the right household (for example, ensuring that accessible homes go to people who need them).

Learning from Shoalhaven's Successful Model

Uralla Shire Council has drawn inspiration from Shoalhaven City Council's successful approach to addressing housing affordability. In Bomaderry, Shoalhaven Council partnered with Southern Cross Housing to transform an underutilized site into 39 affordable dwellings. This project was made possible through the provision of Council-owned land and collaboration with state agencies.

Uralla Council staff visited the Bomaderry project to gain insights into effective strategies for delivering affordable housing. This firsthand experience has informed Uralla's approach, emphasizing the value of partnerships and the strategic use of Council resources to meet local housing needs.

For more information on Southern Cross Housing’s Bomaderry development: https://scch.org.au/portfolio/coomea_street/

Uralla Shire Council General Manager Toni Averay and Planning Officer Emily Sims with representatives from Shoalhaven City Council and Southern Cross Community Housing


Next Steps:

The Hill Street project is still in the early stages. Over the coming months, Council and Homes North will work through planning and design, while keeping the community informed and involved. Key steps include:

  • Public Exhibition – Draft Allocation Strategy and Draft Terms of Reference for the Project Advisory Committee are on exhibition now. Community feedback will be considered before they are finalised.
  • Establishing the Project Advisory Committee – Once the Terms of Reference are endorsed, Council will invite nominations from tenants, neighbours, and local service providers.
  • Design Stage – An architect will be appointed and detailed design work will begin, guided by the agreed Principles of Design. Community sessions will be held to share draft designs and hear feedback.
  • Development Application (DA) – A DA will be prepared and lodged, which will go through the usual public notification and exhibition process.
  • Funding Applications – Homes North will continue to pursue government grant funding, including opportunities through the Housing Australia Future Fund (expected in 2026).

Throughout this process, Council will lead community engagement and communications to make sure you are kept informed and have clear opportunities to provide input at key points.

Ask us about this project

Do you have a question about the Hill Street Affordable Housing Project? Submit your question below and we’ll respond as soon as possible.

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  • Share I would like to make a few comments on the flawed process that council has exhibited through this Affordable Housing Project. Council has not consulted with the community over the sale of our community owned assets. If the question "Do you think that community owned land should be used for affordable housing" is considered consulting, I find this very deceptive as it does not refer to giving the land away or any other specific and essential information the community need to accurately respond. I think you will find most people answered yes as it would indicate community land being used to house community members and supported by their council. This decision then was ratified by councilors in a closed meeting. So, nine people from our community were given the "privilege" of signing away a community owned asset without discussion. Disposal of an asset of this value should be a transparent and open action. The council’s policy covering disposal of assets states that council can give assets away to charitable organisations, but that the value should not exceed $1000. Council have not only given away the land and buildings, but the annual income they currently provide. The provider Council has chosen to deliver housing support to the vulnerable in our community have below industry benchmark for satisfaction with tenants. Although they have positive feedback for some aspects of their support elements such as complaints handing and building maintenance and negative neighbourhood aspects remain below benchmark standards. Our current tenants have a high standard and expectation of their living experience. Has council informed them the rating of their “new landlord”. I do have some questions regarding the Affordable Housing Project. How many units will be built, and will these be single story buildings? Will the community be engaged in the consultation process or will the current poor communication continue? How will council manage to ensure that Uralla aged and vulnerable citizens be provided housing? How will council legally ensure that the housing provider complies with the KPIs and goals of the council? What will be the demographic breakdown of the project? Will rent to buy be available for local families? How will the target group of workers such as McMaughs care workers, local Cafes workers etc be able to access housing, as the goals of the development state? What additional infrastructure and service provision is the new provider willing to invest to support any additional needs that may result in the community? This process has been flawed from its deceptive start; the residents deserve to have a say in what happens in their community. Councilors are there to represent the people not to act without consent in secret meetings. on Facebook Share I would like to make a few comments on the flawed process that council has exhibited through this Affordable Housing Project. Council has not consulted with the community over the sale of our community owned assets. If the question "Do you think that community owned land should be used for affordable housing" is considered consulting, I find this very deceptive as it does not refer to giving the land away or any other specific and essential information the community need to accurately respond. I think you will find most people answered yes as it would indicate community land being used to house community members and supported by their council. This decision then was ratified by councilors in a closed meeting. So, nine people from our community were given the "privilege" of signing away a community owned asset without discussion. Disposal of an asset of this value should be a transparent and open action. The council’s policy covering disposal of assets states that council can give assets away to charitable organisations, but that the value should not exceed $1000. Council have not only given away the land and buildings, but the annual income they currently provide. The provider Council has chosen to deliver housing support to the vulnerable in our community have below industry benchmark for satisfaction with tenants. Although they have positive feedback for some aspects of their support elements such as complaints handing and building maintenance and negative neighbourhood aspects remain below benchmark standards. Our current tenants have a high standard and expectation of their living experience. Has council informed them the rating of their “new landlord”. I do have some questions regarding the Affordable Housing Project. How many units will be built, and will these be single story buildings? Will the community be engaged in the consultation process or will the current poor communication continue? How will council manage to ensure that Uralla aged and vulnerable citizens be provided housing? How will council legally ensure that the housing provider complies with the KPIs and goals of the council? What will be the demographic breakdown of the project? Will rent to buy be available for local families? How will the target group of workers such as McMaughs care workers, local Cafes workers etc be able to access housing, as the goals of the development state? What additional infrastructure and service provision is the new provider willing to invest to support any additional needs that may result in the community? This process has been flawed from its deceptive start; the residents deserve to have a say in what happens in their community. Councilors are there to represent the people not to act without consent in secret meetings. on Twitter Share I would like to make a few comments on the flawed process that council has exhibited through this Affordable Housing Project. Council has not consulted with the community over the sale of our community owned assets. If the question "Do you think that community owned land should be used for affordable housing" is considered consulting, I find this very deceptive as it does not refer to giving the land away or any other specific and essential information the community need to accurately respond. I think you will find most people answered yes as it would indicate community land being used to house community members and supported by their council. This decision then was ratified by councilors in a closed meeting. So, nine people from our community were given the "privilege" of signing away a community owned asset without discussion. Disposal of an asset of this value should be a transparent and open action. The council’s policy covering disposal of assets states that council can give assets away to charitable organisations, but that the value should not exceed $1000. Council have not only given away the land and buildings, but the annual income they currently provide. The provider Council has chosen to deliver housing support to the vulnerable in our community have below industry benchmark for satisfaction with tenants. Although they have positive feedback for some aspects of their support elements such as complaints handing and building maintenance and negative neighbourhood aspects remain below benchmark standards. Our current tenants have a high standard and expectation of their living experience. Has council informed them the rating of their “new landlord”. I do have some questions regarding the Affordable Housing Project. How many units will be built, and will these be single story buildings? Will the community be engaged in the consultation process or will the current poor communication continue? How will council manage to ensure that Uralla aged and vulnerable citizens be provided housing? How will council legally ensure that the housing provider complies with the KPIs and goals of the council? What will be the demographic breakdown of the project? Will rent to buy be available for local families? How will the target group of workers such as McMaughs care workers, local Cafes workers etc be able to access housing, as the goals of the development state? What additional infrastructure and service provision is the new provider willing to invest to support any additional needs that may result in the community? This process has been flawed from its deceptive start; the residents deserve to have a say in what happens in their community. Councilors are there to represent the people not to act without consent in secret meetings. on Linkedin Email I would like to make a few comments on the flawed process that council has exhibited through this Affordable Housing Project. Council has not consulted with the community over the sale of our community owned assets. If the question "Do you think that community owned land should be used for affordable housing" is considered consulting, I find this very deceptive as it does not refer to giving the land away or any other specific and essential information the community need to accurately respond. I think you will find most people answered yes as it would indicate community land being used to house community members and supported by their council. This decision then was ratified by councilors in a closed meeting. So, nine people from our community were given the "privilege" of signing away a community owned asset without discussion. Disposal of an asset of this value should be a transparent and open action. The council’s policy covering disposal of assets states that council can give assets away to charitable organisations, but that the value should not exceed $1000. Council have not only given away the land and buildings, but the annual income they currently provide. The provider Council has chosen to deliver housing support to the vulnerable in our community have below industry benchmark for satisfaction with tenants. Although they have positive feedback for some aspects of their support elements such as complaints handing and building maintenance and negative neighbourhood aspects remain below benchmark standards. Our current tenants have a high standard and expectation of their living experience. Has council informed them the rating of their “new landlord”. I do have some questions regarding the Affordable Housing Project. How many units will be built, and will these be single story buildings? Will the community be engaged in the consultation process or will the current poor communication continue? How will council manage to ensure that Uralla aged and vulnerable citizens be provided housing? How will council legally ensure that the housing provider complies with the KPIs and goals of the council? What will be the demographic breakdown of the project? Will rent to buy be available for local families? How will the target group of workers such as McMaughs care workers, local Cafes workers etc be able to access housing, as the goals of the development state? What additional infrastructure and service provision is the new provider willing to invest to support any additional needs that may result in the community? This process has been flawed from its deceptive start; the residents deserve to have a say in what happens in their community. Councilors are there to represent the people not to act without consent in secret meetings. link

    I would like to make a few comments on the flawed process that council has exhibited through this Affordable Housing Project. Council has not consulted with the community over the sale of our community owned assets. If the question "Do you think that community owned land should be used for affordable housing" is considered consulting, I find this very deceptive as it does not refer to giving the land away or any other specific and essential information the community need to accurately respond. I think you will find most people answered yes as it would indicate community land being used to house community members and supported by their council. This decision then was ratified by councilors in a closed meeting. So, nine people from our community were given the "privilege" of signing away a community owned asset without discussion. Disposal of an asset of this value should be a transparent and open action. The council’s policy covering disposal of assets states that council can give assets away to charitable organisations, but that the value should not exceed $1000. Council have not only given away the land and buildings, but the annual income they currently provide. The provider Council has chosen to deliver housing support to the vulnerable in our community have below industry benchmark for satisfaction with tenants. Although they have positive feedback for some aspects of their support elements such as complaints handing and building maintenance and negative neighbourhood aspects remain below benchmark standards. Our current tenants have a high standard and expectation of their living experience. Has council informed them the rating of their “new landlord”. I do have some questions regarding the Affordable Housing Project. How many units will be built, and will these be single story buildings? Will the community be engaged in the consultation process or will the current poor communication continue? How will council manage to ensure that Uralla aged and vulnerable citizens be provided housing? How will council legally ensure that the housing provider complies with the KPIs and goals of the council? What will be the demographic breakdown of the project? Will rent to buy be available for local families? How will the target group of workers such as McMaughs care workers, local Cafes workers etc be able to access housing, as the goals of the development state? What additional infrastructure and service provision is the new provider willing to invest to support any additional needs that may result in the community? This process has been flawed from its deceptive start; the residents deserve to have a say in what happens in their community. Councilors are there to represent the people not to act without consent in secret meetings.

    Duggan1 asked about 2 months ago

    Thanks for your message, Duggan1. We understand that this is a significant decision, and we appreciate your desire for more open dialogue about the process and what it means for our community.

    We want to be clear that this project has come from a long-standing community concern: that local people—including older residents, essential workers, and families—are struggling to find secure, affordable housing in Uralla. The question in the Housing Strategy survey about Council land was one of several that helped us understand how the community feels about this issue. A large majority of respondents supported the idea of using Council-owned land to create more affordable homes.

    Council has taken its role seriously. We’ve looked closely at a number of options—including developing the site ourselves—but this would require significant debt and operational risk we aren’t resourced to carry. That’s why we’ve partnered with Homes North, a regulated not-for-profit provider with experience, capacity, and access to funding that Council doesn’t have. The transfer of land won’t occur until grant funding is secured, and legal safeguards will be in place to ensure the land is used for affordable housing in perpetuity.

    We’ve also learned from other communities, including Shoalhaven, who have taken a similar approach and shared their experiences with us directly. We know this kind of project can be done well—and that early engagement with neighbours and residents is crucial to its success. Council is leading the community engagement and communication for the project. We’ve started with letters and online information and are now planning in-person sessions, including opportunities to meet with Homes North and Council leadership.

    We want this project to reflect the best of Uralla—its sense of community, care for neighbours, and practical action to meet local needs. We know we haven’t answered every question yet, but we’ll keep updating you as we go.

    Q: How many units will be built, and will these be single-storey buildings?
    A: The design hasn’t been finalised yet. Early planning will explore options that respect the site’s heritage and neighbourhood character.

    Q: Will the community be engaged in the consultation process?
    A: Yes. Council will host further engagement activities once design work is underway.

    Q: How will Council ensure Uralla’s aged and vulnerable citizens are provided housing?
    A: Council is working with Homes North to develop eligibility criteria. Existing tenants will be prioritised, and eligibility criteria will reflect community needs.

    Q: How will Council ensure the housing provider complies with agreed goals?
    A: Legal agreements and registered conditions on the land title will hold Homes North to long-term obligations. Homes NSW is an important partner organisation in this regard.

    Q: What will be the demographic breakdown of the project?
    A: The housing will prioritise older renters, essential workers, and low-to-moderate income households. Final mix will depend on funding and design.

    Q: Will rent-to-buy be available for local families?
    A: Uralla is committed to exploring a range of different opportunities to increasing the supply of affordable housing, including rent-to-buy. However, rent-to-buy is not being considered for the Hill Street site. This project is for long-term affordable rental housing. 

    Q: How will workers like McMaughs staff and café workers access housing?
    A: These groups are a key focus. Eligibility will include essential workers who struggle in the private rental market.

    Q: What additional infrastructure or services will the provider invest in?
    A: Homes North will be responsible for delivering the housing. Council and other agencies will monitor any broader infrastructure needs.

    Q: Why didn’t Council exhibit the decision?
    A: Councillors are democratically elected to make decisions on behalf of the community and to provide strategic leadership. Under current policy, Council wasn’t required to exhibit the land transfer. However, we know this is a significant decision, and we’re committed to making sure the community is kept informed and involved as the project progresses.

    Emily Sims
    Strategic Planning Officer

  • Share As the Dept of Justice is imvolved and registering an interest in Urallas council land on Hill St, does this mean the "affordable housing" be used for those who are leaving jails and returning to society? As there are four aged care units on the land that house local older adults, where will these people be moved to? Will council be having an open forum to discuss these and any other concerns of local residents and ratepayers? on Facebook Share As the Dept of Justice is imvolved and registering an interest in Urallas council land on Hill St, does this mean the "affordable housing" be used for those who are leaving jails and returning to society? As there are four aged care units on the land that house local older adults, where will these people be moved to? Will council be having an open forum to discuss these and any other concerns of local residents and ratepayers? on Twitter Share As the Dept of Justice is imvolved and registering an interest in Urallas council land on Hill St, does this mean the "affordable housing" be used for those who are leaving jails and returning to society? As there are four aged care units on the land that house local older adults, where will these people be moved to? Will council be having an open forum to discuss these and any other concerns of local residents and ratepayers? on Linkedin Email As the Dept of Justice is imvolved and registering an interest in Urallas council land on Hill St, does this mean the "affordable housing" be used for those who are leaving jails and returning to society? As there are four aged care units on the land that house local older adults, where will these people be moved to? Will council be having an open forum to discuss these and any other concerns of local residents and ratepayers? link

    As the Dept of Justice is imvolved and registering an interest in Urallas council land on Hill St, does this mean the "affordable housing" be used for those who are leaving jails and returning to society? As there are four aged care units on the land that house local older adults, where will these people be moved to? Will council be having an open forum to discuss these and any other concerns of local residents and ratepayers?

    Brenda asked about 2 months ago

    Hi Brenda,

    Thanks for getting in touch—those are important questions.  

    The part of the Department of Communities and Justice that’s helping with this project is Homes NSW. They’re not involved in the justice system side of DCJ. The team helping Uralla specialises in working with councils and community housing providers to deliver housing outcomes across the state.

    In this case, Homes NSW is helping Council manage the legal and governance aspects of the land transfer to Homes North. They’ll register an interest on the land title so that the land can’t be sold or used for anything other than affordable housing, now or in the future. It’s a safeguard to ensure this land is used for long-term community benefit.

    While people leaving prison do need housing, this particular site isn’t being considered for that kind of transitional accommodation. Our focus is on meeting the needs that are most pressing in Uralla right now. That includes older people (like the current tenants in the aged-care units), workers in healthcare and aged care, and single-parent families who are struggling to find secure, affordable rental housing. Council is working closely with Homes North to develop fair eligibility criteria based on community needs. 

    As for the current tenants in the aged-care units, they are absolutely a priority. Council is working with Homes North to make sure that they can continue to live on the site, and we’re looking at how the project can be staged so they won’t need to move during construction. 

    We know this is a significant decision, and we’re committed to making sure the community is kept informed and involved as the project progresses. A report will be going to the August Council meeting with further updates, and once more information is available—like design details and timelines—we’ll organise additional opportunities for community engagement, including a public forum.

    Thanks again for engaging with the project.

    Emily Sims
    Strategic Planning Officer
    67786404