Hill Street Affordable Housing Project

Hi Marion, 

Great suggestion. Yes, we are familiar with the NSW Housing Pattern Book. It’s a great initiative from the State Government that should make good low to mid-rise in-fill more cost effective to develop. The Pattern Book homes are not only environmentally sustainable and economical to build and run, they also give communities some reassurance that what’s being built will look good and feel right in its setting.

For Hill Street, the design will be guided by the Design Principles that Council and Homes North have developed together. Those principles talk about things like modest presentation, strong environmental performance, and a good fit with Uralla’s heritage character. Most of the Pattern Book designs already tick those boxes, so they’ll definitely be part of what we look at when briefing the architect.

Doesn't hurt that all the designs are $1 until January 2026!

Hi willi.p,

Thanks for coming to the information session and for sharing your concerns here.

I’m sorry it felt like some questions were brushed aside—that’s never the intention. We know trust goes both ways, and Councillors and staff are working in good faith to get the best outcome for the whole community. One thing we’d ask in return is care with the information that’s shared online. When rumours or half-facts start circulating on social media, it can quickly erode trust and divide people. We’ll keep holding information sessions, answering questions, and sharing updates as the project moves forward.

The mechanism to ensure Uralla residents are given priority is the Local Allocation Strategy, which Council and Homes North have agreed on. It balances Homes North’s mission with Council’s aim of protecting Uralla’s social fabric. It gives clear priority to people with a local connection—those who already live or work here, or who need to move here for essential jobs such as aged-care nursing. People from outside the Shire may apply only if they meet the same eligibility criteria and priority groups, and only when no eligible local household is waiting. Any future change to that policy would require agreement from both Homes NSW and Council.

Thanks for your observations about the stormwater flows through the site. Any development application will need to include detailed storm-water management and traffic assessments, and Homes North will be required to meet Council’s engineering standards. Broader storm-water upgrades are part of Council’s ongoing capital works program (its a problem in lots of parts of town). 

We’re aiming to share draft concept designs ASAP. Likely to be early next year, ahead of the anticipated Housing Australia Future Fund round. 

Emily Sims

Strategic Planner | 6778 6404

Hello again, Kmacklin.

Community Housing Providers manage a significant number of properties in the New England North West region – including social housing, affordable housing, transitional housing and crisis accommodation. In Uralla, providers include Homes North CHP, MYOCH and Anaiwan Aboriginal CHPs.

It’s worth noting that affordable housing is not the same as social housing. Affordable housing is open to a broader range of household incomes and is managed more like a private rental, but with eligibility criteria based on income. People eligible for social housing may also qualify for affordable housing, but the reverse isn’t required.

The following table provides the Community Housing Stock per LGA in the New England and North West Region as a June 2022.

The next table gives the number of Aboriginal Housing Office (“AHO”) homes and the number managed by Aboriginal Community Housing Providers (“ACHPs”) in New England and in Northern NSW as at June 2022.

These statistics were provided to us by Homes NSW. Council itself currently owns and manages four units. 

In Uralla, you can't really tell the social and affordable housing units from private rentals and private owner occupied properties. Uralla isn't exactly resplendent with rows of perfectly manicured lawns and perfectly maintained villas! Isn't that what we love about the place?

Hi Kmacklin,
Thanks for your questions. I’ll tackle them one by one.

Uralla’s unemployment rate at the last Census was around half the NSW average. When we talk to local businesses, we hear that finding and keeping staff is a real challenge—and the shortage of affordable rentals is part of that story. More rentals, especially affordable ones aimed at low- to moderate-income essential workers (like aged-care nursing staff), will help Uralla attract and retain the workers we need.

We know how much people value Uralla’s independence and small-town character. That’s why Homes North’s Allocation Strategy gives priority to people with a strong local connection—people who already live or work here, or who want to move back to be close to family.

Our Local Housing Strategy flagged both retirement/independent living and affordable rentals as gaps. It isn’t either/or. We need more options for older residents and for those on lower incomes, and we’re working on both fronts.

The proposed Special Rate Variation is about keeping Council financially sustainable. Whether Hill Street stayed vacant, was sold privately, or developed for affordable housing, we’d still need the SRV. Selling the land would only mean less influence over what gets built and a missed opportunity for a lasting social benefit.

The Hill Street site is currently valued at about $221,000 for the land and $403,000 for the buildings.

Evidence from similar projects shows that well-designed infill housing generally supports surrounding property values—especially with the required 7-star environmental and construction standards and heritage-sensitive design. Cleaning up things like the unsightly Telstra infrastructure should help too.

There are no concept plans yet. The number and mix of units will come through the design process, guided by the Principles of Design now on exhibition. Those principles emphasise a modest, heritage-appropriate outcome that fits the street.

Hi Logiekirk,

Thanks for coming along to the information session and for sharing your thoughts here. A strong turnout—and strong feelings—show how much people care about Uralla’s future, and we appreciate everyone who came to listen and speak.

We know there’s a lot of discussion online, and some of it doesn’t always reflect the facts. Uralla is growing, and even without the renewable-energy projects we’re seeing pressure on housing. Preparing for that growth means planning for a mix of housing, especially for essential workers and residents on low incomes who are most at risk of being priced out.

On infrastructure: Council is very aware of water, health, and emergency-service constraints and continues to work with the relevant state agencies. The Hill Street site is within existing town services and has capacity to connect without new major infrastructure.

There are no concept plans yet—that’s why nothing has been released. The Design Principles, now on exhibition, will guide the architect once appointed. Community input through the Project Advisory Committee will help refine those principles, but the number of dwellings and detailed design will come through that process and the Development Application, which will also be publicly exhibited.

Homes North’s Draft Allocation Policy gives first priority to current tenants and sets clear criteria for future residents. Council will sign an agreement with Homes NSW so any changes to that policy would need both Homes NSW and Council approval.

Council has made the decision to proceed with this partnership, but we are committed to keeping the community informed and ensuring the design reflects Uralla’s character. Your thoughts on scale, materials, and how the building meets the street are exactly the kind of input we’re looking for as the design stage begins.

Hi Dumaresq9,

Thanks so much for sharing your thoughts—and for pointing me to Amplify 100, what an inspiring community process! I found this video about the process: https://www.youtube.com/watch?v=j3YiDxVLYRA

“Shovel-ready” in this context doesn’t mean modular or prefab, it just means we’ll have all the planning approvals in place so we can start quickly once funding comes through. That said, we’re lucky to have strong prefab businesses in the region. We spoke with UniPlan during the Uralla Local Housing Strategy work, and they told us the biggest barrier to more modular homes is financing.

The NSW Government is also reviewing the planning rules for manufactured home estates and moveable dwellings, so we’re watching that closely. It’s great to see local builders and innovative construction methods on the radar as we keep looking for practical ways to support more housing in Uralla.

Hi Bob,
Thanks for your questions.

At this stage, no concept plans have been developed. It’s not that they haven’t been released — they simply don’t exist yet. Council and Homes North have instead co-designed a set of Design Principles which will guide the brief given to the architect. These principles will be tested with the Project Advisory Committee (currently out for feedback through its draft Terms of Reference) before design work begins.

On zoning: the land at 15 Hill Street is zoned MU1 Mixed Use within the C03 Heritage Conservation Precinct. Residential flat buildings and multi-dwelling housing are permitted with consent in this zone, though detached and semi-detached dwellings are not. A key objective of MU1 is to encourage development that complements nearby office and retail functions. Council’s planning team interprets this to mean that multi-unit development with an attractive, potentially active, street frontage to Hill Street is supported under the current controls.Planning Zones - Hill Street precinct

Because of this existing zoning, an amendment to the Local Environmental Plan (LEP) is not required for the Hill Street project. The heritage conservation provisions will require the architect to carefully consider the scale, materials, and building envelope in relation to nearby heritage items such as the Post Office.

Separately, Council has already resolved to prepare a township structure plan as part of its upcoming LEP review. If there is appetite for more residential opportunities in Uralla’s commercial areas, this can be properly considered through that strategic planning process, rather than through a one-off rezoning for Hill Street.

Thanks for sharing your thoughts, Kells. In all recent conversations we’ve had with the community — whether for the Community Strategic Plan, the Local Housing Strategy, or the Striking a New Deal project — locals told us again and again how much they value Uralla’s inclusive, friendly, and caring character.

As a Council, we don’t have many levers we can pull when it comes to affordable housing. But one lever we do have is to partner with a community housing provider and make use of Council-owned land. It's a practical step to make sure Uralla remains a place for people from all walks of life.

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

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