East Tamworth rezoning clears path for up to 213 homes

Up to 213 homes can be developed on vacant government land in East Tamworth after the NSW Government finalised a rezoning that reserves at least 30 per cent of the site’s housing for social and affordable dwellings.

The 15.5-hectare site is about 1.5 kilometres from the Tamworth CBD and is close to schools, jobs, recreation areas and public transport. The government says the eventual development will contain more than 70 social and affordable homes, with roughly two-thirds of the overall housing privately owned.

The land was identified through the NSW Government’s audit of government property and the proposal was lodged by Homes NSW under the state’s social and affordable housing rezoning pathway.

Finalisation of the planning controls is an important step, but it does not mean all 213 homes are approved for immediate construction. Homes NSW is expected to begin planning the first subdivision stage in 2027, with detailed design, servicing and delivery still to follow.

What the new controls allow

The amended Tamworth Regional Local Environmental Plan permits buildings between one and three storeys across the precinct. It also requires a minimum 30 per cent social and affordable housing component and provides for shared paths connecting the development with surrounding areas, including the Victoria Park precinct.

Homes NSW will work with Tamworth Regional Council to fund and deliver infrastructure as development progresses. The government identified utility services, stormwater systems, local roads and parking among the works that will need to accompany the housing.

The planning proposal was publicly exhibited during May and attracted 147 submissions. According to the Department of Planning, Housing and Infrastructure, community feedback informed the final version.

The government said the development footprint was reduced by one hectare to lessen environmental impacts and protect Aboriginal cultural heritage. Finalisation documents also include assessments covering biodiversity, bushfire risk, flooding, transport, utilities and heritage.

These changes demonstrate why the number of homes announced at rezoning is best treated as planned capacity rather than a construction timetable. Site investigations, subdivision design and infrastructure delivery can affect how and when individual lots or dwellings reach the market.

Mixed housing planned for the site

The project is intended to combine private homes with social and affordable housing rather than create a single-tenure estate. That can broaden the effect of government land releases by adding homes for private buyers while retaining a substantial portion for households unable to secure suitable housing through the open market.

The NSW Government said more than 600 households were on the social housing waiting list in Tamworth. The eventual delivery of more than 70 social and affordable homes would provide meaningful additional stock, although it would not meet the full level of recorded need.

For private buyers, the rezoning could create a future source of new houses or lots relatively close to central Tamworth. Important details such as dwelling types, lot sizes, prices, eligibility conditions for affordable homes and sales dates have not yet been announced.

The low-rise controls suggest the precinct will be suburban in scale, but buyers should wait for the subdivision and development plans before drawing conclusions about individual properties or the timing of supply.

The next steps

Planning for the first subdivision stage is anticipated to begin in 2027. Subsequent stages will need to coordinate housing construction with roads, drainage, utilities, parking and pedestrian connections.

The project forms part of the state’s $6.6 billion Building Homes for NSW program, which includes the use of government-owned sites for housing. Its practical impact on Tamworth’s market will depend on how quickly serviced land and completed dwellings can be delivered after rezoning.

What it means for you

• Tamworth buyers could gain a new source of low-rise housing close to the CBD, but sales and construction dates are not yet available.
• At least 30 per cent of the homes must be social or affordable housing under the final planning controls.
• The rezoning establishes development capacity; it is not confirmation that 213 homes will be built at once.
• Nearby owners should expect further detail when subdivision, infrastructure and development plans are prepared.