A plan paving the way for 68,000 new homes in one of the Hunter's fastest-growing corridors has received a mixed response, with a land-holder saying it raises "security" concerns, while housing industry body the UDIA hails it as showing "genuine aspiration".
The plan by Singleton, Maitland and Cessnock councils outlines future development across a 15,000-hectare corridor stretching from Anambah, near Rutherford, to Branxton, through the three council areas.
The corridor has been identified as a key location to absorb growth over the next 20 to 40 years, and the plan lays out a vision for the corridor to become the Hunter Region's "second economic centre".
Under the plan, there would be about 68,150 homes across 14 precincts, factoring in existing homes, approved development applications and proposed future residential land.
One resident asked what the plan meant for land-holders left farming alongside new estates.
One rural land-holder who returned to the area last year to raise her children on the property she grew up on, said the plan "raises some security concerns".
"It's very different to look after a farm, which is large acreage, just with barbed wire fences, [when] people can decide to go for a walk through because they want to take their dog for a walk, or teenagers ride their motorbikes through, dogs chasing cattle, leaving gates open," she said.
She questioned whether denser property development would change the character of the area and was concerned about the financial impact of rezoning on land-holders who may not want, or be able to afford, to sell.
"We're worried about rezoning and if we're going to be hit with rates that we're not going to be able to afford," she said.
"We have concerns that we won't be able to pass on our property to the third generation as had always been intended."
Under the plan, the Lochinvar precinct would carry the share of the housing capacity at roughly 21 per cent, or about 14,470 homes. Greta (16 per cent) and Huntlee (13 per cent) take on the next largest proportion.
The Urban Development Institute of Australia NSW welcomed the release of the critical draft.
UDIA NSW CEO Stuart Ayres said the plan showed genuine aspiration and the industry looked forward to working with councils on the details.
"Anambah to Branxton is one of the most important housing corridors in Australia. We can't solve the housing crisis in NSW without it," Mr Ayres said.
"This is exactly the kind of bold planning the Hunter needs, and these three councils deserve credit for their leadership.
"The Hunter is transforming and rapidly approaching a population of one million people.
"Getting supply right will be critical; it will either drive the Hunter's growth or become a handbrake on its prosperity."
Despite her concerns, the local resident said she supported the broader intent of the plan.
"Everyone deserves a home, everyone deserves a chance at the housing dream, it's just making sure that doesn't come at the expense of existing residents," she said.
She urged residents to have their say at this early stage rather than when individual developments are put forward.
"This is now the time that people should know what's going on, so they have a chance to influence how the strategy is updated from here," she said.
"Now's the time to ask the big picture questions, before we get to the individual developments."
Maitland mayor Phillip Penfold said the approach was a deliberate change from how past growth areas had been handled.
"We've listened to our community's feedback about the need to plan for growth differently. This plan is about planning infrastructure alongside growth, rather than catching up after it occurs," Cr Penfold said.
Singleton mayor Sue Moore said the tri-council approach was designed to ensure new communities were properly supported from the outset.
"The structure plan aims to go beyond the basic provision of housing to consider the needs of future residents in terms of lifestyle and economic opportunities that will reflect all that we already love about our region and help this new area to grow and prosper from the outset," Cr Moore said.
Councils have stressed any future development proposals would still need to go through the normal statutory planning process, and land owners with existing approved land uses retain those rights.
The plan will be on exhibition until Tuesday, October 6.
Once the exhibition period closes, the project team will review community feedback before a final plan will be put forward.
