24suburbs mapped in Tamworth & New EnglandAcross 8 councils — which one you lodge with changes the process and the timeline.

New South Wales · Region

Home builders in Tamworth & New England

24 suburbs written under 8 separate planning schemes. The rules that govern your block are the ones in its own scheme, not the ones a builder learned in the council next door.

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24Tamworth & New England suburbs read parcel by parcel from New South Wales's own planning data

8Councils across the region. Which one you lodge with changes the process and the timeline

3Distinct overlay families mapped across these suburbs, each one something a builder prices differently

Tamworth & New England suburb by suburb

Suburb	Residential zones	Heritage mapped	Bushfire-prone	Overlays
Armidale	R1 General, R2 Low Density, R5 Large Lot	305	Mapped	3
Barraba	RU1 Primary Production	52	Mapped	1
Bundarra	R2 Low Density	6	Mapped	2
Calala	R1 General, R2 Low Density, R5 Large Lot	3	Mapped	1
Deepwater	RU1 Primary Production	22	Mapped	1
East Tamworth	R1 General, R5 Large Lot	106	Mapped	2
Glen Innes	R1 General, R2 Low Density, R5 Large Lot	149	Mapped	2
Gunnedah	R2 Low Density, R3 Medium Density, R5 Large Lot	24	Mapped	1
Guyra	R1 General, R5 Large Lot	67	Mapped	2
Hillvue	R1 General, R2 Low Density, R5 Large Lot	0	Mapped	0
Inverell	R1 General, R5 Large Lot	132	Mapped	2
Kootingal	R1 General, R5 Large Lot	9	Mapped	1
Manilla	R1 General, R5 Large Lot	76	Mapped	1
Moonbi	R1 General, R5 Large Lot	7	Mapped	1
Moore Creek	R1 General, R2 Low Density, R5 Large Lot	5	Mapped	1
Nemingha	R1 General, R5 Large Lot	4	Mapped	1
North Tamworth	R1 General, R2 Low Density, R5 Large Lot	32	Mapped	2
Oxley Vale	R1 General, R2 Low Density, R5 Large Lot	0	Mapped	0
South Tamworth	R1 General	0	Mapped	0
Tamworth	R1 General	44	Mapped	2
Tenterfield	RU1 Primary Production	119	Mapped	2
Uralla	R1 General, R2 Low Density, R5 Large Lot	49	Mapped	2
Walcha	R1 General, R5 Large Lot	25	Mapped	2
West Tamworth	R1 General	32	Mapped	2

Reading the table

3 overlay families are mapped across the region; Armidale carries the most at 3.
The 24 mapped suburbs cover 8224 km² between them — Walcha is the largest at 3239 km² and Tamworth the smallest at 1.2 km².

What is mapped across Tamworth & New England

Mapped only in some suburbs	Where (in the suburb, not on a given block)
Heritage — Item - General	Armidale, Barraba, Bundarra, Calala, Deepwater, East Tamworth, Glen Innes, Gunnedah, Guyra, Inverell, Kootingal, Manilla, Moonbi, Moore Creek, Nemingha, North Tamworth, Tamworth, Tenterfield, Uralla, Walcha and West Tamworth
Heritage — Conservation Area - General	Armidale, Bundarra, East Tamworth, Inverell, North Tamworth, Tamworth, Tenterfield, Uralla and West Tamworth
Heritage — Item - Archaeological	Armidale, Glen Innes, Guyra and Walcha

Which Tamworth & New England suburb suits which build

Room to move
Walcha is the largest at 3239.1 km², Tamworth the most compact at 1.2 km².
Fewest planning controls
South Tamworth, with 0 overlay families mapped against 3 in Armidale.
Knockdown rebuild without a heritage question
Hillvue, Oxley Vale, South Tamworth — no heritage records intersect them. Armidale carries 305.
Biggest minimum lot size
Armidale at 500-524 m² minimum, against 450-474 m² minimum in Gunnedah.

Questions about building in Tamworth & New England

Which council approves building work in Tamworth & New England?

8: Armidale and Guyra with Armidale Regional Council; Barraba, Calala, East Tamworth, Hillvue, Kootingal, Manilla, Moonbi, Moore Creek, Nemingha, North Tamworth, Oxley Vale, South Tamworth, Tamworth and West Tamworth with Tamworth Regional Council; Bundarra and Uralla with Uralla Council; Deepwater and Glen Innes with Glen Innes Severn Council; Gunnedah with Gunnedah Shire Council; Inverell with Inverell Council; Tenterfield with Tenterfield Shire Council; Walcha with Walcha Council.

Is bushfire-prone land mapped in Tamworth & New England?

Yes, in all 24 mapped Tamworth & New England suburbs: Armidale, Barraba, Bundarra, Calala, Deepwater, East Tamworth, Glen Innes, Gunnedah, Guyra, Hillvue, Inverell, Kootingal, Manilla, Moonbi, Moore Creek, Nemingha, North Tamworth, Oxley Vale, South Tamworth, Tamworth, Tenterfield, Uralla, Walcha and West Tamworth.

Which Tamworth & New England suburb has the most planning constraints?

Armidale: 3 overlay families against 0 in South Tamworth.

What planning zones apply across Tamworth & New England?

5: R1 General Residential, R2 Low Density Residential, R3 Medium Density Residential, R5 Large Lot Residential and RU1 Primary Production. Widest range: Armidale, at 3.

Is heritage mapped in Tamworth & New England?

Heritage records intersecting each suburb: Armidale 305, Glen Innes 149, Inverell 132, Tenterfield 119, East Tamworth 106, Manilla 76, Guyra 67, Barraba 52, Uralla 49, Tamworth 44, North Tamworth 32, West Tamworth 32, Walcha 25, Gunnedah 24, Deepwater 22, Kootingal 9, Moonbi 7, Bundarra 6, Moore Creek 5, Nemingha 4, Calala 3. None in Hillvue, Oxley Vale and South Tamworth.

What is the minimum lot size across Tamworth & New England?

Armidale: 500-524 m² minimum; Glen Innes: 450-474 m² minimum; Gunnedah: 450-474 m² minimum.

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Building in Tamworth & New England?

Tell us the suburb and what you are building. Licence checked with NSW Fair Trading, insurance sighted, still trading, and genuinely working in Armidale, Barraba and Bundarra. If we cannot find one worth recommending, we will say so.

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