NSW Government low to mid rise housing policy

Changes to create low and mid-rise housing

Dual occupancies and semi-detached homes

The first stage of the NSW Government's low to mid rise housing policy commenced on Monday 1 July 2024.

Stage 1 of the reforms permits dual occupancies and semi-detached homes in the R2 low-density zone across all of NSW including Ku-ring-gai. However, this change will not apply on certain lands to manage hazards, constraints and evacuation risks.

This means that development applications may now be lodged in Ku-ring-gai for dual occupancies and semi-detached dwellings on specified land within the R2 Low density residential zone.

Further information can be found on the Department of Planning, Housing and Infrastructure website - view here

Multi-dwelling housing near stations and town centres

The NSW Government has referred to multi-dwelling housing as being terraces, townhouses, and manor houses (two storey apartment buildings).

It is proposed that within 800m walking distance of a railway station or a centre with a wide range of frequently needed goods and services such as full line supermarkets, shops and restaurants, the following will be permitted:

  • On land zoned R2 (low density residential): terraces and townhouses up to 9.5m high at floor space ratio 0.7:1, plus manor houses up to 9.5m high and floor space ratio 0.8:1. This is in addition to existing controls that allow multi-dwelling housing in R3 and R4 zones.
  • Tree canopy targets will be as low as 20% of the site area.

Examples of low-rise housing
diverse-and-well-located-homes-low-rise-900x600_edited (002).jpg

Mid-rise housing near stations and town centres

The NSW Government has referred to mid-rise housing as being residential apartment buildings and shop-top housing that is generally between 3 and 6 storeys.

It is proposed that within 400m walking distance of a railway station or a centre with a wide range of frequently needed goods and services such as full line supermarkets, shops and restaurants, the following will be permitted:

  • On land zoned E1 (local centres) or MU1 (mixed use): up to 21m high (approx. 6 to 7 storey) shop-top housing at a floor space ratio of 3:1
  • On land zoned R3 (medium density): up to 21m high (approx. 6 to 7 storey) apartments at a floor space ratio of 3:1

It is proposed that between 400m and 800m walking distance of a railway station or a centre with a wide range of frequently needed goods and services such as full line supermarkets, shops and restaurants, the following will be permitted:

  • On land zoned E1 (local centres) or MU1 (mixed use): up to 16m high (approx. 4 to 5 storey) shop-top housing at a floor space ratio of 2:1
  • On land zoned R3 (medium density): up to 16m high (approx. 4 to 5 storey) apartments at a floor space ratio of 2:1

The proposed planning control would reduce requirements for deep soil planting and tree targets from 50% to 7% of site area for mid-rise housing.

The government is seeking input from councils to determine which E1 and MU1 centres contain an appropriate level of goods, services and amenities to be included for mid-rise housing and multi-dwelling housing.

Examples of mid-rise housing
diverse-and-well-located-homes-mid-rise-900x600.jpg

Ku-ring-gai Council submission on low and mid-rise housing

Ku-ring-gai Council has made the below submission on the proposed low and mid rise housing policy changes.

Final Ku-ring-gai Council Submission - Changes to create low and mid rise housing(PDF, 18MB)

The State Government’s Explanation of Intended Effect (EIE): Changes to create low- and mid-rise housing was on public exhibition from 15 December 2023 to 23 February 2024. Council made a submission on EIE for Low and Mid-rise housing on 21 February 2024.

The Department of Planning, Housing and Industry (DPHI) have advised Council they reviewed all submissions and are preparing a ‘What We Heard' report to capture all feedback and insights received through the public exhibition process.  

At the Ordinary Meeting of Council - 21 May 2024 Council considered the  DPHI Policy Refinement Paper that outlines the key issues identified in the submissions to the EIE, along with proposed refinements to address them.  Each issue is addressed through one or more policy refinements, some of which DPHI wish to collaborate one-on-one with councils to develop an appropriate policy position.

For details see Late Agenda of Ordinary Meeting of Council - Tuesday 21 May 2024 

 

Back to top