NSW SEPP: Low- and Mid- Rise Housing Reforms
Low- and Mid-Rise Housing Reforms – Phase 2
The second phase of Mid-Rise Housing Reforms has been officially introduced, representing a significant step in residential development across New South Wales (NSW). With notable changes to development standards for dual occupancies, multi-dwelling housing, and more, these updates will directly impact projects in Sydney, the Central Coast, Illawarra, and Hunter regions. Set to take effect on 28 February 2025, it is essential for developers and planning teams to familiarise themselves with the new requirements.
What changed throughout the stages?
The policy is being rolled out in two stages:
Stage 1: As of 1 July 2024, dual occupancies and semi-detached homes are now permitted in all R2 Low-Density Residential Zones across NSW.
Stage 2: The latest phase broadens the policy to allow dual occupancies, multi-dwelling housing, terraces, shop-top housing, and residential flat buildings (RFBs) within designated “Low and Mid-Rise Housing Areas.” This phase will take effect on 28 February 2025.
How can you benefit from these reforms?
To determine a site's eligibility under these reforms, developers must first confirm whether it falls within a designated “Low and Mid-Rise Housing Area.” These areas are defined as being within an 800-meter walking distance of 171 selected train stations and town centers, covering heavy rail, metro, and light rail stations. The walking distance is measured from the nearest station entrance or the outer boundary of the town center, following a publicly accessible pedestrian route—aligning with the Housing SEPP requirements.
The amended planning controls will apply in heritage conservation areas, however, will not apply to land that comprises or contains a heritage item as listed in a local environmental plan or on the State Heritage Register.
An interactive map is available to help identify the selected train stations and town centers that define these areas. However, this map is for reference only, and further verification is recommended.
You can access the complete 171 Selected Train Stations and Town Centres.
How are these reforms applied?
The reform introduces a set of clear and consistent non-discretionary development standards, providing greater certainty for developers by standardizing key planning controls. These standards cover essential factors such as building height, floor space ratio (FSR), and lot size, ensuring uniformity across different local government areas.
A crucial aspect of these reforms is that they override Local Environmental Plans (LEPs) and Development Control Plans (DCPs). This means that, regardless of local planning rules, developments that comply with the new state-wide standards must be approved under SEPP (housing) 2021.
Through a development application to the council, you can streamline the approval process, reducing uncertainty and potential delays for developers while supporting the delivery of more diverse housing options in designated areas.
What are the changes by development type?
The following housing types are impacted by these changes, with some requiring compliance only within the “Low and Mid Rise Housing Areas”:
-
2 dwellings on one lot in R1, R2, R3 & R4 state-wide:
Lot size: Min. 450sqm
Lot width: min. 12m
Floor space ratio: max 0.65:1
Max building height: 9.5m
Carparking space: 1 per dwelling
Subdivision (R1, R2, R3 only): min 225sqm area with 6m width per lot
-
3+ Dwellings on one lot in zones R1, R2, R3 and R4:
Lot size: min. 600sqm
Lot width: min. 12m
Floor space ratio: max. 0.7:1
Building height: max. 9.5m
Carparking space: 1 per dwelling
-
3+ adjacent dwelling houses (terrace) on one lot in zones R1, R2, R3 and R4:
Lot size: min. 500sqm
Lot width: min. 18m
Floor space ratio: max. 0.7:1
Building height: max. 9.5m
Carparking space: 0.5 per dwelling
Subdivision size: min. 165sqm area and 6m width per lot for zones R1, R2 and R3 only
-
3+ apartments in 2+ storey building on a lot in zones R1 and R2:
Lot size: min. 500sqm
Lot width: min. 12m
Floor space ratio: max. 0.8:1
Height of building: max 9.5m
Carparking space: 0.5 per dwelling
3+ apartments in 2+ storey building on a lot in zones R3 and R4:
0-400m from station/centre
Floor space ratio: max 2.2:1
Height of building: max 22m
Storeys: max. 6
LEP doesn’t apply therefore no min. lot size or width.
400-800m from station/centre
Floor space ratio: max 1.5:1
Building Height: max. 17.5m
Storeys: max. 4
LEP doesn’t apply therefore no min. lot size or width.
-
Shops on ground level and 1+ apartment on the upper floors in zones R1 and R2:
Lot size: min. 500sqm
Lot width: min. 12m
Floor space ratio: max. 0.8:1
Building height: max. 9.5m
Carparking space: 0.5 per dwelling
Shops on ground level and apartment on the upper floors in zones R3 and R4 when the property is distanced:
0-400m from station/centre
Floor space ratio: max. 2.2:1
Building Height: max. 24m
Storeys: max. 6
LEP doesn’t apply, therefore no min. lot size and width.
400-800m from station/centre
Floor space ratio: max. 1.5:1
Building height: max. 17.5m
Storeys: max. 4
LEP doesn’t apply, therefore no min. lot size and width.
Want to explore the impact of this change to your property?
If these changes could affect your development site, we encourage you to reach out to 1001 Designs for expert guidance on how the new standards may apply to your project. Our team can help you navigate the updated requirements and ensure compliance with the latest regulations.
For further details or to discuss your specific development needs, please contact us at contact@1001designs.com. We’re here to assist with any questions you may have.