The NSW Government released its long-awaited Low and Mid-Rise policy last month, “set to deliver 112,000 homes across NSW over the next five years” (Source: Media release NSW Department of Planning: Low and Mid-Rise policy to unlock 112,000 homes in five years | Planning) (1)
“The new reforms change planning controls within 800 metres, or a 10-minute walk, around 171 town centres and stations to allow dual-occupancies, terraces, townhouses and residential flat buildings across metropolitan Sydney, the Central Coast, Illawarra-Shoalhaven and Hunter regions.” (1)
While these planning reforms are welcomed and will encourage developments to occur in areas that are well served by public transport and walkable to town centres, it is unclear if this initiative will contribute in a meaningful way to the housing supply and deliver on the Government’s housing target.
The question we need to ask is ‘Can the reforms drive design changes without the need for lot amalgamations, which could hinder the Governments desire to hit its targets?’ The devil is in the detail.
The State planning amendments to allow low and mid-rise housing in the nominated areas around stations and centres where this development is currently prohibited is a step in the right direction. The planning amendment contained within the Housing State Environmental Planning Policies (SEPP), has introduced non-discretionary development standards such as minimum lot sizes, minimum lot width, maximum floor space ratio, maximum height of buildings, car parking minimums and subdivision provisions. These standards if met, cannot be grounds for refusal of the proposed new development.
In addition to meeting these non-discretionary development standards, proposed developments must address the myriad of other planning and design controls contained within the Housing SEPP, the Apartment Design Guidelines and Local Council’s relevant Development Control Plans. Lot frontages, heights, set backs, etc. will now demand a nuanced design response to enable good outcomes and desired future character.
