NSW Government's planning changes to low and mid-rise housing

The NSW Government's new Low and Mid-Rise Housing Policy commenced on 28 February 2025 and we are receiving some enquiries from the community regarding the impact of the changes, particularly their concerns about how more development could lead to flooding.

We have continued to raise significant concerns regarding the Policy and we have highlighted its lack of regard for existing housing density, local character, heritage conservation and local planning controls.

• Find out more about Council’s submissions to the NSW Government and,
• Read Woollahra Mayor, Councillor Sarah Swan's response.
• Message from the Mayor (18 June) addresses the distinction between housing affordability and affordable housing
• Message from the Mayor (25 June) focuses on why Council objects to the NSW Government’s Low and Mid-Rise Housing Policy

View a summary of the new planning controls, which are captured in changes to the State Environmental Planning Policy (Housing) 2021.

What can you do?

If you have any concerns or questions, you can find out more including relevant contact details on the Department of Planning’s website.

Policy Impacts

The policy will impact housing in our area surrounding new station and town centre precincts.

The precincts in our area are:

• Double Bay;
• Edgecliff;
• Rose Bay (New South Head Road).

Housing in our area will also be affected by identified precincts in:

• Bondi Junction;
• Kings Cross, and
• Darlinghurst and Paddington.

The NSW Government has provided an indicative map of the affected housing areas.

Woollahra Council does not support the planning changes

We have continued to raise significant concerns regarding the NSW Government's Low and Mid-Rise Housing Policy. We have highlighted the Policy's lack of regard for existing housing density, local character, heritage conservation and local planning controls. Read our Mayoral Minute 24 February 2025.

Planning changes for our area

The Policy allows much larger, denser developments than are currently permitted under the Woollahra Local Environmental Plan 2014 in low and mid-rise housing areas within 800m walking distance from a station or town centre precinct.

Key changes include:

• Increase in height for apartments of 6 storeys within 400m of identified stations and town centres, and 4 storeys within 401m to 800m, or with the Housing SEPP affordable housing bonus 8 storeys and 6 storeys respectively.
• New targets for landscaping and tree canopy planting in a Tree Canopy Guide requiring less than Council’s current landscaping provisions.
• Allowing multi-dwelling housing (townhouses and terraces) in current low-density residential zones surrounding identified centres.
• While local and state heritage listed items are excluded from the policy, there is no protection for heritage conservation areas.

In summary, the Policy allows up to a 221% increase in building height and a 462% increase in floor space ratio around station and town centres in our area. The Policy impacts on already heavily congested areas, without additional NSW Government funding for key local infrastructure.

You can find out more on the Department of Planning’s website.