New planning reforms to increase density

Published on 28 February 2024

A Community Information Session will be held on Wednesday 3 April.

A proposal to increase housing density across the state is being proposed by the NSW Government. One of the ways they plan to accomplish this is by allowing dual occupancy in all areas zoned R2 Low Density Residential within Greater Sydney. This means that land as small as 450sqm can be developed into two dwellings with a building height of 9.5m. Under the Hunter’s Hill Local Environment Plan (LEP), the current minimum lot size for dual occupancy is 700sqm.

The NSW Government have indicated they will introduce a State Environmental Planning Policy (SEPP) to apply the new rules this year, which overrides Council’s LEP. This will allow developers to bypass Council’s local planning rules that reflect our community’s vision, and draws on each suburbs amenity and character.

Additionally, town centre precincts (areas within 800m of land zoned E1 Local Centre or MU1 Mixed Use with a wide range of frequently needed goods and services such as supermarkets, shops and restaurants) will have the following developments permissible – 

• On land zoned R2 (Low Density Residential) with a minimum land size of 500sqm: manor houses and multi dwelling terrace housing with a building height of 9.5m.
• On land zoned R2 with a minimum land size of 600sqm: multi dwelling housing with a building height of 9.5m.
• On land zoned R3 (Medium Density Residential) within 400m of an area zoned E1 or MU1 as applicable: residential flat buildings and shop top housing up to 21m in height.
• On land zoned R3 between 400m – 800m of an area zoned E1 or MU1 as applicable: residential flat buildings and shop top housing up to 16m in height.

Based on information available from the NSW Government, it is not yet clear which land zoned E1 or MU1 within the Hunter’s Hill Municipality that the above rules will apply to.   

To read more about the proposed changes refer to the information prepared by the Department of Planning and Environment.

What the changes mean for Hunters Hill

• Land as small as 450sqm can be developed into two dwellings with a building height of 9.5m.
• Potential for 6 to 7 storey mid-rise apartment blocks near local town centres.
• Overriding existing planning controls such as those for heritage and environment.
• Increasing density will put pressure on our local infrastructure, community facilities and services including our local roads, our tree canopy, schools, sportsgrounds and waste services.
• Introducing ‘non-refusal standards’ for the new planning controls by which development consent may not be refused.

What has Council done?

Council held an Extraordinary Council Meeting on Monday, 19 February, 2024, 2024 to consider the proposed housing reforms and resolved to provide a submission on the impacts this has on Hunters Hill

Council lodged a submission(PDF, 308KB) to the Department, including Council’s report and resolution.

A Community Information Session will be held on Wednesday 3 April.

Have your say

Hunter’s Hill Council is urging the community to have their say on the proposal before it closes on Friday 23 February 2024.

Feedback can be submitted on the NSW Planning Portal.

MEDIA CONTACT: Shery Demian, Manager Communications and Events.

Phone: (02) 9879 9400

Email: DemianS@huntershill.nsw.gov.au