Update

The NSW Government's new Low and Mid-Rise Housing Policy commenced on 28 February 2025. It is captured in changes to State Environmental Planning Policy (Housing) 2021 (Housing SEPP).

A summary of the new planning controls can be found here.

Read Woollahra Mayor, Councillor Sarah Swan's response here.

Town Centre precincts

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 that can be found here.

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.

Media statement by Mayor of Woollahra Councillor Sarah Swan, 21 February 2025:

The Mayor of Woollahra, Councillor Sarah Swan, has requested an urgent meeting with the NSW Premier and Minister for Planning & Public Spaces following the release of what is a “lazy blanket policy for ill-informed development” in Sydney, that ignores existing housing density, overrides heritage conservation areas and has no regard for community consultation or future impact on infrastructure.

“Woollahra Council has consistently met the NSW Government’s housing targets, is on track to meet new targets and is well placed to plan for appropriate future development,” the Mayor said.

“It is difficult to understand the NSW Government’s decision to force through these reforms with less than a week’s notice when it is already aware of the work Woollahra Council is doing to support housing growth in a way that considers place-based planning. Council is already delivering a steady increase in housing, with over 100 new dwellings being added annually since 2016.

“We exceeded the 2016-2026 housing targets set by the NSW Government, and we are comfortably on track to meet the new targets.

“Council has endorsed strategies for areas such as Double Bay and Edgecliff that aim to deliver hundreds of new dwellings within already dense environments, while maintaining high standards for planning.

"Woollahra Council is committed to supporting housing growth, but it must be done in a way that respects the existing character of our communities and takes into account the unique challenges faced by each area. The precincts identified in the Low and Mid-rise housing reforms are simply not suitable for this scale of development.

“We will continue to advocate for responsible, place-based planning that meets the housing needs of the community while respecting its infrastructure and environmental constraints,” the Mayor said.

Our submissions to the NSW Government

Council made two submissions to the NSW Government on the Low and Mid-Rise Housing Policy. The first one highlighted our concern over the lack of regard for existing housing density, overshadowing, local character, existing tree canopy, heritage conservation and local planning controls.

The second specifically addressed infrastructure constraints for the nominated centres, and followed a NSW Government scaffold.

Council's first submission was discussed at the Council meeting on 26 February 2024. Listen to the recording of the meeting here and read page 67 of the minutes here.

Council's second submission was discussed at the Council meeting on 11 June 2024. Listen to the recording of the meeting here and read page of the minutes here.

You can also read our first media release and our second media release here.

Related content

Parliamentary inquiry on the development of the Transport Oriented Development Program

In addition to providing feedback on the NSW Government's Low and Mid-Rise Housing Policy, communities in NSW were invited to share their comments on proposed housing reforms to the parliamentary inquiry on the Development of the Transport Oriented Development Program. The closing date for submissions was 28 March 2024.

Details on our submission, the findings and the NSW government's response can be found here.