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Low and mid- rise housing
Update

28 February 2025

After much anticipation, reforms to encourage low and mid-rise housing will take effect on 28 February 2025.

The changes made by the NSW Department of Planning, Housing and Infrastructure will apply to residential zones and will allow for:

  • Buildings up to six storeys within 400 metres of 171 designated train stations and town centres on land zoned for medium (R3) or high-density (R4).

  • Buildings up to three storeys within 800 metres of stations and town centres on land zoned for residential (R1) or low-density (R2) development.

  • Employment zoned land is excluded from the policy.


The key controls for new apartment buildings in (R3) and (R4) zones include:

  • Within 400m of stations and centres: 2.2:1 FSR and 22m height (24m for shop top housing

  • Within 800m of stations and centres: 1.5:1 FSR and 17.5m height (17.5m for shop top housing)

  • In-fill housing bonuses available for affordable housing on top

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Level 8, 68 Pitt Street
Sydney NSW 2000

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beam@beamplanning.com.au

ABN 78 674 643 095

© 2024 by Beam Planning

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Beam Planning acknowledge that Aboriginal and Torres Strait Islander peoples are the First Peoples and Traditional Custodians of Australia. We pay respect to Elders past and present and commit to respecting the lands we walk on, and the communities we work with.

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