It is a NSW Government change to the planning rules that lets more kinds of homes be built in residential areas, without each council rezoning its land first. It came in two stages.
Stage 1: across NSW, from 1 July 2024
Dual occupancies (two homes on one lot) and semi-detached homes are permitted in the R2 low-density residential zone across all of NSW.
Stage 2: near town centres and stations, from 28 February 2025
New planning controls encourage more dual occupancies, terraces, townhouses, apartments and shop top housing in the low and mid-rise housing areas: residential zones within 800 metres walking distance of 171 nominated town centres and train or light rail stations in four regions.
- Greater Sydney
- The Central Coast
- The Lower Hunter and Newcastle
- Illawarra-Shoalhaven
NSW describes low-rise housing as one to two storeys (dual occupancies, terraces, townhouses and low-rise apartment buildings) and mid-rise as apartment buildings of three to six storeys. Freestanding houses are not part of it.
Where it does not apply
- Land at high risk from bushfire or flood.
- Land close to dangerous goods pipelines, or under high aircraft noise.
- Land with a heritage item.
- The Bathurst, Hawkesbury, Blue Mountains and Wollondilly council areas.
The heights, floor space and lot sizes are in Chapter 6 of the Housing SEPP (State Environmental Planning Policy (Housing) 2021). NSW’s map of the areas is indicative: it cannot show each property’s constraints or the real walking distance, so check a site with the council.
What it means for a site
Each council’s page shows its own approvals and the planning proposals that would change its zoning: find your council →
The policy as NSW sets it out on its page on the low and mid-rise housing policy.