Changes to NSW state level planning legislation has been an active topic of discussion throughout Ku-ring-gai in 2025.
We thought it might be helpful to provide a brief summary of the two main items that have the potential to fundamentally change future development in the area – the NSW Government’s Transport Oriented Development (TOD) and Low to Mid Rise Housing (LMR) policies.
Transport Oriented Development (TOD)
Within Ku-ring-gai, the TOD only impacts Roseville, Lindfield, Killara and Gordon in the vicinity of their respective railway stations. The NSW Government’s initial plan (introduced in May 2024) was to simply apply the new TOD policy to properties in a radius of 400m around the stations. The TOD plan would allow construction of 6-9 story apartment buildings with 2.5:1 floor space ratio (more details here – https://www.planning.nsw.gov.au/policy-and-legislation/housing/transport-oriented-development-program/transport-oriented-development). This idea was challenged by Ku-ring-gai Council with the dispute ending up in court. In late 2024 the Council and the Government entered into mediation with the result being the Council has now prepared an alternative plan that, as of early June, has been submitted to the NSW Department of Planning, Housing and Infrastructure (DPHI) for approval. The Council’s alternative plan aims to concentrate development in certain areas (increasing building heights particularly around Town Centres such as Gordon), protect heritage conservation areas and spread development beyond the 400m in some places. More information can be found here – https://www.krg.nsw.gov.au/Planning-and-development/Changes-to-NSW-Government-housing-policy/Transport-Oriented-Development-TOD
Complicating the situation is the fact that it wasn’t until 13 June 2025 that the DPHI turned off the TOD for new development applications. This means a number of submissions under the initial TOD policy have been submitted to the Department of Planning, Housing and Infrastructure as State Significant Developments (SSD). Some of these projects fall outside the boundaries of the Council’s alternative TOD plan. The outcome of these submissions is yet to be determined. https://www.krg.nsw.gov.au/Planning-and-development/State-Significant-Development-and-Transport-Oriented-Development-DAs
Low to Mid Rise Housing (LMR)
The NSW Government’s Low to Mid Rise Housing policy applies to a much broader number of homes as it includes all properties within an 800m radius of all the railway stations in Ku-ring-gai plus the St Ives town centre. The LMR policy is intended to create a diversity of housing that is well-designed and sustainable and in well-located areas within walking distance of shops, services and frequent public transport. The policy started on 28 February 2025. You can find our more about it here – https://www.planning.nsw.gov.au/policy-and-legislation/housing/low-and-mid-rise-housing-policy. Ku-ring-gai Council has set some minimum lot sizes for dual occupancy developments, but is yet to release any other, more detailed planning controls. As it is relatively new, we are yet to see any developments completed under this policy and sold, but there are a number in the pipeline and this will soon show the extent of the impact on property values in the area. The Councils page on the LMR can be found here – https://www.krg.nsw.gov.au/Planning-and-development/Changes-to-NSW-Government-housing-policy/NSW-Government-low-to-mid-rise-housing-policy./
If you have any questions about these new policies or their potential effect on your property’s value please reach out to one of our team. We are continuously monitoring for further updates on these policies and any sales or planning approvals that better reflect how they will really impact the Ku-ring-gai market.