General Overview

Q1: What is the aim of Chapter 6?
A: To encourage low and mid-rise housing in areas well-located near goods, services, and public transport (Section 162).

Q2: How is a "low and mid rise housing area" defined?
A: Land within 800m walking distance of:

• A "Town Centre" (per the Town Centres Map).

• A public entrance to a railway/metro/light rail station (Schedule 11).

• A light rail platform (if no public entrance exists) (Section 163).

Q3: What distinguishes inner and outer areas?
A:

• Inner area: Within 400m of the above points.

• Outer area: Between 400m–800m (Section 163).

Q4: What is a "strata subdivision"?
A: Subdivision under the Strata Schemes Development Act 2015, including strata plans, consolidation, or subdivision (Section 163).

Applicability & Exclusions

Q5: Where does Chapter 6 apply?
A: Statewide, except for excluded lands listed in Section 164(1), such as:

• Bushfire-prone land.

• Coastal vulnerability/wetlands (SEPP Resilience 2021).

• Heritage items or their land.

• Specific LGAs (e.g., Bathurst, Blue Mountains).

• Flood-prone areas (Georges River, Hawkesbury-Nepean).

• High aviation noise zones (ANEF/ANEC ≥20).

• Land near pipelines (200m) or deferred TOD areas (Section 164).

Q6: Does Chapter 6 apply to "Accelerated TOD Precincts"?
A: No. These are excluded per the Accelerated TOD Precincts Rezoning Areas Map (Section 164(2)).

Development Standards

Dual Occupancies & Semi-Detached Dwellings (Part 2)

Q7: What zones permit dual occupancies?
A: Zone R2 (Low Density Residential) with development consent (Section 166).

Q8: What landscaping rules apply?
A: Consent authorities must consider the Tree Canopy Guide (2025) for dual occupancies in Zones R1–R4 (Section 167).

Q9: What non-discretionary standards apply to dual occupancies?
A:

• Minimum lot size: 450m².

• Minimum lot width: 12m.

• Parking: 1 space/dwelling (if no existing rule).

• Max FSR: 0.65:1.

• Max height: 9.5m (Section 168).

Q10: What subdivision rules apply to dual occupancies?
A: Post-28 Feb 2025 developments must ensure:

• Each lot has 1 dwelling, ≥225m², ≥6m width, and lawful road access.

• Battle-axe lots are prohibited (Section 169).

Multi-Dwelling Housing & Terraces (Part 3)

Q11: What zones permit multi-dwelling housing?
A: Zone R2 (Low Density Residential) with consent (Section 170).

Q12: What standards apply to multi-dwelling housing (terraces)?
A:

• Standard housing:

  • Min lot size: 600m².

  • Parking: 1 space/dwelling.

• Terraces:

  • Min lot size: 500m², width: 18m.

  • Parking: 0.5 spaces/dwelling.

• Both: Max FSR 0.7:1, height 9.5m (Section 172).

Q13: What subdivision rules apply to terraces?
A: Post-28 Feb 2025 subdivisions require:

• Lots with 1 dwelling, ≥165m², 6m width, and road access (Section 173).

Residential Flat Buildings & Shop Top Housing (Part 4)

Q14: What zones permit residential flat buildings?
A: Zones R2 (Low Density) and R3 (Medium Density) with consent (Section 174).

Q15: How do height/storey limits vary by area?
A:

• Inner area (R3/R4):

  • Flats: 22m (6 storeys).

  • Shop top housing: 24m (6 storeys).

• Outer area (R3/R4):

  • Both: 17.5m (4 storeys) (Sections 175–176).

Q16: Are lot size exemptions available?
A: Yes, if standards in Section 180(2)/(3) are met (e.g., FSR ≤2.2:1 for inner areas) (Section 178).

Q17: What standards apply to R1/R2 zones?
A:

• Min lot size: 500m², width: 12m.

• Parking: 0.5 spaces/dwelling.

• Max FSR: 0.8:1, height: 9.5m (Section 179).

Q18: What standards apply to R3/R4 zones?
A:

• Inner area: FSR ≤2.2:1, height ≤22m (flats) or 24m (shop top).

• Outer area: FSR ≤1.5:1, height ≤17.5m (Section 180).

Key Terms & Compliance

Q19: What is the Tree Canopy Guide?
A: A 2025 document by the Department that must be considered for developments in R3/R4 zones (Sections 167, 171, 177).

Q20: What defines a "flood planning area"?
A: As per the Flood Risk Management Manual (Section 164(3)).

Q21: How are ANEF/ANEC contours defined?
A:

• ANEF: From SEPP (Exempt & Complying Codes) 2008.

• ANEC: From SEPP (Western Parkland City) 2021 (Section 164(3)).

Practical Implications

Q22: What steps ensure compliance?
A:

1. Confirm zoning (R1–R4).

2. Check exclusion maps (heritage, flood, TOD).

3. Adhere to non-discretionary standards (lot size, FSR, height).

4. Review the Tree Canopy Guide for landscaping.

Q23: Are there exemptions for parking requirements?
A: Yes, if another planning instrument specifies parking rules, those override defaults (e.g., 0.5 spaces/dwelling in R1/R2 zones).

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This Q&A distills key regulatory points for planners, developers, and residents. Always cross-reference specific sections and consult the latest maps/guides for compliance.