Where are the sites? Terraces by CDC in Sydney's LMR areas
A development application (DA) for terraces can take months. Is there a quicker path?
Watch the video
Video transcript
A DA for terraces can take months, and you don't know the answer until the end. Is there a quicker path?
In R2 areas covered by the LMR policy, terraces may be carried out as complying development, except on excluded land. A lot at least 600 m², or the LEP minimum where higher, and 21 m wide at the building line may fit three terraces, where a dual occupancy is capped at two homes.
We started with lots in the R2 Low Density Residential zone, inside the indicative areas of the NSW Low and Mid-Rise Housing Policy, or LMR. We kept lots of at least 600 m², or the local plan's minimum where higher, in Sutherland and Ku-ring-gai, and at least 21 metres wide at the street and building line. We removed heritage, bushfire, Hawkesbury-Nepean flood land and other excluded land, plus the code's mapped exclusions. Keeping only lots that fall towards the street leaves more than 1,800 R2 lots that may suit terraces by CDC across 27 councils, in this preliminary October 2026 screen.
By council, Northern Beaches has the most, with 323, then The Hills Shire with 281, Parramatta with 197 and Ryde with 175.
Still to check: sewer, aircraft noise, flood control lots and pipelines. Granny flats and easements. Contaminated land, where not flagged doesn't mean clear. Thirteen partly affected lots and the two former-Manly lots need a registered certifier's view. Plus unmapped sensitive areas and council-set coastal hazards. And Ku-ring-gai's 24 and 30 metre dimensions: the plain reading says they don't apply, but it's untested. Every site needs a section 10.7 planning certificate and a registered certifier's check.
So a lot that passes the screen may qualify, subject to a s 10.7 planning certificate and registered certifier sign-off. Some NSW Planning guidance pages still say the council's LEP must permit it, so raise this with your registered certifier early.
Check your site with SN Architects, at snarchitects.com.au.
Key points
In R2 areas covered by the NSW Low and Mid-Rise Housing Policy (LMR), terraces may be carried out as complying development, except on excluded land (Housing SEPP s 164).
NSW Department of Planning figures for 2024–25 put the average at 29 days for low-rise housing complying development certificates (CDCs), against 103 days for DAs.
We screened Greater Sydney for R2 lots that may fit three terraces this way.
Our preliminary screen found more than 1,800 R2 lots that may suit terraces by CDC across 27 councils (preliminary screen, October 2026).
The video shows the council totals and what the screen could not check.
A lot that passes the screen may qualify, subject to a s 10.7 planning certificate and registered certifier sign-off.
Some NSW Planning guidance pages still say the council's LEP must permit it, so raise this with your registered certifier early.
Check your site
Check your site with SN Architects
www.snarchitects.com.au | info@snarchitects.com.au
As at and sources
General information only, not planning advice. Current as at October 2026.
Site counts are from a preliminary desktop screen of public data, which may be incomplete or out of date. A lot appearing in the screen does not mean it qualifies, and a lot not appearing does not mean it doesn't.
Data: © State of New South Wales (Spatial Services, DCS NSW; Department of Planning, Housing and Infrastructure; Transport for NSW; NSW Reconstruction Authority; NSW DCCEEW; NSW DPIRD), CC BY 4.0. Elevation © Commonwealth of Australia (Geoscience Australia), CC BY 4.0. Ramsar and World Heritage data: Australian Government DCCEEW, CC BY 3.0 AU and CC BY 4.0. Contamination flags from the NSW EPA list of notified sites. Building footprints from Microsoft Global ML Building Footprints (CDLA Permissive 2.0). Data adapted by SN Architects; not endorsed by any data provider. Full sources: NSW Legislation, https://www.legislation.nsw.gov.au
Based on content from the New South Wales Legislation website at 8 October 2026. For the latest information on New South Wales Government legislation please go to https://www.legislation.nsw.gov.au.
Sources: NSW Legislation, https://www.legislation.nsw.gov.au
NSW Department of Planning, Housing and Infrastructure, "Complying development" (page updated 26 June 2026, accessed 9 October 2026): https://www.planning.nsw.gov.au/the-planning-system/development-assessment/planning-approval-pathways/complying-development
Narration: AI-generated voice
Disclaimer
This is general information only, not planning, legal or financial advice, and it is not an assessment of any particular property. Planning rules change and every site is different. Before relying on it, obtain a section 10.7 planning certificate for your property and advice from a qualified town planner or registered certifier. To the extent permitted by law, SN Architects accepts no liability for any loss arising from reliance on this information. Information current as at October 2026. © SN Architects 2026.
Comments