Project overview

CONSULTATION IS NOW CLOSED

Council is seeking feedback on a preferred alternative scenario to the NSW Government’s existing Transport Oriented Development (TOD) planning policy.

The preferred scenario will deliver new housing and other planning outcomes in the four railway station precincts of Gordon, Killara, Roseville and Lindfield. It has been developed using extensive community input and a range of technical and planning studies.

This page contains detailed information about the preferred scenario.

Community consultation on the preferred scenario was for a period of 21 days. This condensed consultation timeframe wasnecessary to comply with NSW Government deadlines.

Project background

At an Extraordinary Council Meeting held on 31 March 2025, Council endorsed placing the preferred scenario on exhibition.

Background

The NSW Government's Transport Oriented Development (TOD) planning policy, was introduced in May 2024. The policy rezoned traditionally low-density areas within 400 metres of railway between Roseville and Gordon stations to permit apartment buildings ranging from six to eight storeys.

In November and December 2024, Council exhibited four alternative scenarios to the TOD policy. These alternatives provided approximately the same number of new homes as the government's TOD policy.

Feedback collected from the engagement process was instrumental in developing the preferred scenario, which is now available for public viewing.

Preferred scenario

This scenario reflects community feedback, technical studies and the need to meet dwelling targets. It is also designed to meet Council’s seven principles for good planning in the Roseville to Gordon corridor.

Key elements of the preferred scenario is that it:

  • Protects 80% of Heritage Conservation Areas (HCA) near the stations, and by doing so preserves early 20th century neighbourhoods which have been assessed as being unique in Sydney
  • Supports taller mixed-use buildings in existing centres, which will help renew and revitalise these centres
  • Rezones some residential areas, within 800m from stations, for apartment building construction
  • Limits building heights near low-density areas to reduce the impact of new development on neighbouring properties.
  • Requires developers to contribute to new affordable housing on development sites where major increases in height are being proposed
  • Minimises impacts on environmentally sensitive land by avoiding development where possible and requiring residential developments to allocate at least 50% of the site area for existing or new tree canopy.

Compared to the NSW Government’s TOD planning policy, the preferred scenario will result in the following improvements:

  • 68% less impact on environmentally sensitive land
  • 69% less impact on individual heritage items, including by retaining these items within low density residential areas.
  • 80% reduction in the amount of Heritage Conservation Area land where higher-density development will be permitted
  • 76% less impact on tree canopy cover
  • 93% fewer properties affected by poor height transitions
  • 85% increase in land upzoned for retail and commercial uses that will provide a range of services for residents.

Understanding the preferred scenario

The preferred scenario draws upon comprehensive community consultation as well as technical and planning studies. To help you navigate the details, we've prepared an exhibition document featuring suburb-specific zoning and planning control maps.

We recommend the following steps before giving your feedback:

  1. Review the exhibition document carefully
  2. Explore additional supporting documents in our document library if you need more context
  3. Once you feel well-informed about the preferred scenario, complete the survey and share your insights

Access the exhibition document

Please view the exhibition document below. We've provided two versions for your convenience: a compact single file for quick downloading and viewing, as well as a larger version divided into sections featuring high-resolution maps that you can zoom in on.

Exhibition document by sections (large file size)