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Low and Mid-Rise Housing Policy
Advice and Approvals
Expert Guidance for Stage 2 of the NSW Low and Mid-Rise Housing Policy
Maximise your site’s development potential under the new Stage 2 rules with StraightLine Town Planning’s expert advice, DA preparation, and approval support.
Stage 2 of the NSW Low and Mid-Rise Housing Policy expands housing choice in well-located areas by allowing a greater variety of dwellings in residential zones close to public transport and town centres.
It is designed to deliver more homes where infrastructure and services already exist, while maintaining quality design outcomes and protecting local character.
At StraightLine Town Planning, we provide clear, practical advice to help homeowners, developers, and investors understand and apply these new rules for the best approval outcome.
Stage 2 applies to certain residential zones across NSW, specifically:
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R2 Low Density Residential
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R3 Medium Density Residential
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R4 High Density Residential
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RU5 Village
The policy only applies within 800 metres walking distance of:
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Town centres
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Transport hubs such as train stations, light rail stops, or rapid bus routes
Where the policy applies, the following housing types can be developed (subject to meeting standards):
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Dual Occupancies – Two dwellings on a single lot
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Multi-Dwelling Housing – Three or more dwellings on one lot, such as villas or townhouses
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Terraces – Attached dwellings with individual street entries
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Residential Flat Buildings – Apartment buildings
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Shop-Top Housing – Dwellings above ground-floor commercial uses
If a proposal meets the policy’s non-discretionary standards, councils cannot refuse consent on those grounds. Key standards include:
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Minimum Lot Size and Width – Often less restrictive than local LEP controls
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Building Height – Varies by zone and location, allowing additional storeys in many areas
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Floor Space Ratio (FSR) – Set to allow higher yield in eligible sites
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Setbacks – Consistent across developments for streetscape uniformity
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Landscaping – Minimum deep soil and tree planting requirements
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Parking – Reduced requirements in high-access transport areas
Projects under this policy can be approved via:
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Development Application (DA) – Lodged to council, assessed against the policy and relevant LEP/DCP
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Complying Development Certificate (CDC) – A fast-track approval if all standards are met
Our process includes:
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Site Feasibility Assessment – Checking zoning, mapping, and eligibility
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Design Review – Ensuring plans meet non-discretionary standards
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Documentation – Preparing Statements of Environmental Effects, architectural drawings, and reports
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Lodgement – Managing the DA or CDC submission process from start to finish
StraightLine Town Planning has extensive experience in:
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Identifying whether your site qualifies for Stage 2
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Maximising dwelling yield while ensuring compliance
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Coordinating architects, engineers, and specialist consultants
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Preparing council-ready documentation
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Navigating both DA and CDC pathways for faster approvals
Whether you are a homeowner looking to build a duplex or a developer planning a residential flat building, our team ensures your application is compliant, competitive, and strategically presented.