What's the difference between Low and Mid-Rise Housing and Transport Oriented Development (TOD) Zones?

With recent changes to NSW planning controls, many homeowners and investors are wondering if their property now falls under the Low and Mid-Rise Housing reforms or within a Transport-Oriented Development (TOD) zone.

While both zoning types encourage increased housing density, they have distinct differences in terms of legislation, development potential and location criteria.

Many people assume that living near a train station automatically places them within a TOD zone, but that’s not always the case.

In contrast, the Low and Mid-Rise Housing reforms apply to 171 identified areas across NSW, allowing for increased density even outside traditional TOD locations.

Understanding these zoning rules is crucial for homeowners, developers and investors looking to maximise their property potential.

What Does the Legislation Say?

Low and Mid-Rise Housing Reforms (2024)

The Low and Mid-Rise Housing reforms introduced by the NSW Department of Planning and Environment aim to increase housing supply across metropolitan and regional areas by allowing:

✅ Dual occupancies (even in areas where they were previously restricted)

✅ Terrace housing and townhouses in medium-density areas

✅ Low-rise apartment buildings (up to 6 storeys) in certain zones

These changes affect 171 areas across NSW and provide more flexibility for homeowners looking to develop their land or increase housing options within existing neighbourhoods.

Key Points:

• Applies to selected low and mid-density zones (R2, R3, some R4).

• Does not require properties to be near a major transport hub.

• Encourages gentle density while maintaining local character.

Transport-Oriented Development (TOD) Zones

Transport-Oriented Development (TOD) zones are areas identified for high-density development specifically near major public transport infrastructure, such as train stations, metro stations and light rail stops.

The NSW government’s Housing SEPP (State Environmental Planning Policy) and Transport-Oriented Development Program encourage high-density housing within these areas.

Key TOD Principles:

• Typically located within 800m of a specified train station or metro stop.

• Allows for high-rise apartments (8-20 storeys+), mixed-use developments, and commercial precincts.

• Prioritises walkability, cycling and access to public transport.

• Intended to reduce reliance on cars and support population growth in key transport corridors.

Legislative Differences

Feature	Low and Mid-Rise Housing	Transport-Oriented Development (TOD) Zone
Legislation	NSW Planning & Housing SEPP (2024)	Transport-Oriented Development SEPP
Building Height	Up to 6 storeys	8-20+ storeys
Zoning Impact	R2, R3, some R4 zones	Typically R4, MU1, or B4
Proximity to Transport	Not required	Must be within 800m of a specified train station
Housing Types Allowed	Dual occupancies, terraces, townhouses, low-rise apartments	High-rise apartments, mixed-use towers, commercial precincts
Impact on Streetscape	Designed to fit into existing neighbourhood character	Significant urban renewal and density increase
Development Benefits	Increases gentle density while maintaining streetscape	Maximises density near transport hubs, reduces car dependency

How Does This Benefit Home and Landowners?

Whether you live in a Low and Mid-Rise Housing area or a TOD zone, both zoning types can provide significant development and investment opportunities.

Benefits of Low and Mid-Rise Housing Reforms

🏡 More Development Flexibility – Homeowners can now build dual occupancies, terraces, or small apartments in many areas where only single dwellings were previously allowed.

🏡 Increased Property Value – Rezoning can significantly increase land value, as larger developments become permissible.

🏡 Gentle Density, Less Impact – Allows for more housing options while maintaining the local streetscape and character.

🏡 Ideal for Family Living – Enables multi-generational living, with granny flats, townhouses, or small apartment blocks.

Benefits of Living in a TOD Zone

🚆 Higher Development Potential – TODs allow for high-rise apartments and mixed-use developments, providing opportunities for higher-density investment.

🚆 Better Public Transport Access – Residents benefit from improved connectivity, reducing the need for car ownership.

🚆 Stronger Rental Demand – High-density areas near transport hubs attract renters, students, and professionals seeking convenience.

🚆 Urban Renewal & Amenities – TODs often feature new infrastructure, shops, cafes, and public spaces designed for vibrant, walkable communities.

How to Check Which Zone You’re In

Many people incorrectly assume they live in a Transport-Oriented Development zone just because they are near a train station.

Only certain areas qualify under the Transport-Oriented Development SEPP.

✅ Steps to Check Your Property’s Zoning:

1️⃣ Use the NSW Planning Portal – Visit NSW Planning Portal and enter your address to view zoning and land use controls.

2️⃣ Check Your Local LEP & DCP – Each council’s Local Environmental Plan (LEP) and Development Control Plan (DCP) contain specific zoning details.

3️⃣ Review Recent Rezoning Announcements – The 171 areas affected by the Low and Mid-Rise Housing reforms have been publicly listed by the NSW Department of Planning.

4️⃣ Speak to a Town Planner – If unsure, consulting with StraightLine Planning can provide clarity on what’s possible for your property.

Which Areas Are Covered Under Each?

Low and Mid-Rise Housing Areas (171 Zones Affected)

These areas cover a mix of suburban and regional centres where medium-density housing can be introduced.

Low and Mid-Rise Housing areas	Local Government Area (LGA)
Arncliffe station	Bayside
Banksia station	Bayside
Bexley North station	Bayside
Rockdale Plaza shopping centre	Bayside
Rockdale station and town centre	Bayside
Turrella station	Bayside
Kogarah station and town centre	Bayside; Georges River
Blacktown station and town centre	Blacktown
Doonside station	Blacktown
Mount Druitt station and town centre	Blacktown
Seven Hills station	Blacktown
Burwood station and town centre	Burwood
Camden town centre	Camden
Narellan Town Centre shopping centre	Camden
Campbelltown station and town centre	Campbelltown
Glenfield station	Campbelltown
Ingleburn station and town centre	Campbelltown
Macarthur station and town centre	Campbelltown
Minto station	Campbelltown
Concord town centre (Majors Bay Road)	Canada Bay
Concord West station	Canada Bay
Drummoyne town centre	Canada Bay
Five Dock town centre	Canada Bay
North Strathfield station	Canada Bay
Bankstown station	Canterbury Bankstown
Chester Hill Shopping Centre	Canterbury Bankstown
Regents Park station	Canterbury Bankstown; Cumberland
Beverly Hills station	Canterbury Bankstown; Georges River
Erina Fair shopping centre	Central Coast
Gosford station and town centre	Central Coast
Green Point Village shopping centre	Central Coast
The Entrance town centre	Central Coast
Tuggerah Westfield shopping centre	Central Coast
Woy Woy station and town centre	Central Coast
Wyong station and town centre	Central Coast
Cessnock town centre	Cessnock
Auburn station and town centre	Cumberland
Berala station and town centre	Cumberland
Granville station	Cumberland
Lidcombe station	Cumberland
Cabramatta station and town centre	Fairfield
Canley Vale station	Fairfield
Fairfield station and town centre	Fairfield
Hurstville station and town centre	Georges River
Mortdale station and town centre	Georges River
Oatley station	Georges River
Penshurst station	Georges River
Riverwood station and town centre	Georges River; Canterbury Bankstown
Asquith town centre	Hornsby
Hornsby station	Hornsby
Pennant Hills Market Place shopping centre	Hornsby
Thornleigh Marketplace shopping centre	Hornsby
Waitara station	Hornsby
Boronia Park town centre (Pittwater Road)	Hunters Hill; Ryde
Annandale town centre (Booth Street)	Inner West
Ashfield station	Inner West
Dulwich Hill station	Inner West
Leichhardt Market Place shopping centre	Inner West
Lilyfield light rail station	Inner West
Marrickville station	Inner West
Petersham station	Inner West
St Peters station	Inner West
Stanmore station	Inner West
Croydon station	Inner West; Burwood
Kiama town centre	Kiama
Gordon station and town centre	Ku-ring-gai
Killara station	Ku-ring-gai
Lindfield station and town centre	Ku-ring-gai
Pymble station	Ku-ring-gai
Roseville station	Ku-ring-gai
St Ives Shopping Village shopping centre	Ku-ring-gai
Turramurra station and town centre	Ku-ring-gai
Wahroonga station	Ku-ring-gai
Belmont town centre	Lake Macquarie
Boolaroo town centre (Main Road)	Lake Macquarie
Cardiff station	Lake Macquarie
Charlestown shopping centre	Lake Macquarie
Jewellstown Plaza shopping centre	Lake Macquarie
Morisset station and town centre	Lake Macquarie
Lane Cove town centre	Lane Cove
Liverpool station	Liverpool
Green Hills Stockland shopping centre	Maitland
Maitland town centre	Maitland
Rutherford Marketplace shopping centre	Maitland
Spit Junction town centre (Military Road and Spit Road)	Mosman
Adamstown station	Newcastle
Hamilton station	Newcastle
Junction Fair shopping centre	Newcastle
Kotara station	Newcastle
Mayfield town centre	Newcastle
Wallsend town centre	Newcastle
Waratah Village Shopping Centre	Newcastle
Cremorne town centre	North Sydney
Crows Nest station	North Sydney
Milsons Point station	North Sydney
Neutral Bay town centre	North Sydney
Victoria Cross station	North Sydney
Waverton station	North Sydney
Wollstonecraft station	North Sydney
St Leonards station	North Sydney; Lane Cove; Willoughby
Balgowlah Stockland shopping centre	Northern Beaches
Dee Why town centre	Northern Beaches
Forestville town centre	Northern Beaches
Forestway shopping centre	Northern Beaches
Frenchs Forest Precinct (Warringah Road)	Northern Beaches
Manly town centre	Northern Beaches
Manly Vale town centre	Northern Beaches
Mona Vale town centre	Northern Beaches
Warringah Mall shopping centre	Northern Beaches
Epping station and town centre	Parramatta
Carlingford Court shopping centre	Parramatta
Northmead Village shopping centre	Parramatta
Westmead station	Parramatta; Cumberland
Penrith station and town centre	Penrith
Nelson Bay town centre	Port Stephens
Raymond Terrace town centre	Port Stephens
Kensington light rail station	Randwick
Kingsford Juniors light rail station	Randwick
Maroubra Junction town centre	Randwick
Randwick town centre and light rail station	Randwick
UNSW Anzac Parade light rail station	Randwick
Eastwood station and town centre	Ryde
Macquarie Park station	Ryde
Meadowbank station	Ryde
North Ryde station	Ryde
Top Ryde shopping centre	Ryde
West Ryde station and town centre	Ryde
Gladesville town centre (Victoria Road)	Ryde; Hunters Hill
Albion Park town centre (Tongarra Road)	Shellharbour
Shellharbour town centre	Shellharbour
Warilla Grove shopping centre	Shellharbour
Bomaderry town centre (Meroo Street)	Shoalhaven
Nowra town centre	Shoalhaven
Flemington station	Strathfield
Homebush station	Strathfield
Caringbah station and town centre	Sutherland Shire
Cronulla station and town centre	Sutherland Shire
Engadine town centre	Sutherland Shire
Gymea station	Sutherland Shire
Kirrawee station and town centre	Sutherland Shire
Menai Marketplace shopping centre	Sutherland Shire
Miranda station and town centre	Sutherland Shire
Southgate shopping centre	Sutherland Shire
Sutherland station and town centre	Sutherland Shire
Woolooware station	Sutherland Shire
Broadway shopping centre and Glebe Point Road south	Sydney
Darlinghurst and Paddington town centre (Oxford Street)	Sydney
Erskineville station and town centre (Erskineville Road)	Sydney
Kings Cross station and town centre	Sydney
Redfern station	Sydney
Surry Hills south town centre (Crown Street and Cleveland Street)	Sydney
Waterloo town centre (Danks Street)	Sydney
Newtown station and town centre (King Street & Enmore Road)	Sydney; Inner West
Baulkham Hills town centre	The Hills
Bella Vista station	The Hills
Castle Hill station and town centre	The Hills
Hills Showground station	The Hills
Kellyville station	The Hills
Norwest station and town centre	The Hills
Winston Hills Mall shopping centre	The Hills; Parramatta
Bondi Junction station and town centre	Waverley
Artarmon station	Willoughby
Chatswood station and town centre	Willoughby
Northbridge Plaza shopping centre (Sailors Bay Road)	Willoughby
Corrimal town centre	Wollongong
Dapto town centre	Wollongong
Fairy Meadow town centre	Wollongong
Warrawong town centre	Wollongong
Double Bay town centre	Woollahra
Edgecliff station and town centre	Woollahra
Rose Bay town centre (New South Head Road)	Woollahra

Transport-Oriented Development Zones

TODs are designated within 800m of key transport hubs.

The Transport Oriented Development (TOD) zoning program in NSW applies to 37 train stations, divided into two categories: priority transport hubs and other well-located transport hubs. Below is the full list of affected train stations:

Station	Local Government Area (LGA)	Month for finalisation
Adamstown	Newcastle	April 2024
Ashfield	Inner West	January 2025
Banksia	Bayside	July 2024
Belmore	Canterbury-Bankstown	December 2024*
Berala	Cumberland	October 2024
Booragul	Lake Macquarie	April 2024
Canterbury	Canterbury-Bankstown	November 2024*
Cardiff	Lake Macquarie	April 2024
Cockle Creek	Lake Macquarie	April 2025
Corrimal	Wollongong	April 2024
Croydon	Burwood/Inner West	January 2025**
Dapto	Wollongong	July 2024
Dulwich Hill	Inner West	January 2025
Gordon	Ku-ring-gai	April 2024
Gosford	Central Coast	July 2024
Hamilton	Newcastle	April 2024
Killara	Ku-ring-gai	April 2024
Kogarah	Bayside/Georges River	April 2024
Kotara	Newcastle	April 2024
Lakemba	Canterbury-Bankstown	December 2024*
Lidcombe	Cumberland	April 2024
Lindfield	Ku-ring-gai	April 2024
Marrickville	Inner West	January 2025
Morisset	Lake Macquarie	April 2024
Newcastle Interchange	Newcastle	April 2024
North Strathfield Metro	Canada Bay	November 2024
North Wollongong	Wollongong	April 2025
Punchbowl	Canterbury-Bankstown	June 2025
Rockdale	Bayside	July 2024
Roseville	Ku-ring-gai	April 2024
St Marys Metro	Penrith	April 2025
Teralba	Lake Macquarie	April 2024
Tuggerah	Central Coast	July 2024
Turrella	Bayside	April 2024
Wiley Park	Canterbury-Bankstown	June 2025
Woy Woy	Central Coast	April 2024
Wyong	Central Coast	April 2024

Are You in a Low and Mid-Rise Housing or TOD Zone?

🚨 Not all properties near a train station are in a TOD zone.

✅ Low and Mid-Rise Housing areas (171 rezoned areas) allow for townhouses, terraces, and small apartments, even outside TOD zones.

✅ TOD zones are strictly within 800m of selected transport hubs and allow for high-rise apartments and mixed-use development.

🏡 Both zoning types present strong development opportunities: knowing where your property falls is key.

Need Expert Zoning Advice?

Contact StraightLine Planning Today.

If you’re unsure whether your property qualifies for higher-density development, StraightLine Planning provides expert guidance on:

📌 Low and Mid-Rise Housing approvals

📌 Clause 4.6 variations for planning exemptions

📌 Transport-Oriented Development rezoning applications

📞 Contact us today for a free consultation on maximising your property’s development potential in NSW.