What's the difference between Low and Mid-Rise Housing and Transport Oriented Development (TOD) Zones?
- Richard Mead
- Mar 19
- 8 min read
Updated: Sep 16
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
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.
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:
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.
