Navigating NSW's new Low and Mid-Rise Housing Policy with TURNER

The policy changes planning controls to encourage more housing, of up to six storeys, to be built within an 800 metre walk from nominated town centres and transport hubs. It is expected to deliver up to 112,000 homes across the state over the next five years.

Industry experts see this as a positive step towards addressing the state’s housing challenges and delivering well-designed housing where it’s most needed.

Karl May, Managing Director of Sydney architecture and design practice TURNER, welcomes the reforms as a significant opportunity to improve housing supply and quality across NSW.

“This policy is an important step forward in ensuring Sydney, in particular, can deliver the homes it needs by effectively increasing the number of developable sites available for more diverse housing,” he says.

“Providing more diverse housing options in well-connected areas with good public transport has the potential to make a real difference to affordability by lowering the cost of sites and creating vibrant communities by allowing people to remain in the suburbs they love.”

Image: Roselands by TURNER / supplied

The policy introduces new planning controls to encourage more dual occupancies, terraces, townhouses and apartments in Greater Sydney, the Central Coast, the Lower Hunter and Newcastle regions and Illawarra-Shoalhaven. 

For developers and architects, this opens the door to streamlined approval processes and provides an opportunity to improve the amenity for communities.

May is adamant: it’s important for developments to seamlessly dovetail into their surroundings.

“The key to successful urban growth is delivering housing that integrates well with existing neighbourhoods,” he says.

“This policy supports thoughtful design and long-term liveability, ensuring that new developments contribute positively to their communities.

“We’ve seen this through our past work in Victoria Park and Green Square. After more than 20 years, those places are thriving and the low to mid-rise housing has been a real driver of the growth and vibrancy of those areas.”

TURNER’s Principal, Nick Turner, won the commissions to design the masterplan for the broader Green Square area in 1995, the Green Square Town Square in 2001, and several stages in

Victoria Park in 2001 and 2002, where the practice has since designed ten buildings across the precinct.

More recently, the TURNER-designed Forma & Contra build-to-rent development in Roselands was completed, which delivers 100 residences over six storeys alongside 700sqm of retail space.

“Forma & Contra is a great example of what can be achieved when good design meets smart planning,” May says. 

“Its strong leasing success proves that well located, well-designed apartments of this scale are in high demand.”

The development enriches the local environment by enhancing residential amenity while integrating with surroundings.

At street level, active retail frontages, well-defined residential entries and landscaping foster a vibrant pedestrian experience. Communal spaces for residents encourage social interaction, balancing public and semi-private areas to create a strong sense of community.

As with any changes to planning policy, the Low and Mid-Rise Housing Policy has sparked debate, particularly among those concerned about increased density in their neighbourhoods.

May acknowledges these concerns but sees the policy as a balanced approach that prioritises thoughtful well-designed housing rather than unchecked density.

“Good planning ensures new housing complements existing neighbourhoods, enhances public spaces and improves local services. This policy supports that approach,” he says.

“Sydney’s growing population and ongoing housing affordability issues require proactivity. By delivering well-integrated, thoughtfully designed developments, we can ensure that increased density benefits everyone – residents, business and communities alike.”

Image: Green Square by TURNER / supplied