Town planning · Hornsby Shire NSW
Town planning in Hornsby Shire. Understand the local planning context.
Town planning services across Hornsby Shire, including Low and Mid-Rise Housing (LMR), preliminary planning advice, Development Applications and CD Planning Assessments that support CDC applications to Building Certifiers.
Local housing opportunities
Low and Mid-Rise Housing in Hornsby Shire
The NSW Low and Mid-Rise Housing (LMR) Policy forms part of the State Environmental Planning Policy (Housing) 2021. It can create opportunities for housing types such as dual occupancies, terraces, townhouses and apartment buildings in eligible locations, subject to the development type, zone and statutory requirements.
The policy uses 800 metres walking distance from nominated centres and stations, rather than a simple radius. Individual site conditions, zoning, exclusion provisions and the current legislation must be checked before development potential can be established.
NSW Government interactive map
The NSW Spatial Portal shows indicative LMR Housing areas. It is useful for initial screening but cannot establish eligibility on its own.
Explore the indicative LMR Housing mapNominated LMR locations
Five nominated centres in Hornsby Shire
The NSW Government identifies the following centres and stations within Hornsby Shire for the LMR policy. These are reference locations, not a blanket approval area for every surrounding property.
Check the NSW Government's nominated LMR centres and stations for official reference information. Eligibility and the applicable standards must be considered for the particular lot and proposed development.
Separate planning framework
Hornsby Town Centre and Transport Oriented Development
Hornsby Town Centre is also an accelerated Transport Oriented Development (TOD) precinct. NSW Government-led rezoning commenced in November 2024, introducing changed planning controls for land within the precinct. The framework supports more housing and mixed-use development close to Hornsby Station.
The precinct boundary and specific planning controls are distinct from the wider LMR Housing catchments. Being near Hornsby Station does not establish which provisions apply or guarantee a particular approval outcome.
LMR Housing and the Hornsby TOD precinct should not be treated as interchangeable. The zoning, mapping, applicable LEP and State policy provisions need to be checked for the specific site. NSW Planning — Hornsby TOD precinct.
Council planning instruments
Hornsby LEP 2013 and Hornsby DCP 2024
The Hornsby Local Environmental Plan 2013 (HLEP) sets out the relevant zones, permitted land uses, development standards and mapped provisions. The Hornsby Development Control Plan 2024 (HDCP) provides general, residential, rural, subdivision, river settlement and heritage controls, as applicable.
Some sites are also subject to specific precinct controls and relevant State Environmental Planning Policies. Our planning assessment considers the instruments that apply to the land and proposal, rather than assuming one Council-wide set of residential standards.
Site-specific considerations
Environmental constraints can shape a design
Bush fire prone land
Check Council's bush fire prone land mapping and the implications for a proposed development. A bushfire assessment or specialist advice may be required where relevant.
Trees, vegetation and biodiversity
Consider protected trees, vegetation removal, biodiversity mapping and the potential need for arboricultural or ecological information.
Heritage and neighbourhood character
Identify listed heritage items, conservation areas and the design response expected by applicable controls.
Topography, drainage and watercourses
Review site levels, access, stormwater management and any relevant watercourse or environmental constraints before committing to a building layout.
Professional planning services
How Planning Approvals can assist
Preliminary Planning Reports
Investigate development potential, applicable controls and constraints before design progresses too far. Explore PPRs and planning advice.
LMR and TOD planning assessments
Establish which planning framework applies and identify the relevant permissible development types and design parameters.
DA planning and SEE reports
Prepare Statements of Environmental Effects, provide planning advice and assist with DA documentation and lodgement where engaged. Explore DA services.
CD Planning Assessments
Prepare CD Planning Assessments to accompany CDC applications to Building Certifiers, considering relevant Codes SEPP land eligibility and development standards. Explore CD Planning Assessments.
A CD Planning Assessment supports a CDC application. A Building Certifier reviews the applicable statutory requirements and determines whether a CDC can be issued. LMR Housing permissibility does not, by itself, establish eligibility for complying development. You can Find a Certifier through the NSW Government's public register.
Energy assessment services
In-house BASIX and NatHERS assessments
Planning Approvals provides in-house BASIX services and thermal performance assessments through an Accredited NatHERS Assessor. We can assist with BASIX certification, NatHERS ratings and design advice concerning glazing, insulation and building fabric alongside project documentation.
How we approach a project
Check the site before the design.
Understand local controls, State policy provisions and site constraints before selecting the approval pathway.
Establish the planning framework
Confirm zoning, LMR/TOD applicability, Council planning instruments and relevant constraints.
Review potential and design
Consider permissible uses, applicable standards and the planning issues that need to be resolved.
Prepare the planning work
Provide the agreed PPR, planning advice, SEE or CD Planning Assessment to support the next stage.
Common questions
Planning questions in Hornsby Shire.
Does the LMR Housing policy apply to every property in Hornsby or Waitara?
No. A nominated centre or station does not make all surrounding properties eligible. The statutory walking-distance test, zoning, current policy, mapped provisions and exclusions must be assessed for the particular lot.
Are Hornsby Town Centre TOD controls the same as the LMR Housing policy?
No. The Hornsby TOD precinct is subject to a specific rezoning and planning framework. Which controls apply depends on the site's location and the relevant legislation and mapping.
Can you advise on protected trees or bushfire planning constraints?
Yes. Our planning reviews can identify relevant tree, vegetation and bush fire prone land constraints, and whether specialist arboricultural, ecological or bushfire assessment may be necessary.
Can you help with a Hornsby Shire Development Application or Statement of Environmental Effects?
Yes. We provide planning advice, SEE preparation and assistance with DA documentation and lodgement, depending on the agreed project scope.
Can Planning Approvals issue a CDC?
No. We prepare CD Planning Assessments to support CDC applications submitted to a Building Certifier. The Building Certifier makes the certification decision.
Official NSW Government and Hornsby Shire Council references:
- Hornsby Shire Council — Hornsby Local Environmental Plan 2013
- Hornsby Shire Council — Hornsby Development Control Plan 2024
- NSW Planning — Low and Mid-Rise Housing Policy
- NSW Planning — nominated LMR centres and stations
- NSW Planning — Hornsby TOD precinct
- Hornsby Shire Council — bush fire prone land
- Hornsby Shire Council — tree and bushland protection
Hornsby Shire · Project enquiry
Planning a project in Hornsby Shire?
Send us the site address and a brief description of what you are proposing. We can discuss the appropriate planning assessment and scope.