Town planning · Ku-ring-gai NSW
Town planning in Ku-ring-gai. Understand the site and its potential.
Planning advice across Ku-ring-gai, including Low and Mid-Rise Housing (LMR), the four-station TOD alternative, dual-occupancy feasibility, Development Applications and CD Planning Assessments supporting CDC applications to Building Certifiers.
NSW housing reforms
Low and Mid-Rise Housing in Ku-ring-gai
The NSW Low and Mid-Rise Housing (LMR) Policy, under the State Environmental Planning Policy (Housing) 2021, creates additional opportunities for some types of residential development in eligible locations. Depending on the statutory provisions, zoning, exclusions and site particulars, housing types may include dual occupancies, terraces, townhouses and residential flat buildings.
LMR Housing areas generally refer to land within 800 metres walking distance of nominated town centres or stations. An address within a named suburb is not enough to establish eligibility. The current legislation and site-specific mapping must be reviewed.
NSW Government interactive map
View the indicative LMR Housing catchments using the NSW Spatial Portal. Its boundaries are a screening aid, not legally determinative; mapped constraints and actual walking distances require separate assessment.
Explore the NSW LMR Housing mapNominated centres and stations
Eight LMR locations in Ku-ring-gai
The NSW Government's nominated LMR locations in the Ku-ring-gai local government area are listed below. This is not a list of properties where an approval is automatically available.
For the officially nominated centres and latest exclusions, see NSW Planning — LMR site selection. We assess the applicable catchment and statutory provisions against each property.
A distinct Ku-ring-gai framework
The four-station TOD alternative
In November 2025, planning controls for the Gordon, Killara, Lindfield and Roseville Transport Oriented Development precincts changed under a Council-supported alternative scheme. The alternative scheme came into effect on 14 November 2025 and operates through the Ku-ring-gai Local Environmental Plan 2015, rather than simply relying on the earlier standard Housing SEPP TOD controls.
For a project near these stations, we examine the site's zoning, mapped precinct extent, permissible uses, development standards and any special provisions. The LMR Housing catchment and the TOD alternative should not be assumed to have identical boundaries or standards.
Housing reforms can affect land use permissibility and standards differently for each site. See Council's TOD alternative information and NSW Planning's TOD status guidance.
Dual-occupancy planning
Newer Ku-ring-gai dual-occupancy controls
Ku-ring-gai's operative dual-occupancy framework has changed since the original NSW housing reforms. Council records a 1,015 m² minimum lot size for dual-occupancy development gazetted in October 2025, together with a 0.5:1 floor space ratio standard gazetted in June 2026. The Ku-ring-gai DCP also introduced a dedicated Part 5 — Dual Occupancy, effective 5 March 2026.
These provisions must be read with the in-force LEP and Housing SEPP, including their interaction and any applicable site exclusions. Lot dimensions, proposed form, access, landscaping, biodiversity and other relevant development standards can materially influence feasibility.
Council's housing reform and dual-occupancy updates provide the dates and background.
Statutory and local controls
Ku-ring-gai LEP 2015 and Development Control Plan
Ku-ring-gai Local Environmental Plan 2015 is the consolidated LEP for the local government area. It provides the underlying zoning, heritage provisions, mapped development standards and other land-use controls, as amended.
The Ku-ring-gai Development Control Plan provides detailed guidance for dwelling houses, secondary dwellings, dual occupancies, multi-dwelling housing, terraces, residential flat buildings, local character, trees, heritage and general site design. Council's DCP Amendment 13, effective 21 August 2026, added or updated provisions associated with housing reform, including Parts 6.1 and 7.1.
Site-specific controls and relevant State Environmental Planning Policies must also be considered. A preliminary planning review can identify the appropriate parts of the instruments before architectural design progresses.
Ku-ring-gai site considerations
Planning beyond floor space and setbacks
Trees and canopy protection
Assess trees, vegetation and relevant retention requirements early; an arborist's report or revised site design may be required for affected development.
Biodiversity, riparian areas and bushfire
Check mapped biodiversity, Greenweb, riparian lands, bushfire prone land and other environmental constraints that can affect development potential or documentation.
Heritage and local character
Identify local heritage items, heritage conservation areas and applicable character controls, particularly for established streetscapes.
Topography, landscaping and water management
Review site slope, stormwater arrangements, deep soil, landscape design and relevant built-form controls as part of the development strategy.
Our professional services
How we can assist with your Ku-ring-gai project
Preliminary Planning Reports (PPRs)
Early assessment of site potential, applicable planning controls and approval pathways. Explore PPRs and planning consultancy.
LMR, TOD and dual-occupancy reviews
Consider the operative housing provisions and potential development scenarios before detailed plans are prepared.
Development Applications and SEE
Planning advice, Statement of Environmental Effects preparation and assistance with DA documentation and lodgement where engaged. Explore our DA service.
CD Planning Assessments
Prepare CD Planning Assessments to accompany a CDC application submitted to a Building Certifier. We review applicable Codes SEPP planning requirements; the certifier makes the statutory determination. Explore CD Planning Assessments.
Planning Approvals provides planning assessments and compliance advice for the CDC pathway. A Building Certifier determines whether the proposal satisfies the applicable statutory requirements and whether a CDC can be issued. LMR permissibility does not automatically create a CDC pathway. You can Find a Certifier through the NSW Government register.
In-house sustainability services
BASIX and NatHERS thermal assessments
Planning Approvals provides an in-house BASIX service and thermal assessments by an Accredited NatHERS Assessor. We assist with BASIX certification, NatHERS ratings and practical design considerations including glazing, insulation and construction materials.
Our approach
Establish the planning pathway.
Site-specific checks are important where several layers of State and Council policy may apply.
Review the planning framework
Confirm LEP zoning, DCP provisions, mapped site constraints and whether LMR or TOD provisions apply.
Assess potential and design
Identify the appropriate approval pathway, development standards and issues needing investigation.
Prepare agreed planning work
Provide the relevant PPR, SEE, planning advice or CD Planning Assessment for the next project stage.
Common questions
Planning questions in Ku-ring-gai.
Does LMR Housing apply to every property in Turramurra, Pymble or St Ives?
No. A suburb or named centre alone does not establish eligibility. The site must satisfy the legislative location, zoning and exclusion requirements, as well as other applicable provisions.
Is the four-station TOD alternative the same as the LMR policy?
No. Ku-ring-gai's November 2025 alternative TOD controls apply through the LEP to defined land near Gordon, Killara, Lindfield and Roseville, while LMR Housing has its own site-selection and planning provisions. Check the controls and mapping that apply to the specific land.
Can I develop a dual occupancy on any R2 lot in Ku-ring-gai?
Not necessarily. The applicable minimum lot size, floor space ratio and other standards need checking. A general policy announcement should not be used as a substitute for a current site-specific feasibility assessment.
Can we help you with a Ku-ring-gai 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 and advise on compliance for CDC applications to Building Certifiers. The Building Certifier determines whether the certificate may be issued.
Official Ku-ring-gai Council and NSW Government sources:
Ku-ring-gai · Project enquiry
Considering a project in Ku-ring-gai?
Tell us the site address and what you propose. We'll outline the appropriate initial assessment and scope of professional planning services.