Town planning · The Hills Shire NSW
Town planning in The Hills Shire. Start with the right controls.
Site-specific town planning advice for The Hills Shire, including Low and Mid-Rise Housing (LMR), Preliminary Planning Reports, Development Applications and CD Planning Assessments to support applications to Building Certifiers.
Local planning opportunities
Low and Mid-Rise Housing in The Hills Shire
The NSW Low and Mid-Rise Housing (LMR) Policy, in Chapter 6 of the State Environmental Planning Policy (Housing) 2021, creates additional opportunities for certain housing types in eligible areas near nominated centres and public transport. Depending on the site and proposal, these may include dual occupancies, terraces, townhouses and residential flat buildings.
The policy is generally structured around 800 metres walking distance from nominated town centres and stations—not simply an 800-metre radius. Land use zone, mapped catchment, site constraints, exclusions and other applicable planning provisions must be assessed before assuming additional development potential.
NSW Government interactive map
Explore the indicative Low and Mid-Rise Housing areas on the NSW Spatial Portal. The map is a useful starting point; it is not a substitute for checking the current statutory provisions for a particular property.
View the interactive LMR Housing mapAdditional permissibility and non-discretionary development standards do not remove the need for detailed site assessment, design consideration or a Development Application where required.
Nominated local centres
Where might the LMR policy be relevant?
The NSW Government's published list identifies the following centres and stations in, or shared with, The Hills Shire. The nominated centre does not mean every nearby property is eligible.
For mapped catchments and current guidance, consult the NSW Government LMR site-selection list. We assess the applicability of the policy to a particular property rather than relying on suburb names alone.
Assessing site potential
What needs to be checked?
Site location and land zoning
Whether land falls within an eligible LMR area, including the applicable walking-distance catchment and residential zoning.
Development type and permissible use
Whether dual occupancy, multi-dwelling housing, terraces, apartments or another proposal is permissible and which provisions apply.
Standards and planning merit
Relevant lot dimensions, height, floor space ratio, parking, landscaping and other controls, including the effect of non-discretionary standards where applicable.
Constraints and exclusions
Mapped hazards and site constraints such as certain bushfire, flooding, biodiversity and heritage provisions, together with other relevant planning restrictions.
Council planning framework
The Hills LEP, DCP and applicable State policies
Town planning assessments in The Hills Shire commonly involve The Hills Local Environmental Plan 2019, The Hills Development Control Plan 2012 and applicable State Environmental Planning Policies. Special planning arrangements can apply to certain growth areas and precincts, so a property-specific review is important.
For eligible LMR proposals, the Housing SEPP can affect permissibility and certain development standards. Other planning matters remain relevant, and the consent authority must still assess a Development Application on its merits.
Our professional services
Town planning services for Hills Shire projects
Preliminary Planning Reports
Early review of development potential, the relevant planning controls and material issues before design or purchase decisions. Explore planning advice.
LMR Housing assessments
Review of potential eligibility under the Low and Mid-Rise Housing provisions and the likely DA planning considerations for the proposed housing type.
DA and SEE preparation
Planning advice, Statements of Environmental Effects and assistance with DA documentation, coordination and lodgement where engaged. Explore DA services.
CD Planning Assessments
Planning compliance assessments prepared to accompany a Complying Development Certificate (CDC) application to a Building Certifier. Explore CD assessment services.
Planning Approvals provides CD Planning Assessments and compliance advice to support a CDC application. A Building Certifier reviews the applicable requirements and determines whether a CDC can be issued. The LMR Housing provisions do not, by themselves, establish eligibility for complying development. To locate a Building Certifier, use the NSW Government's Find a Certifier register.
In-house sustainability services
BASIX and NatHERS, coordinated with your plans
Planning Approvals provides an in-house BASIX service and residential thermal-performance assessments by an Accredited NatHERS Assessor. We can assist with BASIX certification, NatHERS ratings and practical guidance on glazing, insulation and building fabric so energy requirements are considered alongside the project's design and approval documentation.
How we approach a site
Establish the pathway first.
LMR, DA and CDC requirements need to be applied to the particular site and proposal.
Confirm the planning framework
Review the address, zoning, mapped constraints and relevant LEP, DCP and State policy provisions.
Assess development potential
Consider LMR opportunities, design response, development standards and the applicable approval pathway.
Prepare agreed planning work
Provide a PPR, planning advice, SEE or CD Planning Assessment according to the engagement.
Common questions
Planning questions in The Hills.
Does the Low and Mid-Rise Housing policy apply to every property in Castle Hill or Baulkham Hills?
No. The provisions apply only where the land meets the statutory criteria. The relevant mapped catchment, walking-distance test, zoning and exclusions need to be checked for the particular property.
Can I obtain a CDC for Low and Mid-Rise Housing?
Potentially, for eligible development types that independently satisfy the applicable complying development code. LMR permissibility does not automatically provide a CDC pathway. The assessment must consider the current Codes SEPP standards, land exclusions and design requirements, and the certifier makes the determination.
Can Planning Approvals issue my CDC?
No. We prepare CD Planning Assessments to support CDC applications to a Building Certifier. The Building Certifier is responsible for assessing the application and issuing the certificate where the requirements are met.
Can we help you with a Hills Shire Development Application or Statement of Environmental Effects?
Yes. Subject to the agreed scope, we provide planning advice, prepare Statements of Environmental Effects and assist with DA documentation and lodgement on the NSW Planning Portal.
Do I need finished architectural plans to obtain early planning advice?
Not necessarily. A property address and a clear proposal may be enough to commence a Preliminary Planning Report. A more detailed design is generally required for a definitive planning compliance assessment.
Looking for advice in another Council area? Browse our Council planning guides.
The Hills Shire · Project enquiry
Planning a development in The Hills?
Send us the address and a description of the proposal. We can discuss the appropriate initial assessment and scope of planning services.