State Environmental Planning Policy (Housing) 2021

Section 15C(2A) lists land where Division 1 (the in-fill affordable housing FSR/height bonus pathway) does not apply. A new paragraph (e) has been inserted carving out land identified on the State Environmental Planning Policy (Precincts—Central River City) 2021 Sydney Olympic Park Land Application Map. This is because that land is being governed by its own precinct planning controls, so the in-fill affordable housing bonuses are switched off there to avoid overlap. The rest of the Division — objectives, definitions, the FSR and height bonus calculations, parking standards, design requirements and the 15-year affordable housing obligation — is unchanged.

Section 155 sets non-discretionary development standards for buildings in Transport Oriented Development Areas. The only change is a correction to the floor space ratio figure in subsection (4), which previously read "2:5:1" (a typographical error) and now correctly reads "2.5:1". The maximum building heights (22m for residential flat buildings, 24m for ILU/shop top housing) and the structure of the section are unchanged. This simply fixes the text to express the FSR as always intended.

Section 163 sets out the definitions used in Chapter 6 (low and mid rise housing). The only change is the deletion of the defined term "Deferred Transport Oriented Development Areas Map". This term referred to a map identifying areas where transport oriented development controls were held back. Its removal reflects that this deferral concept is no longer needed within the chapter's definitions — the remaining terms (low and mid rise housing area, inner area, outer area, and the relevant maps) are unchanged.

Section 164 lists the land where Chapter 6 (the low and mid-rise housing chapter) does not apply. Paragraph (j) previously carved out land mapped as "Deferred Transport Oriented Development Areas." That exclusion has been deleted, leaving paragraph (j) blank. The practical effect is that land formerly within those deferred TOD areas is no longer excluded and the Chapter 6 housing pathways now apply to it (subject to the other exclusions in the section still standing). This reflects those deferred areas being brought into the operative housing framework.

Section 182 lists the land that Chapter 7 of the Housing SEPP does NOT apply to. Previously, paragraph (j) carved out land shown as "Deferred Transport Oriented Development Areas" on the relevant map. That carve-out has been deleted (the (j) entry is now empty). The practical effect is that this formerly-deferred TOD land is no longer excluded — Chapter 7's provisions now apply to it, consistent with those areas being activated rather than deferred. The other exclusions (bush fire prone land, heritage, certain LGAs, flood areas, ANEF/ANEC contours, pipeline buffers, accelerated TOD precincts, etc.) are unchanged.

This amendment deletes the definition of "Deferred Transport Oriented Development Areas Map" from section 163 and removes paragraph (j) from section 164, which had carved out land mapped as a Deferred Transport Oriented Development Area from Chapter 6. With that exclusion gone, the low and mid rise housing controls in Chapter 6 now reach land that was previously held back. The rest of the exclusions (bush fire prone land, heritage items, listed flood-affected LGAs, exclusion-map areas, etc.) are unchanged.

The earlier dictionary contained two competing definitions of "heritage conservation area" — one that simply cross-referenced the Codes SEPP (clause 1.5) and one that set out a fuller meaning (a heritage conservation area, an archaeological site, or an Aboriginal place of heritage significance identified in another environmental planning instrument). The duplicate Codes SEPP cross-reference has been deleted, so the dictionary now relies solely on the substantive standalone definition. This is a tidy-up to remove an internal inconsistency rather than a change to underlying controls.

Schedule 12 lists the stations where the Housing SEPP's Transport Oriented Development (TOD) provisions are switched off ("deferred") and therefore do not yet apply. The list has been revised. Lakemba, North Wollongong and St Marys have been taken off the deferred list, which means the TOD development standards and permissibility uplift now operate around those stations. Cockle Creek has been added to the deferred list, so TOD controls do not apply there. Punchbowl and Wiley Park stay on the deferred list. The net effect is that the geographic footprint where TOD housing controls bite has shifted.

The three core geographic definitions in Chapter 6 (low and mid rise housing area, inner area, and outer area) have been re-worded. Previously, if part of a lot fell within the relevant walking-distance catchment, the whole lot was captured. Now the test is whether a "site area" contains that land, in which case the whole site area is captured. This shifts the unit of measurement from the individual lot to the site area (the land to which a development proposal relates, which can span multiple lots or part of a lot), aligning the catchment test with how a development site is actually defined for assessment purposes.

Section 182 defines the land to which Chapter 7 applies — essentially the whole State except a long list of carved-out areas (bush fire prone land, heritage items and conservation areas, named LGAs, flood planning areas, ANEF/ANEC contours, pipeline buffers, deferred and accelerated TOD areas, etc.). The 2025 (684) amendment made only one correction: the sub-paragraph numbering for Queanbeyan-Palerang Regional in the flood planning area list was wrong (it duplicated "(vii)") and has been corrected to "(xvii)". No land has been added to or removed from the exclusions, and no wording with legal effect has changed.

Section 183 sets out which residential flat building and shop top housing developments fall under this chapter, by reference to named mid-rise housing patterns. The only change is a wording correction to two pattern names: "Corner apartments 01 by Tonkin Zulaikha Greer" and "Corner apartments 02 by Spacecraft Architects" are now "Corner lot apartments 01" and "Corner lot apartments 02". The criteria, eligible land, and the patterns themselves are unchanged.

Section 184 sets out which provisions of the Housing SEPP are switched off for development falling under Chapter 7. The earlier version excluded sections 177–180 in their entirety. The amendment narrows that exclusion: sections 177 and 178 remain fully excluded, but only specific parts of sections 179 and 180 are now switched off — section 179(2)(a)–(d) and section 180(2)(a) and (3)(a). The practical effect is that the remaining parts of sections 179 and 180 now apply to this development where they previously did not.

Clause 66B lets you change the use of a lawfully constructed dwelling to a group home without a DA where set conditions are met. The amendment tightens limb (1)(b): previously it only capped the number at no more than 5 bedrooms occupied by children or young people receiving out-of-home care; now it also sets a floor, requiring at least one such bedrooms to be occupied. This closes the gap where a dwelling with zero out-of-home-care occupants could have qualified under that limb, ensuring the exemption applies to genuine out-of-home-care group homes.

Section 84 sets the development standards for seniors housing buildings, including minimum site area, frontage, height limits, and rules for rooftop servicing equipment. This amendment relocated the three servicing-equipment requirements (full integration/screening, the 20% roof-area cap, and the 11.5m maximum height) out of the old subsection (3) and into subsection (2)(c)(ii) as sub-paragraphs (A), (B) and (C). Subsection (3) is now empty. The substance of the standards is identical — the change is purely structural, folding the equipment rules directly into the height test they relate to.

The only change to Division 8 is in section 108B(1)(b)(ii). The reference governing servicing equipment on a building's roof that pushes height above 9.5m (up to 11.5m) was updated from "section 84(3)" to "section 84(2)(c)(ii)". This is a cross-reference correction that points to the right provision dealing with rooftop servicing equipment. The substantive test — 9.5m height, 11.5m where compliant servicing equipment is present, and a 40-dwelling cap — is unchanged.

In the Housing SEPP's low and mid rise housing chapter (Chapter 6), the three key catchment definitions—low and mid rise housing area, inner area and outer area—have been amended. Previously, if part of a lot fell within the 400m/800m walking-distance catchment of a town centre or station, the whole lot was captured. The definition now operates by reference to a "site area": if a site area contains land within the catchment, the whole site area is captured. This aligns the catchment trigger with the site area concept used elsewhere in the chapter, which matters where a development site comprises more than one lot.

This new definitional provision was inserted into Chapter 7 of the Housing SEPP. It establishes that, within that chapter, the term "mid-rise housing pattern" means the specific pattern document published by the Department in November 2025. On its own it imposes no obligations — it simply fixes the meaning of a term used elsewhere in the chapter so the operative mid-rise housing provisions can rely on a defined, Department-published pattern.

This newly inserted provision sets the geographic scope for Chapter 7 of the Housing SEPP. It applies the chapter to the whole State except for a substantial list of carved-out land: bush fire prone land, coastal vulnerability and coastal wetlands/littoral rainforest areas, heritage items and heritage conservation areas, named LGAs (Bathurst Regional, Blue Mountains, Hawkesbury, Wollondilly), flood prone land in the Georges River and Hawkesbury-Nepean catchments, flood planning areas in a long list of regional LGAs, high aircraft-noise contours (ANEF 25+/ANEC 20+), land near relevant pipelines, deferred and accelerated transport-oriented development areas, and land within 800m of stations listed in Schedule 12. It also defines the ANEC/ANEF and flood planning area terms by reference to other instruments.

This new provision is the gateway to Chapter 7, which introduces standardised, pre-designed mid-rise housing patterns (a "pattern book"). It specifies that the chapter applies where a residential flat building or shop top housing development is permitted with consent and is built strictly in accordance with one of the named patterns — for example "Small lot apartments 01 by Collins and Turner" or "Corner apartments 01 by Tonkin Zulaikha Greer". Small lot apartment and corner patterns apply on land covered by Chapter 5 or in a low and mid rise housing area, large lot apartment patterns are not geographically restricted in the same way, and shop top housing must include commercial premises or health services facilities and use a corner apartment pattern. The aim is to give applicants a faster, more certain path by adopting endorsed designs that meet set development standards, location requirements and technical drawings.

A new section 184 has been added to Chapter 7 of the Housing SEPP. It states that certain provisions of the policy do not apply to development to which Chapter 7 applies — specifically sections 145–149, section 155(4), section 159, section 161, and sections 177–180. The effect is to carve this category of development out from those particular controls, so assessment proceeds under the rest of the chapter without those provisions biting.

This newly added clause 185 confirms that land on which development is carried out under Chapter 7 of the Housing SEPP can be strata subdivided with development consent. It covers two scenarios: strata subdivision of land where the development has already been done, and strata subdivision proposed in a single DA alongside the development itself (so you can bundle the development and the strata subdivision into one application). It removes doubt about whether strata title can be applied to these housing developments.

The only substantive change to Part 1 of Chapter 6 is the deletion of the defined term "strata subdivision" from section 163. Previously this term captured subdivision by a strata plan, strata plan of consolidation or strata plan of subdivision under the Strata Schemes Development Act 2015. All other definitions, the chapter aim, the land-application exclusions in section 164, and the non-discretionary standards reference in section 165 are unchanged. The removal reflects that the term is no longer needed for the operative provisions of the low and mid rise housing chapter.

In the earlier version, "strata subdivision" was defined only by cross-reference ("for Chapter 6—see section 163"). It now has a substantive definition that applies across the whole Policy: subdivision by a strata plan, a strata plan of consolidation, or a strata plan of subdivision, each within the meaning of the Strata Schemes Development Act 2015. This gives the term a clear, consistent meaning wherever it appears in the SEPP rather than being tied to one chapter.

This provision sets out where the Low and Mid Rise Housing chapter applies. The amendment adds a new category of excluded land — anything identified as an "exclusion area" on the Low and Mid Rise Housing Exclusion Map — meaning the chapter's planning controls and pathways no longer apply on that land. It also tidies up the existing Accelerated TOD Precinct exclusion by moving it from a standalone subsection (now empty) into the main list of exclusions as new paragraph (l), with the new exclusion-area mapping at paragraph (m). The substantive effect is the new exclusion map: parcels picked up by that map are now outside the chapter.

Chapter 6 (the low and mid rise housing pathway) has had its application area narrowed. A new map—the Low and Mid Rise Housing Exclusion Map—has been introduced and defined in section 163, and section 164 now adds land identified as an "exclusion area" on that map to the list of land the chapter does not apply to. At the same time, the former separate carve-out for "Accelerated TOD Precinct" land (previously sitting in subsection 164(2)) has been moved into the main exclusion list as paragraph (1)(l), with subsection (2) now emptied. The practical upshot is that more land is now expressly carved out of the low and mid rise housing controls, with the government able to map specific exclusion areas.

Section 169 sets the non-discretionary development standards for subdividing dual occupancies in R1, R2 and R3 zones within low and mid rise housing areas. The amendment inserts subsection (1A), which makes clear that consent may be granted to this development despite contrary provisions in any other environmental planning instrument. This removes doubt about whether local or other SEPP controls could block such subdivisions, giving the Housing SEPP pathway priority and ensuring the dual occupancy subdivision standards actually operate as intended.

Section 173 sets non-discretionary development standards for subdividing land for multi dwelling housing (terraces) in low and mid rise housing areas in the R1, R2 and R3 zones. The amendment inserts subsection (1A), which states that despite the provisions of any other environmental planning instrument, consent may be granted to development covered by this section. This clears away conflicting prohibitions or controls in other instruments (such as a local environmental plan) that might otherwise have blocked the subdivision, giving the section overriding effect so the terrace subdivision pathway actually works as intended.

Section 173 of the Housing SEPP sets non-discretionary development standards for subdividing land for terrace-style multi dwelling housing in R1, R2 and R3 zones. The amendment inserts new subclause (1A), which says that despite the provisions of any other environmental planning instrument, consent may be granted to development covered by this section. This removes a potential roadblock where a local LEP or other instrument would otherwise bar this kind of subdivision, making clear the SEPP pathway prevails. The substantive lot standards (one dwelling per lot, 6m frontage, lawful road access, minimum 165m2) are unchanged.

Section 169 sets non-discretionary standards for subdividing dual occupancies in low and mid rise housing areas (R1, R2, R3 zones). The amendment inserts a new subsection (1A) stating that, despite the provisions of another environmental planning instrument, consent may be granted to this kind of subdivision. This removes doubt about whether subdivision provisions or minimum lot size rules in other instruments (such as a council LEP) could block these subdivisions — the Housing SEPP now expressly overrides them for development that meets the section's criteria.

Section 163's definitions of 'low and mid rise housing area', 'low and mid rise housing inner area' and 'low and mid rise housing outer area' have been amended. Previously each was simply the land within the stated walking distance (400m, 800m, or 400-800m) of a town centre or station. Now each definition adds a second limb: if any part of a lot sits on the qualifying land, the whole lot is treated as being in that area. For the outer area there is a tie-breaker — a lot that also touches the inner-area catchment is treated as inner, not outer. This removes the awkward situation where a single lot was split between qualifying and non-qualifying land or between inner and outer areas.

A new subsection 169(1A) has been added to the dual occupancy subdivision provisions. It states that, despite the provisions of any other environmental planning instrument, development consent may be granted to subdivision of dual occupancies covered by this section. This is an overriding clause: it clears away conflicting controls in local environmental plans or other SEPPs (for example a minimum lot size or a prohibition on subdivision) that would otherwise block these subdivisions. It supports the Housing SEPP's goal of enabling dual occupancy subdivision in low and mid rise housing areas in the R1, R2 and R3 zones. The rest of section 169 — the qualifying conditions and the non-discretionary standards (one dwelling per lot, minimum 225m², 6m frontage, lawful road access, no battle-axe lots, no strata) — is unchanged.

Section 173, which sets the lot standards for subdividing land for multi dwelling housing (terraces) in R1, R2 and R3 zones, now includes a new subsection (1A). It states that development consent may be granted to this subdivision despite the provisions of any other environmental planning instrument. Previously a competing LEP or other instrument could block or constrain such subdivision; the amendment removes that barrier so the Housing SEPP's standards prevail. The rest of Part 3 — the permissibility rule (s 170), the tree canopy landscaping consideration (s 171) and the non-discretionary standards for multi dwelling housing and terraces (ss 172–173) — is unchanged.

This change loosens the timing and scope of the construction workers accommodation provisions. Previously, accommodation could only be linked to electricity infrastructure or major projects that already had consent or Ministerial approval in force ('approved electricity infrastructure development'). The amendment replaces this with 'relevant electricity infrastructure development', which only requires that a development application (or an application for the Minister's approval) has been lodged. The trigger across all the relevant definitions shifts from 'consent has been granted/approved' to 'an application has been made'. The accommodation also need only be 'related to' the construction rather than 'ancillary to' it, and electricity infrastructure development now need only be 'associated with' development in a renewable energy zone rather than 'carried out in' one. The practical thrust is to let construction workers accommodation proposals come forward earlier in the project lifecycle and across a broader set of associated works.

Section 141F has been substituted. Previously, construction workers accommodation was permitted with consent in residential zones and other zones (subject to a suitability test guided by the Guidelines), with a flat ban in RU3 Forestry, recreation, conservation and waterway zones. The new version keeps that zone framework but adds a critical gateway: the permissibility now only applies if the consent authority is satisfied the development is being carried out by or on behalf of a public authority, or is connected to specified projects — relevant electricity infrastructure development with consent/Ministerial approval in force, listed State significant development under Planning Systems SEPP Schedule 1 (ss 5, 7, 17, 18 or 19), or listed State significant infrastructure under Schedule 3 (ss 1–5). This sharply narrows the pathway to projects with a public or major-infrastructure nexus, rather than allowing construction workers accommodation generally.

Section 15C sets out when the in-fill affordable housing provisions apply, including a requirement that (for land outside the Six Cities Region accessible-area test) part of the development be within 800m walking distance of land in a "relevant zone". The definition of relevant zone in subsection (3) has been expanded to include Zone E2 Commercial Centre, alongside E1 Local Centre, MU1 Mixed Use, B1 Neighbourhood Centre, B2 Local Centre and B4 Mixed Use. This means sites near E2-zoned land can now qualify for the division where previously they could not.

This provision sets the principal private open space standard for sites where a group home is built. Two changes were made. First, the 24m\ ground-level area is now assessed at 'finished' ground level rather than 'existing' ground level, so the post-construction surface is what counts. Second, the dimensional test changed from being at least 4m wide to being at least 3m wide and 3m long, which sets a minimum length as well as width but reduces the minimum width. The overall 24m\ minimum area and the 1:50 gradient cap are unchanged.

Schedule 2 clause 2(c) sets the site requirements for this housing development type. Previously a non-battle-axe lot had to have a boundary with a primary road of at least 12m. Now it must instead have a minimum lot width of 12m measured at the front building line. The 12m dimension is unchanged, but the point of measurement has moved from the road frontage boundary to the front building line. This better accommodates lots with splayed corners, curved or tapered frontages, or narrow street boundaries that nonetheless widen to 12m at the building setback.

Clause 20 governing excavation, fill, retaining walls and structural support for group homes has been substantially restructured. Excavation depth limits (1m/2m/3m by distance from boundary) are retained, but a new provision lets pier excavation for a pier-and-beam foundation go deeper if a professional engineer certifies the depth. Fill is still capped at 1m, but that cap no longer applies where fill is contained wholly within the footprint of the development or by a drop edge beam; conversely, fill over 150mm that is not within the footprint is now capped at 50% of the lot's landscaped area. The retaining wall rules have been overhauled: instead of fixed height limits (1m near a boundary, 3m elsewhere), a wall's height simply can't exceed the height of the excavation or fill it supports, engineer certification must now expressly address lateral soil load, and embankments/batters must keep their toe or top more than 1m from a side or rear boundary.

Clause 21 previously set out specific controls on fill associated with group homes and ancillary structures on sloping sites — capping fill at 1m above existing ground level, requiring it be contained within external walls, and setting conditions for exposed fill using unprotected embankments (setbacks, 0.6m height limit, toe setbacks). As at 19 September 2025 this clause has been emptied of its content, removing those fill development standards from the relevant Schedule 2 development type. The detailed numerical limits on fill no longer apply under this clause.

This clause sets the stormwater drainage standard for group homes and their ancillary structures. The old version had two subsections that separately dealt with stormwater and surface water run-off from sloping sites, and it tied on-site disposal to unsewered sites and to a specific Local Government Act 1993 section 68 approval. The new version collapses this into a single requirement: all stormwater must be directed by a gravity fed or charged system to a public drainage system, an inter-allotment drainage system, or an on-site disposal system. It drops the separate sloping-site run-off subsection and the 'if unsewered' precondition for on-site disposal. A new note clarifies that drainage systems and connections must either be approved under section 68 of the Local Government Act 1993 or comply with the stormwater disposal requirements in the applicable development control plan, giving an alternative DCP-based compliance pathway.

Section 42 sets the gateway for which residential development falls under this division. Previously the only entry point in subclause (1)(a) was that the development be permitted with development consent under Chapter 5, Chapter 6 or another EPI. The amendment adds an alternative limb: development carried out by the Land and Housing Corporation or the Aboriginal Housing Office, on land within an accessible area and within the Six Cities Region, in a relevant residential zone (as defined in Chapter 5), now also qualifies. The height, FSR, dwelling-cap and parking criteria in (1)(b)–(f) remain unchanged. The effect is to broaden the division's reach to specified public housing development by those two State housing bodies.

Clause 61 sets when group homes (permanent or transitional) in prescribed zones can be built without consent by or on behalf of a public authority. The change simplifies the bedroom test: the trigger is now whether the development results in more than 10 bedrooms on a site, dropping the wording that counted bedrooms "within 1 or more group homes" on the site. The effect is a cleaner, site-based bedroom count for determining whether the no-consent pathway is available.

Section 62 used to protect group homes during DA assessment: it stopped a consent authority refusing consent unless it had assessed community need, and barred conditions imposed only because the development was a group home. That section has been repealed by 2025 (512), Schedule 1[4], in force from 19 September 2025. The standalone determination safeguards it contained no longer exist in the SEPP.

Section 64 of the Housing SEPP previously allowed only new group home development (up to 10 bedrooms) as complying development. The amendment expands this to four distinct pathways: new group homes, change of use of a lawfully constructed class 1a building (with no alterations), change of use of a class 1a building meeting fuller Codes SEPP requirements, and change of use of existing residential accommodation to a group home where carried out by or on behalf of a relevant authority. Each pathway has its own tailored set of Codes SEPP requirements and disapplications (new subsections 1A, 1B, 1C carve out specific Codes SEPP provisions). The tree/vegetation removal provision in subsection (2) has been rewritten: instead of a blanket allowance for vegetation under 4m, removal is now permitted only where the tree would block the development, is not protected by a consent condition or significant tree register, sits within 3m of a building over 25m², and is below a height threshold (8m for new group homes, 6m for change-of-use pathways).

Clause 66A has been added to the Housing SEPP to prohibit consent authorities from granting development consent for the subdivision of group homes. This applies despite anything in any other environmental planning instrument, so the bar overrides permissive provisions elsewhere. The intent is to keep group homes intact as shared accommodation rather than allowing them to be carved up into separate lots.

New section 66B creates an exempt development pathway for changing the use of a lawfully built dwelling to a group home. Two scenarios qualify: where the dwelling is occupied by a single household under a tenancy arrangement administered by a relevant authority, or where no more than 5 bedrooms are occupied by children or young people receiving out-of-home care (as defined in Chapter 8 of the Children and Young Persons (Care and Protection) Act 1998). This streamlines the establishment of certain group homes by removing the need for development consent, supporting supported and out-of-home care accommodation.

This amendment to section 74 of the Housing SEPP changes the wording of the non-discretionary parking standards for build-to-rent housing in the three Greater Sydney cities. Where the provision previously specified "0.2 parking spaces" (accessible areas) and "0.5 parking spaces" (otherwise) per dwelling, it now says "at least 0.2" and "at least 0.5". This clarifies that the figures operate as minimum parking rates. The rest of the section, including the lower-rate override where a relevant planning instrument specifies fewer spaces and the height and FSR standards, is unchanged.

The trigger for this design standard has been reworded. Previously it applied to any group home (other than one on a battle-axe lot). Now it applies to a building used for a group home that is both directly adjacent to a road and not on a battle-axe lot. By adding the 'directly adjacent to a road' qualifier, the standard captures fewer buildings — group homes set back from or not fronting a road are no longer caught by the articulation requirements. The actual requirements in paragraphs (a)–(c) are unchanged.

Clause 87 lets seniors housing on eligible land exceed the standard floor space ratio (FSR) and building height controls. Previously, to get consent the development had to satisfy all three tests together: a minimum 1,500m² site, the additional FSR for the relevant housing type, AND a height no more than 3.8m above the maximum. The amended clause keeps the 1,500m² minimum site requirement but now lets a building qualify by delivering "one or more" of the bonuses — the additional FSR (up to 15%, 20% or 25% depending on the mix of independent living units and/or residential care) or the extra 3.8m of height. It also reframes the FSR figures as "up to" an additional percentage, making clear these are caps rather than fixed amounts.

Section 90 has been amended to add new subsection (1A), which makes clear that development consent for subdividing land can be granted before the actual development on that land is carried out. The wording of subsection (1) was also updated from "has been carried out" to "is carried out" to align with this. Previously the provision read as though subdivision consent followed completion of the development; now it expressly allows the subdivision approval to come first. The prohibition on subdividing buildings resulting from this development in Zone E2 Commercial Centre and Zone B3 Commercial Core (subsection (2)) is unchanged.

The only substantive change to Division 1 (In-fill affordable housing) is in section 15C(3): the list of "relevant zones" now includes a new item, "(a1) Zone E2 Commercial Centre", alongside the existing E1 Local Centre, MU1 Mixed Use, B1, B2 and B4 zones. This matters because, for land outside the Six Cities Region (and for the parts of that region this applies to), the division only applies where development is within 800m walking distance of land in a relevant zone. Adding E2 Commercial Centre widens the catchment of land that can access the affordable housing floor space ratio and height bonuses. All other provisions in the division are unchanged.

Section 42(1)(a) has been expanded. Previously, Division 6 only applied to residential development that was already permitted with development consent under Chapter 5, Chapter 6 or another environmental planning instrument. The amendment adds a second qualifying limb: development carried out by the Land and Housing Corporation (LAHC) or the Aboriginal Housing Office (AHO), on land within an accessible area and within the Six Cities Region, in a relevant residential zone (as defined in Chapter 5), now also falls within the division. This broadens the public-housing delivery pathway so these two agencies can use the relevant-authorities provisions in those locations even where the development would not otherwise be permissible with consent. All other criteria in section 42 (11m height, 0.65:1 FSR, 75-dwelling cap, parking ratios) continue to apply.

Part 13 has been substantially amended. The definitions in s 141D were loosened so that construction workers accommodation can be "related to" a major project for which a development application (or application for the Minister's approval) has merely been made — replacing the old requirement that the underlying electricity, State significant development or State significant infrastructure project already have consent or approval in force. A new term, "relevant electricity infrastructure development", covers projects at application stage, and "electricity infrastructure development" now captures works "associated with" development in a renewable energy zone rather than only those "carried out in" one. Section 141F was substituted: it still permits the accommodation in residential zones and other zones (excluding forestry, recreation, conservation and waterway zones) where the consent authority is satisfied it is appropriate having regard to the Guidelines, but it adds a new gateway in subsection (3) — consent cannot be granted unless the development is carried out by or on behalf of a public authority, or the underlying project actually has consent/approval in force (or, for SSD/SSI, has been granted/approved). The effect is that proposals can be lodged earlier in a project's life, but they cannot be approved until the linked major project is itself approved unless a public authority is delivering them.

The dictionary in Schedule 10 picked up a batch of new definitions, each adopting the meaning given in the Exempt and Complying Development Codes SEPP (clause 1.5): building line, development consent, primary road, secondary road, setback and protected tree, plus an additional 'heritage conservation area' meaning that points to the Codes SEPP. These are supporting definitions that align the Housing SEPP's terminology with the Codes SEPP so that operative controls using these terms (such as siting, setback and tree-related provisions) are interpreted consistently. On their own they don't impose new controls—they fix the meaning of words used elsewhere in the Policy.

This is a substantive overhaul of the development standards a group home must meet to qualify as complying development. Frontage is now measured as a 12m minimum lot width at the front building line rather than a 12m boundary with the primary road. Building articulation requirements now apply only to a group home building directly adjacent to a road (not on a battle-axe lot). Rear boundary setbacks are recalibrated with new height bands — a flat 3m for heights between 3.8m and 4.5m, then 3m plus three times the additional height above 4.5m (capped at 8m), and the lane-abutting allowance is reworded. The setback exceptions clause is restructured and renamed 'Application of setbacks' with clearer lists. Landscaping is relaxed and reframed: minimum dimension drops from 2.5m to 1.5m, and the behind-the-building-line requirement is now expressed as at least 10% of the site area rather than 50% of the landscaped area. Principal private open space is now measured at finished ground level and the shape requirement changes from 4m wide to 3m x 3m. Earthworks provisions are rewritten, adding a pier-and-beam foundation exception, new fill-containment rules (e.g. fill unlimited if wholly within the footprint or contained by a drop edge beam), and revised retaining wall certification requirements.

Division 1 of Chapter 2 (in-fill affordable housing) gives FSR and height bonuses to development that includes at least 10% affordable housing. A new exclusion has been added to section 15C(2A): the division now does not apply to development carried out under the Codes SEPP Parts 3B and 3BA (which cover certain low- and mid-rise housing complying development pathways), unless that development is being carried out by or on behalf of the New South Wales Land and Housing Corporation. The (2A) list was also lightly re-worded to consistently say 'on land identified' for the existing Accelerated TOD Precinct, Warrawong and Kanwal exclusions, but those exclusions are unchanged in substance.

This change updates section 15C(2A), the provision that carves certain land out of the in-fill affordable housing scheme. A new paragraph (c) adds the "Kanwal Site" (identified on the State Significant Development Sites Map under the Planning Systems SEPP) to the existing exclusions, joining the Accelerated TOD Precincts and the Warrawong Site. The reference to the Warrawong Site was also tidied up with quotation marks. The effect is that development on the Kanwal Site can no longer access the FSR and height bonuses offered under this division for providing affordable housing.