Rezoning for Sydney’s First TOD Precincts Unveiled

The rezoning proposals for three transit oriented precincts in Sydney with the potential for 30,000 apartments has been unveiled by the NSW Government.

The precincts would be rezoned in an effort to confront the housing crisis and provide a future for the next generation of people instead of having them leave the city.

The state-led TOD Accelerated Precincts went on exhibition showing the future potential Hornsby, Kellyville and Bella Vista along with Macquarie Park Stage Two.

There was a catch to the planning process as consents would be time-limited and with developers to begin works within two years.

To speed it along the State Government put $520 million aside for investment in community infrastructure such as critical road upgrades, active transport links and good quality open spaces.

The TOD Accelerated Precincts went on exhibition on July 9 along with an Explanation of Intended Effect.

The EIE aimed to speed up development assessments with changes to the State Significant Development threshold in these precincts.

There were exemptions from certain concurrence and referral requirements, and an alternative design excellence pathway.

Kellyville, Bella Vista combined rezoning

The Kellyville and Bella Vista proposal would create a new community around two of the newest metro stations in Sydney with the line extension to Waterloo slated to open on August 4.

A 3-8 per cent affordable housing target was set to encourage a diverse community while infrastructure between the precincts would be shared as they were close by.

The precincts would provide around 20,700 homes, predominantly within 400m to 800m of the stations.

▲ TOD rezoning for Kellyville and Bella Vista was prepared in consultation with The Hills Shire Council and Blacktown City Council and the report was prepared by Architectus.

The region between Kellyville Station and Elizabeth Macarthur Creek was best suited for density and two options were investigated—the first with residential buildings up to eight storeys and second up to 30 storeys.

At Bellavista the site between the train line and creek was also identified however there was retail and commercial sites up to 16 storeys and residential towers to 19 storeys.

This could be bumped up 20 storeys for commercial and 30 storeys near the station and around 22 storeys in the second option for the site.

There were other blocks identified for taller buildings further out from the station.

Hornsby rezoning

Hornsby CBD would get 5000 new homes added over the next 20 years within a new 38.9ha precinct spanning both sides of the train line.

The rezoning proposal, built upon Hornsby Shire Council’s Hornsby Town Centre Masterplan and had an affordable housing target between 5-10 per cent.

The target region was between Hornsby Westfield and RSL Club to Bridge Road and bumped the height of towers up to 36 storeys around the shopping centre and station.

▲ Hornsby was identified for rezoning as a priority high growth area due to having capacity to support an increase in population and additional housing growth and Cox Architecture created this planning draft on exhibition.

Then the heights were staggered from around 21 storeys to 12 then 4 storeys towards Bridge Street.

The rezoning also featured a new library and increased tree canopy to 50 per cent street coverage, connectivity for pedestrians and road upgrades.

Macquarie Park Stage Two rezoning

The Macquarie Park TOD focused on creating an 18-hour economy with more apartments, 7ha of open spaces, and “street level vibrancy”.

Essential workers were catered for with 10-15 per cent affordable housing within the 4600 home target.

These plans targeted homes close to Macquarie University, Macquarie Park and North Ryde stations.

▲ AJC Architects created the urban report for Macquarie Park that doubles the existing tree canopy of the area.

There was also an option to deliver 5096 build-to-rent homes in E2 Commercial Centre zoned land. 

However there was tension surrounding rezoning in Macquarie Park with the City of Ryde council launching a campaign to protect employment within the district.

Sentiment surrounding the “right place, right time” and the need for critical infrastructure growth to support this housing growth was a common thread among involved councils across the TOD rezoning locations.

NSW minister for planning Paul Scully said Sydney lost twice as many people aged 30 to 40 years as it gained, with a net loss of 35,000 young people from the city and they have to curb this.

“People want to be able to buy or rent a home close to their friends and families and jobs supported by infrastructure, but the housing crisis across NSW, and especially Sydney, has made that almost impossible,” Scully said.

“We’re focused on getting the balance right, between building new homes and protecting the character of communities. It doesn’t have to be an either-or choice. That’s why we are master planning these communities.

“NSW needs more social, affordable, key worker and market homes and these Transport Oriented Development Accelerated Precincts support the other planning reforms we have introduced that provide for the construction of diverse housing and the opportunity for people to find a well-located, well-built home that suits all stages of their lives.”

The TOD Accelerated Precincts were on public exhibition until August 9 and remaining precincts would go on public exhibition in the coming months.

Bankstown, Bays West, Crows Nest and Homebush were also announced in December 2023 with the expectation of delivering 47,800 homes across the eight precincts.