Low to Mid-Rise Housing in Ku-ring-gai

The NSW Government’s low and mid-rise housing policy (officially the “Low and Mid-Rise Housing SEPP”) is now another force across Greater Sydney.

While the stated aim is to increase housing supply near train and bus transport, FOKE is deeply concerned about the direct and indirect impacts of LMRH on Ku-ring-gai’s unique garden suburb character, tree canopy, heritage and biodiversity.

Ku-ring-gai Council requested a minimum lot size of 1,015 m² for dual occupancy developments in R2 Low Density Residential zones. This proposal was endorsed by Ku-ring-gai Council in early 2025, following community consultation on options for managing density impacts under the NSW Government’s Low and Mid-Rise Housing reforms. It applies to eligible land more than 800 meters from railway stations (excluding Warrawee) and St Ives Local Centre, with a minimum lot width of 18 meters. Ku-ring-gai Council submitted this to the NSW Government for gazettal, aiming to balance housing supply with preserving local character, tree canopy, and heritage—while the state default allows dual occupancies on lots as small as 450 m² in certain areas. As of November 2025, formal approval is pending, but it reflects the council’s push for larger lots to mitigate environmental and infrastructure strains.

Key concerns are:

1. Non-refusal standards now active in all R2 Low Density zones
   • Dual occupancies are permitted almost everywhere in the R2 zone (previously prohibited in large parts of Ku-ring-gai).
   • Thousands of existing homes and gardens suddenly become feasible for knockdown-rebuild dual occupancies or “side-by-side” duplexes.
     
     
2. Residential flat buildings (3–6 storeys) now permitted within 800 m of every railway station
   • This affects nearly the entire Ku-ring-gai, including Roseville, Lindfield, Killara, Gordon, Pymble, Wahroonga and St Ives.
     
     
3. Threat of more Transport Oriented Developments (TOD)
   • The NSW Productivity and Equality Commission flagged other suburbs in Ku-ring-gai (including Pymble, Turramurra, Warrawee, and Wahroonga) as a priority area for expanding Transport Oriented Development (TOD) in their August 2024 report, Review of housing supply challenges and policy options for New South Wales.
   • Precedents are now set by the Ku-ring-gai Council Alternative TOD plan with 9-28 storeys .
   • Even if the TOD is not enforced, the baseline 6-storey can apply through LMRH.

What LMRH means for Ku-ring-gai?

• Massive loss of tree canopy – clearing for driveways, basements and building footprints.
• Heritage conservation areas under threat – many are within 800 m of stations (e.g. parts of Wahroonga). The new SEPP overrides local character statements.
• Strain on already congested roads – St Ives (Mona Vale Road) and Turramurra were not designed for a potential 30–50 % population increase.
• School and infrastructure catch-up – Ku-ring-gai’s public schools are already near capacity. No funded plan yet for new classrooms, ovals or community facilities.
• Loss of the “leafy North Shore” identity – the very thing that makes Ku-ring-gai special.

Ku-ring-gai deserves better than one-size-fits-all Sydney-wide planning laws.

26 November, 2025