Land use, economics and feasibility advice to inform an alternate approach to housing

Per the National Housing Accord, NSW Government committed to facilitating the delivery of 377,000 new homes by 2029. The NSW Department of Planning, Housing and Infrastructure introduced the Transport Oriented Development (TOD) program as part of a suite of planning initiatives to enable housing supply.

The TOD program included the Roseville, Lindfield, Killara and Gordon precincts in the Ku-ring-gai local government area. New planning controls now allow for 6 storey residential apartment buildings, including in Heritage Conservation Areas.  

In response, Ku-ring-gai Council prepared alternate scenarios to the TOD program. Enabling public consultation during November and December 2024. The alternate approach sought to redistribute development capacity within these centres of Roseville, Lindfield, Killara and Gordon. With the aim to retain the heritage conservation areas, areas of significant tree canopy and environmentally sensitive areas.  

Council engaged SJB to review the TOD scenario and alternate scenarios. And among other things, prepare structure plans and a proof of concept to test the feasibility of the proposed alternate controls and development outcomes.  

The Urban Design technical study identifies a preferred development scenario. The Preferred Scenario looks at where increases to density is focused on well-located sites and the boundaries of planning change. This focus also expanded to include suitable areas within an 800m catchment of train stations. If implemented, planning controls for the Preferred Scenario would replace the TOD program and previous planning controls repealed.

What we did

Atlas carried out a financial feasibility analysis to assist with development of the Preferred Scenario and Affordable Housing contribution requirements to go with the implementation of new planning controls. The financial feasibility analysis additionally assisted Council identify sites with the potential to support delivery of on-site infrastructure.

Atlas also prepared an Affordable Housing Contribution Scheme that would enable Council to require affordable housing contributions as a condition of consent.

The outcome

In March 2025, Council placed the Preferred Scenario on public exhibition. In June 2025, Council resolved to adopt specific amendments to the Preferred Scenario. They submitted a revised implementation package to the NSW Government for implementation through a State-led approval pathway.