Insights/Planning Standards

NSW Housing SEPP development standards

Numeric requirements from SEPP (Housing) 2021 and the Apartment Design Guide. 45 standards across 8 development types, plus 23 ADG design criteria. All values sourced from legislative instruments with clause references.

SEPP standards

Development types

ADG criteria

ADG sections

SEPP (Housing) 2021 — standards by development type

Dual Occupancy (Duplex)

Applicable zones: R1, R2, R3, R4

Standard	Value	Source clause	Instrument
Max fsr	0.65 :1	168(2)(d)	SEPP (Housing) 2021
Max height	9.5 m	168(2)(e)	SEPP (Housing) 2021
Min lot size	450 m²	168(2)(a)	SEPP (Housing) 2021
Min lot width	12 m	168(2)(b)	SEPP (Housing) 2021
Min subdivision lot	225 m²	169(3)(d)	SEPP (Housing) 2021
Min subdivision width	6 m	169(3)(b)	SEPP (Housing) 2021
Parking per dwelling	1 space	168(2)(c)	SEPP (Housing) 2021

Independent Living Units

Applicable zones: R1, R2, R3, R4

Standard	Value	Source clause	Instrument
Max fsr	0.5 :1	108(2)(c)	SEPP (Housing) 2021
Max height	9.5 m	108(2)(a)	SEPP (Housing) 2021
Min deep soil percent	15%	108(2)(f)	SEPP (Housing) 2021
Min landscaped area percent	30%	108(2)(d)	SEPP (Housing) 2021

Multi-Dwelling Housing (Townhouses)

Applicable zones: R1, R2, R3, R4 (LMR reform area required)

Standard	Value	Source clause	Instrument
Max fsr	0.7 :1	172(2)(d)	SEPP (Housing) 2021 - LMR Amendment
Max height	9.5 m	172(2)(e)	SEPP (Housing) 2021 - LMR Amendment
Min lot size	600 m²	172(2)(a)	SEPP (Housing) 2021 - LMR Amendment
Min lot width	12 m	172(2)(b)	SEPP (Housing) 2021 - LMR Amendment
Parking per dwelling	1 space	172(2)(c)	SEPP (Housing) 2021 - LMR Amendment

Low-Rise Apartments (R1/R2)

Applicable zones: R1, R2 (LMR reform area required)

Standard	Value	Source clause	Instrument
Max fsr	0.8 :1	179(2)(d)	SEPP (Housing) 2021
Max height	9.5 m	179(2)(e)	SEPP (Housing) 2021
Min lot size	500 m²	179(2)(a)	SEPP (Housing) 2021
Min lot width	12 m	179(2)(b)	SEPP (Housing) 2021
Parking per dwelling	0.5 spaces	179(2)(c)	SEPP (Housing) 2021

Mid-Rise Apartments (within 400m of station)

Applicable zones: R3, R4 (LMR reform area required)

Standard	Value	Source clause	Instrument
Max fsr	2.2 :1	180(2)(a)	SEPP (Housing) 2021
Max height	22 m	175	SEPP (Housing) 2021 - LMR Amendment
Max storeys	6 storeys	175	SEPP (Housing) 2021 - LMR Amendment

Mid-Rise Apartments (400–800m from station)

Applicable zones: R3, R4 (LMR reform area required)

Standard	Value	Source clause	Instrument
Max fsr	1.5 :1	180(3)(a)	SEPP (Housing) 2021
Max height	17.5 m	176	SEPP (Housing) 2021 - LMR Amendment
Max storeys	4 storeys	176	SEPP (Housing) 2021 - LMR Amendment

Secondary Dwelling (Granny Flat)

Applicable zones: R1, R2, R3, R4

Standard	Value	Source clause	Instrument
Max floor area	60 m²	Schedule 1, Part 2, Clause 4(1)	SEPP (Housing) 2021
Max site coverage lot 900 – 1500	40%	Schedule 1, Part 2, Clause 3	SEPP (Housing) 2021
Max site coverage lot > 1500	30%	Schedule 1, Part 2, Clause 3	SEPP (Housing) 2021
Max site coverage lot < 900	50%	Schedule 1, Part 2, Clause 3	SEPP (Housing) 2021
Max total floor area lot 600 – 900	380 m²	Schedule 1, Part 2, Clause 4(2)	SEPP (Housing) 2021
Max total floor area lot > 900	430 m²	Schedule 1, Part 2, Clause 4(2)	SEPP (Housing) 2021
Max total floor area lot < 600	330 m²	Schedule 1, Part 2, Clause 4(2)	SEPP (Housing) 2021
Min lot size	450 m²	53(1)(b)	SEPP (Housing) 2021
Min lot width	12 m	Schedule 1, Part 2	SEPP (Housing) 2021
Min private open space	24 m²	Schedule 1, Clause 17	SEPP (Housing) 2021
Parking per dwelling	0 spaces	Part 3, Division 2	SEPP (Housing) 2021
Setback height threshold	3.8 m	Schedule 1, Part 3, Clauses 9(2) and 10(1)	SEPP (Housing) 2021

Terrace Housing

Applicable zones: R1, R2, R3, R4 (LMR reform area required)

Standard	Value	Source clause	Instrument
Max fsr	0.7 :1	172(3)(d)	SEPP (Housing) 2021 - LMR Amendment
Max height	9.5 m	172(3)(e)	SEPP (Housing) 2021 - LMR Amendment
Min lot size	500 m²	172(3)(a)	SEPP (Housing) 2021 - LMR Amendment
Min lot width	18 m	172(3)(b)	SEPP (Housing) 2021 - LMR Amendment
Min subdivision lot	165 m²	173	SEPP (Housing) 2021 - LMR Amendment
Parking per dwelling	0.5 spaces	172(3)(c)	SEPP (Housing) 2021 - LMR Amendment

Apartment Design Guide — design criteria

Numeric design criteria from the NSW Apartment Design Guide (March 2023), which applies to residential flat buildings, shop top housing, and mixed-use development under SEPP (Housing) 2021.

3D — Communal and Public Open Space

Criteria	Requirement	Standard
3D-1	Communal open space: min 25% of site area	Minimum 25 percent
3D-2	Communal open space: min 6m dimension	Minimum 6 metres

3E — Deep Soil Zones

Criteria	Requirement	Standard
3E-1	Deep soil: min 7% of site area	Minimum 7 percent
3E-2	Deep soil: min 6m dimension	Minimum 6 metres

3F — Visual Privacy

Criteria	Requirement	Standard
3F-1	Building separation: 6-12m based on height	Minimum 6 metres @ 12 metres

4A — Solar and Daylight Access

Criteria	Requirement	Standard
4A-1	70% of apartments: min 2hrs sun midwinter	Minimum 70 percent @ 2 hours
4A-2	70% of apartments: min 3hrs sun midwinter (regional)	Minimum 70 percent @ 3 hours
4A-3	Max 15% of apartments with no sun	Maximum 15 percent

4B — Natural Ventilation

Criteria	Requirement	Standard
4B-1	60% of apartments cross-ventilated (first 9 storeys)	Minimum 60 percent @ 9 storeys
4B-2	Cross-through apartment max depth: 18m	Maximum 18 metres

4C — Ceiling Heights

Criteria	Requirement	Standard
4C-1	Ceiling height: 2.7m habitable, 2.4m non-habitable	Minimum 2.7 metres @ 2.4 metres

4D — Apartment Size and Layout

Criteria	Requirement	Standard
4D-1	Min areas: Studio 35m², 1BR 50m², 2BR 70m², 3BR 90m²	Minimum 35 sqm @ 90 sqm
4D-2	Room depth: max 2.5x ceiling height, open plan max 8m	Maximum 2.5 ratio @ 8 metres
4D-3	Bedrooms: master 10m², others 9m², min 3m dimension	Minimum 10 sqm @ 9 sqm
4D-4	Living room width: Studio/1BR 3.6m, 2BR+ 4m	Minimum 3.6 metres @ 4 metres

4E — Private Open Space and Balconies

Criteria	Requirement	Standard
4E-1	Balconies: Studio 4m², 1BR 8m²@2m, 2BR 10m²@2m, 3BR+ 12m²@2.4m	Minimum 4 sqm @ 12 sqm
4E-2	Ground floor private open space: min 15m² @ 3m depth	Minimum 15 sqm @ 3 metres

4F — Common Circulation and Spaces

Criteria	Requirement	Standard
4F-1	Max 8 apartments per circulation core per level	Maximum 8 units
4F-2	Max 40 apartments per lift (10+ storeys)	Maximum 40 units @ 10 storeys

4G — Storage

Criteria	Requirement	Standard
4G-1	Storage: Studio 4m³, 1BR 6m³, 2BR 8m³, 3BR+ 10m³	Minimum 4 cubic m @ 10 cubic m

4J — Noise and Pollution

Criteria	Requirement	Standard
4J-1	Mechanical ventilation if noise >60dB(A)	60 dBA

4K — Apartment Mix

Criteria	Requirement	Standard
4K-1	Provide range of apartment types and sizes	Qualitative

4U — Energy Efficiency

Criteria	Requirement	Standard
4U-1	Max cooling load: 35MJ/m² single storey, 45MJ/m² multi	Maximum 35 MJ per_sqm @ 45 MJ per_sqm

Standards sourced from SEPP (Housing) 2021 and the NSW Apartment Design Guide (March 2023). Clause references link to the NSW Legislation website. These are state-level standards — individual councils may have additional DCP controls. Values are extracted from legislative instruments and cross-referenced against the NSW Planning Portal. Last checked: 2026-05-31.

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Related resources

Planning Glossary Granny Flat Statistics Granny Flat Eligibility Guide LMR Reform Explainer

This content is general information about NSW planning and property matters. It is not planning advice, legal advice, financial advice, or insurance advice, and should not be relied upon as a substitute for professional assessment. Planning controls and regulatory instruments change — verify current provisions at planning.nsw.gov.au and legislation.nsw.gov.au.