Woollahra officials are calling for the suspension of recently introduced planning rules that permit higher-density housing near town centres in Rose Bay, Double Bay and Edgecliff.
Background to the Planning Reforms
New planning controls under the new Low and Mid-Rise Housing Policy came into effect on 28 February 2025. These amendments to the Housing SEPP (State Environmental Planning Policy 2021) require local officials to allow buildings of up to six storeys within 400 metres and up to four storeys within 800 metres of designated town centres and stations.
Woollahra is one of the areas affected, with development allowed in key precincts including Double Bay, Edgecliff and Rose Bay.
The policy is part of a broader strategy to deliver 377,000 new dwellings across New South Wales under the National Housing Accord. Woollahra’s specific target is to deliver 1900 homes by mid-2029.
Council Response and Requested Suspension
Woollahra Council has formally requested a temporary suspension of the policy in its affected precincts, citing a range of infrastructure and planning concerns. Council passed a motion in March and has since pursued access to government documentation under the Government Information (Public Access) Act to assess possible flood-related risks in Double Bay and Rose Bay.
The council has raised objections to the scale of permitted developments, noting that allowable building heights represent up to a 221 per cent increase, and floor space ratios may rise by as much as 462 per cent compared to current local planning controls.
Photo Credit: NSW Gov
Infrastructure and Environmental Constraints
The council argues that the reforms do not account for existing infrastructure limitations. These include capacity issues at local schools such as Rose Bay Secondary College, traffic congestion on surrounding roads, and strained public transport connections through Edgecliff Station.
Concerns have also been raised about sewerage and water management. The Edgecliff precinct was previously excluded from the state’s Transport Oriented Development Program due to water and sewerage limitations, and Woollahra Council has warned that Double Bay and Rose Bay could face similar challenges. The nearby Bondi wastewater treatment facility is already under pressure, and the council has requested a detailed assessment from Sydney Water.
Additional environmental concerns include the area’s high water table and flood-prone conditions. Local official Merrill Witt noted the physical limitations posed by unstable ground conditions across parts of the municipality.
Photo Credit: NSW Gov
Council’s Planning Record and Alternative Approach
Council maintains it has consistently met state housing targets and is already delivering over 100 new dwellings annually since 2016. It has endorsed localised growth strategies for Double Bay and Edgecliff, prioritising design standards and existing density levels.
Local official Paul Scully stated that the state engaged with affected councils, including Rose Bay, through a 2024 workshop. However, the council disputes the level of engagement and maintains that the reforms overlook Rose Bay’s established planning efforts and infrastructure capacity.
Future Steps and Ongoing Advocacy
Woollahra Council continues to advocate for a planning approach that respects local character, heritage conservation and infrastructure limitations. It has requested meetings with senior NSW Government officials and submitted two formal objections addressing both the scale of development and infrastructure risks.
The council remains opposed to the implementation of the Low and Mid-Rise Housing Policy in its current form across its key precincts, while awaiting further response and assessment from the relevant state departments.
Published 14-May-2025