Sutherland Shire Local Environment Plan 2015

Housing Strategy

What is the Housing Strategy?

View the Housing Strategy pdf (10.3mb)

The Housing Strategy is Sutherland Shire Council’s commitment to guide future housing supply to 2031. The Housing Strategy will increase the potential for small dwellings to be developed, particularly in locations close to centres with good access to jobs, shops, public transport, health facilities, community centres, and parks.

The South District Plan sets a statutory requirement for Sutherland Shire Council to prepare a Local Housing Strategy. Sutherland Shire Council adopted a Housing Strategy in 2014. This Housing Strategy is an update and reports on recent development, the housing supply pipeline to 2026 and the long term housing capacity under Sutherland Shire Local Environmental Plan 2015.

View the Housing Strategy pdf (10.3mb)

Objectives that underly the Housing Strategy

The Housing Strategy’s aims are:

  1. To meet the needs of an ageing population, creating opportunities for people who want to downsize to small dwellings close to shops and services
  2. To consider environmental constraints when locating additional housing
  3. To provide suitable dwellings for an increasing number of small households
  4. To increase housing choice
  5. To revitalise town centres
  6. To promote the efficient use of public transport and existing infrastructure
  7. To retain the established residential character of mostly low density housing in landscaped settings  

The Housing Strategy implements key actions of Council’s Ageing Strategy and is consistent with the South District Plan prepared by the Greater Sydney Commission.

How have these objectives been incorporated into the LEP2015?

Addressing the objectives outlined above through the LEP2015 requires weaving many related strategic policy strands together. The construction of housing is largely dependent on the health of the economy coupled with the availability and cost of finance. There are no guarantees that the housing will be provided. Council’s role is to ensure the planning framework facilitates the construction of housing should the market seek to take up the opportunities available.  Through the LEP Council sets permissibility of development and the primary development standards which are fundamental influences on the investment decision. Key actions to deliver the objectives are:

Opportunities to develop additional housing in selected centres are increased through increases to heights and floor space ratios

Opportunities for increases in dwelling density have been confined to areas which are within and / or close to the centres of Jannali, Engadine, Sutherland, Gymea, Miranda, Caringbah, Cronulla and Sylvania Southgate. In certain areas, increases in permitted heights will allow the existing floor space ratio to be realised for residential apartments. In other areas increases in floors space ratio will allow greater housing density in the form of townhouse and villas. In other areas both increases in heights and floor space ratio are proposed. These changes will encourage redevelopment and bring new customers to the centres, thereby helping revitalisation. The initiatives will also result in quality residential dwellings that are well suited to the requirements of older people looking to down size and young households starting out.

The development of residential flats in mixed use buildings in centres is also encouraged by removing the minimum requirement for commercial floor space in new mixed use buildings. To ensure safe and lively shopping streets, active street fronts will be required.

Opportunities are provided to develop residential flats in new residential flat zones close to selected centres 

Some areas currently zoned for low density residential use, which are close to Sutherland, Miranda and Caringbah centres, have been zoned for residential flat development.

Concentration of residential flat development in existing residential flat zones is encouraged 

Most centres in Sutherland Shire currently include areas where residential flat buildings are permitted. The plan helps realise the remaining development potential in the existing residential flat zones by allowing additional building height and density together with removal of the 1800 sq m minimum lot size control. Allowing an increase in height and a small increase in floor space ratio for residential flats has offered more design flexibility to meet the design requirements of the Apartment Design Guide. Increasing the permissible height and density in the zone has also provided the stimulus for redevelopment of existing older style residential flat buildings, many of which are 4 storeys in height. 

Villa development in accessible locations is encouraged with a floor space ratio bonus

Although villas are a highly sought-after development type, especially for older residents, there is a shortage of this type of development.  Bonus floor space has been provided for villa development in accessible locations in an attempt to make them more attractive development options. Building villas on internal lots is allowed.

Villa and townhouse development is encouraged on remaining undeveloped sites close to centres by the removal of the minimum lot size requirement

The intention is to encourage the development of small dwellings by removing barriers to the development of remaining sites in the medium density neighbor hoods. Minimum lot size requirements are removed from the new LEP allowing isolated sites to be developed. Development proposals will still have to meet the FSR, landscaped area and setback requirements. Removing the minimum lot size requirement places the onus on the developer to demonstrate that a design has been prepared for the site which meets required standards for residents’ and neighbours’ amenity.

Restrictions on building villas on internal lots are removed

Previously the erection of villas or townhouses on internal lots was prohibited, this has now been removed for multi dwelling housing.

An increased proportion of adaptable dwellings required in multi unit developments

The proportion of adaptable dwellings in multi unit developments has been increased from 20% to 30%.

Development of ground floor flats with features which appeal to older people is encouraged

Clauses in Sutherland Council Development Control Plan (SSDCP) will encourage residential flat development with design features which replicate some of the appeal of villas, such as private entrances and private courtyards.

View the Housing Strategy pdf (10.3mb)

More information

Enquiries can be directed to Duty Officers on 9710 0333 or

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