Sutherland Shire Local Environment Plan 2015

R3 Medium Density Residential

Zone R3 is a zone where multi dwelling housing is appropriate and encouraged. Multi dwelling housing can take the form of townhouses or villas, but residential flat buildings are prohibited. The zone also allows for some other compatible uses including childcare centres, neighbourhood shops and places of public worship. The R3 Medium Density zone facilitates a more dense urban form than the R2 zone and provides a transition between areas of single dwellings and residential flats.

R3 zone uses

Home occupations are permissible without consent in R3 as long as they meet the requirements in the LEP.

The following uses can be carried out with development consent:

  • attached dwellings
  • bed and breakfast accommodation
  • boarding houses
  • child care centres
  • community facilities
  • dual occupancies
  • dwelling houses
  • environmental protection works
  • flood mitigation works
  • group homes
  • home businesses
  • home industries
  • hostels
  • multi dwelling housing
  • neighbourhood shops
  • places of public worship
  • recreation areas
  • respite day care centres
  • roads
  • seniors housing
  • shop top housing 

All other uses that are not listed above are prohibited in the zone unless they are specifically permissible under State Environmental Planning Policies, such as Secondary Dwellings being permitted through the Affordable Housing SEPP.

R3 Zone locations

Zoning maps for the LEP2015 (opens in new window)

Hard copies can be viewed at the council administration foyer. Phone enquiries can be made to a Duty Officer on 9710 0333.

LEP 2015 Development controls on R3 Medium density residential

Height controls are no longer expressed in storeys. Heights of buildings are controlled through a maximum number of metres which is mapped. The maximum height in the R3 zone is generally 9 m.

The FSR in R3 is generally 0.7:1; however some areas have higher densities. Please refer to the floor space ratio maps for site specific controls.

Developments in R3 must provide a minimum 30% landscaped area, which does not include any paved area.

The minimum lot size in R3 is generally 550m2 or 700m2 for internal lots. These lots must have a minimum road frontage of 15m at the building line and must be a minimum of 27m deep. Please refer to the lot size maps for site specific controls.

Note: Clause 4.3 and 4.4 should also be consulted to determine whether there are exceptions to the development standards.

More Information

Enquiries can be directed to a Duty Officer on 9710 0333 or

LEP 2015 Essentials

LEP 2015 Zones

  • B1 Neighbourhood Centre
  • B2 Local Centre
  • B3 Commercial Core
  • B4 Mixed Use
  • B5 Business Development
  • B6 Enterprise Corridor
  • B7 Business Park
  • IN1 General Industrial
  • IN2 Light Industrial
  • IN3 Heavy Industrial
  • IN4 Working Waterfront
  • E1 National Parks and Nature Reserves
  • E2 Environmental Conservation
  • RE1 Public Recreation
  • RE2 Private Recreation
  • E3 Environmental Management
  • E4 Environmental Living
  • R2 Low Density Residential
  • R3 Medium Density Residential
  • R4 High Density Residential
  • SP1 Special Activities
  • SP2 Infrastructure
  • SP3 Tourist
  • W1 Natural Waterways
  • W2 Recreational Waterways
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