The NSW Government has finalised planning controls across four additional Transport Oriented Development (TOD) precincts, unlocking capacity for more than 31,000 new homes within walking distance of major metro and train stations.
The latest precincts, covering St Marys, Croydon, Belmore and Lakemba, were finalised in collaboration with local councils and form part of the Minns Government’s broader strategy to accelerate housing delivery in well serviced, infrastructure rich locations.
With planning controls now in place, developers can lodge applications immediately, bypassing lengthy rezoning processes and significantly reducing lead times to construction.
A growing pipeline near transport hubs
The newly finalised precincts bring the total number of completed TOD areas to 35 of 37 across NSW, with almost 18,000 homes already in the planning system and more than 1,700 approved.
The TOD program was introduced in May 2024 to increase housing supply within 400 metres of key stations, allowing higher density, mixed use development while integrating transport, jobs, services and community infrastructure.
For builders and developers, the formalisation of these controls provides long term certainty on height, density and land use in some of Sydney’s most strategically located growth areas.
St Marys: a major western Sydney growth node
At St Marys, Penrith City Council’s finalised plan will unlock 11,500 new homes, including an additional 10,000 dwellings near the future St Marys Metro station.
Buildings of up to 18 storeys will be permitted, supporting higher density residential and mixed use development along Queen Street and surrounding areas.
Beyond housing, the precinct is expected to generate around 8,000 new jobs, with planned investment in public open space, a new Central Park, community facilities, a future library, and improved pedestrian and cycle connections.
The approach positions St Marys as both a residential and employment hub, aligning housing growth with economic activity.
Belmore and Lakemba: revitalising established centres
In Sydney’s south west, Canterbury Bankstown Council’s alternative planning scheme will unlock more than 18,000 homes around the Belmore and Lakemba Metro stations.
The plan allows buildings up to 18 storeys near the stations, with a strong focus on shop top housing, activated main streets and improved public spaces.
The precincts are designed to strengthen existing centres rather than replace them, supporting retail, services and walkable neighbourhoods alongside increased residential density.
Croydon and Burwood North: balancing growth and heritage
Burwood Council’s plan takes a more distributed approach, delivering approximately 1,840 homes in Croydon, with most growth concentrated near the station in buildings up to 10 storeys.
Heritage areas are protected, while additional housing originally allocated to Croydon has been redistributed to Burwood North, which is expected to deliver around 15,000 homes overall.
The model demonstrates how councils can adapt the TOD framework to local conditions while still contributing to broader housing targets.
What it means for builders and developers
With planning controls now locked in, the TOD program shifts from policy to delivery.
For the building industry, this creates:
• Faster pathways from site acquisition to approval
• Clear height and density benchmarks
• Increased certainty for feasibility modelling
• Strong demand for mid and high density construction capability
• Long term project pipelines around transport infrastructure
Minister for Planning and Public Spaces Paul Scully described the finalisation as a major milestone in the state’s housing delivery effort, noting the role councils have played in shaping locally appropriate outcomes.
As NSW continues to grapple with housing supply constraints, Transport Oriented Development is emerging as a central lever, not just for increasing dwelling numbers, but for reshaping how and where communities grow.
For builders prepared to operate in higher density environments, these precincts represent some of the most significant near term opportunities in the NSW market.
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