Minimum Lot sizes amendment for R2 Zone

Council proposed the amendment in response to concerns about the State Draft Medium Density Housing Code. Council was able to convince the Department of Planning that although the amendment would reduce the amount of medium density and dual occupancy development in the R2 zone, Council would still easily meet its State government housing target of 10,000 additional dwellings by 2031 in LEP 2015.The Greater Sydney Commission has set a 6-10 year target of 4,500 additional dwellings.

The LEP amendment to require minimum lot sizes of 600 square metres for dual occupancies and 1200 square metres for town houses in the R2 Low Density zone and a minimum lot size of 700 square metres for dual occupancies in the R4 Environmental Living Zone came into effect in February 2019.

Despite the ammendment it will still be possible to build dual occupancies on 19,124 lots in the R2 and E4 Zones.

To achieve a 1200 square metre site for townhouses in the R2 Zone it may be necessary to amalgamate 2 lots.

Sutherland Shire Council is one of only 7 councils in Sydney which allow medium density townhouses in the R2 ZONE.




Council is required to prepare a Local Strategic Planning Statement (LSPS) which sets out the future direction for planning in Sutherland Shire over 5,10 and 20 years. The LSPS is  based on the State Government South District Plan. Miranda and Sutherland are named as strategic centres in the South District Plan.The LSPS is now in force

Next Council must amend LEP 2015 based on the directions and actions required by the South District Plan and LSPS and show where additional dwellings from 2021 will be located.

Council intends to continue policy of increasing density within 800metres of centres, particularly in Sutherland and Miranda. Expanding the residential flat zones, increasing building height and density in existing zones and enlarging the commercial centres are all being considered.

The amended LEP is expected to be exhibited in late 2021 or early 2022.

LEP 2015 came into force on 23/6/2015. The LEP will allow for more dwellings than the target number required by the State Government.

 Since LEP 2015 came into force in June 2015, 60% of the land which was rezoned from R2 Low Density to R4 High density in LEP 2015 has been redeveloped with residential flats. In existing residential flat zones where building height and density were increased in LEP 2015, only 10% of this land remains undeveloped.

Despite the fact that LEP 2015 will deliver more than double the number of new dwellings required by the State Government.The Greater Sydney Commission has set a 6-10 year target of 4,500 additional dwellings in the Sutherland Shire. Miranda and Sutherland have been nominated as areas with potential for more high density development

Between 2011 and 2016 there was a marked increase in the number of families with children living in flats and this trend is expected to continue.

The number of people aged over 70 is forcast to increase 69% over the next 20 years.

 Council sought permission from the Department of Planning to re-introduce minimum lot sizes in the low density R2 zone and E4 Environmental Living Zone.

The Department raised a number of concerns including whether the amendment would restrict Council's ability to achieve its housing target under LEP 2015 and reduce housing choice.

 Council voted on 20/2/2017 to explore ways in which LEP 2015 can be amended to re-introduce minimum lot sizes in the low density zones so that any infill development is compatible with its immediate local context.

 What are some of the main changes under LEP 2015?

-There is no minimum lot size required for dual occupancies, villas, townhouses or units.

-The amount of landscaped area required has been reduced in all residential zones.

-In low density zones, increased floor spaces and reduced landscaped areas apply-larger houses dual occupancies and town house developments with bigger footprints and smaller backyards are possible.

-In R3 medium density zone an increased building height of 9m allows 3 storey houses, dual occupancies and townhouses over basement car parks.

-Building heights and floor spaces have increased in R4 Unit zones.

-additional areas for high-rise units have been rezoned in and around centres.


-On the north side of the Kingsway between Wandella Road and Clubb Crescent, building heights have increased to 30m (10 storeys). Floor space ratios have increased to 3:1 and 3.5:1.            

-New R4 areas zoned for high rise units:                                                                                                                                                  

-Pinnacle Street Precinct bounded by Miranda Primary School, The Kingsway, Sylvania Rd and the railway. A building height of 25metres (8storeys) and floor space ratio of 2:1 apply

-The area bounded by the Kingsway, Gurrier Avenue, Urunga Parade and Miranda Road. On both sides of Urunga Parade a 25m (8storey) building height and a 2:1 floor space ratio apply. North of Urunga Parade to The Kingsway, a 20metre (6 storey building height and 1.5:1 floor space ratio apply.

-In the existing R4 unit zones outside these areas, building height has increased to 16metres (5storeys) and floor space ratio has increased to 1.2:1.                                                                                                          

-At 40-42 Kiora Road (adjoins Star of the Sea School) a 20metre (6storey) building height and a 1.5:1floor space ratio apply.

Four new areas have been rezoned to R3 medium density. Click on to Councils LEP zones map at the end of this page for details of which zone your property is located in and the allowed development in your street.

Miranda is now rated as a hot spot for units in Sydney.

Council no longer advertises development applications with an estimated construction cost under 20million dollars in the Leader – they are only advertised on Council’s website.  

To view the list of development applications received by Council this week, last week etc.: on the opening screen. This will take you to the development applications tracking page. If you know an address but not the DA number you can enter the address or contact council for the DA number.

For information about the DA clink on the link “policies and documents”. The Statement of Environmental Effects gives a summary of the proposal. After the DA has been approved or refused you can view the assessment officer’s report, DA assessment Delegated under the “policies and documents” list.

Council is required to advertise development applications with a construction cost of more than $30 million dollars in the Leader.

Sutherland Shire Local Environmental Plan 2015