Sydney to be transformed with new ‘micro-cities’ including high-density housing and commerce, entertainment precincts

Large parts of Sydney will be transformed with ‘micro-cities’ that will leave some suburbs totally unrecognisable, in a bid to solve the capital’s crippling housing crisis.

The New South Wales Government has unveiled its detailed plans for “accelerated precincts” surrounding key rail hubs – the first of three Transport-Oriented Development (TOD) zones that will deliver tens of thousands of new dwellings.

The designations, which will help fast-track developments and bypass frustrating council bureaucracy and red tape, will also encourage new commerce, entertainment and lifestyle amenities within the micro-cities.

“People want to be able to buy or rent a home close to their friends and families and jobs supported by infrastructure, but the housing crisis across NSW, and especially Sydney, has made that almost impossible,” Planning Minister Paul Scully said.

“We’re focused on getting the balance right, between building new homes and protecting the character of communities.

“It doesn’t have to be an either-or choice. That’s why we are master planning these communities.”

Inside new ‘micro-cities’

The first three state-led TOD precincts are in Macquarie Park, Hornsby, and Kellyville and neighbouring Bella Vista, with proposals on public display from today.

About 30,000 new homes will be created across the three accelerated TODs, along with an estimated 80,000 jobs.

The Kellyville and Bella Vista proposal centres on two of Sydney’s newest Metro stations, with the line extension to Waterloo set to open next month.

Locals will have direct public transport access to Chatswood, Crows Nest and Barangaroo via the metro.

The new master planned area will include apartment buildings with direct access to a wide range of retail and commercial offerings, expansive open space areas and new walking and cycling connections to each metro stations.

Given their proximity, the master planning and draft rezoning for Kellyville and Bella Vista was combined.

This means that as development occurs, shared infrastructure can be identified to support new homes in these precincts, the government said.

The government has also set an affordable housing target of three to eight per cent of new dwellings.

In Hornsby, the existing CBD is set for “a modern makeover” with about 5000 more homes across a new 39-hectare precinct spanning both sides of the train line.

The TOD proposal, which builds on Hornsby Shire Council’s Town Centre Masterplan, which has already had extensive previous community engagement, will create 3450 jobs.

An affordable housing target of up to 10 per cent of all new dwellings has been set.

These new homes, just minutes from the Hornsby train station and close to schools, will offer people convenient access to retail, restaurants, cafes and the National Park.

In Macquarie Park, a new mix of homes, jobs, entertainment, commercial hubs and open space will deliver up to 4600 new dwellings and 66,000 jobs.

“The Macquarie Park TOD will bring the area to life with more apartments, seven hectares of open spaces, and street level vibrancy leading to an 18-hour economy,” the government said.

An ambitious affordable housing target of 10 to 15 per cent of all dwellings has been set.

There will be declared special entertainment precincts within the TODs to support live entertainment through extended trading hours for live music venues and more favourable noise controls for operators.

Mr Scully said the government’s strategy will target housing growth surrounding transport hubs where there’s existing infrastructure.

But an additional $520 million has been set aside for infrastructure improvements such as road upgrades, new open spaces, and active transport links.

Vibrant and well-connected communities

Advocacy group Housing Now described today’s announcement as a “major step” towards addressing Sydney’s housing crisis.

The accelerated TOD proposals also promote “sustainable urban growth” by focusing development around existing major transport infrastructure to create housing and employment opportunities at scale.

“Housing Now has been a vocal advocate for more homes closer to transport, jobs and amenity and the announcement of the first three accelerated TODs is a great step forward,” the group’s chair David Borger said.

“This initiative not only tackles the housing shortage but also fosters vibrant, well-connected communities.

“It’s time to capitalise on the $21 billion that has been invested in Sydney Metro North West and the direct rail service into the Sydney CBD that is set to open in less than a month by increasing housing around stations like Kellyville and Bella Vista.”

Justin Simon, chair of Sydney YIMBY – a group that says Yes In My Backyard, as a pushback against NIMBY attitudes – said the city needs more diverse housing.

“I grew up in the Hills [but] moved away for two reasons – there was no train for me to get to uni and it was mostly four bedroom houses,” Mr Simon said.

“Now the Libs have built a train and Labor’s going to permit a bunch of apartments, and I think that’s wonderful.”

He said future generations of young people will be able to find somewhere to live “that suits their needs” and their parents will also have “somewhere to downsize”.

“Council should embrace this opportunity to build a dense, vibrant, walkable precinct around Kellyville and Bella Vista metro stations, where new residents can meet their daily needs without needing to drive,” Mr Simon said.

Cutting red tape delays

As part of the announcement, the government has also outlined changes to how development applications and assessed.

Major projects valued at $60 million or more will be declared “state significant” and approved by the NSW Government, rather than local councils, in faster time frames.

However, those developers will have to commence work within two years of receiving planning approval.

The three accelerated TODs are part of several other zones previously flagged by the NSW Government, which includes Bankstown, Bays West, Crows Next and Homebush.

Those detailed proposals are set to be unveiled in coming months.

The public exhibition of the first three accelerated TOD precincts begins today and runs until August 9.

“NSW needs more social, affordable, key worker and market homes,” Mr Scully said.

“These TOD accelerated precincts support the other planning reforms we have introduced that provide for the construction of diverse housing and the opportunity for people to find a well-located, well-built home that suits all stages of their lives.

“I encourage everyone to take a look at the proposals and provide their comments.”

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