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Proposed Changes to Existing Planning Controls

The State Significant Precinct study is a rezoning proposal that seeks approval for new planning controls needed to develop the Waterloo Metro Quarter. The planning controls are proposed to be applied through a State Environmental Planning Policy (SEPP). The Sydney Local Environmental Plan 2012 (LEP) will no longer apply to the Waterloo Metro Quarter once the proposed SEPP is finalised.


The following key amendments are proposed to the existing planning controls:

  • Increase building heights from 12m (3-4 storeys) and 15m (4-5 storeys) to a maximum height of RL 116.9m (equivalent to 29 storeys);
  • Increase the maximum Floor Space Ratio (FSR) from 1.75:1 to 6.1:1 across the whole site (excluding public roads);
  • No changes to land zoning are proposed. The B4 Mixed Use zone will continue to apply across the Metro Quarter Precinct;
  • Introduce Active Street Frontage provisions to promote uses that attract pedestrian traffic along ground floor street frontages along Botany Road, Wellington Street and Raglan Street;
  • Introduce a Design Excellence Clause to ensure best-practice design; and
  • Introduce the requirement for a Development Control Plan (DCP) to provide detailed design controls and principles for future development in the Precinct.

Vision for the Future

The planning controls proposed in the SEPP will enable the delivery of:

  • Approximately 700 dwellings, of which 5% to 10% will consist of affordable dwellings, and up to 10% for social housing;
  • Three residential towers of 23, 25 and 29 storeys, each with a three-storey non-residential podium. The buildings will also have parking for about 65 cars and 700 residents’ bicycles and 520 public bicycles;
  • Approximately 4,000 square metres of retail and entertainment facilities;
  • Approximately 8,500 square metres of business and commercial premises and community recreation facilities (indoor); and
  • A publicly accessible plaza of approximately 1,400 square metres fronting Cope Street, providing access into the Metro Station.

Page last updated: 26/02/2019