7 Sydney suburbs launch rezoning plans

The suburbs were initially named in a leaked government document, when plans were accidentally uploaded to the Department of Planning website.

Despite facing resistance from some local councils, the state government asserted that high-density rezoning was essential to “provide a future for the next generation of people instead of having them leave our city”.

The government noted that between 2016 and 2021, Sydney lost twice as many people aged 30 to 40 as it gained, with a net loss of 35,000 young people from the city.

“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,” said state Planning Minister Paul Scully.

“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,” he said.

1. Kellyville and Bella Vista

• New dwellings: 20,700 across two suburbs
• Affordable homes: 620 to 1,650
• New jobs: Over 10,000

These two neighbouring suburbs have come together to collaborate on a draft rezoning plan.

Since 2019, the north-west arm of the Sydney Metro has linked these previously car-reliant suburbs to the northern hubs of Chatswood and Epping.

When the metro extension to the CBD opens in August, residents of Kellyville and Bella Vista will have a direct train link to the city in under 45 minutes.

2. Hornsby

• New dwellings: 5,000
• Affordable homes: 250 to 500
• New jobs: 3,450

With rail links to the Central Coast, Newcastle and the CBD, Hornsby is located in a prime position for outer suburban commuters.

Over the next 20 years, the Hornsby town centre will undergo a “modern makeover” with new slimline residential towers on both sides of the train line, and several new indoor and outdoor community gathering spaces.

3. Macquarie Park

• New dwellings: 4,600
• Affordable homes: 460 to 690
• New jobs: 66,000

Just a stone’s throw from Macquarie University, and home to a major commercial hub, a defining feature of the Macquarie Park rezoning proposal will be a vibrant 18-hour economy, including a strong entertainment sector.

Over 66,000 new jobs are set to be created in the suburb, while the council has also committed to one of the highest affordable housing targets, with 10–15 per cent of new homes designated for affordable housing in perpetuity.

4. Crows Nest

• New dwellings: 3,255
• Affordable homes: 325 to 488
• New jobs: 2,600

In addition to the existing train station at St Leonards, Crows Nest is set to benefit from its very own metro station from August 2024.

With a minimum of 10–15 per cent of new housing designated affordable, the upcoming rezoning proposal will prioritise key worker housing for staff at the Royal North Shore Hospital.

Height and floor space incentives will be offered to developers who commit to 15 per cent affordable housing.

5. Bankstown

• New dwellings: 12,500
• Affordable homes: 375 to 1,250
• New jobs: 15,000

A massive influx of new homes are set to be built within walking distance of Bankstown station and the upcoming Bankstown metro station.

Mixed-use residential and commercial towers up to 25 storeys will be built in the town centre, while 3–10 per cent of all new housing will be affordable housing managed by a registered Community Housing Provider (CHP).

Upgrades to Memorial Park, Griffith Park and Saigon Place have been proposed to strengthen community amenities and protect neighbourhood character.

6. Homebush

• New dwellings: 16,100
• Affordable homes: 805 to 1,610
• New jobs: 2,670

Residents of Homebush are set to benefit from four train stations and one metro station in the coming years, as the government prepares to build over 16,000 homes across a 200-hectare site.

Located midway between the Sydney and Parramatta CBDs, the housing hub will be ideally situated for workers in both commercial centres.

Parramatta Road and North Strathfield station will be the epicentre of the new development, which also plans to include new cycleways and tree canopy improvements.