Ku-ring-gai Council has spent the last three months closing gaps in its planning controls. Since 21 August 2026, its Development Control Plan (DCP) has applied to terraces, townhouses and two-storey apartment buildings in every zone. Council has endorsed its own terrace controls for exhibition and wants its affordable housing contribution made mandatory. Heritage remains the pressure point.
This update covers Council's ordinary meetings on 18 August, 15 September and 20 October 2026, and what they mean for a development application (DA) in Roseville, Lindfield, Killara, Gordon, Pymble, Turramurra, St Ives or Wahroonga.
Status snapshot (November 2026)
| Item | Status (checked 2 Nov 2026) | DA / design implication |
|---|---|---|
| DCP Amendment 13: alignment with the low and mid-rise housing reforms | IN EFFECT: adopted 18 Aug 2026, effective 21 Aug 2026 | Ku-ring-gai DCP controls apply to terraces, multi dwelling housing, semi-detached dwellings and two-storey residential flat buildings, whatever the zone |
| Local terrace controls: new DCP Part 6.1 and dictionary changes | ENDORSED FOR EXHIBITION: 15 Sep 2026 (28 days), report back to Council pending | Until it is adopted, terrace DAs refer to the NSW Low Rise Housing Diversity Design Guide. Expect landscape-led local rules after that |
| Amended Affordable Housing Contribution Scheme | ENDORSED FOR EXHIBITION: 15 Sep 2026 (28 days) | Adds contribution rates for the Pymble Golf Club (St Ives) and Turramurra Plaza precincts |
| Planning proposal: KLEP 2015 clauses 4.6 and 6.14 | AWAITING GATEWAY from the Department of Planning, Housing and Infrastructure (DPHI) | Proposes that affordable housing conditions "must" be imposed and cannot be varied under clause 4.6 |
| TOD centre DCP controls (Gordon, Killara, Lindfield, Roseville) | WATCH: staged exhibition expected from early 2027 | Built form, heritage interface, canopy, deep soil, setbacks and amalgamation controls for the new TOD precincts |
| Preliminary heritage assessment of 53 items | DEFERRED: 20 Oct 2026, to the November meeting | Owners of listed items near TOD sites should hold off on assumptions about delisting |
Primary sources: Ku-ring-gai Council ordinary meeting papers and minutes for 18 August 2026 (minutes), 15 September 2026 (minutes) and 20 October 2026 (minutes); the Ku-ring-gai DCP page; Council's planning proposal tracker; the NSW Planning Portal DCP Amendment 13 exhibition.
What changed in the Ku-ring-gai DCP on 21 August 2026?
On 18 August 2026, Council adopted DCP Amendment 13, which took effect on 21 August 2026. It updates Parts 1, 4.1, 6, 7, 8 and 9 and adds new Parts 6.1 and 7.1, so the DCP lines up with the NSW Government's low and mid-rise housing policy. The draft was exhibited from 19 June to 16 July 2026 and drew two submissions.
Why did Council need it?
The council report explains that some applicants had argued Ku-ring-gai's DCP did not apply to the new housing types the state reforms allow in R2 and R3 zones, because many controls were written for particular zones. Council's legal advice was that the DCP still applied, but it recommended a timely amendment to put the question beyond doubt. Amendment 13 removes zone-specific wording so the controls attach to the type of development, whatever the zone.
In practice, that argument is closed. Assume the relevant DCP part applies in full, and address any non-compliance openly in your Statement of Environmental Effects.
What did Council change after exhibition?
Council adopted the amendment as exhibited with two changes:
- Part 7.1 is now titled "Residential Flat Building (Two Storey)". The broader Part 7 controls also apply to any residential flat building, assessed on merit where relevant.
- Part 5 is now "Dual Occupancy and Semi-detached Dwellings", so semi-detached proposals are assessed against the same part as dual occupancies.
The current DCP lists Part 6 as "Multi-Dwelling Housing (Excluding Terraces)" and a separate Part 6.1 for terraces. In the interim, Council directs terrace applicants to the NSW Low Rise Housing Diversity Design Guide for Development Applications (July 2022) until local terrace controls are finalised.
Where can terraces and small apartment buildings go in Ku-ring-gai?
Under the state low and mid-rise reforms, multi dwelling housing (including terraces and townhouses) and two-storey residential flat buildings are permitted in R2 zones within about 800 metres of a qualifying station or town centre. Residential flat buildings up to six storeys are permitted in R3 zones within 400 metres. The Ku-ring-gai terrace report describes the local catchments this way:
| Centre | Catchment measured from | Note |
|---|---|---|
| Roseville, Killara | Up to 800 m from the railway station | Land inside the TOD precincts is excluded |
| Lindfield, Gordon, Turramurra, St Ives | Up to 800 m from the edge of the E1 Local Centre zone | Lindfield and Gordon also have TOD precincts |
| Pymble, Wahroonga | Up to 800 m from the railway station | Check bushfire and heritage constraints early |
Being inside a catchment is only the start. Heritage items, heritage conservation areas, bushfire prone land, riparian corridors and Greenweb biodiversity land all shape what fits on a Ku-ring-gai lot. See bushfire assessment reports for NSW DAs if your site is mapped.
What will Ku-ring-gai's own terrace controls do?
On 15 September 2026, Council voted unanimously to exhibit a draft DCP Part 6.1, Multi Dwelling Housing (Terraces), with related changes to the Part 1B dictionary, for 28 days. A report on submissions will follow. The controls were prepared with an urban design consultant. Their stated aim is terrace housing set within a landscaped garden setting, with room for trees, that sits comfortably in existing streetscapes.
The report is candid about the urgency. Council says it is already receiving terrace DAs with poor design outcomes. Based on the stated aim, we expect the focus to fall on:
- deep soil and tree planting areas that can hold canopy trees, not just lawn strips
- front setbacks and landscaping that continue the street's garden edge
- built form that reads as part of a garden street
These are our reading of the intent, not final numbers. Test any terrace scheme now against both the state guide and the exhibited draft.
How is the affordable housing contribution changing?
Ku-ring-gai adopted its Affordable Housing Contribution Scheme on 21 October 2025, alongside the TOD alternative. Clause 6.14 of the Ku-ring-gai Local Environmental Plan (KLEP) 2015 lets Council require a contribution from co-living, multi dwelling housing, residential flat buildings, seniors housing and shop-top housing on land shown on the Affordable Housing Map.
On 15 September 2026 Council resolved, unanimously, two connected steps.
1. An amended scheme on exhibition
The scheme update, based on July 2026 feasibility work, adds monetary contribution rates for two precincts that have been through site-specific planning proposals: the Pymble Golf Club land at Cowan Road, St Ives, and Turramurra Plaza on the Pacific Highway. It was endorsed for a 28-day exhibition. Industry groups have raised feasibility concerns in submissions, so the final rates may move.
2. A planning proposal to harden clause 6.14
The planning proposal would amend the KLEP so that:
- Council "must" (rather than "may") impose an affordable housing condition where clause 6.14 applies. The report says an applicant on a pending State significant development had argued the current wording is discretionary
- clause 6.14 is added to the list of provisions that cannot be varied using a clause 4.6 request
- contributions are calculated under the scheme for all affected land, using the most recent version published on Council's website
The Local Planning Panel advised on 17 August 2026 that the proposal has merit. As at 2 November 2026, Council's tracker lists it as awaiting a Gateway determination from DPHI. Until it is made, the current clause applies. If your feasibility relies on negotiating the contribution down, plan on that becoming much harder. Our explainer on clause 4.6 variations explains why some standards are excluded from variation.
What's next for the TOD centres?
The TOD alternative for Gordon, Killara, Lindfield and Roseville has been in effect since 14 November 2025. The NSW Government says it unlocks about 3,300 more homes than the original Transport Oriented Development controls, with heights generally from 6 to 24 storeys and affordable housing requirements on key sites.
The LEP controls are in place, but the detailed DCP controls are still coming. A work program update to Council on 20 October 2026 said urban design work on TOD-centre controls is well advanced. It covers built form, heritage interfaces, tree canopy, deep soil, setbacks, street walls, active frontages and lot amalgamation. Staged DCP amendments are expected on exhibition from early 2027. The same update flagged:
- a review of the Part 18R Greenweb biodiversity mapping, with a report expected in mid to late 2027 after delays to state canopy data
- a KLEP housekeeping amendment, planned for the next financial year, to make banner signs, sandwich boards, bunting and flags exempt development on private land
If you are amalgamating TOD sites, build some tolerance into your scheme.
Heritage: what should owners near TOD sites know?
Heritage is where Ku-ring-gai's growth and its character meet head-on. The council area has nearly 1,000 heritage items and 46 heritage conservation areas. Three decisions this quarter matter.
- 18 August 2026. Council resolved to write to the NSW Heritage Council and take a motion to the Local Government NSW conference. The aim is better protection for potential heritage items under threat from a complying development certificate (CDC) or a sale. The report notes that Council cannot use its interim heritage order authorisation while a demolition CDC is in force.
- 15 September 2026. Council asked the Ministers for Planning and Heritage for a clear pathway to incorporate heritage houses into adjoining developments. It also wants State significant proposals refused, or not issued environmental assessment requirements, where they leave out a heritage house without a genuine attempt to buy it. Finally, it asked for a delisting pathway where incorporation has genuinely been exhausted.
- 20 October 2026. Council deferred consideration of a preliminary heritage assessment of 53 items to its November meeting. The report recommends retaining most items, with further work on a handful. About 20 of the items are next to State significant applications.
If you own a listed property near a TOD site, don't assume it will be delisted. If you are buying next to one, factor in curtilage, setbacks and interface design from the first sketch. Our heritage conservation design team regularly works on these interfaces.
Other decisions to watch
- Turramurra Plaza. On 20 October 2026, Council deferred giving landowner's consent for the State significant proposal until an independent feasibility assessment is done at the applicant's cost, testing the scheme with and without the 30% height and floor space bonus. In September, Council had asked for affordable homes to be held in perpetuity rather than for 15 years.
- 2 Marian Street, Killara. On 20 October 2026, Council resolved to prepare a planning proposal to reclassify the Marian Street Theatre site from community to operational land, with a public hearing. The MU1 Mixed Use zoning would not change.
- Flood studies. On 18 August 2026, Council placed draft flood studies for the Lane Cove River northern and southern catchments on 42-day exhibition. Revised flood mapping can change design floor levels and stormwater requirements once adopted.
- Notification. The statewide Community Participation Plan took effect on 1 September 2026 and sets minimum exhibition periods for DAs across NSW.
Practical next steps
- Confirm the controls on your lot. Check zoning, heritage, bushfire, Greenweb and flood mapping, and whether you are in a low and mid-rise catchment or a TOD precinct.
- Design to the DCP as it is now. Since 21 August 2026, the DCP applies to terraces, townhouses, semi-detached dwellings and two-storey apartment buildings in every zone.
- Read the draft terrace controls alongside the state design guide if you are planning terraces, and design generous deep soil and canopy from the start.
- Budget for affordable housing contributions if your site is on the Affordable Housing Map, and assume the contribution will become non-negotiable.
- Write a strong Statement of Environmental Effects. Our SEE guide shows how to address each DCP part and reduce requests for more information.
Related giantA resources
- Architectural services and all giantA services
- Dual occupancy vs duplex in NSW
- Willoughby planning updates, October 2026
- North Sydney planning updates, October 2026
- DA requests for additional information in NSW
FAQs
Does the Ku-ring-gai DCP apply to a terrace DA lodged under the low and mid-rise reforms?
Yes. Amendment 13, effective 21 August 2026, removed the zone-specific wording that some applicants relied on. Until local terrace controls are adopted, terrace DAs also refer to the NSW Low Rise Housing Diversity Design Guide.
Are Ku-ring-gai's local terrace controls in force yet?
No. Council endorsed draft DCP Part 6.1 for a 28-day exhibition on 15 September 2026. It will come back to Council with submissions before any adoption, so check Council's website for the current status.
Will I have to pay the affordable housing contribution?
If your development type and land are covered by KLEP clause 6.14 and the Affordable Housing Map, a contribution can already be required. The proposal awaiting Gateway would make the condition mandatory and stop it being varied under clause 4.6.
Can a heritage item near a TOD site be delisted?
Owners can still lodge a planning proposal to delist, but Council's preliminary review recommends keeping most of the 53 items it examined. It deferred its decision to the November 2026 meeting and is asking the state for an incorporation-first approach.
Next step: Request a Ku-ring-gai DA design review with giantA. We provide architectural services and approvals documentation for homes and small developments across Greater Sydney.