What Is the NSW Housing Pattern Book?
The NSW Housing Pattern Book is a government-backed collection of pre-approved, architect-designed housing templates that can fast-track your planning approval to as little as 10 days. Launched by the Government Architect NSW in July 2025, the Pattern Book offers designs for low-rise homes (terraces, dual occupancies, manor homes, row homes) and mid-rise apartments (3–6 storeys), all of which meet current building regulations and achieve a 7-star NatHERS energy rating. Instead of starting from scratch, developers and homeowners can purchase a pattern design and adapt it to their site, significantly reducing design fees and assessment timeframes.
At giantA, we have been tracking the Pattern Book since its initial release and have guided several clients through the eligibility and adaptation process. The initiative represents a fundamental shift in how NSW approaches medium-density housing — moving from bespoke, case-by-case assessment toward standardised, pre-endorsed designs that councils and certifiers can approve with confidence.
How the Fast-Track Approval Pathway Works
The Pattern Book offers two distinct approval pathways depending on whether you choose a low-rise or mid-rise design. Understanding the difference is critical because the timeframes, costs, and requirements vary significantly.
Low-Rise Patterns: Complying Development (10-Day Approval)
Low-rise pattern designs — including terraces, dual occupancies, manor homes, and row homes — can be approved as complying development under the Pattern Book Development Code 2025. This is a combined planning and construction approval that can be issued by a council or an accredited certifier within as little as 10 days of application, provided all assessments are completed and the site meets eligibility criteria. You will need a Design Verification Statement signed by an architect or accredited designer, detailed architectural drawings, and supporting documentation from a structural engineer, hydraulic engineer, and landscape designer.
Mid-Rise Patterns: Streamlined DA (Reduced Assessment Time)
Mid-rise patterns — apartment buildings of 3 to 6 storeys — follow a streamlined Development Application pathway under Chapter 7 of the State Environmental Planning Policy (Housing) 2021. Because the designs are pre-endorsed by the Government Architect NSW, councils do not need to reassess design elements already addressed in the pattern. However, this is still a DA, not a CDC — meaning it goes through council rather than a private certifier, and you will need a separate Construction Certificate after DA approval. The Planning System Reform Bill 2025 introduces a targeted assessment pathway that could further streamline these DAs, with the Department of Planning consulting on implementation in 2026.
Low-Rise vs Mid-Rise Pattern Book: Key Differences
| Feature | Low-Rise Patterns | Mid-Rise Patterns |
|---|---|---|
| Building typology | Terraces, dual occupancies, manor homes, row homes | Apartments (3–6 storeys), shop-top housing |
| Approval pathway | Complying Development Certificate (CDC) | Streamlined Development Application (DA) |
| Approving authority | Council or private certifier | Local council |
| Target approval time | As little as 10 days | Reduced DA assessment (no fixed target) |
| Design cost (2026) | $1,000 per design (was $1 during launch period) | $1,500–$2,500 per design |
| Eligible locations | Anywhere in NSW where the housing type is permitted with consent | LMR Housing Policy areas, TOD areas, and where residential flat buildings are permitted |
| Subdivision allowed? | Yes — concurrent Torrens or strata subdivision under one CDC | Yes — concurrent strata subdivision under streamlined DA |
| Key legislation | Pattern Book Development Code 2025 | Chapter 7, Housing SEPP 2021 |
| Construction Certificate needed? | No — CDC combines planning + construction approval | Yes — required after DA approval |
What Do the Pattern Book Designs Actually Cost?
One of the most common questions we hear from developers is whether the Pattern Book actually saves money compared to a custom design. The answer depends on your project type, but the design fee savings alone can be substantial.
| Cost Component | Custom Architect Design | Pattern Book Design | Saving |
|---|---|---|---|
| Architectural design fee | $20,000–$50,000+ | $1,000 (low-rise) / $1,500–$2,500 (mid-rise) | $18,500–$48,500 |
| Structural engineering | $5,000–$15,000 | $5,000–$15,000 (still required) | Nil — site-specific |
| Hydraulic/stormwater engineering | $3,000–$8,000 | $3,000–$8,000 (still required) | Nil — site-specific |
| Landscape design | $2,000–$10,000 | $1,000–$5,000 (guide provided) | $1,000–$5,000 |
| BASIX certificate | $800–$2,500 | $500–$1,500 (patterns pre-meet 7-star) | $300–$1,000 |
| Council/certifier fees | $3,000–$12,000 | $3,000–$12,000 | Nil (standard fees apply) |
| Total (indicative) | $33,800–$97,500 | $13,500–$44,000 | $20,000–$53,500 |
It is important to understand that the Pattern Book does not eliminate all consultant fees. You still need site-specific engineering, stormwater design, and a BASIX certificate. What it eliminates is the upfront architectural design phase — the most time-consuming and expensive part of a custom project. The patterns come with technical drawings, material specifications, and landscape guides that your design team can build on rather than start from zero.
Who Created the Pattern Book Designs?
The designs in the NSW Housing Pattern Book were created by award-winning architectural firms, selected through an international design competition run from August to November 2024. The competition attracted 212 entries from around the world, with 21 shortlisted for the design phase. The competition winners include:
For low-rise terraces, Other Architects and Officer Woods produced the winning schemes. For mid-rise designs, Neeson Murcutt Neille, Andrew Burges Architects, and Spacecraft Architects created the competition-winning patterns. Additional patterns were directly commissioned from firms including Sam Crawford Architects, Studio Johnston, SAHA, and Collins and Turner. Each firm was briefed to design for affordability, adaptability, and sustainability — responding to NSW's diverse climate zones and site conditions.
Step-by-Step: How to Use the Pattern Book for Your Project
The NSW Government has outlined a 5-step process for lodging a Pattern Book planning application. Based on our experience guiding clients through this pathway, here is what each step involves in practice.
Step 1: Explore patterns and engage a designer
Browse the Pattern Book designs at planning.nsw.gov.au and shortlist patterns that suit your site dimensions, housing type, and budget. Engage an architect or building designer early — even though the design is pre-approved, you need a registered professional to adapt it to your site and sign the Design Verification Statement. At giantA, we typically spend 2–3 hours with clients reviewing patterns before committing, assessing solar access, setbacks, and site constraints against each pattern's requirements.
Step 2: Adapt the pattern to your site
Each pattern includes options for internal layouts, material palettes, and site modifications (such as gentle slope adaptations). Your designer will customise the pattern to suit your block, orientation, and preferences while staying within the pattern's permitted variations. This is where most of the design time goes — typically 15–25 hours for a low-rise pattern, compared to 80–120 hours for a custom design.
Step 3: Prepare your application documents
Your designer prepares detailed architectural drawings and supporting documentation. You will need a Design Verification Statement (either the low-rise or mid-rise version, depending on your pattern), engineering certificates, a BASIX certificate, and a landscape plan that follows the Pattern Book Landscape Design Guide. Your local council can confirm exactly what is required for your site.
Step 4: Lodge your planning application
All applications must be lodged through the NSW Planning Portal. When you lodge, you will be asked whether your application is a Pattern Book development — answering yes triggers the fast-track assessment process. For low-rise patterns, this means a CDC application to a council or private certifier. For mid-rise patterns, it is a streamlined DA to your local council.
Step 5: Get fast-tracked approval
For low-rise patterns, once your CDC is approved, you can begin construction immediately — no separate Construction Certificate is needed because the CDC combines both. For mid-rise patterns, after your DA is approved, you must apply for a Construction Certificate before starting construction. Your designer can manage this next step.
What Are the Eligibility Criteria?
Not every site qualifies for the fast-track pathway. Based on the Pattern Book Development Code 2025 and Chapter 7 of the Housing SEPP, the key eligibility requirements are:
Low-rise patterns: The housing type must be permissible with consent on your site under your local environmental plan. The site must not be on high-risk land (bushfire-prone, flood-affected, or battle-axe lots are excluded). The proposal must comply with all pattern requirements, including setbacks, height limits, and site coverage specified in the pattern design.
Mid-rise patterns: The development must be on a site where Low and Mid-Rise Housing Policy or Transport Oriented Development (TOD) reforms apply, or where residential flat buildings are permitted with consent (for large lot apartment patterns). The proposal must meet solar access requirements for both the development and neighbouring properties, provide adequate waste management and storage, and comply with driveway crossing requirements.
What Happens If Your Site Is Ineligible?
If your site does not meet the fast-track eligibility criteria, you can still use the Pattern Book designs — but through a standard DA pathway rather than complying development. This means a full merit assessment by your local council, including assessment against the local development control plan, the Apartment Design Guide (for mid-rise), and all local planning controls. The design itself remains compliant with building regulations, but the assessment process will take longer — typically 40–90 days for a standard DA, depending on the council.
We encountered this situation with a client in Marrickville whose site was within a heritage conservation area overlay. The Pattern Book terrace design they wanted was not eligible for CDC because of the heritage constraints, but we were able to adapt the pattern and submit it as a standard DA. The pre-endorsed design still carried weight with the council assessment team, and approval was secured in 8 weeks rather than the typical 14–16 weeks for a custom design in the same area.
Sustainability: How the Patterns Meet BASIX and NatHERS
Every Pattern Book design achieves a 7-star Nationwide House Energy Rating Scheme (NatHERS) rating for thermal performance, water usage, and energy usage. The patterns incorporate passive design techniques — orientation, strategic shading, cross-ventilation, and compact footprints — to reduce reliance on air conditioning and minimise energy consumption. All designs are all-electric, aligning with NSW's transition away from gas in new homes.
The patterns also align with BASIX requirements, which were updated in October 2023 to require 7-star thermal performance and a 7–11% reduction in greenhouse gas emissions compared to the previous baseline. Optional additions such as solar panels and rainwater tanks can further reduce energy and water bills — the NSW Government estimates energy bill savings of approximately $1,070 per year for homes meeting the updated BASIX standards.
Pattern Book vs Custom Design: Which Is Right for Your Project?
| Consideration | Pattern Book | Custom Design |
|---|---|---|
| Design flexibility | Limited to permitted adaptations within each pattern | Unlimited — designed to your exact requirements |
| Approval speed | 10 days (low-rise CDC) / streamlined DA (mid-rise) | 40–90+ days standard DA |
| Design cost | $1,000–$2,500 | $20,000–$50,000+ |
| Neighbourhood fit | Designed to fit comfortably into existing suburbs | Can be tailored to specific streetscape or heritage context |
| Sustainability | 7-star NatHERS, all-electric, BASIX-compliant | Must be designed to meet BASIX — depends on your architect |
| Site constraints | Works best on standard flat or gently sloping sites | Can accommodate any site condition |
| Risk of council refusal | Low — pre-endorsed by Government Architect | Moderate — depends on design quality and council policy |
| Best for | Standard sites, developers wanting speed and certainty | Complex sites, unique design aspirations, heritage areas |
How giantA Can Help with Your Pattern Book Project
At giantA, we offer Pattern Book support services ranging from initial eligibility assessment through to full project management. Our team can review your site against the eligibility criteria, recommend the most suitable pattern for your block and budget, manage the adaptation and documentation process, and lodge your application through the fast-track pathway.
For developers considering mid-rise Pattern Book developments, we also provide feasibility assessments that factor in the TOD and LMR Housing Policy area eligibility, construction cost estimates, and projected returns. Our experience with the Pattern Book Development Code 2025 and Chapter 7 of the Housing SEPP means we can identify potential issues before they become costly delays.
Frequently Asked Questions
How long does Pattern Book approval take?
Low-rise Pattern Book designs can be approved as complying development within as little as 10 days if the site meets all eligibility criteria and documentation is complete. Mid-rise designs follow a streamlined DA pathway with reduced assessment time, though no fixed target applies — expect 6–12 weeks depending on the council and site complexity.
How much does a Pattern Book design cost?
Low-rise Pattern Book designs cost $1,000 per design as of 2026 (they were $1 during the launch period from July 2025 to January 2026). Mid-rise designs range from $1,500 to $2,500 per design depending on the lot type. These fees are a fraction of the $20,000+ you would typically pay for a custom architectural design of equivalent quality.
Can I modify a Pattern Book design?
Yes, but only within the permitted adaptations specified in each pattern. Options typically include internal layout variations, material palette selections, and modifications for gently sloping sites. Any changes must still comply with the pattern's core requirements and be certified by an architect or accredited designer via the Design Verification Statement.
What if my site is not eligible for fast-track approval?
You can still use the Pattern Book designs through a standard DA pathway. Your application will be subject to a full merit assessment by your local council against all applicable planning controls. The pre-endorsed nature of the design may still support a smoother assessment, but the fast-track timeframe will not apply.
Do Pattern Book designs meet BASIX requirements?
Yes. All Pattern Book designs achieve a 7-star NatHERS rating and are all-electric, meeting the BASIX thermal performance and greenhouse gas emission requirements introduced in October 2023. Optional additions like solar panels and rainwater tanks can further improve your BASIX score and reduce ongoing energy bills by approximately $1,070 per year.
Can I subdivide as part of a Pattern Book application?
Yes. For low-rise patterns, concurrent subdivision (Torrens or strata) can be included in a single CDC application. For mid-rise patterns, concurrent strata subdivision can be included in the streamlined DA. Alternatively, you can apply for subdivision separately after the initial approval.
Who can assess a Pattern Book application?
Low-rise Pattern Book CDC applications can be assessed by your local council or an accredited private certifier. Mid-rise Pattern Book DAs are assessed by the local council as the consent authority. A Design Verification Statement signed by an architect or accredited designer must accompany every application.
Is the Pattern Book available outside Sydney?
Yes. Low-rise patterns can be used anywhere in NSW where the relevant housing type is permitted with consent. Mid-rise patterns can be used in LMR Housing Policy and TOD areas, and large lot apartment patterns can apply anywhere in NSW where residential flat buildings are permitted with consent.