As part of the NSW Government’s planning reforms, duplexes and semi-detached homes are now allowed in 124 council areas across the state. These government reforms are part of several changes to planning laws to utilise low to mid-rise development in existing suburbs to boost the housing supply.
Most councils in NSW will now be required to consider development applications for dual occupancies, two separate homes on a single lot, and semi-detached homes in low-density zones.
New Duplex Rules NSW
Duplexes and semi-detached homes have long featured in the mix of housing across Sydney, particularly in inner city areas, but many councils in more recent times have banned them.
The new legislation, the State Environmental Planning Policy (Housing) Amendment (Dual Occupancies and Semi-detached Dwellings) 2024, was enacted on 1 July 2024.
Under the new rules, councils will remain the primary assessor of development applications, but they will now be required to consider duplex houses.
Significantly, dual occupancy homes and semi-detached dwellings are now permissible in the R2 zones in Hornsby, Ku-ring-gai, and Warringah, where they were not previously permitted. Plus, dual occupancies are now allowed in the R2 Low Density Residential Zone in Liverpool LGA, where they were not previously accepted.
The Hawkesbury, Blue Mountains and Wollondilly local government areas are exempt from the changes because they face a higher risk from bushfires and floods. Bathurst has no suitable residential land, so it is also excluded.
Analysts estimate that the changes could lead to thousands of new dwellings, including:
- 34,000 in Hornsby
- 25,200 in Ku-ring-gai
- 30,000 in the Northern Beaches
- 23,000 in Liverpool.
Narrower Blocks Part of New Duplex Requirements
Many councils have yet to fully embrace the NSW Low Rise Housing Diversity Code, initially released in 2018, so the NSW Government is giving it a nudge.
As well as the addition of the new council areas, the most significant change is that residential blocks now only need to be 12 metres wide for a duplex, overriding many existing council rules requiring frontages to be at least 15 to 20 metres.
Property analysts suggest that these new regulations will benefit home owners as well as property developers. It will give many existing home owners the flexibility to utilise their suburban block by building a duplex, living in one, and renting the other.
The changes are hoped to make the planning process more efficient and, ideally, less time-consuming, making implementing a development more attractive to many people.
What Are the Rules to Build a Duplex in NSW
As we mentioned, the block width is the most significant change, but here is a reminder of some key requirements of the NSW Low Rise Housing Diversity Code.
- Applies to R1, R2, R3 and RU5 zones, with most residential lots in Sydney falling into these zones.
- Designs must meet the relevant design criteria in the Low Rise Housing Diversity Design Guide.
- Dual occupancies can be approved as a complying development if they meet certain standards.
- To meet duplex land size requirements in NSW, blocks must be at least 400 square metres or the minimum lot size stipulated by the council.
- Blocks must be at least 12 metres wide, and for dual occupancies where one dwelling is located above another, the block must be at least 15 metres wide.
- Buildings must have a minimum side setback of 0.9 metres, with greater setbacks for blocks wider than 24 metres.
- Each individual dwelling must be at least 5 metres wide and can’t be more than 8.5 metres high.
- Each must face a public road and cannot be located behind another dwelling except on a corner block.
- Each dwelling must have at least one off-street parking spot.
Experience Duplex Home Builders
At Kurmond Homes, we have built many duplex homes all over Sydney, so we can provide advice on building a duplex home and understanding the duplex rules in your area. This includes if you want to knock down and rebuild a duplex.
We offer a range of duplex home plans, including duplex designs for narrow blocks, or we can custom design a duplex property to meet your requirements.
To discover more about building with Kurmond Homes, please contact us today or visit one of our display homes.
