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Under Consideration

Proposed new Housing Diversity SEPP Explanation of Intended Effect


A proposed new policy aims to facilitate the delivery of diverse and affordable housing to meet the needs of the State’s growing population and support the development of a build-to-rent sector.

Between 29 July and 9 September 2020, the Department exhibited an Explanation of Intended Effect for a proposed new Housing Diversity State Environmental Planning Policy (Housing Diversity SEPP) that:

  1. introduces new definitions for build-to-rent housing, student housing and co-living;
  2. amends some state-level planning provisions, particularly for boarding house and seniors housing development;
  3. amends some state-level planning provisions to support social housing developments undertaken by the NSW Land and Housing Corporation (LAHC) on government-owned land; and  
  4. consolidates three housing-related SEPPs
  • State Environmental Planning Policy (Affordable Rental Housing) 2009
  • State Environmental Planning Policy (Housing for Seniors and People with a Disability) 2004
  • State Environmental Planning Policy No 70 – Affordable Housing (Revised Schemes).


The proposed changes, as set out in the Explanation of Intended Effect, will ensure that the residential development sector is well-placed to assist in the economic recovery of NSW following the COVID-19 pandemic and provide greater certainty for all stakeholders. 

The proposed Housing Diversity SEPP is an example of government-led action to address housing diversity and affordability, in line with the proposed NSW Housing Strategy. The discussion paper for the proposed NSW Housing Strategy sets out a whole-of-government approach to meeting NSW’s housing needs over the next 20 years and was recently exhibited for public consultation. To view the consultation material for the draft Housing Strategy, please visit


Project Details

Notification start-end date
Exhibiting agency or agencies
Department of Planning, Industry and Environment
Exhibition location

NSW Planning Portal