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How Many Dwellings in a TOD Catchment?

How Many Dwellings in a TOD Catchment?

TOD SEPP

The recent NSW TOD SEPP aims to increase density within 400 metres of selected train stations across Sydney, Central Coast, Newcastle, and Illawarra. The reforms allow for apartment buildings to reach at least 2.5:1 FSR and 22-24m building height in residential zones, regardless of existing planning controls.

(Check any property for planning reform impacts here for free.)

TOD in Ku-ring-gai LGA

One of the most discussed areas affected by this reform is Ku-ring-gai LGA, which has four of the 18 active TOD SEPP stations (Gordon, Killara, Lindfield, Roseville). Much of the 400m catchment around these stations is currently very low density residential, as seen in the attached map.

The NSW Government expects each of these four stations to add roughly 5,000 new dwellings within 400 metres. But what is a reasonable amount of dwellings to add within a 400 metre station catchment? We can look at existing dwelling counts around stations to get some benchmarks. 

Dwelling Counts

The tables below show the approximate dwelling count, using ABS Census 2021 data by mesh block, within a 400m radius of the station. Mesh blocks straddling the 400m boundary were clipped and their dwelling count scaled proportionally. The table also shows the average net density per hectare as dwellings divided by total residential and mixed use lot area.

The most populated station catchments are unsurprisingly in Sydney CBD and adjacent inner suburbs as well as high-density centres like Chatswood, Mascot, Rhodes, St Leonards, and Wolli Creek. However only a few Sydney CBD, Kings Cross, and Mascot catchments currently exceed 5,000 dwellings within 400 metres.

The existing dwelling counts in the Ku-ring-gai catchments range from 756 to 1,270. It would be an extremely radical transformation for them (or any others) to add another 5,000. A more reasonable target in the Ku-ring-gai catchments, given they are not high density strategic centres, might be to achieve up to 2,500 ultimate dwellings similar to stations like Carlton, Erskineville, Kingsford, or St Peters.

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Greater Sydney

LGA Station Mode Dwellings Dwell/ha
Bayside Mascot Train 5,777 166
Bayside Wolli Creek Train 2,978 214
Bayside Rockdale Train 2,608 72
Bayside Arncliffe Train 1,935 53
Bayside Banksia Train 872 24
Bayside Turrella Train 698 40
Bayside Bexley North Train 608 23
Bayside Bardwell Park Train 404 17
Bayside Domestic Airport Train 2 12
Bayside International Airport Train 0 0
Blacktown Blacktown Train 700 23
Blacktown Quakers Hill Train 637 20
Blacktown Doonside Train 547 15
Blacktown Rooty Hill Train 488 17
Blacktown Seven Hills Train 469 21
Blacktown Marayong Train 440 13
Blacktown Mount Druitt Train 361 9
Blacktown Schofields Train 299 13
Blacktown Tallawong Metro 159 4
Blacktown Riverstone Train 154 4
Blacktown Vineyard Train 11 0
Blue Mountains Leura Train 345 11
Blue Mountains Springwood Train 309 15
Blue Mountains Katoomba Train 296 12
Blue Mountains Blackheath Train 287 8
Blue Mountains Blaxland Train 267 11
Blue Mountains Hazelbrook Train 225 7
Blue Mountains Bullaburra Train 190 6
Blue Mountains Wentworth Falls Train 190 11
Blue Mountains Lapstone Train 187 12
Blue Mountains Glenbrook Train 184 13
Blue Mountains Lawson Train 176 6
Blue Mountains Warrimoo Train 172 6
Blue Mountains Faulconbridge Train 159 8
Blue Mountains Woodford Train 157 6
Blue Mountains Valley Heights Train 109 9
Blue Mountains Mount Victoria Train 86 4
Blue Mountains Medlow Bath Train 85 4
Blue Mountains Linden Train 4 1
Blue Mountains Bell Train 3 0
Burwood Burwood Train 3,823 82
Burwood Croydon Train 987 24
Camden Leppington Train 13 1
Campbelltown Leumeah Train 352 29
Campbelltown Glenfield Train 283 18
Campbelltown Macquarie Fields Train 273 18
Campbelltown Ingleburn Train 221 7
Campbelltown Campbelltown Train 171 24
Campbelltown Minto Train 165 12
Campbelltown Macarthur Train 43 2
Campbelltown Menangle Park Train 30 2
Canada Bay Rhodes Train 3,423 161
Canada Bay Concord West Train 929 34
Canada Bay North Strathfield Train 829 26
Canterbury-Bankstown Canterbury Train 1,880 77
Canterbury-Bankstown Wiley Park Train 1,545 41
Canterbury-Bankstown Campsie Train 1,494 39
Canterbury-Bankstown Lakemba Train 1,219 30
Canterbury-Bankstown Bankstown Train 1,208 30
Canterbury-Bankstown Narwee Train 1,151 33
Canterbury-Bankstown Punchbowl Train 1,108 31
Canterbury-Bankstown Belmore Train 1,013 30
Canterbury-Bankstown Hurlstone Park Train 988 30
Canterbury-Bankstown Yagoona Train 818 24
Canterbury-Bankstown Padstow Train 699 19
Canterbury-Bankstown Sefton Train 666 20
Canterbury-Bankstown Panania Train 640 19
Canterbury-Bankstown Revesby Train 618 16
Canterbury-Bankstown Chester Hill Train 596 19
Canterbury-Bankstown Birrong Train 591 20
Canterbury-Bankstown East Hills Train 484 16
Canterbury-Bankstown Leightonfield Train 1 0
Cumberland Auburn Train 3,259 86
Cumberland Lidcombe Train 2,153 57
Cumberland Guildford Train 1,633 41
Cumberland Merrylands Train 1,296 45
Cumberland Berala Train 1,286 35
Cumberland Wentworthville Train 1,227 34
Cumberland Pendle Hill Train 997 33
Cumberland Regents Park Train 603 14
Fairfield Cabramatta Train 1,193 30
Fairfield Fairfield Train 1,003 30
Fairfield Carramar Train 996 34
Fairfield Canley Vale Train 635 23
Fairfield Villawood Train 588 24
Fairfield Yennora Train 257 14
Georges River Hurstville Train 3,083 88
Georges River Kogarah Train 2,307 75
Georges River Carlton Train 2,102 62
Georges River Allawah Train 1,905 59
Georges River Penshurst Train 1,347 40
Georges River Mortdale Train 1,315 41
Georges River Riverwood Train 1,219 35
Georges River Oatley Train 843 35
Georges River Beverly Hills Train 842 28
Georges River Kingsgrove Train 537 20
Hawkesbury Richmond Train 467 16
Hawkesbury East Richmond Train 443 20
Hawkesbury Windsor Train 382 14
Hawkesbury Clarendon Train 7 0
Hawkesbury Mulgrave Train 5 0
Hornsby Waitara Train 2,724 88
Hornsby Hornsby Train 1,557 50
Hornsby Asquith Train 1,152 30
Hornsby Thornleigh Train 765 22
Hornsby Beecroft Train 687 19
Hornsby Normanhurst Train 547 13
Hornsby Pennant Hills Train 522 16
Hornsby Mount Colah Train 516 13
Hornsby Cheltenham Train 288 7
Hornsby Cherrybrook Metro 251 6
Hornsby Mount Kuring-gai Train 212 11
Hornsby Hawkesbury River Train 103 7
Hornsby Berowra Train 78 7
Hornsby Cowan Train 48 10
Inner West Ashfield Train 2,344 68
Inner West St Peters Train 2,206 85
Inner West Dulwich Grove Light Rail 2,165 65
Inner West Arlington Light Rail 1,995 59
Inner West Lewisham West Light Rail 1,921 61
Inner West Summer Hill Train 1,769 49
Inner West Marrickville Train 1,753 53
Inner West Waratah Mills Light Rail 1,744 50
Inner West Petersham Train 1,612 54
Inner West Lewisham Train 1,560 57
Inner West Dulwich Hill Train 1,559 49
Inner West Dulwich Hill Light Rail 1,446 48
Inner West Stanmore Train 1,350 36
Inner West Taverners Hill Light Rail 1,273 47
Inner West Lilyfield Light Rail 1,268 41
Inner West Leichhardt North Light Rail 1,031 34
Inner West Hawthorne Light Rail 858 29
Inner West Marion Light Rail 718 22
Inner West Rozelle Bay Light Rail 660 37
Inner West Tempe Train 609 38
Inner West Sydenham Train 453 19
Ku-ring-gai Lindfield Train 1,270 31
Ku-ring-gai Turramurra Train 1,203 32
Ku-ring-gai Roseville Train 974 25
Ku-ring-gai Killara Train 886 22
Ku-ring-gai Gordon Train 756 21
Ku-ring-gai Pymble Train 737 21
Ku-ring-gai Wahroonga Train 453 15
Ku-ring-gai Warrawee Train 373 8
Liverpool Warwick Farm Train 818 32
Liverpool Edmondson Park Train 300 9
Liverpool Holsworthy Train 287 28
Liverpool Casula Train 176 10
Liverpool Liverpool Train 134 7
North Sydney Crows Nest Metro 3,397 115
North Sydney Milsons Point Train 2,986 177
North Sydney Victoria Cross Metro 2,831 191
North Sydney Waverton Train 1,708 59
North Sydney North Sydney Train 1,340 117
North Sydney Wollstonecraft Train 1,338 48
Parramatta Epping Train 2,382 62
Parramatta Parramatta Train 2,320 94
Parramatta Robin Thomas Light Rail 2,085 89
Parramatta Harris Park Train 2,071 66
Parramatta Prince Alfred Square Light Rail 1,855 56
Parramatta Carlingford Light Rail 1,825 41
Parramatta Benaud Oval Light Rail 1,814 61
Parramatta Fennell Street Light Rail 1,788 46
Parramatta Westmead Train 1,689 50
Parramatta Westmead Hospital Light Rail 1,595 39
Parramatta Granville Train 1,588 54
Parramatta Westmead Light Rail 1,552 48
Parramatta Tramway Avenue Light Rail 1,496 75
Parramatta Telopea Light Rail 1,361 39
Parramatta Toongabbie Train 1,303 39
Parramatta Church Street Light Rail 1,213 50
Parramatta Ngara Light Rail 1,039 27
Parramatta Olympic Park Train 899 18
Parramatta Parramatta Square Light Rail 874 43
Parramatta Dundas Light Rail 848 27
Parramatta Childrens Hospital Light Rail 840 21
Parramatta Clyde Train 683 38
Parramatta Yallamundi Light Rail 146 12
Parramatta Rosehill Gardens Light Rail 101 5
Penrith Penrith Train 1,330 108
Penrith Kingswood Train 1,015 42
Penrith Werrington Train 829 34
Penrith St Marys Train 238 7
Penrith Emu Plains Train 135 6
Randwick Kensington Light Rail 2,312 57
Randwick Kingsford Light Rail 2,287 66
Randwick ES Marks Light Rail 2,200 54
Randwick Juniors Kingsford Light Rail 1,923 65
Randwick Wansey Road Light Rail 1,727 27
Randwick Randwick Light Rail 1,532 48
Randwick UNSW High Street Light Rail 979 17
Randwick UNSW Anzac Parade Light Rail 769 14
Randwick Royal Randwick Light Rail 444 12
Ryde Meadowbank Train 2,874 110
Ryde West Ryde Train 1,839 57
Ryde Macquarie University Metro 1,775 45
Ryde Eastwood Train 1,560 48
Ryde North Ryde Metro 1,364 140
Ryde Denistone Train 387 13
Ryde Macquarie Park Metro 42 4
Strathfield Homebush Train 2,383 67
Strathfield Strathfield Train 2,277 58
Strathfield Flemington Train 1,221 27
Sutherland Caringbah Train 1,535 58
Sutherland Kirrawee Train 1,528 43
Sutherland Gymea Train 1,451 51
Sutherland Miranda Train 1,438 55
Sutherland Cronulla Train 1,317 81
Sutherland Sutherland Train 1,104 68
Sutherland Jannali Train 1,012 29
Sutherland Woolooware Train 851 26
Sutherland Engadine Train 757 52
Sutherland Como Train 440 15
Sutherland Heathcote Train 397 20
Sutherland Loftus Train 206 13
Sutherland Waterfall Train 113 12
Sydney Museum Train 6,882 239
Sydney Chinatown Light Rail 6,811 201
Sydney Kings Cross Train 6,447 183
Sydney Capitol Square Light Rail 5,772 183
Sydney Town Hall Light Rail 5,694 189
Sydney Town Hall Train 5,605 180
Sydney Pitt Street Metro 4,546 164
Sydney Paddy’s Markets Light Rail 4,223 121
Sydney Exhibition Centre Light Rail 3,957 164
Sydney Surry Hills Light Rail 3,734 102
Sydney Waterloo Metro 3,696 108
Sydney Redfern Train 3,334 98
Sydney QVB Light Rail 3,242 104
Sydney John Street Square Light Rail 3,219 191
Sydney Convention Light Rail 3,163 232
Sydney Central Train 3,142 86
Sydney Haymarket Light Rail 3,121 116
Sydney Fish Market Light Rail 3,084 130
Sydney Wentworth Park Light Rail 2,987 92
Sydney Green Square Train 2,666 89
Sydney Erskineville Train 2,361 76
Sydney The Star Light Rail 2,276 128
Sydney Wynyard Train 2,119 64
Sydney Newtown Train 2,023 70
Sydney Central Grand Concourse Light Rail 1,984 84
Sydney Glebe Light Rail 1,950 66
Sydney Pyrmont Bay Light Rail 1,846 146
Sydney Macdonaldtown Train 1,713 59
Sydney Central Chalmers Street Light Rail 1,709 75
Sydney Bridge Street Light Rail 1,626 55
Sydney Wynyard Light Rail 1,486 44
Sydney Barangaroo Metro 1,395 99
Sydney Jubilee Park Light Rail 1,269 48
Sydney Circular Quay Light Rail 1,127 53
Sydney Circular Quay Train 1,058 50
Sydney St James Train 345 13
Sydney Martin Place Train 316 11
Sydney Moore Park Light Rail 1 0
The Hills Castle Hill Metro 1,168 30
The Hills Norwest Metro 523 18
The Hills Rouse Hill Metro 250 9
The Hills Kellyville Metro 250 9
The Hills Bella Vista Metro 198 8
The Hills Hills Showground Metro 154 6
Waverley Bondi Junction Train 2,803 103
Willoughby Chatswood Train 4,419 213
Willoughby St Leonards Train 3,291 198
Willoughby Artarmon Train 1,964 65
Wollondilly Tahmoor Train 318 9
Wollondilly Picton Train 207 8
Wollondilly Bargo Train 196 5
Wollondilly Douglas Park Train 90 3
Wollondilly Menangle Train 6 3
Woollahra Edgecliff Train 2,319 62

Rest of Six Cities

LGA Station Mode Dwellings Dwell/ha
Central Coast Gosford Train 927 48
Central Coast Narara Train 356 14
Central Coast Wyong Train 323 19
Central Coast Point Clare Train 302 14
Central Coast Niagara Park Train 294 9
Central Coast Tascott Train 262 15
Central Coast Koolewong Train 188 15
Central Coast Ourimbah Train 118 4
Central Coast Woy Woy Train 108 8
Central Coast Warnervale Train 106 4
Central Coast Lisarow Train 104 4
Central Coast Tuggerah Train 44 3
Central Coast Wondabyne Train 0 0
Cessnock Branxton Train 81 2
Cessnock Greta Train 70 2
Kiama Kiama Train 459 21
Kiama Minnamurra Train 166 11
Kiama Gerringong Train 111 6
Kiama Bombo Train 10 20
Lake Macquarie Cardiff Train 401 12
Lake Macquarie Booragul Train 298 9
Lake Macquarie Dora Creek Train 202 8
Lake Macquarie Teralba Train 199 6
Lake Macquarie Morisset Train 170 6
Lake Macquarie Wyee Train 64 2
Lake Macquarie Fassifern Train 63 3
Lake Macquarie Awaba Train 58 3
Lake Macquarie Cockle Creek Train 19 1
Maitland Victoria Street Train 557 16
Maitland Thornton Train 248 12
Maitland Telarah Train 232 11
Maitland Maitland Train 164 7
Maitland East Maitland Train 163 4
Maitland High Street Train 141 5
Maitland Metford Train 108 6
Maitland Lochinvar Train 7 0
Maitland Mindaribba Train 1 0
Newcastle Newcastle Beach Light Rail 1,845 115
Newcastle Queens Wharf Light Rail 1,240 70
Newcastle Newcastle Interchange Light Rail 1,219 57
Newcastle Newcastle Interchange Train 1,192 50
Newcastle Crown Street Light Rail 955 44
Newcastle Honeysuckle Light Rail 941 45
Newcastle Civic Light Rail 876 34
Newcastle Adamstown Train 837 21
Newcastle Hamilton Train 766 26
Newcastle Waratah Train 615 21
Newcastle Broadmeadow Train 466 21
Newcastle Kotara Train 355 11
Newcastle Beresfield Train 262 9
Newcastle Warabrook Train 69 1
Newcastle Sandgate Train 31 3
Newcastle Tarro Train 26 2
Newcastle Hexham Train 12 1
Shellharbour Albion Park Train 403 15
Shellharbour Oak Flats Train 127 8
Shellharbour Shellharbour Junction Train 97 6
Shoalhaven Bomaderry Train 157 7
Shoalhaven Berry Train 89 5
Wollongong Wollongong Train 1,425 56
Wollongong Fairy Meadow Train 768 27
Wollongong North Wollongong Train 666 22
Wollongong Towradgi Train 555 17
Wollongong Woonona Train 527 14
Wollongong Corrimal Train 502 11
Wollongong Austinmer Train 470 13
Wollongong Thirroul Train 463 15
Wollongong Coniston Train 436 20
Wollongong Bulli Train 410 13
Wollongong Bellambi Train 313 17
Wollongong Coledale Train 265 10
Wollongong Wombarra Train 242 6
Wollongong Helensburgh Train 228 12
Wollongong Unanderra Train 151 9
Wollongong Stanwell Park Train 125 6
Wollongong Dapto Train 117 6
Wollongong Otford Train 44 2
Wollongong Cringila Train 41 18
Wollongong Coalcliff Train 31 4
Wollongong Port Kembla Train 23 7
Wollongong Scarborough Train 9 1
Wollongong Kembla Grange Train 2 0
Wollongong Port Kembla North Train 0 0
Wollongong Lysaghts Train 0 0

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