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