NSW Planning Reforms: What Property Owners Should Know

NSW’s new neighbour-notification rules are one visible part of a much wider planning-system overhaul. Changes are reshaping how applications are assessed, how government agencies provide input and which projects may use streamlined approval pathways.

Property owners and developers should understand that faster procedures do not remove the need to investigate zoning, development standards, site constraints, title restrictions and approval conditions.

A Broader Reform Program

The Planning System Reforms Act 2025 amended the Environmental Planning and Assessment Act 1979, with measures commencing in stages. The reforms include new institutional arrangements, revised assessment pathways and updated objectives for the planning system.

Updated Planning Objectives

The statutory objects now place greater emphasis on sustained housing supply, proportionate assessment, productivity and resilience to climate change and natural hazards. These objects help frame administration of the legislation, but they do not guarantee approval of an individual proposal.

Development Coordination Authority

The Development Coordination Authority was established to coordinate advice, concurrence and referral responses from NSW Government agencies. The aim is to replace multiple separate agency processes with a coordinated response where state-government input is required.

Applicants should still identify referral issues early. Biodiversity, roads, flooding, bushfire, heritage, water and infrastructure requirements can materially affect design, timing and cost.

Targeted Assessment Development

A targeted assessment pathway allows specified development to avoid a full merit assessment where relevant impacts have already been addressed at an earlier stage. Availability depends on the legal criteria and planning framework; it is not a general shortcut for every project.

Complying Development

The complying-development pathway has been expanded, including mechanisms for certain variations to development standards. It remains rules-based: a proposal must satisfy the relevant code and site requirements, while title restrictions and private-law obligations may still matter.

Consent Authorities and Planning Panels

Roles are being reorganised, including the progressive transfer of some assessment responsibilities to councils and local planning panels. Anyone involved in a development should confirm which body will assess and determine the particular application.

Community Consultation

From 1 September 2026, one statewide Community Participation Plan replaced separate statutory participation plans across NSW. Our article, NSW Development Notification Rules Changed, explains when neighbours may not receive a notification letter and how to monitor nearby applications.

Questions to Ask Before Proceeding

• Which zoning and development standards apply?
• Which assessment pathway is available?
• Are referrals, concurrences or separate approvals required?
• Do easements, covenants or restrictions affect the design?
• Which authority will determine the proposal?
• Do savings or transitional rules affect an existing application?

Official Information

The NSW Department of Planning publishes a planning-reforms overview, including commencement summaries, practice notes and transitional guidance. For Norwest and surrounding Hills District properties, applications can be checked through The Hills Shire Council’s Application Tracking Portal. Council also publishes weekly lists of applications received and determined.

How Russell Kelly & Associates Can Assist

Russell Kelly & Associates advises on property development, transactions, title matters, easements, covenants and associated commercial arrangements. Legal advice should be coordinated with planning, surveying, engineering and other specialist advice where required.

Read more about our Property Development and Property Law and Conveyancing services.

This information is general in nature and does not constitute legal or planning advice. The position depends on the property, proposal, documents and applicable law. Information current as at 9 September 2026.