Category: Planning News

Environment Zones across NSW renamed as Conservation Zones

Nov 16, 2021 by Kelly Lynch

The NSW Government is changing the name of Environment Zones across NSW to Conservation Zones, with the new names to commence on 1 December 2021. The following is a summary of advice from the NSW Department of Planning, Industry and Environment (DPIE).

What are the new zone names?

Table showing change in environment zone names






What does this mean for the current environment zones?

This change is purely administrative and of name only. Land uses that are currently permitted and prohibited in the environment zones will continue once they are renamed conservation zones. Only the name of zones is changing.

Why is this change being made?

The name ‘environment zone’ is too broad and is open to multiple interpretations, which can cause confusion about the purpose and intent of the zone. By renaming these zones to reflect the ‘conservation’ land use function more clearly, the focus, purpose, and intent of these zones is clearly signalled. The purpose is to conserve the environmental values and natural qualities in areas where this land use zoning is applied. The naming also aligns better with the objectives of the zones as being about conservation.

When are the zone names changing?

The change will commence on 1 December 2021.

How will the change be made?

The change will be given effect through the Standard Instrument (Local Environmental Plans) Amendment (Land Use Zones) Order 2021. Mosman Local Environmental Plan 2012 will automatically be updated by the NSW Government to reflect the new zone names.  Council staff will progressively update Mosman’s Development Control Plans, Plans of Management, 10.7 planning certificate templates and other documents to refer to the new zone names.

A disclaimer will be added to Council’s website to state that:   As of 1 December 2021, a reference to an Environment Protection zone E1, E2, E3 or E4 in a document should be taken to be a reference to a Conservation zone C1, C2, C3 or C4.

Does this affect Council’s proposal to rezone land in the Mosman Scenic Protection Area to E4 Environmental Living?

As stated, this change is purely administrative and of name only. The only change is the prefix to the zone name from an ‘E’ to a ‘C’. The proposed new zone would become C4 Environmental Living. The post-exhibition report to Council on the planning proposal (likely to be reported to Council in early 2022) will reflect this new zone name.

More information?

Visit the NSW DPIE website, or contact Council’s Urban Planning team on 9978 4058 or .

Miscellaneous Amendments to LEP on exhibition

Nov 4, 2021 by Kelly Lynch

Public consultation on a Planning Proposal for miscellaneous amendments to Mosman Local Environmental Plan 2012 (the LEP) will be undertaken from Thursday 4 November until Wednesday 1 December 2021 at

Council considered a report outlining the proposed amendments at the 1 June 2021 Council Meeting (EP/12) where it was resolved to endorse and submit the Planning Proposal to the NSW Department of Planning, Industry and Environment for Gateway Determination. The Department has now issued its Determination with approval to proceed to public exhibition.

The proposed LEP amendments on exhibition are:

  1. Amend Zone B1 and B2 local objectives to reference the importance of traditional shopfront proportions, local character and village atmosphere;
  2. Insert wall height objectives for clause 4.3A and define mansard roof;
  3. Insert a standard earthworks local provision in part 6;
  4. Amend schedule 2 to increase the capital investment value for exempt development at Taronga Zoo from $1m to $1.5m; and
  5. Correct mapping anomalies in land zoning and development standards for various land:
    • 133 Awaba Street, Lot 100 DP 1256368;
    • Cowles Road, Lot 1 DP 388205 (adjacent to no. 89B Cowles Road);
    • Harnett Avenue (south of Crown Road);
    • Hordern Lane (adjacent to 80-86 Spit Road);
    • Rear of 37-45 Mandolong Road, Lots 1 and 3-5 DP 1138034, and Lot 1 DP 117108; and
    • Upper Spit Road, Lot 1 DP 831055 (Sydney Water asset).

These amendments are proposed following a review of the LEP. Sections 3.8(3) and 3.21 of the Environmental Planning and Assessment Act 1979 require that Council periodically review and update its local environmental plan to ensure that the objects of the Act are met, and to give effect to the NSW Government’s Greater Sydney Region Plan.

Submissions can be made by online survey, email to, or by post to Mosman Council, attention Urban Planning, PO Box 211, Spit Junction NSW 2088. The close of submissions is 1 December 2021.

At the conclusion of the exhibition period, any submissions received will be considered. These will be reported to a Council Meeting in early 2022. Once finalised, the date of the LEP will also be amended, for example, to Mosman LEP 2022.

Council has been authorised by the NSW Government to be the local plan-making authority for the planning proposal.

Enquiries to Kelly Lynch, Senior Strategic Planner, on 9978 4058 or .

Mosman Scenic Protection Area planning proposal – on exhibition

Sep 29, 2021 by Kelly Lynch

Council has been granted Gateway approval by the NSW Department of Planning, Industry and Environment to proceed to public exhibition of the proposal to rezone R2 Low Density Residential land within the Mosman Scenic Protection Area to E4 Environmental Living under Mosman Local Environmental Plan 2012.

The planning proposal is on public exhibition until 10 November 2021 on Council’s consultation page – Your Voice Mosman.

About the proposal
Council currently requires low density residential developments in the Mosman Scenic Protection Area to meet planning requirements about views, scenic amenity, landscaping, building bulk and scale. Neighbours are currently notified and able to comment on development around them.

Since 2009, Council has had to continually seek exemptions from the NSW Government’s Housing Code which would otherwise allow new one and two storey dwelling houses along with alterations and additions to existing dwelling houses to be built as complying development when State-wide criteria are met.

Council has been seeking more permanent protective measures and is now proposing to rezone R2 low density residential land that is located within in the Mosman Scenic Protection Area to E4 Environmental Living to provide more certainty.

Under the proposal, Council would carry over the planning controls that currently apply to the new zone, and the land would remain a low density residential area. The NSW Government’s Housing Code would not apply to land zoned E4. Landowners would continue to be able to apply to build a new home or to renovate their property. The same permitted uses, landscaping, built form and notification requirements that currently apply to these properties would continue to apply. The update would ensure that Council continues to have the opportunity to consider the visual significance and landscape quality of Mosman’s foreshore slopes through the development assessment processes into the future.

The proposal applies to 2,631 properties that are either fully or partly located within the Mosman Scenic Protection Area and currently zoned R2 Low Density Residential (identified on map). It does not apply to land zoned R3 Medium Density Residential, to national parks and reserves, the military base, Taronga Zoo, or to any areas outside the Mosman Scenic Protection Area.

What happens if the proposal does not proceed?
If the proposal does not proceed, standardised planning controls under the State Government’s Housing Code would apply to R2 land in the Mosman Scenic Protection Area from 30 May 2022. Landowners would be able to apply to a private certifier for a complying development certificate instead of having to lodge a development application with Council.

This process may allow faster and more certain approvals for landowners in the Mosman Scenic Protection Area. This process would not provide council with the opportunity to consider impacts on views and scenic protection. Neighbours would not have the opportunity to comment on proposed development near them.

To find out more or have your say

Engagement strategy on Scenic Protection Area rezoning

Sep 10, 2021 by Kelly Lynch

At the Council Meeting held on Tuesday 7 September 2021, Council considered a report on the engagement strategy for the public exhibition of a Planning Proposal to rezone land within the Mosman Scenic Protection Area from Zone R2 Low Density Residential to Zone E4 Environmental Living under Mosman Local Environmental Plan 2012. Associated amendments to Mosman Residential Development Control Plan 2012 are also proposed.

The engagement strategy seeks to provide clear and balanced information to landowners of the 2,631 affected properties and the wider Mosman community, and invite feedback on the proposal. Information will be provided via –

  • Your Voice Mosman – the central point for information about the proposal
  • Formal letter to landowners of 2,631 affected properties
  • Postcards (letterbox drop to all affected households), advertising in the Mosman Daily, enewsletters, social media, Council website news and posters at key locations:
    • All communications direct people to the Your Voice Mosman page
    • QR codes linked to the Your Voice Mosman page
  • Community information and feedback session/s* and
  • Key stakeholder meetings if required, i.e. if a high level of interest

*Given the current COVID-19 restrictions, face-to-face engagement may not be possible. Sessions will be run as 1-hour community information and feedback webinar/s consisting of a presentation by the project team followed by Q&As. Attendees will be required to register to attend online.

Public exhibition is scheduled to occur over a six-week period from Thursday 30 September to Wednesday 10 November 2021.

Council resolved to endorse this strategy and exhibition dates.

Work is now underway to finalise exhibition material and consultation notifications, for commencement at the end of this month.

Beaches Link Tunnel EIS on exhibition

Jan 19, 2021 by Kelly Lynch

The NSW Government’s Beaches Link and Gore Hill Freeway Connection Environmental Impact Statement (EIS) is now on public exhibition until midnight 1 March 2021.

The Beaches Link and Gore Hill Freeway Connection is a major transport infrastructure project to be undertaken by the NSW Government. The project comprises a new motorway tunnel connection beneath Middle Harbour, extending from the Warringah Freeway and North Sydney to the Northern Beaches, bypassing Mosman. When completed, the new connection will reduce travel times by improving capacity and reliability on critical transport routes on both sides of Middle Harbour.

The EIS assesses the potential impacts of the construction and operation of this project, including:

  • environmental and social impacts,
  • proposed locations for temporary construction support sites,
  • truck movements, and
  • managing the potential impacts to local flora and fauna.

The EIS, an interactive map and other exhibition material can be viewed online . A virtual information session about the project will be held on Wednesday 20 January 2021. Registration for the session can be undertaken via the above link.

Council staff are currently reviewing the relevant sections of the EIS and preparing a report for consideration at the next Council Meeting to be held on 2 February 2021.

On Exhibition: Draft Mosman Local Housing Strategy

Aug 17, 2020 by Kelly Lynch

At the Council Meeting held on 4 August 2020, Council considered a report on the need to prepare a draft local housing strategy for Mosman to provide a locally relevant response to meeting the growing demand for housing in Greater Sydney. Forecasts are that Greater Sydney’s population will increase from 4.7 million (in 2016) to 6.4 million people by 2036, with an additional 725,000 dwellings required to meet demand. Government advice is that while the impact of COVID-19 on NSW’s population and economy remains unclear, it is committed to a long-term vision for the housing market.

Requirement to prepare a local housing strategy

All NSW councils are required to prepare a local strategy that meets criteria set out in the NSW Government’s Greater Sydney Region Plan and district plans, outlining:

  • How housing growth is to be managed,
  • The right locations for additional housing supply,
  • Opportunities for alignment with investment in regional and district infrastructure, and
  • Delivery of housing supply targets.

If required, councils are then to submit updated local environmental plans (LEPs) to the NSW Government within three years of the finalisation of district plans, that is, by March 2021, or within two years for nominated accelerated councils (i.e. high growth areas). An updated LEP may, for example, identify land to be rezoned to provide for additional housing opportunities.

Housing Supply Targets

The Greater Sydney Commission has set housing supply targets for all Districts across Greater Sydney to accommodate future population growth. Mosman is located within the North District, along with Hornsby, Hunter’s Hill, Ku-ring-gai, Lane Cove, North Sydney, Northern Beaches, Ryde and Willoughby local government areas.

The North District’s housing supply target of 92,000 additional dwellings over 20 years is modest compared to many parts of Greater Sydney. Additional housing supply is anticipated to largely occur in areas close to employment centres, railway stations and in planned precincts with significant infrastructure investment, such as around Macquarie Park, Hornsby and St Leonards. Mosman is not an area earmarked by the NSW Government as being subject to a high level of growth and change, reflecting the geography, infrastructure capacity and constraints of the area.

On Exhibition: Draft Mosman Local Housing Strategy

The draft Mosman Local Housing Strategy sets out a clear plan for housing in Mosman over the next 20 years to meet anticipated demand. It considers the housing needs of Mosman’s current and future population, the right locations for additional housing to meet anticipated demand, and the delivery of housing supply targets. The draft Strategy is on public exhibition from 17 August until 27 September 2020. Enquiries to Council’s Urban Planning team on 9978 4058.

Consultation on NSW housing strategy

Jul 3, 2020 by Kelly Lynch

The NSW Government is seeking input from the community on the development of a long-term housing strategy for the state.

A discussion paper released by the Department of Planning, Industry and Environment (the Department) outlines a 20 year vision for housing in NSW that will inform the development of a state-wide Housing Strategy.

The discussion paper identifies four key themes intended to guide the housing strategy:

  • Housing supply in the right location at the right time
  • Diverse housing for diverse needs
  • Housing with improved affordability and stability
  • Responsive and resilient housing

The scope of the discussion paper identifies a broad range of factors that influence housing such as population growth, socio-economic trends, housing preference, environmental challenges and affordability. In addition, it discusses proposed actions to ensure future housing supply meets the needs of urban and regional areas. To ensure the currency of the strategy it is proposed it would be reviewed every four years.

Whilst the NSW Housing Strategy intends to provide an overarching strategy for the state, Council is currently developing the Mosman Local Housing Strategy which will guide housing in Mosman over the next 20 years. The Mosman Local Housing Strategy is set to be considered by Council later in 2020.

With population forecasts suggesting Greater Sydney will need an additional one million homes by 2041, now is an important time to ensure we have the appropriate strategic direction to meet the needs of a diverse population.

The Department is accepting feedback on the State Housing Strategy Discussion Paper until July 24, 2020.

Remote Work and Change to Duty Planning Service

Mar 25, 2020 by Kelly Lynch

Council’s Urban Planning team is trialing working remotely this week, using Zoom to conduct our regular team meetings, as a consequence of the COVID-19 pandemic.

At this time when we are all concerned for each other’s safety and health, Council has redesigned the delivery of our duty planning service to ensure equitable access for the community.

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Council endorses draft Local Strategic Planning Statement

Dec 12, 2019 by Kelly Lynch

Council has endorsed the final draft Mosman Local Strategic Planning Statement (LSPS) at its meeting held last Tuesday 3 December 2019.

The draft LSPS generated considerable community feedback when it was publicly exhibited during June-August this year. The report considered by Council last Tuesday night provided a detailed summary of feedback received, noting that overall feedback was positive with support expressed for the vision, planning priorities and actions outlined.

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