Burwood Council has finalised its response to the NSW Government’s Transport-Oriented Development (TOD) Program, adopting a reduced-density masterplan for part of Croydon. The decision, made at an Extraordinary Council Meeting on 29 January 2025, follows months of community consultation and feedback regarding housing density, heritage preservation, and infrastructure concerns. The adopted plan will now be submitted to the NSW Department of Planning, Housing and Infrastructure (DPHI) for review.
Details of the Proposed Development
The NSW Government’s TOD Program aims to increase housing supply by concentrating higher-density development within walking distance of public transport hubs. Under this strategy, areas near Croydon Station were identified for potential rezoning to accommodate additional dwellings.
Burwood Council, however, has taken an alternative approach to the NSW Government’s plan by:
- Reducing density compared to the original TOD proposal.
- Limiting building heights to six storeys in most areas and four storeys in The Strand, Croydon.
- Shifting some of the unmet housing targets to Burwood North, reducing the impact on Croydon.
- Prioritising heritage protection, particularly in areas like Lucas Road Heritage Conservation Area.
This decision follows extensive public consultation, with the Council incorporating community concerns into its final plan before submission to the NSW Government.
Community Feedback and Key Concerns
Between October and December 2024, Burwood Council conducted a two-month public exhibition period of its draft masterplan, during which it received over 700 written submissions and engaged with more than 500 residents at community drop-in sessions.
The main concerns raised by the community included:
- Building Height & Density – Residents supported some development but opposed excessive high-rise buildings.
- Traffic & Infrastructure – Concerns that increased population density could worsen congestion and strain local infrastructure.
- Heritage Preservation – Calls for stronger protection of The Strand, Croydon, and Lucas Road Heritage Conservation Area.
- Affordable Housing – Feedback that the 2% affordable housing target was insufficient.
In response, Burwood Council modified its plan to reduce building heights, redistribute growth, and protect key heritage sites.
Council’s Decision and Next Steps
At the 29 January 2025 meeting, Burwood Council reviewed four potential density distribution options, including:
- The NSW Government’s original TOD proposal, which allowed for higher-density development near Croydon Station.
- Council’s exhibited alternative masterplan, which balanced growth with heritage protections.
- A refined alternative masterplan, which redistributed density within the Housing Investigation Area.
- A reduced-density masterplan, shifting some housing targets to Burwood North.
Ultimately, Option 4 was adopted, meaning that Croydon will see a more moderate level of development, while Burwood North will accommodate additional housing.
NSW State Government’s TOD proposal compared to Scenario 4, by Ethos Urban
The key resolutions included:
- A precinct-specific study for The Strand, Croydon, to explore ways to preserve its historic character.
- Requesting a heritage listing for The Strand under the Burwood Local Environmental Plan (LEP).
- Introducing an Interim Heritage Order to protect the area from immediate redevelopment.
- Updating the Burwood North Masterplan to redistribute some of the housing density.
Implications for Croydon and Burwood North
This decision means that Croydon will still experience growth, but in a more controlled and heritage-sensitive way. At the same time, Burwood North will see a greater share of new housing developments to meet the state’s housing targets.
Despite this compromise, the NSW Government still has the power to override Council’s decision if it believes that housing supply targets are not being met.
What’s Next?
- The finalised masterplan will be submitted to the NSW Government by 31 January 2025.
- Burwood Council will monitor state government feedback.
