The Transport Oriented Development (TOD) program is one of the most significant shifts in NSW housing and planning policy in a generation. Introduced under the Transport Oriented Development State Environmental Planning Policy 2023 (TOD SEPP), it allows medium and high density development as complying development — without a merit-based DA — on land around dozens of train stations across Greater Sydney.
For developers, planners, and investors tracking NSW planning activity, understanding what the TOD program does, where it applies, and how it interacts with planning proposals is essential context for interpreting activity near the state's rail network.
NSW faces a structural housing supply shortfall. Decades of planning policy that prioritised low-density residential zones near train stations created a mismatch: the areas best served by public infrastructure were legally restricted to detached housing. The TOD SEPP directly overrides those local restrictions in specific station precincts, allowing apartment-scale development as of right.
The program is explicitly tied to the NSW Government's housing targets under the National Housing Accord and its own Housing and Productivity Contribution framework. TOD precincts are the primary mechanism for delivering density in established locations.
The original 37 station precincts where the complying development pathway applies. These are the highest-priority locations, typically within 400–800 metres walking distance of the station, with the strongest public transport accessibility and housing demand signals. Development in these precincts can proceed without a DA where it meets the SEPP standards.
A separate, broader initiative applying to a wider catchment around stations and in other strategic locations. The in-fill provisions are specifically targeted at delivering affordable housing and operate through a different pathway, typically requiring a DA but with planning pathway concessions for affordable product.
The TOD SEPP has been amended multiple times since 2023. The list of covered stations, the precinct boundary maps, and the specific development standards have all been updated. Always verify the current version of the SEPP and the relevant precinct maps on the NSW Legislation website and NSW Planning Portal before relying on TOD provisions for a specific site.
Not all development in TOD areas goes through the planning proposal route. Much of it uses the complying development pathway directly — no planning proposal needed, just a certifier and the SEPP. However, the TOD program generates significant planning proposal activity for several reasons:
The result: TOD precincts generate dense clusters of planning proposal activity. They are among the most active planning environments in NSW, and proposals within them tend to move faster than the state average, given strong policy support from DPHI at gateway.
TOD precincts represent a structural shift in where density is being delivered in NSW. Several implications for market participants:
This guide reflects the TOD SEPP as understood at the time of publication (May 2026). The program is subject to ongoing amendment by the NSW Government. Verify current provisions with the NSW Planning Portal and the legislation before making any investment or development decisions.
Lodgd flags proposals within identified TOD precinct boundaries across its database. You can filter Active Proposals, Stage Changes, and Made precedents to show only TOD precinct proposals — revealing the full landscape of current and historical planning activity in these high-intensity environments. The Lodgment Strategy Tool also includes a TOD filter for precedent research.
Track planning proposals across every NSW TOD precinct.
See which developers are active, what uplift they're seeking, and which proposals are progressing — with stage change alerts so you're always current.