Episode
Is NSW’s Planning System Actually Delivering More Housing?
- Published
- Feb 15, 2026
- Duration seconds
- 2836
- Processing state
not_requested- Canonical source
- http://www.theelephantintheroom.com.au/
Actions
POST https://stenobird.com/v1/public/podcasts/the-elephant-in-the-room-property-podcast-inside-australian-real-estate-1140810/episodes/is-nsw-s-planning-system-actually-delivering-more-housing/transcription-requests
Idempotently request low-priority transcript generation for this episode.GET https://stenobird.com/podcast/the-elephant-in-the-room-property-podcast-inside-australian-real-estate-1140810/is-nsw-s-planning-system-actually-delivering-more-housing.md
Read the agent-friendly Markdown representation of this episode resource.
Summary
NSW has moved fast to reform its planning system, promising to unlock housing supply through sweeping state-led controls. But zoning uplift alone doesn’t build homes. In this episode, we ask the harder question many in property are thinking but few say out loud: is the system genuinely delivering housing, or quietly choking supply through feasibility constraints, delays, and unintended consequences? Joining us is James Oldknow, Special Counsel at Mills Oakley, who works daily at the sharp end of planning approvals, appeals, and the NSW Land & Environment Court. James breaks down why Transport Oriented Development (TOD) has produced little real-world uptake, while the Low-to-Mid Rise (LMR) policy is driving a surge of applications—particularly in Sydney’s most expensive, tightly held suburbs. We unpack how affordable housing incentives are being used to make projects stack up, why premium locations like Mosman, Waverley, and Woollahra are seeing the most change, and how the new Housing Delivery Authority is fast-tracking large projects while sidelining local controls. Along the way, we tackle design quality, heritage, infrastructure strain, and the emotional toll these changes are having on established communities. For investors, homeowners, and anyone exposed to property in NSW, this episode is a reality check. And if you’re wondering what could be coming in other states, this could be the canary in the coalmine. The reforms aren’t a silver bullet—but they are already reshaping values, neighbourhoods, and long-term decisions for those paying attention. Episode Highlights 00:00 — Introduction to NSW Planning System 01:33 — Meet the Expert: James Oldknow 04:41 — Challenges in TOD Applications 08:33 — LMR Policy and Its Impact 10:52 — Affordable Housing and Feasibilit…