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You are here: Home / UrbanGrowth, SMDA & RWA Plans & Activities / Waterloo Public Housing & Metro Station Redevelopment / Waterloo South rezoning proposal / Waterloo Estate (South) Planning Proposal Exhibition March 2022

Waterloo Estate (South) Planning Proposal Exhibition March 2022

This section of the website deals with material from the DPE formal exhibition of the Waterloo Estate (South) planning proposal in March and April 2022
REDWatch Submission on Planning Proposal Waterloo Estate (South) PP-2021-3265
Below is the text of the REDWatch submission on the Waterloo South Planning Proposal made on 29 April 2022. The links at the top will take you to the relevant part of the REDWatch submission.
File Counterpoint Final Submission on Waterloo South
Counterpoint Community Services has finalised its submission on Waterloo South after taking feedback from the Waterloo Redevelopment Group and the community more widely. This is their submission as made to the department of Planning and Environment.
File Shelter NSW Submission on Waterloo South
This is a copy of the Waterloo (South) Planning Proposal submission made by Shelter (NSW).
File Council Submission on Waterloo South
This is a copy of the submitted version of the City of Sydney Council Waterloo South submission. A simple summary can be found in the Council presentation to REDWatch on April 7. This is an important read for anyone making a submission as Council identified that the density (number of dwellings) being disclosed by the DPE Planning Proposal Authority was in fact the minimum likely to be delivered and that the 10% allowed for the design excellence increase is to be additional rather than capped within the stated floor space. The likely outcome is expected to be between 3300 and 3400 depending on unit size not the 3012 referred to in the exhibition material. The increase in the size of the development only became public at the beginning of April as a result of the Council analysis. The PPA continue to use the lower minimum dwelling numbers in their presentations. Council in their draft submission have said this increase in density has not been properly disclosed or tested and Council have questioned if the increase will fit within the planning envelopes exhibited. There is no assessment for example of the impact of the PPE proposal on streets, parks and courtyards. People making submission are encouraged to also read the Council submission rather than take the exhibited material at face value.
File Need for a Social Impact Assessment (SIA) for waterloo South
This submission has been made by Alison Ziller to DPE regarding the Waterloo South Planning Proposal. Alison is a specialist in SIAs and teaches a specialist social impact assessment course as part of Macquarie’s planning degrees. Alison has made her submission available early to help those making submissions understand the importance and role of a SIA. In her submission Alison Ziller points out that Council check list required an ‘outline of likely impacts’ on relevant communities and ‘a plan to reduce negative impacts’ but that Council then accepted the Social Sustainability Report LAHC had already prepared even though it did not include this analysis. As a result issues which would normally central to a SIA were not undertaken and the potential negatiuve impacts were not assessed or proposals for mitigation advanced. Alison Ziller's submission requests the Planning Proposal Authority to undertake a SIA before determining the planning proposal.
Safety Considerations in Waterloo South Planning Proposal
The following analysis has been provided by a safety consultant to help people to help people understand the safety and Crime Prevention Through Environmental Design (CPTED) issues raised by the Waterloo South Planning Proposal. IMPORTANT UPDATE - DPE advised the Waterloo Redevelopment Group on 20 April 2022 that they were commissioning a CPTED study on the proposal as part of their assessment.
Do your submission Now: Waterloo South Submissions close Friday 29 at midnight!
A request for an extension by Council to extend the exhibition has been rejected by the Department of Planning and Environment (DPE) Planning Proposal Authority (PPA).The deadline for submissions remains midnight Friday 29th April 2022.
Make a Waterloo South Submission by 29 April 2022
Members of the Community are encouraged to make a submission on the Waterloo South Planning Proposal. In doing so it is important that they respond to what is actually on exhibition rather than to the lower density proposal indicated by the support material circulated as part of the exhibition.
File Council Presentation to REDWatch on Waterloo South Planning Proposal
On Thursday 7 April 2022 Council staff presented their analysis of the Waterloo South planning proposal to a REDWatch meeting. The analysis compares the exhibited proposal to the Council's proposal prior to modification by the Department of Planning. One of the major take outs was that the exhibited proposal was 10% larger than the community has been lead to believe and that the changes to the proposal including the impact of the extra 10% had not been assessed or disclosed in the in the documents used to explain the planning proposal. The key elements of the Council submission are summarised in this presentation and are important reading for those making submissions about Waterloo South.
REDWatch Update on Waterloo South Issues - 7 April 2022
This REDWatch Update was part of a REDWatch email circulated prior to the REDWatch meeting on 7 April 2022. It sets out REDWatch's concerns about the Waterloo Planning Proposal on exhibition at that date.
REDWatch on Council's Draft Waterloo South Submission
REDWatch wrote to Councillors of the City of Sydney regarding the draft submission being considered by Council Committee on 4 April 2022. Prior to this being considered by the Council meeting of 11 April 2022, council officers responded to the issues raised. REDWatch responded again to Councillors on 11 April. As a result of this correspondence and discussions between Councillors, Council passed an improved Waterloo South motion moved by the Lord Mayor and seconded by Councillor Sylvie Ellsmore. Below is the text of the original email posted on 4 April, with council officer’s response (in italics) and REDWatch’s reply now inserted (bold italics) as well as the Council Resolution outcome. Hopefully this information will help inform people’s submissions on this project. We have broken the correspondence up by issues for ease of reference.
Draft Council Submission: Waterloo South proposal is 10% bigger and this is not being disclosed
The City of Sydney Council have produced a Draft submission on the Waterloo South Planning Proposal. The draft is on the Council website among papers to go to the Transport, Heritage, Environment and Planning Committee on Monday 4 April 2022. It would then be dealt with at the Central Sydney Planning Committee meeting on Thursday 7 April and the Council meeting on 11 April 2022.
File Groundswell seeks expert input for Waterloo South
The Groundswell agencies have written to academics and planning specialists asking them to support public housing tenants by making expert comment on the Waterloo Planning proposal. While public tenants bring their expertise from living and knowing a location, academics and specialists often know the finer detail that is import for planning authorities to consider. Both kinds of input are important for Waterloo. This letter has been sent out by the Groundswell agencies to their contacts and they are encouraging everyone to make a submission and share it if possible.
File Vigilanti Waterloo South Planning Proposal Presentation
Eddie Ma and his team at Vigilanti has been working with public housing tenants sharing his Architectural expertise during the Waterloo South consultations. Eddie has reviewed the planning proposal documents published by DPIE and prepared a summary of his findings from the documents in simple English with graphics so the community has all the information they need to make their submission by Friday 29th April, and to have their say on the proposal. He has tried to provide some answers and context to the questions and concerns raised during the consultation process. In agreement with Eddie Ma, REDWatch is happy to make the presentation as accessible as possible through its website as a useful resource in understanding and responding to the proposal.
File Waterloo South Redevelopment: Unpacking the Planning Proposal
This presentation was given on 17 March 2022 at Counterpoint Community Services as part of Waterloo (South) Planning Proposal Capacity Building. This session explains that the Planning Proposal is setting the rules for developers and LAHC to follow in preparing their detailed proposal and Development Applications. This presentation starts with the proposed planning controls rather than the simplified planning map of a possible outcome under the proposed planning controls.
File Waterloo Redevelopment - How did we get here?
This is the PowerPoint presentation in PDF format from a presentation given by Geoffrey Turnbull from REDWatch on Wednesday 9 March 2022 for Counterpoint Community Services' Waterloo (South) Exhibition Planning Proposal Capacity Building. The recording of this presentation and the workshop outcomes will be placed on the Counterpoint Community Services website. The presentation looks at the history of plans to redevelop Waterloo public housing from the Redfern Waterloo Partnership Project in 2003 until the current exhibition.
File Planning Proposal Authority Presentation on Waterloo South
This presentation was made to the Waterloo Neighbourhood Advisory Board's Waterloo Redevelopment Group on 16 March 2022. This presentation was made by representatives from a section of the NSW Department of Planning and Environment (DPE) that is acting in Council's stead as the Planning Proposal Authority for the Waterloo South Planning Proposal. This presentation is indicative of the presentations shown in online community briefings as part of the Waterloo South exhibition in March and April 2022. It should be noted that it was not until the beginning of April that it became apparent that the figures in this presentation were a minimum and that the 10% increase in gross residential floor space for design excellence provision would likely add between 330 and 384 dwellings to the 3012 dwellings used in this presentation. Those doing submissions are encouraged to read the Council submissions to understand the implications of this increase.
Updated Consultation on Waterloo South Planning Proposal
Below are the consultation and capacity building details for the Waterloo South Planning Proposal. We will update this as more information comes to hand.
REDWatch Guide to Waterloo South Study planning proposal documents
The Waterloo South planning proposal documents are complex because they contain documents relating to the original LAHC proposal, Council’s proposal, the Gateway determination and then the subsequent additional studies produced by the Planning Proposal Authority that was not Council. They are also complex because the Planning Proposal does not contain all the necessary information in one place and finding the correct information is not straightforward. This document tries to provide guidance through these documents so the reader can find the information they are looking for as easily as possible.
File REDWatch Easy Access Waterloo South LEP
REDWatch has created this easy access version of Waterloo South planning proposal maps. For each of the draft controls to go into the City of Sydney Local environment Plan there are two pages because the join between two of the pages runs through the north western tip of Waterloo South. REDWatch has created this pdf from the sheets in the draft maps covering the bulk of the estate. The only major omission is that the active street frontage on wellington Street continues around the corner into Cope Street.
Land Use Zones Proposed for Waterloo South
The Waterloo South planning proposal proposes changing land uses the existing residential R1 and 2b zones to RE1, and business zones B2 and B4 for the area. The B4 zone is mitigated by applying in the LEP a Restricted Retail Development over this area which limits shops to 1,000 square metres. The LEP also incudes an active street frontage map where uses that will activate the public domain are required. Below we have provided the LEP Zone definitions from the Sydney Local Environment Plan 2012 that would apply to the site. The definitions set out the objectives of each zone, what is permitted with and without consent and what is prohibited. While the planning proposal sets out proposed uses, the land use zones set out what a land owner or developer may also be able to do on that land which may be quite different. We have also supplied the Restricted Retail Development and Active Street frontages map for completeness.
Image Floor Space Ratios (FSRs) for Waterloo South Planning Proposal
The main Planning Proposal document does not contain the proposed Floor space rations (FSRs) proposed. The FSR map can be found on page 135 of the Hassell Addendum to the urban design report or spread across two pages of the draft LEP Cadastre maps. We have extracted the FSR map from the Hassell Addendum to the urban design report to make it more easily accessible. Please note these are the FSR's before the 10% increase allowable if design excellence is achieved. The 10% bonus increases the number of dwellings over the base 3012 which is calculated before the 10% bonus if achieved.
Building heights in the Waterloo South Planning Proposal
Height of buildings is basic to understanding a planning proposal. This planning proposal makes understanding height difficult by dealing with it in a number of ways. Also height maps in the documents do not always agree. Here REDWatch unpacks the Height of buildings in the Waterloo South planning proposal.
Image Solar Access for buildings in the Waterloo South Project Proposal
This diagram illustrates the percentage of solar access to the internal and external perimeter of the building facades for each development block in the Waterloo (South) planning proposal between 9am and 3pm mid winter. Yellow shows greater than 2 hours sun and blue shows less than 2 hours sun. It it from page 114 of the Addendum to the urban design report prepared by Hassel. Apart from section 4.7 (page 123-126) in the same report on the impact of the 4th tower there are no solar access diagrams in the planning proposal that relate to the planning proposal on exhibition. None of the maps in the urban design report for solar access to streets, open spaces, communal open space or deep soil zones that showing how many hours of sunlight different areas get for the preferred plan receives have been done for the exhibited proposal.
Unpacking Housing Mix in the Waterloo South Planning Proposal
The housing mix materials for the consultation (website, information boards and brochure) explain housing mix based on the number of units or front doors prior to any of the possible 10% floorspace increase from design excellence. The planning proposal itself provides figures by both housing units and the proportion of residential gross floor area prior to uplift. As the average unit sizes of public and affordable housing is smaller than the private housing the proportion of the floor space allocated to social and affordable housing are lower percentages. Here REDWatch unpacks the housing mix figures.
Image Overshadowing Drawings for Waterloo (South) Planning Proposal
The Overshadowing Drawings for the Waterloo (South) Planning Proposal are only found in the Appendix B of the Addendum to urban design report by Hassell. To enable easy access to these drawings that give information of the shadows at different times of the day mid winter and mid summer and at the Equinox, we have extracted them and placed them on the REDWatch website for download.
Public to have say on future of Waterloo Estate - Media Release
This is the text of the media release from Minister for Planning and Minister for Homes Anthony Roberts regarding the Waterloo Estate (South) public exhibition on 3 March 2022.
Image Waterloo South proposed Land Use Zoning Map
This map shows the Waterloo South proposed Land Use Zoning Map with the proposed zones. Permissible uses under each zone are shown in the article.
Image The Planning Control (LEP) proposed height for Waterloo South
This diagram shows the proposed Local Environment Plan maximum heights proposed for Waterloo South. For more information on heights used in the Waterloo South planning proposal read REDWatch's article on Building heights in the Waterloo South Planning Proposal
Image Height of Buildings suggested in the Waterloo South Design Guide
This map shows the height of buildings in storeys suggested in the Waterloo South Design Guide. For more information on heights used in the Waterloo South planning proposal read REDWatch's article on Building heights in the Waterloo South Planning Proposal
Image Simplified Height of Buildings for Waterloo South Consultation
This is a simplified height of buildings map used for the Waterloo South consultation. It has no statutory basis. For more information on heights used in the Waterloo South planning proposal read REDWatch's article on Building heights in the Waterloo South Planning Proposal.
Image Urban Strategy Maps without heights for Waterloo South
This Urban Strategy map is from the Draft Design Guide and has the same height layout as the storey height guide in this document but it has no key to show heights. It also includes parks and other design elements.
Image LEP Special Character Areas - Restricted Retail Premises Map
The planning proposal maps the site on the Retail Premises Map, in line with Sydney LEP 2012 controls. The George Street corridor is excluded from the Restricted Retail Premises provision, while the remainder of the site is subject to this provision. In accordance with Sydney LEP 2012 clause 7.23 ‘Large retail development outside of Green Square Town Centre and other planned centres’, larger retail premises (such as larger supermarkets) will be allowed along George Street but elsewhere shops and markets are limited to 1,000 sqm.
Image LEP Active Street Frontages Map proposed for Waterloo South
This planning proposal also maps Active Street Frontages in Sydney LEP 2012, along the extent of George Street and on corners and laneways extending off the sides of George Street. This mapping is used by clause 7.27 ‘Active street frontages’ and requires all premises on the ground floor of identified buildings to be used for the purposes of business premises or retail premises, and for those premises to have an active street frontage. This Planning Proposal expands the requirement to include all of the following uses on the ground floor of identified buildings in Waterloo Estate (South): business premises, retail premises, community facilities, health facilities, and centre-based childcare facilities. The proposal says that identifying George Street will ensure delivery of retail, business premises and community uses along the extent of the main street in the site, helping support a lively and continuous strip of activity, and providing convenient, easy access to retail by residents. Identifying side streets and laneways will deliver overflow and more affordable retail space, to support a diversity of uses and provide room for growth.
Image Social Impacts in Waterloo South!
The discussion about the need for a Social Impact Study for Waterloo (South) has inspired Geoffrey Atherden to produce this great cartoon on social impacts and why they might catch you unaware. Image Copyright © Geoffrey Atherden.
File Waterloo South Submission from Eddie Ma from Vigilanti
This is the Waterloo South Planning Proposal submission by Eddie Ma from Vigilanti
Waterloo South 2022 Planning Proposal submissions to DPE
The Waterloo South submissions are now public. The Department of Planning and Environment Proposal Authority has put all the submissions into one large PDF file of 554 pages (26.4 MB) which can be downloaded from the exhibition site. REDWatch has prepared a separate index to submissions, which is in this section of the website, to help people to quickly find key submissions that may be of interest.
File Waterloo South Submission Index
This index is to the Waterloo South submissions file which is a single 554 page PDF file (26.4 MB) available through the Department of planning and Environments Waterloo South Exhibition page at The index is designed to help people easily locate submissions that might be of interest. If you find any errors in the file or have suggestions for improvement please email
File LAHC Submission to DPE PPA on Waterloo South
This is the Land and Housing Corporation submission on Waterloo South which has been extracted from pages 490 to 511 of the large consolidated submission file. It has to be remembered that while the land that is being rezoned was mainly LAHC owed land, the proposal exhibited was based on an increased City of Sydney Council proposal. In its submission LAHC argues for nine changes to the planning proposal and its controls. The changes requested include removing the mandate for a certain proportion of social housing; adopting a larger floor plate for the towers; validating that the controls can deliver 255,000 sqm Gross Floor Area and that this floorspace and the 10% increase can be accommodated within the planning controls; Adopting a simpler process for design excellence with competitions for the towers and a design excellence strategy for the rest of the buildings; create a site specific DA in the place of the design guide based on consultants SJB report; and remove the requirement for a Concept DA by adopting a site specific DA.
Waterloo South Post Exhibition Report & Proposal Amendments Guide
On 5 August 2022, the Department of Planning and Environment (DPE) advised submitters that the department had reviewed all feedback received during the exhibition period. DPE had undertaken some further studies and had made changes to the exhibited plan. Here REDWatch provides a guide to the documents, the changes and the new studies