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Stockland Consortium Waterloo South Concept Plan with REDWatch comments
For this post REDWatch has used the details initially available on its website www.waterloorenewal.com.au in the “About the Draft Concept Plan” section. REDWatch has provided comment on the material released in bold italic after each section. More clarification may follow as the issues in this post have also been raised with Stockland through its drop-in sessions but clarity has not been received as yet. For ease of access REDWatch has also combined in a single PDF the Concept Plan maps that have individual links below at - Waterloo South Concept Plan combined maps.
The website contains the following sections and REDWatch comments are also provided by these headings:
New community spaces, shops and services
A green, leafy and sustainable neighbourhood
Safe and convenient connections
Benefits of the draft Concept Plan and proposed changes
About the Draft Concept Plan
The Waterloo renewal project will enhance the strength and diversity of Waterloo, a unique urban village on Gadigal Land. The renewal will deliver new homes, community places, and green spaces which prioritise the health and wellbeing of social housing tenants and more sustainable mixed communities.
New and better homes for all
- Around 3,000 new homes
- 50% of new homes as social and affordable housing
- More homes for Aboriginal people
- More comfortable and accessible homes for older people, key workers and families
- Designed so that buildings can’t be identified by their tenure type – social, affordable or market
Click here to see a draft plan of the proposed location and shape of social, affordable and market buildings in 3D. A 2D Plan is also available here.
REDWatch Comment:
The project delivers at least 3,300 new homes when you account for the 10% design excellence bonus Stockland plans to use. If the size mix of social, affordable and commercial homes was the same as the 2022 proposal then it would deliver 3370 new homes so lets say between 3300 and 3400 is the likely outcome not 3,000 which understates the size of the development.
The planning controls say 50% of Gross Floor Area (GFA) needs to be social and affordable housing and as the social and affordable housing units are smaller on average than the market housing then you actually end up with more than half the units being social and affordable. On the 2022 rezoning assumptions it works out to around 52.4% will be social and affordable. The final figures will be determined by the final housing size mix within each tenure.
The More comfortable and accessible homes for older people may only work for social and affordable housing – Stockland have indicated it wants to reduce the requirement for silver liveable apartment standard and accessible car parking for market apartments as if there is not a requirement aging in place in market housing especially when there is a push for older people to downsize.
Stockland told a REDWatch meeting that the Concept Plan would show both where the 7% affordable housing agreed to be in perpetuity would be and where the 13% affordable housing that might not be in perpetuity would be. This has not happened so the map shows what might start off as affordable housing not what might remain affordable housing after long term financing finishes. Clarification is needed about the Stockland consortium’s plans for the 13% affordable housing that government left up to the developer to provide that may be only for a limited period and may not have rents set at percentage of income like the in perpetuity 7%.
The maps give us no information about what the actual building heights are so we can not assess for example where the 10% design excellence has been accommodated in the floor widths or where buildings have gone higher. This is important information as it will be set in the planning controls coming from this consultation.
Proposed Design Excellence changes are not revealed in in the released material even though it is argued buildings will be designed so they can’t be identified by their tenure type. Stockland have proposed to change the design excellence requirements that give them the extra 10% floorspace by limiting design competitions to buildings over 100meters i.e. the four towers. Council’s latest proposal seeks to require competitions for buildings over 35 metres (9-10 stories). Stockland argue that design competitions would delay the building of urgently needed social and affordable housing. Stockland outlined it wants an alternative approach in its Scoping Proposal but has not made public how it plans to deliver the same level of design excellence across all tenures to ensure they can’t be identified by tenure type.
New community spaces, shops and services
- Community facilities located near open spaces to support gathering and social connection
- A variety of spaces – for cultural expression, local services, health and wellbeing, and learning
- Skills exchange and redeployment hub to deliver jobs and training pathways
- Retail spaces for supermarkets, cafes and local businesses
Click here to see a draft plan of the proposed location for community and other ‘active’ uses.
REDWatch Comment:
The maps show us where it is proposed to put Council’s community facilities as well as active use areas for shops services or community uses. It does not go into detail about what those spaces might be used for and for how long. Some uses might only be temporary for example as there may not be much retail interest and so spaces might have community uses initially but not in the long term when retail interest in the site grows and competes for space. Stockland has indicated an interest in managing the retail at least initially.
There are two sites on Cooper Street that are active use but are not residential. There is no information about Stockland’s is thinking about these two sites.
The planning controls set a maximum limit on non-residential floor space in Waterloo South as well as a minimum space to be used for community facilities health facilities and childcare. In the latter 2,000sqm was allocated to a health facility that if that is ruled out or downsized may make room for other community facilities or the Consortium’s educational establishments. Each use proposed potentially completes with others for limited space. REDWatch has gone into this issue in some detail in Some Issues for consideration in the Waterloo South Concept Plan.
Stockland have said it wants to deliver “education establishments” and “creative industries” as active street frontages but have not specified any detail and these uses were not in the initial planning approval for the site. Stockland has also said it wishes to redefine what is covered by community facilities but no details of what is proposes has been made public. Stockland has said in Stage 1 it wants to “skills exchange and reemployment hub”, a “social enterprise incubator” and a “local Aboriginal health service facility” while ruling out a general health facility which is specified in the 2022 planning controls. The community needs transparency about what Stockland is proposing so there can be an open conversation about what the community thinks and what then gets locked into the planning controls.
Community Gardens was a focus of community input in earlier planning stages but has been dropped from Homes NSW’s People and Place plan. The Homes NSW Plan recognises the community desire for public toilets in a community with lots of older people who may not go out regularly because of incontinence but waters down the recommendation on this. Are these community asks covered in Stockland’s plans or is there an assumption that Council will provide these in its parks and community centre. Council has not decided what it will do with its community facilities or park there is a tendency to assume that certain services will be provided by Council and hence do not need to be provided by the Consortium in its space. The community can miss out on things it needs as a result.
One area that is within Stockland’s purview is what it will do to ensure ongoing access to goods and services for low-income people in the long term. This aspect seems to be missing from the current discussion and references to it in Homes NSW People and Place has also been removed.
Community need should drive what is delivered not just what provides the best return for Stockland in areas where it can change commercial rents. We need now to know what Stockland will provide with the areas it controls.
A green, leafy and sustainable neighbourhood
- Two new public parks for everyone to enjoy
- A variety of additional green spaces – pocket parks, plazas and courtyards – to gather, relax and connect with neighbours
- Tree-lined streets that are leafy, cool and people-friendly
- Landscaping in outdoor spaces designed to manage rainwater, reduce heat, and keep Waterloo South cooler and healthier
Click here to see a draft plan of the proposed location of parks and outdoor spaces
REDWatch Comment:
This map does not distinguish between what will be public open space and what will be private space for the occupants of the surrounding buildings. It is hence difficult to identify potential public pocket parks and plazas from private spaces people might walk past.
There is currently no maps that deal with tree retention and removal nor with the deep soil areas for tree replanting that might deliver “leafy, cool and people friendly” places. Tree retention is very important for keeping the area as cool as possible while new trees grow. Stockland have previously flagged in its scoping report that it needs to make changes in tree removal in response to the amendments proposed under the rezoning. This will be especially important for Stage One as the Consortium has indicate it will use a mechanism for clearing the first site which does not require public consultation.
While landscaping is referenced there is no landscaping plan which Stockland needs to produce for this Concept Plan.
The Concept Plan needs to deal with what Stockland can control in the Concept Plan. Planning for the Council parks and its community facilities will happen at a later stage.
Safe and convenient connections
- George Street becomes a lively, green and welcoming main street
- A creative, vibrant Cooper Street connecting the new parks
- Prioritising walking and cycling by closing key streets to cars
- Wider and safer connections across the precinct, including ‘shared zones’ where people are proiritised
- New streets:
- West Street extended south to John Street
- Cooper Street extended south past John Street
Click here to see a draft plan of the proposed streets and connections
REDWatch Comment:
Safe Connections are also dependent on the interaction between people and motor vehicles. Stockland have said it is making changes in traffic and parking surround updating the car park locations, accessible car parking rates, and entries but there is no map on display that shows where car park entries are expected or where traffic flows are likely to happen.
REDWatch notes that the bike path has been diverted around Waterloo Green in this proposal. The earlier Homes NSW proposal ran the bike path past Waterloo Metro which seems to have made more sense if there was to be a diversion that Council keep opposing. One concern raised has been the increased potential conflicts between bike delivery drivers and pedestrians, this is a growing community safety issue.
Close attention needs to be paid especially to cross site connections and how they will be managed and maintained to keep them safe for pedestrians. Clarification on what will be public open space and what will be fenced private space is required as will be landscaping along these routes to ensure good eyes on these paths.
Ideally you would want George Street as the main street activated by people rather than cars but only the southern end is a shared zone so presumably George Street is the main car route. Cooper Street has been made a shared zone which has the advantage of linking the two parks but only has the east side activated with most of the western side privately owned.
Designing with Country
We acknowledge the deep and ongoing connection of Aboriginal people to Waterloo and Redfern. Our goal is to weave Aboriginal culture and knowledge through every part of Waterloo South – not just in planning and design but in construction and activation.
It starts with Connecting with Country – listening to and learning from Gadigal Traditional Custodians, Elders, Knowledge Holders, and local Aboriginal residents and organisations to embed their cultural values and aspirations into every aspect of the Project.
Designing with Country is about translating these values into the new buildings and spaces of Waterloo South – where Aboriginal cultural narratives are visible, respected, and celebrated.
Several Designing with Country sessions are being held with the local Aboriginal community to continue to share, evolve and develop the emerging Designing with Country principles for Waterloo South. These principles will continue to evolve through ongoing conversations with the Aboriginal community.
REDWatch Comment:
REDWatch welcomes the commitment to Connecting with Country and the involvement of the Aboriginal community in the design work, this has been more lip service that actuality in the past.
It is important also to recognise the connections of many migrants, working class and public housing communities have to Waterloo and to also acknowledge these connections when looking at consultation around building and place names. It has suggested for example that people who have made major contributions to the area and to public housing in the area like Marg Barry, Ross Smith and others should also be recognised in some way.
Benefits of the draft Concept Plan and proposed changes
The overall scale of the Waterloo South renewal was approved in 2022 after many years of consultation.
The approval set new planning rules in the Sydney Local Environmental Plan to deliver over 3,000 new homes, and a Design Guide showing what future buildings might look like. However, there are a few inconsistencies between these two documents that impact how many homes could be delivered.
Information about the past approval is available on the NSW Government’s Waterloo South planning page.
Building on the 2022 approval and the emerging Designing with Country principles, the draft Concept Plan is designed to make Waterloo South an even more comfortable, safe, green and connected place for everyone.
The draft Concept Plan does not propose to increase the overall amount of development or the number of homes already allowed under the planning rules. It keeps a similar skyline, with four tall towers and the rest as mostly mid to low-rise buildings.
The location and size of some of the buildings is slightly different when compared to the Design Guide – with some buildings getting lower or removed, and others getting taller.
These changes are designed to provide:
- More sunlight to homes, courtyards, parks and public spaces – including 7% more sunlight to the park in Stage 1
- New outdoor spaces – including additional pocket parks and plazas
- Safer, wider and clearer connections between buildings
- More space in outdoor areas to retain more mature trees
- A more ‘open’ feel at the street level
- More social and affordable housing – previously 33.5% of all new homes, now 50%.
Come along to one of the upcoming sessions – online or in person – to see more detailed plans about what’s proposed, ask us questions and provide your feedback.
REDWatch Comment:
A number of changes have happened since the 2022 approval that impact the Concept Plan so see REDWatch primer for Waterloo South Concept Plan and Rezoning Consultation – October 2025 and associated documents including Some Issues for consideration in the Waterloo South Concept Plan for a broader view of the changes and possible implications.
As mentioned above no height information has been released so while the proposal may contribute a “similar skyline” we do not know what may have gone up and what may have gone out. We have previously also questioned the 3,000 units claim and the 50% figure for affordable and social homes. The claim to retain more mature trees seems in conflict with Scoping report that indicates more trees will be removed.
REDWatch remains concerned that there are no topic focused sessions in the consultation. There are only two presentations and the rest are based around people making comments and asking questions around display boards.
We encourage everyone with an interest in Waterloo South to attend the engagement sessions and to raise the questions of concern to you. You can also flag any concerns you have with REDWatch by emailing mail@redwatch.org.au
This document was produced on 29 October 2025 and uses the text on www.waterloorenewal.com.au at that time.
