The NSW Government has announced plans to rezone a 125-hectare area in Westmead South, enabling up to 13,000 new homes in Sydney’s western suburbs. The initiative, fast-tracked alongside three other projects last year, will convert the current mix of residential and commercial zones into a mid-to-high-density neighborhood, with buildings ranging from 2 to 38 stories—a significant increase from the existing eight-story limit.
The site is located on Dharug land, approximately 26 kilometers west of the Sydney central business district and 1.5 kilometers from Parramatta. It borders the T1 Western train line to the north and the Great Western Highway to the south, with the Westmead Children’s Hospital and health precinct less than a kilometer away across the tracks. The proposal includes 2.9 hectares of public open space and a pedestrian-focused redesign of Hawkesbury Road, which will serve as a key transit corridor.
Under the revised Cumberland Local Environment Plan 2021, the rezoning will allow floor space ratios between 0.8:1 and 5.1:1, more than doubling the current maximum of 2.5:1. The tallest structures will overlook the future Westmead Metro Station, part of the 24-kilometer Sydney Metro West line, scheduled to open in 2032. This underground rail link will connect Parramatta and the Sydney CBD, enhancing transit options for future residents.
Affordable housing and school plans take shape
Currently, the area accommodates around 8,700 residents across 3,000 homes. The plan designates 3 to 5 percent of homes for affordable housing, aligning with state housing supply targets. While Cumberland City Council’s 2024 masterplan projected a 7,000-home expansion, the government’s proposal exceeds that by nearly double.
The NSW Department of Education has already earmarked land at Ralph and Houison streets—the former site of the recently relocated Sacred Heart Primary School—for a new school. Cumberland Mayor Ola Hamed praised the inclusion of school planning, describing it as a critical step toward fulfilling the council’s broader vision. “The NSW Government rezoning plans will help to progress the vision outlined in the council’s masterplan for the area,” she said.
Planning Minister Paul Scully described the project as a way to double housing capacity in one of Sydney’s most accessible precincts. “The Westmead South Precinct has everything a community needs close by,” he said. Public feedback on the proposal will be accepted until September 16, with finalization expected in 2025.
Lessons from Cherrybrook’s density debate
In contrast, a 10,000-home rezoning at Cherrybrook, northwest Sydney, faced opposition from local councillors over concerns about school infrastructure and density. The government’s early commitment to securing school land at Westmead may help address similar concerns, though the scale of development will still require careful management of local services, particularly as the metro station attracts more residents.
The proposal also examines how the precinct will accommodate the growing population. While the metro line will improve connectivity, the current 3,000 homes indicate limited existing infrastructure for schools, healthcare, and transport. The government’s emphasis on open space and pedestrian design may ease some pressure, but transitioning from low-to-medium to high-density housing will demand coordinated planning.
The public exhibition period closes on September 16, with a decision anticipated in 2025. If approved, Westmead South will represent another major effort to increase density near Sydney’s transport hubs, following the Cherrybrook rezoning and other state-led developments.
