A Redfern site on Rosehill Street could hold a student housing building with 3.5 times its land area in floor space, under a City of Sydney planning proposal that locals are now invited to comment on.
What the Plan Proposes
The City prepared the proposal after the landowner asked for changes to the planning rules for 44-78 Rosehill Street, according to the City’s planning documents. Two changes sit at the centre of it. The height limit would rise from 18 metres to 20 metres. The site would also get its own floor space bonus of 1.2:1, but only if the project is co-living housing used as student accommodation.
Making Sense of the Numbers
Floor space ratio is a simple idea. It compares the total floor area of a building with the size of the land under it. The site is currently capped at 2:1. Add the new bonus, plus the 10 per cent co-living bonus that already exists under the State Environmental Planning Policy (Housing) 2021, and the City says the cap would reach 3.5:1.
So what could that look like on the ground? The planning document describes an indicative design from the landowner with about 327 co-living units and no on-site car parking. The site sits roughly 150 metres from Redfern Station.
Rules, Contributions and What Comes Next
The proposal would amend the Sydney Local Environmental Plan 2012. A draft site-specific section of the Sydney Development Control Plan 2012 would guide how any future building is designed, covering matters such as built form, setbacks, parking and waste.
A draft planning agreement is part of the package too. It includes an affordable housing contribution and a land dedication that would allow Margaret Street to be widened. The planning document says the landowner has offered a contribution linked to 17 per cent of new residential floor space.
None of this is a final decision. The proposal is still in the consultation stage, and several steps remain before any planning rules could change.
Have Your Say
Consultation runs from 28 September to 27 October 2026, and closes at 5 p.m. on Tuesday, 27 October, according to the City. Feedback is sought on three documents: the planning proposal, the draft site-specific development control plan and the draft planning agreement.
One option is the online survey, which needs a City of Sydney account. The City says setting one up is easy. People can also email sydneyyoursay@cityofsydney.nsw.gov.au or post a submission to Angela Smidmore, City of Sydney, 456 Kent Street, Sydney NSW 2000. Whichever route is used, the submission should carry the reference X095910 and the site name, 44-78 Rosehill Street, Redfern. For anyone still deciding, about a week remains.
Published Date 20-October-2026
