Sydney Mayoral Planning Delegation Changes 2026

The NSW Government has expanded mayoral planning delegations under amendments to the Environmental Planning and Assessment Act, allowing Sydney mayors to approve projects up to 20 dwellings without full council votes. This applies to the 33 local government areas in Greater Sydney and sets different thresholds from those operating in Melbourne and Brisbane.

State timing and metropolitan comparisons

The changes take effect from 1 August 2026, at a point when housing supply targets set by the state government require an additional 73,000 dwellings across Sydney by 2029. Melbourne councils operate under Victoria's 2024 planning code that retains ministerial call-in powers for projects above 15 dwellings, while Brisbane City Council follows Queensland rules that route most medium-density proposals through state panels. Sydney's model therefore shifts more decisions to individual mayors than either of those cities.

Residents in Western Sydney growth corridors will deal with a single mayor sign-off for townhouse clusters on lots under 1,500 square metres, rather than waiting for full council meetings that previously averaged 12 weeks. In contrast, equivalent applications in Melbourne's outer suburbs still require referral to the Victorian planning minister when they exceed the lower threshold. Local transport users on the Metro West line may notice earlier site works on projects near stations at Westmead and Parramatta because delegation removes one layer of review.

Budget allocations and next steps

The 2026-27 NSW Budget papers allocate $87 million to employ additional planning officers in Sydney councils to meet the new 35-day determination target. This figure is higher per capita than the equivalent support provided to Brisbane councils under Queensland's current program. The legislation requires annual reporting on approval times, with the first data due in December 2027.

Councils must publish updated delegation registers by 15 July 2026. Policy analysts expect the Office of Local Government to issue model templates to the 12 Western Sydney councils first, given their share of the state's housing targets. Residents seeking to lodge applications after August will use the revised forms released by the Department of Planning, Housing and Infrastructure.