Affordable Housing and Seniors Living Projects

source: DKO Architecture

Kippax Street, Surry Hills

  • Client: ISL Property Investments Management Pty Ltd

  • Architect: DKO Architecture

  • LGA: City of Sydney Council

  • Value: $25m

  • Completed: April 2026

  • Consent Authority: Sydney Local Planning Panel

  • Services: TPS prepared the SEE and Clause 4.6 for Building Height, assisted with the management of the application post lodgement, and presented at the Sydney Local Planning Panel.

This 8-storey mixed-use development will deliver 35 residential apartments, including 10 affordable housing dwellings and 7 dual key units, across a mix of studio, one, two and three-bedroom typologies – making a meaningful contribution to the supply of affordable and diverse housing in a highly accessible inner-city location. The development also provides quality amenities, including car parking and rooftop communal spaces, along with active ground floor retail frontages that enhance pedestrian engagement and contribute to a safer, more vibrant public domain.

A key strength of the proposal is its ability to successfully balance strong planning and design outcomes with the delivery of affordable housing. The scheme retains significant corner elements of the existing building, respecting the historic character of the area, while introducing a contemporary architectural response that enhances amenity.

Located close to Central Station and the vibrant Surry Hills precinct, the development is well-positioned to support increased density while maintaining alignment with the established scale, massing and character of the surrounding urban context.

source: Toth + Partners

Booth Street, Annandale

  • Client: IDC Property Management

  • Architect: Toth + Partners

  • LGA: Inner West Council

  • Value: $2m

  • Completed: December 2025

  • Consent Authority: Land and Environment Court

  • Services: Statement of Environmental Effects (SEE), Social Impact Assessment (SIA), Clause 4.6 Variation Requests and acted as the planning expert in the Land and Environment Court Case.

TPS assisted our client to obtain approval for a 100% affordable housing boarding house and co-living development in Annandale, through the Land and Environment Court (‘IDC Property Management Pty Ltd v Inner West Council [2025] NSWLEC 1792).

The application proposed to undertake building improvements to an existing ‘house-let-in-lodgings’ approved by Council in 1970 and construct a new co-living development of 16 rooms on the adjacent site. The development also includes a cafe and communal facilities, which will be shared across the two sites.

Critically, IDC Property Management committed to have a condition imposed on both buildings that the rooms would be rented no higher than the definition of ‘affordable housing’ in the Act and Housing SEPP – adding 82 new affordable housing rooms in Annandale, a suburb that has a high need for affordable housing, and for diversity of housing. This was particularly important as the current ‘house-let-in-lodgings’ had no rental cap, despite being the type of accommodation that would be most closely aligned to an older style ‘boarding house’. The Condition our client offered ensured that the development, which had no obligation to be rented as ‘affordable housing’, despite being most closely defined as a ‘boarding house’, must be rented as ‘affordable housing’ at all times in the future.

source: WMK Architecture

26-32 Hall Street, Bondi Beach

  • Client: STM123 no. 26

  • Architect: WMK Architecture

  • LGA: Waverley Council

  • Value: $12m

  • Completed: November 2025

  • Consent Authority: Waverley Local Planning Panel

  • Services: TPS prepared the SEE, assisted with the management of the application post lodgement, and presented at the Waverley Local Planning Panel.

TPS assisted STM123 no. 26 to successfully obtain approval for a new mixed use development at 26-32 Hall Street Bondi. The project proposed ground-floor retail spaces, with 21 apartments, including 6 critically needed affordable units close to Bondi Beach.

The affordable housing units will be managed and operated for 15 years by HomeGround Real Estate Sydney, a not-for-profit real estate agency, a social enterprise of Bridge Housing Limited, which is a registered Tier 1 community housing provider under the Community Housing Providers National Law (NSW).

The project is a successful example of the new affordable housing provisions in the Housing SEPP being delivered by local councils.

source: Nordon Jago

35-41 Addison Road, Marrickville

  • Client: Tricon Management

  • Architect: Nordon Jago

  • LGA: Inner West Council

  • Value: $15m

  • Completed: 2024

  • Consent Authority: Inner West Local Planning Panel

  • Services: Statement of Environmental Effects (SEE), Clause 4.6 Variation Request, Post-lodgement co-ordination and LPP Presentation.

TPS obtained approval for a new shop-top housing development in Marrickville, with ground-floor retail and 65 affordable housing dwellings.

These dwellings will be retained for at least 25 years for older women facing homelessness and escaping domestic violence as part of a program the client has contracted with the NSW Government and St George Community Housing to deliver.

TPS was able to successfully secure a variation to the building height control under Clause 4.6 of the LEP, with the building recently being completed and opened by local member Anthony Albanese.

source: Studio SC

1 Surf Road, Cronulla

  • Client: Sage by Moran

  • Architect: Studio SC

  • LGA: Sutherland Shire Council

  • Value: $32m

  • Completed: June 2024

  • Consent Authority: Land and Environment Court

  • Services: Section 4.55 Modification DAs, and expert advice at Land and Environment Court.

TPS has been assisting Sage by Moran to deliver a new bespoke seniors living development opposite Cronulla Beach. The development will deliver 37 new luxury seniors living apartments, with ground-floor retail and amenities for residents on level 1 and a rooftop pool and BBQ.

TPS also prepared multiple Section 4.55 modifications and aided in negotiating a Section 34 Agreement with Council through the Land and Environment Court.

source: Nordon Jago

48 Chandos Street, St Leonards

  • Client: Tricon Management

  • Architect: Nordon Jago

  • LGA: Willoughby Council

  • Value: $3m

  • Completed: 2023

  • Consent Authority: Willoughby Local Planning Panel

  • Services: Statement of Environmental Effects (SEE), Clause 4.6 Variation Requests, post-lodgement coordination.

TPS obtained approval for adaptive re-use of the existing building for a new shop-top housing development with ground-floor retail and 30 affordable housing dwellings.

These dwellings will be retained for at least 25 years for older women facing homelessness and escaping domestic violence as part of a program the client has contracted with the NSW Government and St George Community Housing to deliver.

TPS was able to successfully secure variations to the building height and FSR control under Clause 4.6 of the LEP.

source: Boffa Robertson Group

Abel Tasman Village

  • Client: Abel Tasman Village

  • Project Manager: Centurion Project Management

  • Architect: Boffa Robertson Group

  • LGA: Canterbury Bankstown Council

  • Value: $65m

  • Completed: July 2023

  • Consent Authority: Department of Planning, Housing and Infrastructure (DPHI)

  • Services: Social Impact Assessment (SIA), and Engagement.

TPS assisted the Abel Tasman Village Association, through Centurion Projects with the preparation of a Social Impact Assessment and delivery of engagement to support the State Significant Development application for the redevelopment of the village to provide more contemporary independent living units and specialist care units.

TPS designed and delivered 2x drop in sessions for existing residents, their families and the wider community to talk through the proposal and gain their feedback and insights to inform the finalisation of the design.

The SIA was prepared in accordance with the NSW Government’s Social Impact Assessment Guidelines for State Significant projects which provides a comprehensive understanding of the social locality and the assessment of potential social impact of the development proposal on the current and future communities. The SIA provides practical mitigation measures, which were informed by engagement with staff and residents to ensure that temporary and long term impacts are minimised or effectively mitigated.