The NSW Government finalised the Punchbowl and Wiley Park TOD precinct controls on 24 April 2026: capacity for more than 15,000 new homes, building heights from 6 to 18 storeys, FSRs from 0.7:1 to 5.5:1, and a 3% affordable housing requirement on developments over 200 sqm.
On 24 April 2026, the NSW Government finalised the planning controls for the Punchbowl and Wiley Park Transport Oriented Development (TOD) precincts, in partnership with the City of Canterbury-Bankstown. The finalised controls give the two precincts a combined capacity of more than 15,000 new homes, anchored by new Sydney Metro stations at both locations that are scheduled to open later in 2026.
What the controls actually do
- Capacity for more than 15,000 new homes across the two precincts.
- Building heights between 6 and 18 storeys, depending on location within the precinct.
- Floor space ratios between 0.7:1 and 5.5:1.
- Up to 3% affordable housing for developments of more than 200 sqm.
Why these two precincts
Punchbowl and Wiley Park sit on the Bankstown line, both receiving new Sydney Metro stations as the conversion of that line to Metro completes. The Government's stated intent is the revitalisation of each precinct's main street: new homes, shops and services alongside new and improved public open space and pedestrian links. The TOD treatment is paired with broader investment in the Bankstown and Canterbury hospitals and the Metro itself.
Where this fits in the TOD program
The TOD program was introduced in May 2024 and is expected to unlock more than 170,000 new homes across NSW over the next 15 years. Punchbowl and Wiley Park join the earlier-finalised station precincts. The pattern across the program is consistent: blanket residential uplift within a defined radius of a station, paired with affordable housing thresholds and design controls.
Practical takeaways for developers and landowners
- Height and FSR work in pairs. A 5.5:1 FSR doesn't help if the site can't support an envelope at the corresponding height. Confirm both controls map cleanly onto the site geometry before factoring uplift into a feasibility.
- The 3% affordable housing trigger applies to developments over 200 sqm. That's a low threshold. Most market-rate apartment projects will land inside it.
- Pre-purchase due diligence should now include a precinct-specific check on the finalised controls and any local overlays that survive the TOD treatment, not just an LEP check.
For owners of stock holding sites in either precinct, the finalised controls have moved the goalposts. For incoming purchasers, the practical task is to confirm what the precinct actually permits on a particular lot, and where the value uplift is real versus where it's notional.
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The general information in this briefing isn't a substitute for advice tailored to your circumstances. If you're working on a planning matter and want a partner's view, get in touch.