Yes, this type of housing already exists in Canberra, however, the ACT’s population is currently around 470,000 people and by 2050, the population is expected to reach almost 700,000 people. The growing ACT population means there will be a need to provide 30,000 new homes by 2030 and up to 100,000 new homes by 2050.

There is a need for more homes in the ACT, but also more housing choice. Currently, new homes in Canberra primarily comprise low-density, separate housing and high-density apartments.

While we have pockets where middle housing occurs, there isn’t enough and it’s not available in all suburbs. Providing more housing options can help meet the needs of our diverse and growing population.

In addition to enabling more housing choice, missing middle housing such as duplexes and townhouses helps the environment by reducing urban sprawl, lowering greenhouse gas emissions and making efficient use of existing residential land. This type of housing aims to promote more walkable neighbourhoods and better access to public transport, contributing to more sustainable and resilient urban areas.

The proposed changes to the Territory Plan also increase the tree canopy cover requirements on residential blocks which will help reduce urban heat, support biodiversity and improve air quality.

No. Missing middle housing reform applies to existing residential zoned land only and is not intended for urban open space areas or land zoned for community uses. The ACT Government’s long-term strategic planning policy has been to deliver 70% of new housing within the existing urban area. More recently, the ACT Government has also committed to address the current housing supply crisis by promoting a greater diversity of housing, including more townhouses, terraces, and duplexes in the existing RZ1 and RZ2 Residential Zones.

Canberra’s unique landscape character will remain. As Canberra grows, our urban character will evolve, as it has done so since the early days of our city. New housing development will be required to contribute positively to street and neighbourhood character, and the Missing Middle Housing Design Guide talks about the importance of understanding and designing for the local site context. Missing middle housing reform aims to enable more housing that blends into our existing suburbs while also respecting the unique character of these areas.

Proposed changes to the Territory Plan aim to reduce current barriers for missing middle housing within existing RZ1 and RZ2 residential zones. For example, this includes increasing the number of dwellings per block and also allowing more block consolidation to occur, which in turn allows more sites to be available and suitable for this type of development. Those wanting to develop for missing middle housing will need to demonstrate how the proposal aligns with the relevant design provisions of the policies and guidelines, including how a proposal responds to its site context and local character, how amenity provisions are achieved on site and how impacts to neighbours are mitigated.

The Territory Plan contains important provisions that guide how missing middle housing development can occur. These provisions balance the need for new housing with the need to respect existing residents and avoid unreasonable impacts.

Key provisions include:

  • limiting the size of new developments (site coverage),
  • guiding where new development can be placed on the block, including setbacks and building envelopes to limit overlooking and overshadowing,
  • requiring planting area and tree canopy to be provided on the block, and
  • requiring some parking to be provided on the block.

Missing middle development proposals will need to meet the requirements of the Planning Act 2023 and the Territory Plan. This includes assessment against the key planning rules outlined above, as well as the need to consider and respond to the Missing Middle Housing Design Guide during the development application process. A development proposal will be required to respond to its local site context and provide a positive contribution to the local streetscape. It will also need to demonstrate how impacts to neighbouring sites, such as shadow impacts and overlooking, are managed and/or mitigated When a development application is submitted, it is publicly notified, and neighbours can provide comments to the Territory Planning Authority during the assessment process.

Many areas within Canberra and the RZ1 and RZ2 residential zones already have ‘missing middle’ homes on them, such as dual occupancies, townhouses and terrace homes, for example.

While the types and numbers of buildings may change, the street character, often guided by the public land verge and street trees, must be protected.

The Missing Middle Housing Design Guide shows how new development should consider and integrate with the existing street character, reduce impacts on neighbours and contribute positively to the character of the suburb.

Missing middle housing reform proposes to retain the cap on building heights to two (2) storeys within existing RZ1 residential zones. It is proposed to allow for three (3) storeys within existing RZ2 residential zones for multi-unit residential development (i.e. missing middle development).

Missing middle multi-unit housing includes low rise apartment development, such as walk-up apartments, that look and feel very similar to terrace homes. It is proposed to allow these smaller scale apartments in the RZ1 and RZ2 residential zones.

Medium and higher-rise apartment development, which are not included in the definition of ‘missing middle’ housing, are not permitted in RZ1 and RZ2 residential zones, but can continue to be developed in other more appropriate residential zones, such as RZ3, RZ4 and RZ5.

Missing middle housing reforms interact with how car parking can be managed on residential blocks and within existing suburbs. A reduction in the overall provision of car parking and parking for visitors associated with missing middle housing development is proposed, however this will need to be carefully assessed through a development application.

Car parking is considered through the Development Application process, with the acceptable rate of parking considered on a case-by-case basis. This involves consideration of factors such as proximity to public transport and active travel corridors, and capacity of the existing street and parking network to support off-site car parking. Traffic generation is also an important consideration in the Development Application process. It is also important to note that the provision of car parking is often driven by location, such as proximity to public transport routes, and market preferences.

Yes, you will continue to have the opportunity to provide comments on a development application for a missing middle development during the public notification period.

The missing middle reforms enable greater housing opportunities within existing RZ1 and RZ2 residential zones. The reforms enable greater dwelling density, block consolidation, and block subdivision. You will need to consider the Territory Plan requirements and design your developments in accordance with the Missing Middle Housing Design Guide.

Design professionals will be required to respond to the requirements within the Missing Middle Housing Design Guide, and the Territory Plan, when preparing a missing middle housing design proposal for a development site.

The planning application process will be similar to current processes, with the consideration of the applicable design guides included.

Before you start any building or renovation project, you may need approvals. If you are building a new development, you may need to make a development application (DA). A DA looks at your project’s design to make sure it suits the area by meeting a few requirements:

Development of missing middle housing is required to consider and provide a design response to the Missing Middle Housing Design Guide where the development:

  • Provides more than 1 dwelling on a block.
  • Is for subdivision or consolidation of currently leased RZ1 and RZ2 blocks associated with a missing middle housing development proposal.

This phase of missing middle housing reforms does not propose re-zoning of residential land. The proposed reforms aim to reduce the current barriers to missing middle housing within the existing RZ1 and RZ2 residential zones.

Missing middle development proposals will be assessed against the requirements of the Planning Act 2023, the Territory Plan and associated supporting documents, such as the Technical Specifications. A design proposal will be required to respond to its established context and provide a positive contribution to the local character. The missing middle reform includes guidance on housing density that is recommended for this type of development. This is contained within the residential zones technical specifications.

Increased density is expected through the missing middle housing reform, however there are key protections included in the Territory Plan, supported by housing density guidance in the technical specifications. Each proposal will need to consider the Missing Middle Housing Design Guide which provides best practice design guidance for how development is integrated into existing RZ1 and RZ2 residential zones.

It is also important to note that changes within streets and suburbs are likely to be incremental and occur over a long period.

No. This phase of the Missing middle housing reform includes proposed changes to the planning framework that includes the development of the new Missing Middle Housing Design Guide and associated changes to the Territory Plan. Reforms to tax and financial settings are not included.

The ACT Government will work closely with utility services providers, such as ICON Water and EvoEnergy, to monitor development activity within existing suburbs and consider the need for investment and upgrades to maintain infrastructure capacity.

The ACT Government also carefully monitors the need for city services and facility upgrades through existing programs and will consider the need for new investment as suburbs are regenerated through redevelopment.

In 2023, the ACT Government introduced district strategies. The district strategies highlight areas for change that may be available to support growth and residential development in each of the ACT’s 9 districts. Each district has change areas that may be suitable for future housing. They may provide greater housing choice in areas that are well located to current or future transport and where local amenity may be further enhanced by development.

The current reform proposals apply to all RZ1 and RZ2 residential blocks across Canberra.

The proposed changes apply to all RZ1 and RZ2 residential zones across the city, enabling missing middle housing development in existing suburbs where people may want to live. This allows existing residents to age in place within their community or to move to areas close to friends, family, or amenities they enjoy. Additionally, it provides missing middle housing at various price points throughout the city.

Redevelopment will occur in areas influenced by several factors. Homeowners might add dwellings for multigenerational living, while builders or developers may seek market gaps and viable opportunities. Generally, missing middle housing redevelopment will occur close to public transport and shops, and where older housing stock is suitable for redevelopment.

In 2024, planning consultants Purdon undertook a planning and economic feasibility assessment to inform the ACT Government on the feasibility of integrating missing middle housing in some residential zones (RZ1 and RZ2) in the ACT. ‘Planning and Economic Feasibility Analysis – Integrating the Missing Middle in RZ1 and RZ2’

The purpose of the study was to identify opportunities and constraints for government consideration for integrating missing middle development in RZ1 and RZ2 areas to increase the diversity of housing typologies and increase the number of homes closer to shops and services.

The study looked at strategic and statutory planning policy factors to determine if a development is feasible and non-planning factors like incentives, market and economic matters. This study was not a feasibility assessment of the reform proposal. Rather, the study has informed the missing middle housing reforms and other policy work.