But the figures are based on a planning metric known as theoretical capacity,which describes the ultimate number of dwellings that could be built if all subject land was developed to the maximum allowed by the new zoning.
The policy applies to land within 400 metres of each train station,or about 0.5 square kilometres. For the 170,000 figure to be reached,each of the 37 precincts would have to build 4600 homes,on average,by 2039,resulting in density of 9200 homes or about 18,000 people per square kilometre.
That would make them some of the densest places in Sydney,which only has 53 square kilometres with a population density above 8000 people per square kilometre,which is defined as very high density by the Australian Bureau of Statistics.
Planning Minister Paul Scully defended the figures,which were derived using the Planning Department’s Development Capacity Model,as well as the claim the policy was “projected to deliver” that amount.
He noted some of the 13 affected councils had promised to go above and beyond the minimum standard of six storeys the government had prescribed,“and our modelling has taken this into account”.
The level of density envisaged is possible. It is similar to Elizabeth Bay,which has about 16,500 people per square kilometre,in mostly mid-rise buildings with small apartments. It is similar to Wolli Creek,too,which has taller buildings but contains two large parks,meaning the housing is more concentrated.