NSW has moved fast to reform its planning system, promising to unlock housing supply through sweeping state-led controls. But zoning uplift alone doesn’t build homes.

In this episode, we ask the harder question many in property are thinking but few say out loud: is the system genuinely delivering housing, or quietly choking supply through feasibility constraints, delays, and unintended consequences?

Joining us is James Oldknow, Special Counsel at Mills Oakley, who works daily at the sharp end of planning approvals, appeals, and the NSW Land & Environment Court. James breaks down why Transport Oriented Development (TOD) has produced little real-world uptake, while the Low-to-Mid Rise (LMR) policy is driving a surge of applications—particularly in Sydney’s most expensive, tightly held suburbs.

We unpack how affordable housing incentives are being used to make projects stack up, why premium locations like Mosman, Waverley, and Woollahra are seeing the most change, and how the new Housing Delivery Authority is fast-tracking large projects while sidelining local controls. Along the way, we tackle design quality, heritage, infrastructure strain, and the emotional toll these changes are having on established communities.

For investors, homeowners, and anyone exposed to property in NSW, this episode is a reality check. And if you’re wondering what could be coming in other states, this could be the canary in the coalmine. The reforms aren’t a silver bullet—but they are already reshaping values, neighbourhoods, and long-term decisions for those paying attention.

00:00 — Introduction to NSW Planning System

01:33 — Meet the Expert: James Oldknow

04:41 — Challenges in TOD Applications

08:33 — LMR Policy and Its Impact

10:52 — Affordable Housing and Feasibility

16:42 — Community Concerns and Planning Rigors

26:53 — Development Typologies Across New South Wales

28:59 — Concerns About Centralized Authority

30:43 — Affordable Housing and Contribution Funds

32:17 — Infrastructure and Traffic Concerns

34:33 — Heritage and Environmental Considerations

43:29 — Navigating Development Consents and Modifications

45:29 — Final Thoughts and Advice

James Oldknow is Special Counsel in Mills Oakley’s Planning and Environment team, specialising in planning and development law across New South Wales. He advises landowners and developers on projects of all sizes and regularly appears before councils, planning panels, and the NSW Land & Environment Court.

Working daily within the approvals and appeals system, James sees firsthand where projects stall, why others succeed, and how state policies like LMR, TOD, and the Housing Delivery Authority operate in practice—not theory. His perspective is grounded in real projects, real constraints, and real outcomes, making him uniquely placed to cut through the policy noise and explain what NSW’s planning reforms are actually delivering on the ground.

1. James’ LinkedIn
2. Mills Oakley Website
3. Mills Oakley LinkedIn

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