On 26 August 2026, Mosman Council unanimously endorsed the draft Mosman Masterplan Planning Proposal at a second Extraordinary Council Meeting, resolving to submit it to the NSW Department of Planning, Housing and Infrastructure for Gateway Determination. The Masterplan provides capacity for around 4,700 new homes over 30 plus years.
On 26 August 2026, at a second Extraordinary Council Meeting, Mosman Council endorsed the draft Mosman Masterplan Planning Proposal and resolved to submit it to the NSW Department of Planning, Housing and Infrastructure for Gateway Determination under section 3.34 of the Environmental Planning and Assessment Act 1979. The Planning Proposal builds on the preferred masterplan option endorsed on 30 June 2026, refined following independent review by the Mosman Local Planning Panel on 12 August 2026, which found the Masterplan has strategic merit and should proceed to Gateway Determination.
Confirmed height controls include: a consistent 12-storey corridor along Military Road and Spit Road, and 4 to 6 storey transition zones at the edges. Following the Local Planning Panel's review, Council lowered several key site heights before submission: the tallest building in the Masterplan, at the Bridgepoint Shopping Centre site (1-3 Brady Street), was reduced from 25 to 22 storeys, and 612 Military Road was reduced from 18 to 15 storeys. The blocks north of Bickell Road (Beauty Point) remain excluded from the masterplan area. Increased height and floor space ratio at each of the ten identified key sites is only available where the site delivers an identified public benefit, such as a through-site link, community facility floor space, publicly accessible open space or additional affordable housing.
The endorsed Masterplan provides capacity for approximately 4,700 new homes over 30 plus years, with an interim target of 500 new homes by 2029. Growth is directed to seven character areas: Mosman Village North, Mosman Village South, the Military Road Corridor, the Spit Road Corridor, the Ourimbah Triangle, Prince Street, and Middle Harbour and Balmoral Ridge. Council reports that infrastructure contributions from larger developments would fund around $307 million of local infrastructure over 30 years, and the related Affordable Housing Contributions Scheme would require 2 to 10 percent of residential floor space in developments to be affordable in perpetuity. The decision was unanimous, which signals a Council that will defend the plan through the State process.
Under the current LMR, 27% of Mosman's LGA has development uplift. The preferred masterplan concentrates that density far more tightly, if your property is in or near the corridor, demand is sharpening. If you've been excluded, the LMR window may be closing.
Owners can follow the masterplan's progress directly through Mosman Council's Planning and Development page, the Mosman Masterplan consultation hub, and the full library of masterplan documents.
At a second Extraordinary Council Meeting on 26 August 2026, Mosman Council unanimously endorsed the draft Mosman Masterplan Planning Proposal and resolved to submit it to the NSW Department of Planning, Housing and Infrastructure for Gateway Determination. This followed independent review by the Mosman Local Planning Panel on 12 August 2026, which supported the Masterplan's strategic merit and recommended a number of refinements.
Following the Panel's review, Council reduced several key site heights before submission, including the Bridgepoint Shopping Centre site (1-3 Brady Street), lowered from 25 to 22 storeys, and 612 Military Road, lowered from 18 to 15 storeys. Council also endorsed a related draft Affordable Housing Contributions Scheme and a Local Infrastructure Contributions Plan to help fund community infrastructure from future development.
Council's own indicative timeline targets a Gateway Determination around September 2026, formal public exhibition around November 2026, and submission to the Department for finalisation around January 2027. These are Council estimates and may shift.
The endorsed Masterplan provides capacity for approximately 4,700 new homes over 30 plus years, with an interim target of 500 new homes by 2029. Growth is directed to selected areas rather than applied evenly across the suburb, spread over seven character areas: Mosman Village North, Mosman Village South, the Military Road Corridor, the Spit Road Corridor, the Ourimbah Triangle, Prince Street, and Middle Harbour and Balmoral Ridge.
Maximum heights vary by site, ranging from 30 metres up to 73.5 metres at the Bridgepoint Shopping Centre site (22 storeys). Council estimates infrastructure contributions of around $307 million over 30 years, and the related Affordable Housing Contributions Scheme requires 2 to 10 percent of residential floor space in developments to be affordable in perpetuity.
Under the proposed Mosman Masterplan, a number of properties currently benefiting from the NSW Government's Low and Mid Rise Housing Policy (LMR) may be removed from the Masterplan catchment.
If the new planning controls are ultimately gazetted in their current form, properties excluded from the final catchment are likely to revert to the underlying planning controls that applied prior to the LMR reforms. For landowners, this will restrain development potential and developer demand will cease.
The period before the finalisation of the masterplan is therefore important. During this time, owners can:
For a strategic review of your site against the proposed changes feel free to connect with us and we can walk you through the options available to protect the value of your property.
If your property falls within the proposed Mosman Masterplan boundaries, the introduction of additional density and height controls may significantly increase its value to developers.
For owners, the key is understanding how your property fits into the broader planning framework and position your site strategically before the market becomes crowded with competing opportunities.
Early planning and commercial advice can help owners:
As the Mosman Masterplan evolves, competition between sites is likely to increase. Sites that are well positioned, strategically assembled, and managed correctly, will attract stronger developer interest and outperform others.
Timing a development site sale around a planning process requires careful judgement. Selling before the Masterplan is gazetted means accepting uncertainty, since developers price in planning risk, which can suppress offers. Selling after confirmation can unlock stronger demand and cleaner pricing, but by then competing sites will also be better understood and the market more crowded.
The right answer depends on your specific site, how it sits relative to the proposed catchment, your own timeline, and current developer appetite. In our experience, the period of active planning consultation, where the outcome is probable but not yet certain, often produces the sharpest developer interest and the most competitive negotiating conditions for owners.
Almost certainly. Developer activity in Mosman has increased sharply since the NSW Low and Mid-Rise Housing Policy came into effect in February 2025, and the Mosman Masterplan process has sharpened that interest further. Developers identify and approach owners in target areas well before any rezoning is confirmed, often because they want to secure sites at pre-uplift prices.
If you have been approached, the key question is not whether to engage, but whether the terms being offered reflect the realistic development potential of your site. Before responding to any approach, it is worth understanding what the site could genuinely be worth, and whether amalgamation with a neighbouring property would produce a materially better outcome.
In many cases, yes, and in Mosman specifically, amalgamation can make a significant difference. Mosman's lot patterns include many streets where two or three adjoining properties together create a site that is materially more attractive to developers than any single lot alone. A larger, consolidated site allows for better planning outcomes, higher apartment yield, more efficient construction, and stronger developer demand.
The practical challenge with amalgamation is aligning multiple owners on price, timing, and process. Chem Property advises on amalgamation feasibility, models collective value versus individual value, and manages the owner alignment process from initial conversations through to a coordinated sale.
The NSW Low and Mid-Rise Housing Policy (LMR) is a state government policy that applies to land within 800 metres of nominated town centres and transport nodes across Greater Sydney, permitting increased-density housing. It came into effect on 28 February 2025 and currently applies across approximately 27 per cent of Mosman's LGA.
The Mosman Masterplan is a locally initiated planning proposal that seeks to replace the LMR footprint in Mosman with a concentrated growth strategy, focusing density in specific locations rather than applying it broadly. Both frameworks overlap and, in some cases, conflict. Until the Masterplan is gazetted, the LMR remains live. For owners, the key risk is that a Masterplan that excludes their site could remove development potential that currently exists.
The draft Mosman Masterplan Planning Proposal, including detailed catchment maps and height controls, was endorsed by Council on 26 August 2026 and submitted to the NSW Department of Planning, Housing and Infrastructure for Gateway Determination. It is publicly available through Mosman Council's website.
However, understanding what those controls mean for your specific site goes well beyond reading a zoning map. Lot size, frontage, slope, access, orientation, and whether neighbouring lots could be assembled all affect what a developer would realistically pay. Chem Property offers a free site assessment covering the planning context, current developer demand, and indicative development value for your property.
The draft Planning Proposal has been endorsed for Gateway Determination, so now is the right time to understand your position. If a developer has approached you, or you want to know what your site is actually worth, Chem Property can assess it against the confirmed height controls and current developer demand, and whether amalgamation with a neighbouring property creates a stronger opportunity. Read our owner guides first, or start with a free site assessment.