The ACT Government is progressing transit-oriented planning reforms to enable more homes and improve housing choice close to light rail stops in Downer and Watson.
This delivers on the ACT Government's commitment to enable more medium-density housing in well-located areas close frequent public transport connections consistent with the National Housing Accord.
Community consultation on Draft Major Plan Amendment (DPA-09) Northern Gateway opens today, which proposes to rezone key sites close to the Northbourne Avenue and the Federal Highway, north of Antill Street and Mouat Street, to allow for more medium-density housing.
"Transit oriented development is a key part of the Government's planning reforms to enable 30,000 new homes by 2030," said Minister for Planning and Sustainable Development Chris Steel.
"We've already seen investment in light rail being strong catalyst for new housing being built along the southern end of Northbourne Avenue.
"These zoning changes will enable up to an additional 1000 well-located homes to be built in northern end of the corridor directly next to existing light rail stops at Swinden Street and Phillip Avenue.
"The proposed draft amendment implements the NCA and ACT Government's City and Gateway Urban Design Framework which was previously consulted on with the community in 2018.
"The ACT is now seeking to implement the framework by amending the Territory Plan for the northern end of the corridor which has long been identified as an area of change."
In 2023, the Inner North and City District Strategy identified these areas within Downer and Watson with good access to rapid public transport, through light rail, as key change areas for supporting residential densification.
DPA-09 proposes to rezone areas Watson adjacent to the Federal Highway from RZ1 Suburban Zone to RZ3 – Urban Residential Zone, with a limited section of Watson closest to Phillip Avenue and areas of Downer adjacent to Northbourne Avenue/Federal Highway to RZ4 – Medium Density Residential Zone.
Maximum allowable building heights are being proposed to remain in line with community expectations from the City and Gateway Urban Design Framework. Areas being rezoned to RZ4 would be limited to 12 metres (3-storeys) with the exception of blocks in Downer closes to Northbourne Avenue and south of the Barton Highway which would be limited to 18 metres (5-storeys).
Areas being rezoned to RZ3 in Watson would have the maximum allowable height reduced to 8.5 metres (the existing limit of 2-storeys).
The National Capital Plan also applies to areas of Watson and Downer in proximity to the Federal Highway and Northbourne Avenue. The ACT Government will continue to work closely with the National Capital Authority to ensure there is consistency between the National Capital Plan and the Territory Plan.
Work is also underway to progress separate planning changes within the Northern Gateway area, in the Thoroughbred Park precinct. This area is bounded by Barton Highway, the Federal Highway, Flemington Road and Randwick Road, and also identified as a change area in the Inner North and City District Strategy. The Territory Planning Authority is preparing a separate draft plan amendment for the whole precinct (rather than just for Thoroughbred Park) which is expected to be released for consultation later this year.
Community feedback on DPA-09 is open from 22 September to 4 November 2025 through the ACT Planning website.
