NSW Pattern Book Explained: Designs, Rules & Benefits

The NSW Pattern Book is the foundation of the LMR housing initiative’s streamlined approval process. Understanding how the Pattern Book works, and doesn’t work is essential for anyone considering medium density development in NSW. This guide explains everything you need to know.

What is the NSW Pattern Book?

The Pattern Book is a collection of pre approved residential designs created by the NSW Government specifically for LMR eligible areas. These designs have already been assessed against planning controls, building codes, and design quality standards.

Think of it as: A catalogue of “ready to build” home designs that have already passed all the tests. When you select a Pattern Book design for an eligible site, most of the approval work is already done.

Why the Pattern Book Matters

The Pattern Book transforms the development approval process:

Traditional DA Process

Architect designs custom building
Council assesses against planning controls
Neighbours notified and can object
Design may require negotiation
Timeline: 6-12+ months
Outcome: Uncertain

Pattern Book CDC Process

Select pre approved design
Private certifier verifies compliance
No neighbour notification required
Design already deemed acceptable
Timeline: 10 business days
Outcome: Highly predictable

What Designs Does the Pattern Book Include?

The Pattern Book includes designs for all dwelling types permitted under LMR:

Townhouses

Multiple configurations from 2-4 bedrooms, 2 to 3 storeys. Options include:

End-of-row units with additional windows
Mid-row units for efficient land use
Corner configurations for street presence
Garage and carport options

Terraces

Narrow-frontage attached dwellings. Options include:

2 to 3 storey configurations
Various width options (5m-7m frontage)
Ground floor or upper floor living
Rear lane access variations

Dual Occupancies

Two dwellings on a single lot. Options include:

Attached side by side
Attached front back
Detached configurations
Various bedroom combinations

Semi-Detached

Paired dwellings with shared wall. Options include:

Mirrored and varied configurations
Corner site solutions
Different garage arrangements

Low-Rise Apartments

Multi-unit buildings to 4 storeys. Options include:

Walk-up configurations (no lift required under 3 storeys)
Lift-serviced buildings
Various unit mixes
Ground floor retail options in some areas

How Pattern Book Compliance Works

Pattern Book compliance involves matching your site to appropriate designs:

Step 1: Site Analysis

Understand your site’s characteristics:

Lot dimensions and area
Street frontage(s)
Orientation
Slope
Any easements or constraints

Step 2: Design Selection

Match site characteristics to Pattern Book options:

Which dwelling types fit your lot?
How many dwellings can be accommodated?
Which configurations optimise yield?
What customisation is available?

Step 3: Compliance Documentation

Prepare documentation demonstrating:

Site meets LMR eligibility criteria
Selected design fits site parameters
All compliance standards are met
Any customisation remains within bounds

Step 4: CDC Assessment

Private certifier assesses against:

Pattern Book design compliance
Site specific requirements
Building code requirements
Any relevant state policies

Pattern Book Customisation: What’s Possible

Pattern Book designs aren’t rigid templates. Significant customisation is possible within compliance parameters:

What You CAN Customise

Facade Treatments: Multiple facade options per design type. Contemporary, traditional, and transitional styles available. Material choices within approved palettes.

Colour Schemes: Extensive colour options for external finishes. Roof colours, wall colours, and trim colours can be varied.

Internal Finishes: Complete flexibility on internal specifications. Kitchen, bathroom, flooring, and fixture choices are yours.

Some Layout Elements: Minor internal reconfigurations may be possible. Furniture layouts and some storage options can vary.

What You CAN’T Change

Building Footprint: The building’s position on site and overall dimensions must match Pattern Book specifications.

Setbacks: Distance from boundaries is fixed per design type. These ensure compliance with planning controls.

Heights: Overall building height and storey heights are specified. These determine LMR compliance.

Key Structural Elements: Load-bearing walls, roof forms, and core structural elements are fixed.

Benefits of Pattern Book Compliance

Approval Speed

10 business days vs 6-12+ months. This timeline compression transforms project economics.

Outcome Certainty

Pattern Book designs are pre approved. Compliance means approval-no subjective assessment debates.

Cost Predictability

Known designs enable accurate costing. No redesign costs from council feedback.

Quality Assurance

Designs meet all building codes and standards. Quality is built into the Pattern Book.

Finance Facilitation

Banks and lenders understand Pattern Book projects. Pre approved designs reduce lending risk assessments.

Common Pattern Book Questions

”Will Pattern Book homes all look the same?”

No. Multiple facade options, colour choices, and site configurations create variety. Well-designed Pattern Book developments achieve visual diversity while maintaining compliance.

”Are Pattern Book homes lower quality?”

Absolutely not. Pattern Book designs meet or exceed standard building requirements. The difference is process efficiency, not quality compromise.

”Can I modify a Pattern Book design if it almost fits?”

Minor modifications may be possible within compliance bounds. Significant changes require traditional DA approval, negating CDC timeline benefits.

”Who created the Pattern Book designs?”

Qualified architects working with NSW Government. Designs balance efficient construction, liveable outcomes, and planning compliance.

Pattern Book and Modular Construction

Pattern Book designs are particularly well suited to modular construction:

Standardisation Benefits

Pattern Book’s defined dimensions align with modular manufacturing. Factory production thrives on standardisation.

Quality Alignment

Both Pattern Book and modular construction emphasise consistent, compliant outcomes. The philosophies align.

Timeline Synergy

Pattern Book CDC (10 days) + modular construction (4-6 months) = 6-9 month project delivery.

Cost Efficiency

Known designs enable factory optimisation. Repetition improves efficiency.

Working with Pattern Book Designs

For Landowners

Pattern Book enables development without architectural expertise. Select designs suited to your site and engage professionals for implementation.

For Investors

Pattern Book removes design risk from development investment. Focus on site selection and execution rather than design negotiation.

For Developers

Pattern Book accelerates project delivery. Integrate Pattern Book designs into efficient development pipelines.

Frequently Asked Questions

Where can I see Pattern Book designs?

Pattern Book designs are available through NSW Planning resources and through development partners like Iconic Centre who work with these designs regularly.

How do I know which Pattern Book design suits my site?

Professional assessment matches site characteristics (dimensions, orientation, zoning) to appropriate Pattern Book options. This is part of our free eligibility assessment.

Can I use Pattern Book for a single house (not multi dwelling)?

Pattern Book primarily addresses multi dwelling development. Single houses typically use standard complying development provisions rather than LMR Pattern Book.

What happens if I want changes after starting?

Changes within customisation bounds are straightforward. Changes affecting compliance require amended CDC applications or, potentially, DA pathways.

Get Pattern Book Guidance

Understanding which Pattern Book designs suit your site is the first step to efficient LMR development. Our assessment includes:

Site analysis and measurement
Pattern Book design matching
Customisation option identification
Yield optimisation recommendations
Compliance pathway confirmation

Request your Pattern Book assessment and discover the designs available for your site.