Frequently Asked
Questions
Everything you need to know about LMR development, Pattern Book housing, modular construction, and working with Iconic Centre.
Understanding LMR Housing in NSW
What is LMR housing and why does it matter?
LMR stands for Low and Mid Rise Housing, a NSW Government initiative designed to accelerate housing supply in transport connected areas. The policy allows 2 to 4 storey residential developments in 171 suburbs across Greater Sydney, Newcastle, and the Central Coast, within 800 metres of train stations. What makes LMR significant is that eligible developments can use a Complying Development Certificate (CDC) pathway, achieving approval in as little as 10 days compared to the typical 6 to 12 month Development Application process. Combined with modular construction, this enables complete projects in 6 to 9 months instead of the traditional 18 to 30 months.
How do I know if my suburb is eligible for LMR development?
The NSW Government has designated 171 suburbs across Greater Sydney, Newcastle, and the Central Coast as eligible for LMR development. Eligible sites must be within 800 metres of a train station and in appropriate residential zones (typically R2, R3, or R4). When you submit your site address through our eligibility checker, our team cross-references against the official LMR suburb list and verifies station proximity using cadastral mapping. We confirm eligibility within 24 to 48 hours of submission. Even if your site is in an eligible suburb, other factors like heritage overlays, flood zones, or existing easements may affect development potential. Our feasibility assessment covers all these considerations.
What types of dwellings can be built under LMR?
LMR eligible developments can include townhouses, semi-detached dwellings, terraces, dual occupancies, and low rise apartment buildings up to 4 storeys. The specific dwelling types suitable for your site depend on lot size, street frontage, and local planning controls. Our Pattern Book compliant designs cover all these typologies, pre-engineered for CDC compliance. During feasibility assessment, we identify which dwelling configurations maximise yield while meeting all regulatory requirements, whether that's 2 townhouses on a standard lot, 4-6 terraces on a larger site, or a multi unit apartment building on appropriately zoned land.
What does "800 metres from a train station" actually mean?
The 800 metre distance is measured as a walking distance, not a straight line. This follows the actual pedestrian route from your site to the nearest train station entrance, accounting for streets, paths, and any obstacles. In practice, this means some sites that appear close to a station "as the crow flies" may not qualify if the walking route is longer (due to a highway, river, or other barrier). Our eligibility assessment uses official cadastral mapping to determine the exact walking distance, ensuring accurate qualification before any further work begins.
How Modular Construction Works
What's the difference between modular and prefab construction?
While often used interchangeably, modular construction specifically refers to complete volumetric units manufactured off site, entire rooms or sections of buildings that arrive ready for installation. Prefab (prefabricated) is a broader term that includes flat-pack systems, panel systems, and component manufacturing. Our partner IPG uses true modular construction: complete modules manufactured in controlled factory conditions, transported to site, and assembled in days. This provides the greatest time savings and quality control compared to other off site methods, though it requires specialist transport and crane installation capabilities.
How long does modular construction actually take compared to traditional building?
A typical modular project from approval to completion takes 6 to 9 months, compared to 18 to 30 months for traditional construction. The time savings come from two sources: faster approvals (10 day CDC vs 6 to 12 month DA) and parallel construction (modules are manufactured while site works occur). Traditional construction is sequential. You can't build walls until the slab is cured, can't install services until walls are up, etc. With modular, 70% of the building is completed in the factory while the site is being prepared. When modules arrive, installation takes days rather than months.
Is modular construction lower quality than traditional building?
No. In fact, factory built modules typically exceed traditional construction quality. Manufacturing in controlled factory conditions eliminates weather damage during construction, allows precision tolerances impossible on site, and enables rigorous quality control at every stage. Our partner IPG holds 5-Star ISET certification (the highest rating for off site construction), confirming their modules meet or exceed commercial grade standards. Additionally, modules must be structurally robust enough to survive transport and crane installation-engineering requirements that often exceed what's needed for buildings constructed in place.
Can modular homes be customised, or are they all the same?
Pattern Book designs offer significant customisation within compliance parameters. You can select from multiple floor plans, facade treatments, colour schemes, and internal finishes. What remains standardised are the structural systems and compliance critical elements-these are what enable the 10 day CDC pathway. Think of it like buying a quality car: you choose the model, colour, and features, but the engineering platform is proven and certified. This balance delivers both personalisation and the certainty that comes from pre approved designs.
Is modular construction suitable for multi dwelling developments?
Absolutely. In fact, modular construction shows its greatest advantages in multi dwelling projects. Repetition of design elements improves manufacturing efficiency, and the time savings compound across multiple units. A 6-unit townhouse development that might take 24+ months traditionally can be completed in under 9 months with modular. The parallel construction approach means all modules can be manufactured simultaneously, then installed in rapid sequence. This makes modular particularly attractive for investors and developers seeking faster returns and reduced holding costs.
Approvals & The Pattern Book
What is the Pattern Book and how does it enable faster approvals?
The NSW Pattern Book is a collection of pre approved residential designs created specifically for LMR eligible areas. These designs have already been assessed against planning controls, building codes, and design quality requirements. When you select a Pattern Book design for an eligible site, the approval process becomes a compliance check rather than a merit assessment-verifying the design fits your site rather than debating whether the design is acceptable. This transforms approval from a 6 to 12 month negotiation into a 10 day certification process through the CDC pathway.
What's the difference between CDC and DA approval?
A Development Application (DA) is the traditional approval pathway, requiring council assessment, neighbour notification, and often lengthy negotiations over design merit. DAs typically take 6 to 12 months (sometimes longer) and outcomes are uncertain. A Complying Development Certificate (CDC) is an alternative pathway for developments that meet predefined standards-essentially a tick box assessment against clear criteria. CDCs are issued by private certifiers (like our partner Mirvac) in as little as 10 days, with no neighbour notification or merit debate. Pattern Book designs on LMR eligible sites qualify for the CDC pathway.
What does "5-Star iCIRT" certification mean?
iCIRT (Independent Construction Industry Rating Tool) is a NSW Government system that rates private certifiers based on their track record, expertise, and compliance history. Ratings range from 1-5 stars, with 5-Star being the highest possible-indicating exceptional reliability and the lowest risk of certification issues. Mirvac holds 5-Star iCIRT certification, meaning they're among the most trusted certifiers in NSW. This matters because your CDC is only as reliable as the certifier who issues it-a 5-Star rating provides confidence that approvals will stand and projects won't face retrospective compliance issues.
Can I modify a Pattern Book design or must I use it exactly as specified?
Pattern Book designs include defined parameters for customisation-you can adjust finishes, colours, and certain layout options without affecting CDC eligibility. However, modifications to structural elements, setbacks, or compliance critical features would require a full DA assessment, defeating the purpose of using Pattern Book designs. Our team helps you understand which customisations are possible while maintaining the 10 day approval pathway. If your vision requires significant departures from Pattern Book options, we can advise whether a DA pathway might be appropriate for your project.
Modular Construction Finance
Why is modular construction financing different from traditional construction loans?
Traditional construction loans release funds based on "bricks in the ground"-slab completion, frame-up, lock-up, etc. But with modular construction, 70% of the building value is created in a factory before anything appears on site. Most traditional lenders won't release funds for off site work they can't physically inspect, creating a critical funding gap that stalls modular projects. Abacus Finance specialises in modular construction lending, structuring progressive drawdowns around factory milestones (manufacturing start, completion, delivery) as well as site stages. This alignment means capital flows when it's needed, not when outdated lending criteria allow.
How does the modular finance structure work with Abacus?
Abacus structures modular construction loans with typically 4 progressive draw stages: initial disbursement when manufacturing commences, second draw at factory completion, third draw upon module delivery to site, and final draw at project completion. Interest rates and fees are competitive with traditional construction lending, but the structure accommodates modular's unique timeline. Pre-approval can often be arranged in parallel with CDC lodgement, meaning finance is ready when approval comes through. Our established relationship with Abacus streamlines the application process for Iconic Centre projects.
What deposit or equity is required for modular development finance?
Typical requirements are similar to traditional construction lending-usually 20-30% equity depending on the project and borrower profile. However, your existing land value often counts toward this equity requirement. If you own a site valued at $800,000 and the development cost is $1.2 million, your land equity may cover most or all of the deposit requirement. Abacus assesses each project individually, considering site value, development feasibility, and borrower circumstances. Our feasibility assessment includes preliminary finance structuring so you understand capital requirements early in the process.
Can I use my existing home loan for modular construction?
If you're building on land you already own (and have equity in), you may be able to refinance or extend existing facilities. However, most standard residential lenders lack products suitable for modular construction-their draw structures don't accommodate factory manufacturing stages. Attempting to use a traditional construction loan often creates cash flow problems when significant funds are needed for manufacturing but no on site progress triggers draw releases. We recommend purpose-built modular finance through Abacus or similar specialist lenders, even if it means restructuring existing lending arrangements.
Working With Iconic Centre
Is there any cost for the initial site assessment?
No-the preliminary site assessment is completely free with no obligation to proceed. We verify eligibility, assess zoning constraints, identify development potential, and provide indicative timelines at no cost. Our business model succeeds when projects succeed, so we're invested in accurately identifying viable opportunities rather than collecting fees for assessments. If your site isn't suitable for LMR development, we'll explain why honestly rather than trying to force a square peg into a round hole.
What information do I need to provide for an eligibility check?
The minimum required is your site address-this allows us to verify LMR eligibility, check zoning, and assess basic site constraints. Additional helpful details include your current ownership status, intended use (personal residence, investment, or development sale), any existing structures on the site, and your timeline expectations. The more context you provide in your initial enquiry, the more tailored our preliminary assessment can be. You don't need any formal documentation at this stage-we handle all the planning research and due diligence.
What makes Iconic Centre different from going directly to a modular builder?
Going directly to a modular manufacturer gets you a building-but not necessarily an approved, financed, coordinated project. You'd still need to source your own certifier, arrange suitable finance, coordinate site works, and manage the entire delivery timeline yourself. Iconic Centre integrates all these elements through our M-I-A partnership framework: Mirvac for 5-Star certification, IPG for manufacturing, Abacus for finance. You get one point of contact, one coordinated timeline, and accountability for the entire outcome rather than having to project-manage multiple independent parties.
Who typically works with Iconic Centre?
We work with three main groups. Landowners who have property in LMR eligible areas and want to develop without becoming construction project managers-they get our expertise and coordination. Investors seeking faster returns through reduced development timelines-they get speed and capital efficiency. Builders and developers who want access to our M-I-A partnership framework for certification and specialist finance-they get certainty and established pathways. Each group benefits differently from what we offer, and we tailor our engagement to match your specific situation and goals.
What happens after I submit my details for an eligibility check?
Within 24 to 48 hours, our team verifies your site against LMR eligibility criteria, checks zoning classifications, and identifies any obvious constraints. You then receive a preliminary feasibility overview explaining what's possible on your site-dwelling types, approximate yield, and indicative timeline. A team member will call to discuss findings, answer questions, and explain next steps. If you decide to proceed, we move into detailed feasibility, design selection, and engagement of our M-I-A partners. The entire assessment process is designed to give you the information needed to make an informed decision-no pressure, no hidden agendas.
Still Have Questions?
Our team is ready to help. Check your site's eligibility or get in touch directly. We are happy to discuss your specific situation.