What Is SEPP Seniors Living?

Playoust Churcher - What is SEPP Seniors Living

We don’t shy away from saying we are the Sydney SEPP Seniors living experts at Playoust Churcher. From identifying the feasibility of a block of land, to creating a bespoke boutique development, we know SEPP design like the back of our hands.

But we know others might not be as familiar as we are. So we wanted to shed some light on the SEPP, how it supports senior living, and what it can do for you – whether you’re a developer or a downsizer.

SEPP Seniors living supports an entire demographic

SEPP Seniors living refers to the State Environmental Planning Policy (SEPP) that governs the development of housing for seniors and individuals with disabilities in New South Wales.

SEPP Seniors Living is an important policy, developed to ensure that senior citizens can access safe and suitable housing, either independently or through residential care facilities.

The main purpose of this policy is to provide affordable, quality accommodation options for seniors who are looking to downsize or who require additional support.

The SEPP provides a framework for developers and property owners to design and construct housing that meets the specific needs of seniors.

There are several key components to this policy, including provisions for single level dwellings, accessibility requirements for mobility-impaired residents and the availability of communal facilities such as gardens, social spaces and medical services.

How can architects help navigate the SEPP?

As the population of seniors continues to grow in NSW and across Australia, the need for senior housing design for this demographic is becoming increasingly important.

There are several key planning changes and rules that architects need to consider when designing a retirement village or development under the SEPP framework.

Among these changes are bonus floor space incentives to encourage senior housing developments in higher density areas, and a reduction in the landscaped area requirements.

We’ve also seen an increase from 55 years to 60 years in the minimum age for seniors’ housing eligibility.

And as many architects can attest to, SEPP seniors housing not only needs good design planning, but you also really need to understand the market you’re building for. Tailoring your designs to suit the end-user – in this case, seniors – is crucial in creating safe, affordable housing for this important demographic.

Considerations for builders and developers

Besides the policy framework provided by SEPP Senior Living, designing and constructing housing specifically for seniors has become an increasingly important consideration for architects, builders and developers in recent years.

Senior housing design seeks to create housing options that cater to the needs of seniors, and which can range from independent living units to assisted living and memory care facilities.

When designing senior housing, there are several important factors to consider.

Accessibility is of paramount importance, with features such as ramps, wider doorways, grab bars and non-slip flooring all being key design considerations. High-quality lighting and good ventilation are also crucial for creating safe and comfortable living spaces.

Senior housing design also incorporates features that promote social interaction and engagement. Communal areas such as gardens, fitness centres and social spaces provide seniors with opportunities to connect with their peers and stay active.

Finally, as seniors age, their mobility and health needs may change too, so plans must take this into account by creating an easily adaptable design.

Playoust Churcher - SEPP Seniors living experts in NSW

Contact the SEPP Seniors living experts in NSW

As architects, we are driven by a passion for well-designed living options for seniors in the community. Our commitment to producing designs that meet the unique needs of our clients has established us as the SEPP Seniors living experts in NSW.

With extensive knowledge and experience in development, construction and design, we offer extensive support and guidance that consistently deliver outstanding results.

To speak to us about SEPP seniors living, contact us.

Frequently Asked Questions

What is SEPP Seniors Living (Housing SEPP)?

SEPP Seniors Living (part of the NSW Housing SEPP) is a state policy that supports dedicated seniors and accessible housing developments. It allows greater flexibility in zoning, dwelling density, building setbacks, and lot size limits than traditional R2 zoning, promoting age-friendly design and compact living.

Who can apply for a SEPP Seniors Living development?

Landowners, property developers, aged-care operators and community organisations can propose a SEPP Seniors Living project. Eligible sites are typically in R2 or similar residential zones, and must meet accessibility, amenity, and local infrastructure criteria.

What are the design and compliance requirements for SEPP Seniors developments?

Developments must address accessibility standards (step-free access, wide corridors), amenity for residents (natural light, communal space), and compatibility with neighbourhood character. Local council overlays—such as heritage, bushfire, or flooding—may still apply.

How does Playoust Churcher help with SEPP Seniors Living projects?

We offer full professional services, including site feasibility assessments, master planning, concept and detailed design, DA submissions under SEPP provisions, and coordination with relevant consultants (e.g. accessibility, traffic).

Discover our seniors housing design expertise and case studies

What benefits does SEPP Seniors Living provide compared to standard development pathways?

SEPP Seniors Living can fast-track approvals and enable smaller lot developments without compromising accessibility or architectural quality. It’s particularly beneficial for compact, community-focused residential projects in well-located suburbs.

How can I start a SEPP Seniors Living project with Playoust Churcher?

Begin with a feasibility consultation to assess site suitability under current SEPP laws. We will help explore development options, manage DA complexities, and deliver design-led outcomes aligned with your vision and NSW compliance.

Key Takeaways

Purpose-Driven Planning Framework

SEPP Seniors Living refers to a State Environmental Planning Policy in New South Wales designed to enable the development of housing specifically for seniors and individuals with disabilities.

Support for Downsizing and Accessibility

The policy is particularly focused on facilitating downsizing for seniors, offering flexible, accessible living designs that prioritize mobility and adaptable layouts to accommodate evolving needs.

Core Design Criteria Embedded in SEPP

Developments under SEPP must incorporate several design essentials—single-level living options, accessibility features tailored for mobility-impaired occupants, and on-site community facilities such as gardens, social spaces, or medical service areas.

Incentivizing Thoughtful Development

SEPP offers incentives like bonus floor space in applicable zones, allowing developers to deliver higher-quality, multi-unit projects than standard residential zoning might allow. However, these incentives come with obligations—including landscaped area.

Meet the Author

Brett Churcher

Managing Director & Nominated Architect 
NSW Architect Registration No. 5924

With over 30 years of architectural experience, Brett Churcher leads Playoust Churcher Architects with a rare combination of design expertise and commercial insight. As a registered architect and Managing Director, Brett has played a pivotal role in delivering high-end single residential homes and boutique medium-density developments across Sydney’s North Shore and beyond.

Brett’s unique strength lies in his deep understanding of both architectural design and the Sydney property market. His valuation background enables him to align creative vision with practical feasibility, ensuring each project achieves both aesthetic excellence and financial viability.

At Playoust Churcher, Brett drives the studio’s growth, strategy, and leadership, while remaining closely connected to what matters most: the client. His ability to see the bigger picture from a client’s perspective and to guide projects seamlessly through the design process is at the heart of his role and reputation.