SEPP Design | Playoust Churcher North Shore Architects

The downsizer market

Luke Playoust, Director here at Playoust Churcher Architects, is our resident SEPP design expert. He understands the market inside and out… and knows what it takes to design a high-end development that speaks to the unique needs of the market.

“The market for SEPP Seniors developments is downsizers,” explains Luke. “They are generally selling their house and going into a unit or villa, so the indoor/outdoor relationship is really important. There needs to be a good flow between the kitchen, meals and family room, out to a covered courtyard or terrace.

Generosity of space is critical for this market. They want the spaces to look generous and to be generous. We focus on generous living and master bedrooms as well as plenty of storage, to give this market what they are looking for.”

It’s also important to understand the local market, as a development on the Northern Beaches will have a more beachy look as opposed to the North Shore which is probably more conservative. Within the market you will also have variances in finishes and final price based on the location.

Bespoke SEPP design

There is nothing standard or average about the SEPP design work we do. We design boutique developments that are as unique and individual as they are functional for the end user. And we achieve that through bespoke design, as Luke explains:

“Each design is tailored to the individual site and then to each unit within the development. I like to give each entrance a unique design so it’s not just a mass block.

For a lot of the units, particularly those which have been purchased before or during construction, we work with the owners to tailor the design.

This often results in an individually designed kitchen or sometimes the removal of walls to create a more open space. They can choose their tiles, colours, carpets, flooring, cabinetry and benchtops.

Because we are working on smaller bespoke developments, this is a service we can offer.”

We consider every element of how the residents will use the property and design with flow and ease in mind, from the position of the master bedroom to capture the morning sun to the location of the letterbox.

“It’s about understanding who is buying the properties and how they will use the space,” says Luke. “I like to group the entry, letterbox and vehicle access in the same area so the resident can pull up, get their mail and then pull into the basement garage. It’s these small details that add to the boutique nature of the development.”

Privacy and screening

Individual privacy – both from within and from without – is an important design consideration in SEPP design. The market for these boutique developments doesn’t want their privacy compromised, either by neighbours being able to look in or being able to look straight out onto their neighbours.

In large unit blocks, privacy is often compromised… but the more individual you can make the design, the more private they become.

“Often, in the smaller developments, there’s a number of different stair wells and lift wells, so that immediately adds to the boutique nature of the development.

We also use screening, both physical screens and planting layouts, to help with privacy. Generous green landscaped areas and planter boxes of screening trees also help create the perception of less built work and more landscaped work.”

The SEPP Senior specialists

At Playoust Churcher Architects, we have been working on boutique SEPP Senior developments for many years. Our expertise and skill have cemented us as the SEPP Senior specialists.

Contact us to discuss how we can bring our SEPP design principles to your seniors living development.

Frequently Asked Questions

What is SEPP design in residential planning?

SEPP design refers to architectural design that aligns with specific NSW State Environmental Planning Policies such as the Housing SEPP (for dual occupancy, veterans housing, seniors living) or Coastal SEPP. These frameworks provide flexibility beyond local LEP/DCP rules for eligible projects.

When is SEPP design required?

It’s required when zoning permits design under SEPP provisions—for example, a dual occupancy dwelling in an R2 zone or seniors housing under Housing SEPP—noting that certain councils still require documentation and consultant coordination under those pathways.

How does SEPP affect project approval and timelines?

Projects under SEPP may fast-track applications and allow greater planning flexibility—such as reduced setback or lot size requirements. However, coordination with council guidelines, relevant consultants and documentation management is still essential for a smooth approval.

What services does Playoust Churcher provide for SEPP-based projects?

We offer full support: feasibility analysis, zoning confirmation, SEPP-specific design, DA preparation under the relevant policy, consultant liaison, and planning coordination—delivering compliant and design-led outcomes.

Can SEPP design be combined with heritage or conservation controls?

Yes. Heritage overlays or environmental constraints may still apply alongside SEPP provisions. We ensure design proposals address those overlays while optimising permitted design freedoms under SEPP.

How can core SEPP pathways help create livable dual occupancy or seniors living solutions?

SEPP enables thoughtful design-led dual occupancy, medium-density infill, or compact seniors housing that balances liveability, accessibility, and community representation—without sacrificing design quality or resolving with builder-standard layouts.

How do I explore SEPP design suitability for my site?

Begin with a feasibility consultation. We assess site zoning, SEPP eligibility, overlays, and design potential. From there, we can present SEPP-compliant design concepts and guide the approval pathway.

Key Takeaways

Strategic Mastery Misaligned to Land Potential

Playoust Churcher identifies the “highest and best use” for land before design begins—leveraging their deep understanding of SEPP Seniors Living policy to ensure sites are optimally and legally activated.

Niche Expertise Targeting the Downsizer Market

Their approach is rooted in understanding that the SEPP Seniors market is predominantly homeowners downsizing—seeking seamless indoor-outdoor flow, generous living spaces, ample storage, and comfortable master suites.

Bespoke, Human-Centered Design Philosophy

Each unit—and even each individual entrance—receives its own distinctive treatment. Playoust Churcher goes beyond cookie-cutter layouts to offer homeowners bespoke features (e.g., customization during design or early purchase).

Privacy by Design

Smaller-scale developments benefit from thoughtful design elements like multiple stair or lift wells, private entrances, and carefully placed screening—enhanced by greenery—that cultivate a sense of seclusion and individuality for each resident.

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.