Planning (Missing Middle Housing) Amendment Bill 2026
J2025-1323
Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au
2026
THE LEGISLATIVE ASSEMBLY
FOR THE AUSTRALIAN CAPITAL TERRITORY
(As presented)
(Minister for Planning and Sustainable Development)
Planning (Missing Middle Housing)
Amendment Bill 2026
Contents
Page
Part 1 Preliminary
1 Name of Act 2
2 Commencement 2
3 Legislation amended 2
Part 2 Planning Act 2023
4 New section 42A 3
5 Subdivision design applications
Section 43 (3) 3
Contents
Page
contents 2 Planning (Missing Middle Housing) Amendment Bill 2026
Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au
6 Effect of approval of subdivision design application
New section 44 (3) 4
7 What is a minor plan amendment and is consultation needed?
Section 84 (2) (b) 4
8 New section 84 (3) 4
9 Meaning of exempt development
Section 145 (1), definition of exempt development, new paragraph (a)
(ia) 5
10 New division 7.2.1A 5
11 Application for exemption assessment
New section 151 (1A) 7
12 Use of land for leased purpose
Section 276 (2) and note 7
13 Section 276, new note 8
14 Definitions—div 10.7.3
Section 327, definition of original decision 8
15 Notice of assessment
Section 329 (1) 8
16 Section 329 (2) (a) and (b) 9
17 Section 329 (3) (b) 9
18 More than 1 chargeable variation
Section 330 9
19 Non-standard chargeable variations
Section 332 (4) 9
20 Non-standard chargeable variations—improvements
Section 333 (3) (e) (iii) (B) 10
21 Section 333 (3) (f) 10
22 Non-standard chargeable variations—working out statement
Section 334 (1) (a) and (b) 10
23 Section 334 (1) (c) 10
24 Section 334 (2) 11
25 Section 334 (3) 11
26 Non-standard chargeable variations—application for reconsideration
Section 335 (1) 11
27 Section 335 (1) (a) 11
28 Section 335 (2) 12
Contents
Page
Planning (Missing Middle Housing) Amendment Bill 2026 contents 3
Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au
29 Section 335 (2), note 12
30 Section 335 (4) 12
31 Section 335 (5) (a) (i) 12
32 Non-standard chargeable variations—requirements for reconsideration
application
Section 336 (1) (b) 12
33 Non-standard chargeable variations—reconsideration
Section 337 (6) (b) 13
34 Lease variation charge—reassessment
Section 340 (1) (a) 13
35 Section 340 (1) (b) 13
36 Section 340 (3) (b), except note 13
37 Application to defer payment of lease variation charges
Section 342 (1) 13
38 Section 342 (2) 14
39 Section 342 (3) 14
40 Section 342 (3) (a) 14
41 Certificate of lease variation charge and other amounts
Section 346 (6), definition of relevant person, paragraph (b) 14
42 Dictionary, definition of original decision, paragraph (b) 15
43 Dictionary, new definitions 15
Part 3 Planning (General) Regulation 2023
44 Matters that may be included in subdivision design application—Act,
s 43 (2)
Section 9 (d) 16
45 Section 9, examples—par (d) 16
46 New section 9 (2) 16
47 Meaning of recently commenced lease—div 12.2
Section 73 (2), new definition of application 16
48 Standard chargeable variations—Act, s 327, def standard chargeable
variation
Section 75 (1) (a) to (c) 17
49 Section 75 (1) (h) 17
J2025-1323
Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au
2026
THE LEGISLATIVE ASSEMBLY
FOR THE AUSTRALIAN CAPITAL TERRITORY
(As presented)
(Minister for Planning and Sustainable Development)
Planning (Missing Middle Housing)
Amendment Bill 2026
A Bill for
An Act to amend the Planning Act 2023 and the Planning (General)
Regulation 2023
The Legislative Assembly for the Australian Capital Territory enacts as follows:
Part 1 Preliminary
Section 1
page 2 Planning (Missing Middle Housing) Amendment Bill 2026
Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au
Part 1 Preliminary1
1 Name of Act2
This Act is the Planning (Missing Middle Housing) Amendment Act3
2026.4
2 Commencement5
This Act commences on the day after its notification day.6
Note The naming and commencement provisions automatically commence on7
the notification day (see Legislation Act, s 75 (1)).8
3 Legislation amended9
This Act amends the Planning Act 2023 and the Planning (General)10
Regulation 2023.11
Planning Act 2023 Part 2
Section 4
Planning (Missing Middle Housing) Amendment Bill 2026 page 3
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Part 2 Planning Act 20231
4 New section 42A2
in part 4.2, insert3
42A Meaning of subdivision development proposal—pt 4.24
(1) In this part:5
subdivision development proposal means a development proposal to6
do both of the following:7
(a) create or consolidate blocks;8
(b) create or remove roads.9
(2) A subdivision development proposal may also involve 1 or more of10
the following:11
(a) changes to land use zones;12
(b) design or construction requirements for roads or infrastructure;13
(c) design or construction requirements for future development on14
the land the subject of the application.15
5 Subdivision design applications16
Section 43 (3)17
omit18
Part 2 Planning Act 2023
Section 6
page 4 Planning (Missing Middle Housing) Amendment Bill 2026
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6 Effect of approval of subdivision design application1
New section 44 (3)2
insert3
(3) In this section:4
ongoing provision means a provision that is proposed to apply to the5
ongoing development of the land the subject of the subdivision design6
application, if the provision is consistent with the territory plan7
(including any existing provision applying to the land that is stated in8
the territory plan as being mandatory).9
Examples10
1 an increased setback requirement11
2 a reduced building envelope12
7 What is a minor plan amendment and is consultation13
needed?14
Section 84 (2) (b)15
omit16
plan under section 43 (2)17
substitute18
application under section 4319
8 New section 84 (3)20
insert21
(3) In this section:22
ongoing provision—see section 44 (3).23
Planning Act 2023 Part 2
Section 9
Planning (Missing Middle Housing) Amendment Bill 2026 page 5
Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au
9 Meaning of exempt development1
Section 145 (1), definition of exempt development,2
new paragraph (a) (ia)3
insert4
(ia) section 149C (Exempt development declarations for lease5
variations); or6
10 New division 7.2.1A7
insert8
Division 7.2.1A Variations of nominal rent leases—9
exempt development10
149A Application—div 7.2.1A11
This division applies to the following variations of a nominal rent12
lease:13
(a) a variation to state the maximum number of dwellings permitted14
on the land under the lease;15
(b) a variation to change the maximum number of dwellings16
permitted on the land under the lease;17
(c) a variation to authorise the use of the land for a secondary18
residence;19
(d) a variation to a provision of the lease relating to an easement;20
(e) a variation prescribed by regulation.21
149B Application for exempt development declaration for lease22
variation23
(1) A proponent of a lease variation may apply to the territory planning24
authority for a declaration that the variation is an exempt25
development.26
Part 2 Planning Act 2023
Section 10
page 6 Planning (Missing Middle Housing) Amendment Bill 2026
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(2) The application must be accompanied by—1
(a) if the proponent is not the lessee of the land to which the2
application relates—the written consent of the lessee to the3
variation; and4
(b) if the application relates to a variation of a provision of the lease5
relating to an easement over the land—the written consent of the6
beneficiary of the easement to the variation; and7
(c) any information, plans and other documents prescribed by8
regulation.9
149C Exempt development declarations for lease variations10
(1) Within 10 working days after the day a proponent makes an11
application under section 149B in relation to a lease variation,12
the territory planning authority must—13
(a) make a declaration that the variation is an exempt development;14
or15
(b) refuse to make the declaration.16
(2) The territory planning authority must not make a declaration unless17
satisfied that the lease variation—18
(a) is not inconsistent with any other provision of the lease; and19
(b) is suitable in the context of the land and surrounding area,20
including the permissible uses for the land and surrounding area;21
and22
(c) is not inconsistent with an essential design element identified in23
a development approval; and24
(d) meets any criteria prescribed by regulation.25
Note The territory planning authority must not approve anything that is26
inconsistent with the territory plan (see s 52).27
Planning Act 2023 Part 2
Section 11
Planning (Missing Middle Housing) Amendment Bill 2026 page 7
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(3) In deciding the application, the territory planning authority must1
consider any matters prescribed by regulation.2
(4) The territory planning authority may, by written notice, ask the3
proponent for more information in relation to the application.4
(5) The time for deciding the application mentioned in subsection (1)—5
(a) stops on the day the authority asks the proponent for the6
information; and7
(b) recommences on the day the proponent gives the information to8
the authority.9
149D Expiry of exempt development declarations for lease10
variations11
A declaration made by the territory planning authority under12
section 149C expires 3 years after the day it is made.13
11 Application for exemption assessment14
New section 151 (1A)15
insert16
(1A) Subsection (1) does not apply to a variation of a nominal rent lease to17
which division 7.2.1A (Variations of nominal rent leases—18
exempt development) applies.19
12 Use of land for leased purpose20
Section 276 (2) and note21
substitute22
(2) If the lease is a residential lease, the land may also be used for a home23
business.24
(2A) If the lease is a residential lease that authorises the use of the land for25
a single dwelling only, the land may also be used for a secondary26
residence.27
Part 2 Planning Act 2023
Section 13
page 8 Planning (Missing Middle Housing) Amendment Bill 2026
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13 Section 276, new note1
insert2
Note While the use of a residential lease for a home business or secondary3
residence is authorised under this section, beginning to use the land for a4
home business or secondary residence requires development approval5
unless the use is an exempt development (see pt 7.2).6
14 Definitions—div 10.7.37
Section 327, definition of original decision8
omit9
section 334 (1) (b)10
substitute11
section 334 (1) (a)12
15 Notice of assessment13
Section 329 (1)14
substitute15
(1) This section applies if—16
(a) a development application for a chargeable variation of a17
nominal rent lease is approved; or18
(b) a chargeable variation of a nominal rent lease is declared as an19
exempt development under section 149C (Exempt development20
declarations for lease variations).21
(1A) The commissioner for revenue must give—22
(a) a notice of assessment of the lease variation charge to the lessee;23
and24
(b) if the proponent is not the lessee—a copy of the notice to the25
proponent.26
Planning Act 2023 Part 2
Section 16
Planning (Missing Middle Housing) Amendment Bill 2026 page 9
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16 Section 329 (2) (a) and (b)1
substitute2
(a) for a chargeable variation for which a development application3
is approved—4
(i) on the day the application is approved; or5
(ii) if another day is prescribed by regulation—on that day; or6
(b) for a chargeable variation declared as an exempt development7
under section 149C—8
(i) on the day the declaration is made; or9
(ii) if another day is prescribed by regulation—on that day.10
17 Section 329 (3) (b)11
substitute12
(b) for a chargeable variation for which a development application13
is approved—the day the development approval lapses;14
(c) for a chargeable variation declared as an exempt development15
under section 149C—the day the declaration is revoked or16
expires.17
18 More than 1 chargeable variation18
Section 33019
omit20
approval21
19 Non-standard chargeable variations22
Section 332 (4)23
omit24
approval for the relevant development application25
Part 2 Planning Act 2023
Section 20
page 10 Planning (Missing Middle Housing) Amendment Bill 2026
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20 Non-standard chargeable variations—improvements1
Section 333 (3) (e) (iii) (B)2
substitute3
(B) if the lessee is not the proponent of the variation—4
the proponent;5
21 Section 333 (3) (f)6
omit7
proposed in a development application8
substitute9
in a development proposal10
22 Non-standard chargeable variations—working out11
statement12
Section 334 (1) (a) and (b)13
substitute14
(a) the lease variation charge for a non-standard chargeable15
variation has been worked out in accordance with16
section 332 (the original decision); and17
23 Section 334 (1) (c)18
omit19
section 329 (1)20
substitute21
section 329 (1A)22
Planning Act 2023 Part 2
Section 24
Planning (Missing Middle Housing) Amendment Bill 2026 page 11
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24 Section 334 (2)1
omit2
applicant for the development application3
substitute4
proponent of the variation5
25 Section 334 (3)6
omit7
applicant8
substitute9
proponent10
26 Non-standard chargeable variations—application for11
reconsideration12
Section 335 (1)13
omit14
applicant for the development application in relation to15
substitute16
proponent of17
27 Section 335 (1) (a)18
omit19
applicant20
substitute21
proponent22
Part 2 Planning Act 2023
Section 28
page 12 Planning (Missing Middle Housing) Amendment Bill 2026
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28 Section 335 (2)1
omit2
a development approval of a development application3
substitute4
the development5
29 Section 335 (2), note6
omit7
application8
30 Section 335 (4)9
substitute10
(4) If the proponent is not the lessee, the lessee may apply for11
reconsideration under this section instead of the proponent.12
31 Section 335 (5) (a) (i)13
omit14
section 329 (1)15
substitute16
section 329 (1A)17
32 Non-standard chargeable variations—requirements for18
reconsideration application19
Section 336 (1) (b)20
substitute21
(b) if the applicant for the reconsideration is not the lessee—22
the applicant.23
Planning Act 2023 Part 2
Section 33
Planning (Missing Middle Housing) Amendment Bill 2026 page 13
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33 Non-standard chargeable variations—reconsideration1
Section 337 (6) (b)2
substitute3
(b) if the applicant for the reconsideration is not the lessee—4
the applicant.5
34 Lease variation charge—reassessment6
Section 340 (1) (a)7
omit8
35 Section 340 (1) (b)9
omit10
section 329 (1)11
substitute12
section 329 (1A)13
36 Section 340 (3) (b), except note14
substitute15
(b) if the proponent of the chargeable variation is not the lessee—16
a copy of the notice to the proponent.17
37 Application to defer payment of lease variation charges18
Section 342 (1)19
omit20
An applicant for a development application for21
substitute22
A proponent of23
Part 2 Planning Act 2023
Section 38
page 14 Planning (Missing Middle Housing) Amendment Bill 2026
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38 Section 342 (2)1
omit2
applicant3
substitute4
proponent5
39 Section 342 (3)6
omit7
applicant for the development application8
substitute9
proponent10
40 Section 342 (3) (a)11
omit12
applicant13
substitute14
proponent15
41 Certificate of lease variation charge and other amounts16
Section 346 (6), definition of relevant person,17
paragraph (b)18
substitute19
(b) a proponent for a development proposal in relation to the land,20
if the proponent is not the lessee.21
Planning Act 2023 Part 2
Section 42
Planning (Missing Middle Housing) Amendment Bill 2026 page 15
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42 Dictionary, definition of original decision, paragraph (b)1
omit2
section 334 (1) (b)3
substitute4
section 334 (1) (a)5
43 Dictionary, new definitions6
insert7
secondary residence, in relation to a residential lease of land, means8
a second dwelling on the land that is subordinate to the principal9
dwelling on the land.10
subdivision development proposal, for part 4.2 (Subdivision design11
applications)—see section 42A.12
Part 3 Planning (General) Regulation 2023
Section 44
page 16 Planning (Missing Middle Housing) Amendment Bill 2026
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Part 3 Planning (General)1
Regulation 20232
44 Matters that may be included in subdivision design3
application—Act, s 43 (2)4
Section 9 (d)5
substitute6
(d) an ongoing provision;7
45 Section 9, examples—par (d)8
omit9
46 New section 9 (2)10
insert11
(2) In this section:12
ongoing provision—see the Act, section 44 (3).13
47 Meaning of recently commenced lease—div 12.214
Section 73 (2), new definition of application15
insert16
application, for a variation of a lease, means—17
(a) a development application for the variation of the lease; or18
(b) an application under the Act, section 149B for a declaration that19
the variation of the lease is an exempt development.20