In late 2021, the City of Parramatta exhibited a Planning Proposal, with its respective draft site-specific DCP and draft Planning Agreement, for land at 135 George Street and 118 Harris Street, Parramatta (Albion Hotel site).

The Planning Proposal sought to amend the Parramatta Local Environmental Plan (LEP) 2011 to permit higher density development on the site generally in accordance with the height and density that has been tested under the Parramatta CBD Planning Proposal (see useful links).

December 2022 - Update

The new planning controls proposed to be introduced to the site by the CBD Planning Proposal have been deferred for a 12 month time period by Parramatta Local Environmental Plan (LEP) 2011 (Map amendment 4). This map amendment maintains the existing controls for the site being a Height of Buildings control of 54 metres and a Floor Space Ratio of 4:1. Parramatta LEP 2011 (Map Amendment 4) was made as a minor amendment under Section 3.22 of the Environmental Planning and Assessment Act for the purpose of deferring the applicability of the CBD Planning controls on this site for a period of 12 months. The purpose of this temporary amendment is to allow sufficient time for Council to execute the Planning Agreement for the site as endorsed at Council’s Meeting on 14 March 2022.

The Parramatta CBD Planning Proposal amended controls will apply to the site at 135 George Street & 118 Harris Street, Parramatta (Albion Hotel Site) from 14 October 2023 and will permit a building with a maximum height of 165.6 metres (including all bonuses) and floor space ratio of 12:1 including all bonuses.

The amended Part 6 City Centre of the Parramatta DCP 2011 provides detailed built form controls for the subject site, relating to building form, setbacks, street wall height, public domain and landscape, pedestrian connectivity, access, parking and servicing, flood risk management, heritage provisions and sustainability. Please note: the DCP controls that apply to the site under the amended Part 6 are relevant to the development density that will be permitted for the site from 14 October 2023.

March 2022 - Council Resolution

On 14 March 2022, Council resolved to endorse the draft Development Control Plan (DCP) and to finalise the draft Planning Agreement. The decision of Council also noted the Gateway alteration issued by the (then) Department of Planning, Industry and Environment on 28 October 2021 determining that the site specific Planning Proposal at 135 George Street & 118 Harris Street, Parramatta (Albion Hotel Site) should not proceed on the basis that the Parramatta CBD Planning Proposal is a more efficient way of achieving the objectives of the site-specific Planning Proposal.

To access the Council report and subsequent Minutes (refer to Item 13.9), please go to:

Minutes of Council - Monday, 14 March 2022 (

Agenda of Council - Monday, 14 March 2022 (

Draft Planning Agreement

Council has negotiated a Draft Planning Agreement with the property owners to enable a monetary contribution towards community infrastructure in the Parramatta CBD and also for the dedication of land, creation of public easements and public domain embellishment works within the site.

More information is available in the Draft Planning Agreement and Explanatory Note.

Council has resolved to approve the draft Planning Agreement and has delegated authority to Council’s CEO to finalise the Planning Agreement and sign it on Council’s behalf. The draft Planning Agreement is not a legal document until it is signed and executed by all parties.

Public exhibition concluded

Public exhibition concluded at 5pm on Thursday 30 September 2021.

If you need assistance, please contact Felicity Roberts - Project Officer (City Planning and Design) on 02 9806 5710 or

Frequently asked questions

A planning proposal (also known as a rezoning application) is a document that explains proposed changes to land use planning controls that are found in a Local Environmental Plan (LEP)*.

A planning proposal details how the controls are proposed to change, for example by increasing building heights or floor space ratios to allow for more development in a particular area.

It also sets out the justification for why these changes are suitable for the site and an assessment of the potential impacts of the proposal and how they should be resolved, if it is approved. Planning proposals are usually supported by extensive technical information to help with the assessment such as studies on flooding, traffic, urban design, and social impact assessments.

A planning proposal can be prepared by anyone, but usually it is either a landowner, developer, or Council.

*A local environmental plan (LEP) is a legal document that guides planning decisions by local governments. It is prepared by Council and approved by the State Government. The LEP is an important planning tool that helps shape the future of our area and ensures development is done appropriately. Controls in an LEP include such things as land use zones, building heights, floor space ratios, flood risk management controls and also heritage protections.

A “Development Control Plan” (DCP) is a planning document that provides detailed planning and design rules to support the Local Environmental Plan (LEP). These rules are often referred to as ‘controls’ and includes standards such as storm water drainage, landscaping, parking, access, urban design.

For significant planning proposals such as Albion Hotel site, a site-specific DCP is usually prepared to ensure the controls are tailored to the specific needs of the site.

A “Planning Agreement” is a legal document that is created under the Environmental Planning & Assessment Act 1979 between developers and government agencies (including councils) for the provision of funds or works by the developer for infrastructure, services, or other public amenities.

A planning agreement enables the opportunity for councils to negotiate much needed community facilities and infrastructure which could not be obtained through a development contributions plan*. Planning agreements are a more flexible mechanism to fund or deliver infrastructure to an area and can be tailored to the specific needs of where redevelopment is proposed.

* Development contributions plans enable councils to charge fees on new development in order to help fund new and upgraded infrastructure which will be required as a result of additional demand coming from more residents, workers and visitors.

The draft Planning Agreement is essentially a legal agreement that requires the developer to pay a monetary contribution of $2,821,500 to Council to be spent on community infrastructure within the Parramatta CBD.

It also includes a requirement that the developer dedicate a 7 metre wide reserve along Harris Street to Council for the purpose of local road widening, create easements for public pedestrian access within the development site and undertake public domain embellishment works such as landscaping and street furniture within these areas.

Further detail is provided within the draft Planning Agreement.

The proposed height control will limit building heights on the site to 165.6 metres in total. This is achieved by two controls, namely, a mapped height control of 144 metres and the existing Design Excellence provisions which allow for a bonus height of 15% in addition to this mapped height. However, to qualify for this 15% bonus height, the proposal must go through a Design Competition process and meet certain criteria.

The height of the building will also be limited by a provision which prohibits it from causing additional overshadowing of the Experiment Farm heritage item between 10.00am and 12.00pm on 21 June.

The potential height is demonstrated in the applicant’s Reference Design included with this exhibition which shows two buildings, a dominant, taller tower in the north of the site at approximately 166 metres and a shorter tower in the south of the site.

This public exhibition has now concluded as of 5pm on Thursday 30 September 2021.


If you need assistance providing a submission, or you would like information supplied in another language or format, please contact Council's Community Engagement Team via 1300 617 058 or

If you would like to speak to someone over the phone in another language, call TIS National on 131 450 for a free interpreting service. Let them know you want to speak to City of Parramatta Council and your chosen language and they will connect you.


市议会致力于确保每个人都能获得所需要的信息。如果您需要以其它语言或格式获取信息,请致电 1300 617 058 或发送电邮至

如果您希望以其它语言进行电话交谈,请致电 131 450 联系 TIS 全国服务中心获取免费传译服务。告诉他们您想与 Parramatta 市议会通话和您选用的语言,他们就会为您接通。

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