Exhibition of Planning Proposal, Draft Development Control Plan (DCP) and Draft Planning Agreement

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 seeks 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).

The Planning Proposal seeks to amend the Parramatta Local Environmental Plan 2011 (PLEP 2011) by:

  • Increasing the maximum building height (HOB) mapped control from 54 metres to 144 metres (165.6 metres including the 15% design excellence bonus);
  • Increasing the maximum floor-space ratio (FSR) mapped control from 4:1 to 10:1 (11.5:1 including the existing 15% design excellence bonus);
  • Inclusion of a site-specific clause providing a bonus FSR of 5% (i.e 0.5:1) for High Performing Buildings (taking the total FSR to 12:1);
  • Inclusion of a site-specific clause in relation to the requirement for minimum commercial floor space and allowing for additional commercial floor space to be exempt from the FSR control where the development doesn’t exceed a height of 165.6 metres;
  • Inclusion of a site-specific clause that applies the maximum car parking rates consistent with the Parramatta CBD Planning Proposal;
  • Inclusion of a site-specific clause that ensures no additional overshadowing to Experiment Farm between 10.00am and 2.00pm on 21 June.

The draft site-specific DCP proposes detailed guidelines on built form, setbacks, building separation, public domain, access, parking, servicing and sustainability. This will be included as part of Parramatta DCP 2011 which can be accessed via Council’s website.

Council has been authorised as the local plan-making authority as confirmed in the Gateway Determination.

Update - 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 Planning Proposal 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. Council is therefore no longer required or able to consider the Planning Proposal further.

The site-specific DCP provides detailed built form controls, 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. Council endorsed minor amendments to the exhibited DCP prior to its finalisation to improve internal consistency within the document and other minor wording changes requested by State government agencies.

The site-specific DCP will come into effect on the date that the Parramatta CBD Planning Proposal is published on the NSW Legislation website and comes into force. It will be incorporated into Part 6 City Centre controls of the Parramatta DCP 2011. The Parramatta CBD Planning Proposal will amend the controls on the site to permit a building on the site with a maximum height of 165.6 metres (including all bonuses) and floor space ratio of 12:1 including all bonuses with potential for additional commercial floor space not exceeding the height control.

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

Minutes of Council - Monday, 14 March 2022 (nsw.gov.au)

Agenda of Council - Monday, 14 March 2022 (nsw.gov.au)

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.

Have your say

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 planningproposals@cityofparramatta.nsw.gov.au.


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 participate@cityofparramatta.nsw.gov.au.

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 participate@cityofparramatta.nsw.gov.au

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。

यहाँ क्लिक करें

काउंसिल यह सुनिश्चित करने के लिए प्रतिबद्ध है कि सभी लोगों को अपनी ज़रूरत की जानकारी सुलभ हो। अगर आप किसी अन्य भाषा या फॉर्मेट में जानकारी चाहते/चाहती हैं, तो कृपया 1300 617 058 पर कॉल करें या participate@cityofparramatta.nsw.gov.au पर ईमेल भेजें

अगर आप फ़ोन पर किसी अन्य भाषा में बात करना चाहते/चाहती हैं, तो निःशुल्क दुभाषिया सेवा के लिए 131 450 पर TIS National को कॉल करें। उन्हें बताएं कि आप सिटी ऑफ़ पैरामाटा काउंसिल से अपनी चुनी हुई भाषा में बात करना चाहते/चाहती हैं और वे आपको कनेक्ट करेंगे।

여기를 클릭하세요

카운슬은 모든 사람이 필요한 정보를 이용할 수 있도록 최선을 다해 지원합니다. 다른 언어나 형식으로 된 정보를 원하시면‚ 전화 1300 617 058번 또는 이메일 participate@cityofparramatta.nsw.gov.au로 연락하십시오.

다른 언어로 전화 문의를 원하시면, 통번역 서비스(TIS National) 전화 131 450번으로 연락해 무료 통역을 이용하십시오. 파라마타 시 카운슬과 통화를 원한다고 말하고 해당 언어를 선택하시면 연결됩니다.

انقر هنا

يلتزم المجلس بالتأكد من إمكانية وصول الجميع إلى المعلومات التي

يحتاجونها. إذا كنت ترغب في الحصول على معلومات بلغة أخرى أو نسق

آخر، يُرجى الاتصال على الرقم 1300617058 أو إرسال رسالة إلى

البريد الإلكتروني


إذا كنت ترغب في التحدث إلى أحد الموظفين عبر الهاتف بلغة أخرى،

TIS National اتصل بـ

على الرقم


للحصول على خدمة ترجمة

مجانية. اخبرهم بأنك تريد التحدث إلى مجلس مدينة باراماتا وحدِّد لهم لغتك

المختارة وسوف يصلونك بالمجلس هاتفياً

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.