Exhibition of Planning Proposal, Draft Development Control Plan (DCP) and Draft Planning Agreement
The City of Parramatta is publicly exhibiting 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.
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.
Have your say
Public exhibition closes at 5:00pm on Thursday 30 September 2021.
Written submissions can be made during the exhibition period using the online submission form below, or may also be sent via email or by post.
If you need assistance during preparation of your submission, please contact Felicity Roberts - Project Officer (City Planning and Design) on 02 9806 5710 or firstname.lastname@example.org.
Supply of personal information: The supply of personal information by you is voluntary.
The intended recipients of any submissions, including your personal information are Councillors and officers within Council. Please note that your submission may be made public as it may form part of a public report. Further information is provided in the City of Parramatta Council’s Privacy Statement.
Any personal information collected can be accessed by you and may also be available to third parties in accordance with Council's Access to Information Policy.
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Other ways to make a submission:
Written comments can be emailed to firstname.lastname@example.org
Subject: Public Exhibition of 135 George St and 118 Harris St, Parramatta (RZ/3/2017)
City of Parramatta Council
Attention: Felicity Roberts, Project Officer - Land Use Planning
Subject: Public Exhibition of 135 George St and 118 Harris St, Parramatta (RZ/3/2017)
PO Box 32, Parramatta
Please ensure that you clearly state your full name, contact details and address.
Due to current COVID restrictions, hard copy documents are unavailable for viewing by the public due to the shutdown of Council libraries and in-person Customer Contact Centre.
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.
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.
Council invites feedback from the community, and this can be done via the online form, email or post. Full details on how to make a submission are provided on this page.