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Amendment (Outside CBD) Development Contributions Plan

The Outside CBD Contributions Plan Amendment was adopted by Council on 11 April 2023 and came into effect on 9 May 2023.

The City of Parramatta (Outside CBD) Development Contributions Plan has been in effect since 20 September 2021 and applies to all land within the City of Parramatta LGA, except the Parramatta CBD and the Sydney Olympic Park Authority area. The plan levies a development contribution on most new developments to fund the provision of local infrastructure, including:

  • Open space and recreation facilities, including parks and indoor sports courts
  • Community facilities, including libraries and community centres, and
  • Traffic and transport works, including local road upgrades, pedestrian safety infrastructure and traffic calming works.

Public exhibition period now closed

The City of Parramatta (Outside CBD) Development Contributions Plan 2021 was on public exhibition from Wednesday 1 February 2023 until Tuesday 28 February 2023. The community were invited to make submissions in the following ways:

  • The online submission form or verbal submission option via Participate Parramatta
  • Writing directly to the team via email or post

The Outside CBD Contributions Plan Amendment was adopted by Council on 11 April 2023 and came into effect on 9 May 2023.

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The key changes sought in the proposed amendment are:

  • Modifications of consent: Amending the wording of the Plan so that any modifications to development applications will continue to be levied under the contributions plan that was in place at the time the original consent was determined.
  • New levy on additional residential lots: Change to include a new charge rate for additional residential lots created through subdivision of without development on the new lot.
  • Introduction of new worker occupancy rates:
    • Childcare facilities – at a rate of 42sqm per worker
    • Indoor recreation facilities – at a rate of 149sqm per worker
  • Updating references to social housing and social housing providers: Updated references to definitions in the EP&A Act and the Housing SEPP
  • Minor administrative changes: Relating to updated references to Council’s Voluntary Planning Agreement Register, changes to accepted methods of payment of contributions, our process for crediting monetary contributions to new or modified applications before considering refunds, and typographical amendments to clarify which sections of the EP&A Act apply to development contributions through complying development.

To find out more about the changes proposed, please refer to the Council report and the draft Housekeeping Amendment in the exhibition material section.

The City of Parramatta (Outside CBD) Development Contributions Plan was endorsed at Council’s Meeting on Monday 12 July 2021. The plan will require that new developments in most areas of the Parramatta Local Government Area (LGA) must contribute money, land or both for local infrastructure.

 

The new plan replaces and consolidates the eight existing contributions frameworks and will apply to developments, including residential accommodation, mixed-use development, and tourist and visitor accommodation. A separate plan is being created for the Parramatta CBD.

 

Through the Parramatta (Outside CBD) Development Contributions Plan, Council will be able to generate approximately $1.24 billion in developer contributions for infrastructure in the City of Parramatta over the next 20 years. The document outlines the circumstances in which a contribution is required, what kind of developments it applies to, and how the contribution is calculated.

 

These development contributions will help fund local infrastructure including:

  • Open space and recreation facilities, such as parks and indoor sports courts
  • Community facilities, such as libraries or community centres
  • Traffic and transport works, such as upgraded local roads, pedestrian safety and traffic calming work

 

The Works Map lists the works proposed and where the work would be located.

 

Extensions and replacement homes are exempt from paying contributions under the plan, while granny flats are eligible for a 50 per cent discount.

 

Public exhibition concluded

The Draft City of Parramatta (Outside CBD) Development Contributions Plan 2021 concluded at 5pm on Friday 16 April 2021. The public exhibition materials are all available for viewing in the 'Resources' section of this page.

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。

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Your language

Need an interpreter? Please phone TIS on 131 450.

If you are deaf and/or find it hard hearing or speaking with people who use a phone, please contact the National Relay Service at relayservice.gov.au and provide them the City of Parramatta contact number, 1300 617 058.

FAQS

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.

Council forecasts that the population will grow in the area outside the Parramatta CBD and Sydney Olympic Park by approximately 166,839 new residents and 33,131 new workers between 2021 and 2041. This is a comparatively high rate of growth compared to other council areas in NSW. This new population will use local infrastructure and contribute to demand for its use. The Draft Plan takes into consideration population projections, infrastructure needs and capital works priorities as identified in current Council strategies and plans.

As a result of NSW Government changes to council boundaries in May 2016, nine separate development contributions plans currently apply to areas in the Local Government Area (LGA) outside the Parramatta CBD and Sydney Olympic Park. There are differences between these existing plans with how contributions are levied, and some plans are more than 10 years old. The preparation of the Draft Plan is a key component of the “Harmonisation Project”, which also seeks to create a single consolidated local environmental plan and development control plan for the LGA.

The Draft Plan ensures transparency and accountability for the community, developers and Council about the need to collect contributions for infrastructure and how Council will use the contributions.

The Draft Plan applies to all the land within the City of Parramatta local government area except land located within the Parramatta CBD and Sydney Olympic Park. See map below.

Local infrastructure to be provided by contributions received under the Draft Plan includes:

  • Open space and recreation, including new and upgraded parks, outdoor playing fields, playgrounds and indoor sports courts.
  • Community facilities, such as libraries, multi-purpose hubs, neighbourhood centres and aquatic facilities.
  • Traffic and transport works, including pedestrian and traffic calming works, cycling connectivity works, intersection and traffic signal upgrades and new and upgraded local roads.

 

Refer to Section 2.6 of the Draft Plan, ‘Obligations for Accredited Certifiers’ for details.

In general, the Draft Plan will apply to all development that will create additional demand for new local infrastructure, including residential development, mixed use development and tourist and visitor accommodation. Section 2.1 of the Draft Plan explains the development types to which the Draft Plan applies.

Council will allocate contributions to local infrastructure in accordance with the works program in Appendix F of the Draft Plan. Council will ‘pool’ contributions within each infrastructure category so it can deliver the works in an orderly and timely manner and help meet the infrastructure demand of the incoming development and expected population growth.

The Environmental Planning & Assessment Act 1979 (the Act) allows the following approaches to collect local infrastructure contributions:

  • Section 7.11 - Contributions are based on population projections and require residents, workers and visitors to contribute to local infrastructure needs in an area.
  • Section 7.12 - Levies are based on fixed percentages applied to the estimated cost of works.

The Draft Plan has been prepared under the provisions of Section 7.11 of the Act and will allow consent authorities including Council and private certifiers to levy a development contribution when a development consent or complying development certificate is issued.

The Draft Plan proposes to exempt home renovations, including extensions (such as an additional level or bedroom) to existing homes and demolition of an existing dwelling and construction of a replacement single dwelling (whether of the same size or larger). A 50% discount is also proposed for secondary dwellings (also known as granny flats).

Development contributions are calculated based on the cost of net increase of new residents, workers and visitors generated by new development. Section 2.1 of the Draft Plan explains in further detail how a contribution is levied.

Under the Draft Plan’s proposed transitional provisions, the new contribution rates will only apply to development applications lodged after the Draft Plan’s commencement date, but not before. This means existing development applications are not affected by any changes to development contributions.

Applicants must pay their contribution before issue of a construction certificate associated with a development application or prior to commencing the complying development works.

The Draft Plan was on public exhibition from Wednesday 17 March 2021 until 5pm on Friday 16 April 2021. The Draft Plan will come into effect following Council endorsement.

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Timeline

  • icon
    October 2022

    Commenced preparation of draft Housekeeping Amendment to the City of Parramatta (Outside CBD Development Contributions Plan) 2021.

     
  • icon
    December 2022

    Council endorsed the draft Housekeeping Amendment to the Plan for public exhibition.

     
  • icon
    February 2023

    Public exhibition of the draft Housekeeping Amendment to the Plan (1 February – 28 February).

     
  • icon
    March 2023

    Council officers complete review of submissions.

     
  • icon
    11 April 2023

    Council officers reported back to Council on submissions received and sought endorsement of the draft Housekeeping Amendment which was Adopted by...
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    9 May 2023

    Commencement of the City of Parramatta (Outside CBD) Contributions Plan 2021 (Amendment No. 1).

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Contact Us

Need an interpreter? Please phone TIS on 131 450.

If you are deaf and/or find it hard hearing or speaking with people who use a phone, please contact the National Relay Service at relayservice.gov.au and provide them the City of Parramatta contact number, 1300 617 058.