City Centre Local Infrastructure Contributions Plan Amendment No. 1

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This public exhibition closed at 5pm on Friday 28 April 2023. Thank you to everyone who participated.

The purpose of this exhibition was to amend the Parramatta City Centre Local Infrastructure Contributions Plan 2022 to update the Land Application Map. It proposed to apply higher percentage rates currently applying within the City Centre to land at the Phillip Street block – being land generally bounded by Smith Street, Phillip Street, Charles Street and the Parramatta River. It will do this by removing the Phillip Street block from land identified as "Area A" on the Land Application Map. This change is shown on the map below.

The amendment was necessary because of recent changes to planning controls brought in by the State Government to land at the Phillip Street block. These changes increase the height of buildings and floor space ratio controls for that area and come into effect on 30 June 2023 (see maps). The amendment will ensure development within the Phillip Street Block is treated consistently with other land in the City Centre that received increases to development potential from the Parramatta CBD Planning Proposal (Amendment 56).

This exhibition is required under the Environmental Planning and Assessment Regulation 2021 as it amends an existing contributions plan.

Background

In July 2021, Council prepared and endorsed a new local infrastructure contributions plan for the Parramatta City Centre. This endorsed plan included higher percentage rates for land within the Parramatta City Centre.

Before coming into effect, this plan was reviewed in June 2022 at the request of the Minister for Planning. This amendment re-applied the existing 3% rates for land within the City Centre that was excluded or effectively deferred from the Parramatta CBD Planning Proposal at various stages of the process.

Land that was excluded or deferred applied to:

  • land north of the Parramatta River;
  • land at the Phillip Street block - being land generally bounded by Phillip Street, Smith Street, the Parramatta River and Charles Street;
  • land within the Parramatta Park Edge Highly Sensitive Area;
  • land in the western vicinity of Auto Alley.

This land is shown on the Land Application Map, below, coloured orange and noted as "Area A". The remainder of the City Centre continued to adopt the higher percentage rates.

The final Plan came into effect on 14 October 2022 at the same time as the commencement of Amendment 56 to Parramatta Local Environmental Plan 2011.

On 16 December 2022, the Department published the State Environmental Planning Policy (Parramatta CBD No 2), which, amongst other matters, increased the development potential in the Phillip Street block with new Height of Buildings and Floor Space Ratio controls for commercial development. These changes will come into effect on 30 June 2023.

As a result, Council is proposing to amend the contributions plan to apply the higher percentage rates to future development within the Phillip Street block and ensure consistency with the increased rates applying to other parts of the City Centre.

The amendment on exhibition will enable the higher percentage rates to be applied to the Phillip Street block as a result of the changes under Parramatta CBD SEPP No 2; and will bring land at the Phillip Street block into line with the remainder of the City Centre.

This will mean development pays a 5% levy for residential accommodation or mixed-use development containing residential accommodation, or a 4% levy for any other development applying to other parts of the City Centre instead of the current 3% levy.

To learn more, read our Frequently Asked Questions


Public exhibition closed

Thank you to everyone that provided feedback. Submissions closed at 5pm on Friday 28 April 2023.

Council officers are now reviewing all submissions ahead of preparing a report for an upcoming Council Meeting. To keep informed about this project, please follow this page.

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Project Update June 2023

PUBLIC NOTICE - APPROVAL OF PARRAMATTA CITY CENTRE LOCAL INFRASTRUCTURE CONTRIBUTIONS PLAN 2022 (AMENDMENT NO.1)

Notice is hereby given that on 22 May 2023, City of Parramatta Council resolved to approve the Parramatta City Centre Local Infrastructure Contributions Plan 2022 (Amendment No.1) (the Contributions Plan) for submission to the Department of Planning and Environment (the Department) to request an amendment to Section 209 of the Environmental Planning and Assessment Regulation 2021 (the Regulation). The request to apply higher percentage rates to the Phillip Street block, as identified  below, was approved by the Department on 28 June 2023; and came into effect by an amendment to Section 209 of the Regulation on 30 June 2023.

The amended Contributions Plan applies the higher percentage rates (4% and 5%) to the Phillip Street Block – being land bounded by Phillip Street, Smith Street, the Parramatta River, and Charles Street (outlined in red in the image above) – by removing the “Area A” notation from that land.

The Contributions Plan will continue to apply to the Parramatta Central Business District and a development contribution levy will be imposed on all new development with a cost exceeding $250,000. The levy rates will be applied as a percentage of the development cost as outlined below:

Development Percentage levy 'Area A' Percentage levy 'all other land within CBD'
Residential Accommodation where the total development cost is over $250,000 3% 5%
Mixed-Use development (development
including residential accommodation and
other land uses) where the total
development cost is over $250,000
3% 5%
Other development (excluding residential
accommodation) where the total
development cost is over $250,000
3% 4%

 

Details of ‘Area A’ and ‘all other land within CBD’ are provided on Figure 2 of the amended Contributions Plan.

The amended Contributions Plan came into effect on 30 June 2023 and is available online at:
https://www.cityofparramatta.nsw.gov.au/development/planning/development-contributions

The report and minutes relating to the amended Contributions Plan can be viewed online https://www.cityofparramatta.nsw.gov.au/council/council-meetings (refer to Item 13.3 in the Business Paper for Council’s meeting of 22 May 2023.)

For further information or queries, please contact Council’s Infrastructure Planning team on 9806 5050 or at contributions@cityofparramatta.nsw.gov.au