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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