A Planning Proposal 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. It also sets out the justification for why these changes are suitable for the site.
A Planning Proposal can be prepared by anyone, but usually it is either a landowner, developer, or Council.
An LEP is a legal document that guides planning decisions on specific development proposals. It is prepared by the local Council and approved by the State Government.
The LEP is an important planning tool that helps shape the future of an area and ensures development is carried out appropriately.
Controls in an LEP address such things as land use zones, building heights, heritage, and environmental protection.
As reported by Council officers, on 12 August 2024 Council endorsed the Planning Proposal for the purpose of seeking a Gateway Determination from the State Government.
The Planning Proposal was prepared to make several minor updates to the planning controls in the Parramatta Local Environmental Plan 2023 (PLEP 2023).
To address Gateway conditions prior to public exhibition, an amended Planning Proposal was subsequently reported to Council and endorsed on 14 July 2025 and an amended Gateway Determination issued.
The Planning Proposal includes:
- Supplementary matters arising from the finalisation of the Parramatta Land Use Planning Harmonisation Framework (also known as the Harmonisation Planning Proposal or consolidated PLEP 2023), which require amendments to PLEP 2023.
- Housekeeping amendments to the PLEP 2023 instrument and associated mapping. These are administrative updates such as correcting errors, updating references, or improving clarity and are not considered policy amendments.
After the Planning Proposal was first endorsed by Council on 12 August 2024, it underwent further review and amendment in response to the Gateway Determination process. The changes are as follows:
- The previous Item 17 (Height of Building for Church Street North Public Plaza) was removed from the Planning Proposal. It will be progressed separately after further work has been undertaken in accordance with the Council Resolution of 12 May 2025.
- The previous Item 27 (Clause 6.24 Mix of Dwelling Sizes) was removed from the Planning Proposal. In accordance with the initial Gateway Determination, further work on this item is required before the Planning Proposal can be exhibited, this item will be progressed separately so as not to delay the Planning Proposal.
- The previous Items 30 and 74–122 (Places of Public Worship as Additional Permitted Uses in the R2 Zone) were removed from the Planning Proposal in accordance with the initial Gateway Determination.
- A new item was added to remove ‘Clause 6.19 Subdivision for dual occupancies prohibited on certain land’ from Parramatta Local Environmental Plan 2023 and to amend associated mapping accordingly. This change removes a planning anomaly and aligns with the NSW Government’s Low and Mid-Rise Housing Policy.
- The previous Item 18, relating to Melrose Park, was removed in accordance with the initial Gateway Determination as it had already been addressed through a separate Planning Proposal.
- Minor errors were corrected, and consequential mapping was provided to ensure the proposal accurately reflects all changes.
On 12 July 2021, Council resolved to finalise the Harmonisation Planning Proposal and separately further investigate requests from submitters that sought a further review of controls and/or policy matter.
These requests were referred to in the Council Report dated 12 July 2021 as ‘Decision pathway 3 – Orange Matters’ and were recommended to be investigated separately to not delay the finalisation of the consolidated Parramatta LEP.
Council officers reviewed these requests which are now referred to as Supplementary Matters (also known as Orange Matters) in this Planning Proposal.
Following the review and Council endorsement of the recommended pathway, three Supplementary Matters which require amendments to PLEP 2023 instrument and mapping are addressed in this Planning Proposal. These include:
- Amending the Biodiversity Map to remove the biodiversity layer from areas occupied by existing buildings on the Kings School, as biodiversity values in these locations are either absent or compromised.
- Amending the Biodiversity Map to add the biodiversity layer to part of 102 Murray Farm Road, Carlingford (North Rocks Fire Brigade site), due to the presence of ecological values.
- Rezoning land along the Terrys Creek Corridor from RE1 Public Recreation to C2 Environmental Conservation, based on identified ecological values.
Council investigated the Harmonisation Supplementary matters (previously referred to as ‘Orange Matters’) by assessing the:
- Extent and nature of each requested change.
- Strategic merit and consistency with State and Local planning policies.
- Strategic planning processes progressed since Council’s resolution on 12 July 2021.
- Any submitted supporting studies.
Following this assessment, Council officers determined that each matter either:
- Was supported, or partially supported, and as such recommended to progress as part of this Planning Proposal, or
- Was not included in the Planning Proposal for one of the following reasons:
- It is being or will be considered through a separate planning pathway.
- It has been resolved or superseded by another planning project.
- It lacks sufficient strategic planning merit.
Council resolved the list of Supplementary Matters and the rationale for each recommendation on 12 August 2024.
It is standard planning practice in NSW for councils to make minor (non-policy) updates/changes to their respective Local Environmental Plan (LEP) to correct anomalies, clarify clauses, and make other administrative changes.
These updates help ensure that the policy intent of planning provisions is clearly expressed and consistently applied. Such changes are commonly referred to as ‘housekeeping amendments’.
The Planning Proposal includes 68 housekeeping amendments to the PLEP 2023. These are minor administrative changes to the PLEP 2023 instrument and mapping intended to improve the overall operation and clarity of PLEP 2023. These amendments are listed below:
- Administrative changes to the description of Heritage Items in Schedule 5 – Environmental Heritage to accurately reflect heritage significance and item. Further explanation is provided below.
- Administrative changes to remove or amend Heritage Items in Schedule 5 – Environmental Heritage and Heritage Map as the items have been incorrectly mapped, demolished, and/or redeveloped. Further explanation is provided below.
- Removal of fourteen (14) lots from the Land Reservation Acquisition Map and rezoning of thirteen (13) lots to SP2 Infrastructure as the land has been acquired by the relevant acquisition authority for infrastructure.
- Minor non-policy amendments to as provided below to nine (9) LEP clauses to correct anomalies and improve technical accuracy, including clause refinements to four (4) LEP clauses to deliver and clarify policy intent:
- Correct references to the Biodiversity Map within Clause 3.3(2) and 6.3(2)
- Correct references to the Biodiversity Map within Clause 3.3(2) and 6.3(2)
- Amend the title of Clause 4.1C to omit ‘subdivision’
- Amend the table in Clause 5.1A(3) to include LRAs marked “Regional cycleway”
- Clarify “active uses” in Clause 6.12, 7.10 and 8.4
- Amend Clause 6.20(1) to (2) to omit references to mapping colour
- Amend Clause 6.21(1) to (3) to omit references to mapping colour
- Amend Clause 7.17(2) to omit reference to buildings with a GFA <2,000m2
- Amend Clause 7.25(4)(c)(i) to (ii) to clarify ‘room’ in the context of hotel, motel, and serviced apartments
- Inclusion of a new LEP clause to clarify current policy regarding advertising signage on sportsgrounds in RE1 zones.
- Administrative changes to the Zoning Map for three (3) sites to address anomalies and ensure appropriate zoning to reflect long term use of land.
- Administrative changes to Zoning Map for forty-one (41) public reserves across the City to rezone to RE1 Public Recreation, W1 Natural Waterways, W2 Recreational Waterways, and C2 Environmental Conservation to ensure the land is zoned for their purpose and long-term use. Further explanation is provided below.
- Repeal of Intensive Urban Development (IUD) map following repeal of LEP clauses that relate to IUD Map by State Government on 1 October 2023 via SEPP (Housing and Productivity Contributions) 2023.
- Permitting food and drink premises in R4 High Density Residential zoned land in Melrose Park North to match permissibility in Melrose Park South.
- Removal of Clause 6.19 and amendment of associated mapping to enable the subdivision of dual occupancies on certain land identified on the PLEP 2023 Dual Occupancy Prohibition Map. This change ensures a consistent approach to dual occupancy subdivision across the LGA and aligns with Clause 169(A) of the Housing SEPP 2021, introduced on 31 October 2025. Clause 169(A) of the Housing SEPP permits the subdivision of dual occupancy development in LMR Areas where they are zoned R1 General Residential, R2 Low Density Residential and R3 Medium Density Residential subject to the necessary approvals. Further explanation is provided below.
Details in relation to the above items can be found in Part 2 – Explanation of Provisions in the Planning Proposal.
Non-policy amendments to LEP clauses are administrative or technical changes that do not alter the strategic intent or policy direction of PLEP 2023.
These include corrections to clause numbering, removal of outdated references, alignment of terminology with State planning instruments, and clarification of ambiguous wording.
Such amendments improve the usability and legal clarity of PLEP 2023 without introducing new development rights or restrictions. They are essential for maintaining a coherent and functional planning framework.
Some items are proposed to be removed from the Heritage Map as part of the proposal to ensure the map accurately reflects the current status and significance of heritage items.
These changes are necessary where properties have been demolished, redeveloped, or incorrectly mapped, and no longer meet the criteria for heritage listing.
In addition to updating the Heritage Map, Schedule 5 of PLEP 2023 is also being amended to ensure consistency between the mapped items and the written heritage register.
Council is proposing changes to the Biodiversity Map as part of the proposal to ensure the map accurately reflects current site conditions and ecological values.
Parts of the mapped biodiversity layer extend over land that now contains buildings or other development. To address this, Council is proposing to remove the biodiversity layer from these developed areas.
At the same time, the map will be updated to include areas of high ecological value.
These changes strike a balance between protecting significant native vegetation and removing unnecessary statutory limitations on land with diminished biodiversity value.
Council is proposing zoning changes to public land as part of the Planning Proposal to ensure that land is appropriately zoned for its long-term use and purpose.
Specifically, the proposal seeks to rezone 41 public reserves across the City of Parramatta LGA to zones such as RE1 Public Recreation, W1 Natural Waterways, W2 Recreational Waterways, and C2 Environmental Conservation.
These changes are administrative in nature and aim to correct anomalies in the Zoning Map, aligning the planning controls with the actual use and environmental value of the land.
This ensures that public land is protected and managed in accordance with its intended function, whether for recreation, conservation, or waterway management.
Clause 6.19 of PLEP 2023 prohibits the subdivision of land containing dual occupancy development in areas identified with an ‘S’ on the Dual Occupancy Prohibition Map.
It was originally introduced to prevent the separate titling of dual occupancy dwellings on these properties.
The recent changes the State Government made to the permissibility of dual occupancy has highlighted an inconsistency in Council’s policy framework related to the subdivision of dual occupancies.
As such, there is no planning rationale for prohibiting dual occupancy subdivision in one portion of the Parramatta LGA as is currently the case.
The clause therefore is an anomaly and results in an inconsistent approach to dual occupancy subdivision in the LGA.
Its removal is part of a broader effort to harmonise planning controls across the Parramatta LGA, reduce regulatory complexity, and support more flexible housing outcomes.
Clause 6.19 of the PLEP 2023 applies to land marked with an “S” on the Dual Occupancy Prohibition Map and includes parts of Carlingford, North Rocks, Northmead, and Oatlands that were formerly part of The Hills Shire Council prior to the 2016 local government boundary changes.
Clause 6.19 of PLEP 2023 does not apply to land within identified LMR areas zoned R2 Low Density Residential or R3 Medium Density Residential as a result of the introduction of Clause 169(1A) State Environmental Planning Policy (Housing) 2021 which permits dual occupancy subdivision in LMR areas where they are zoned R1 General Residential, R2 Low Density Residential or R3 Medium Density Residential subject to the necessary approvals.
The removal of Clause 6.19 from PLEP 2023 will mean that property owners subject to this clause can seek approval to subdivide dual occupancy development on their property.
If your property is in a Low and Mid-Rise Housing area identified by the State Government and Zoned R1 General Residential, R2 Low Density Residential or R3 Medium Density Residential, the removal of Clause 6.19 from PLEP 2023 does not impact you.
This is because Clause 169(1A) of the Housing SEPP 2021 permits the subdivision of dual occupancy development in these areas subject to the necessary approvals.
Further information prepared by Council on the NSW Government’s Low and Mid-Rise Housing Policy can be found at NSW Government Low-and Mid-Rise Housing Policy.
