The Draft City of Parramatta (Outside CBD) Development Contributions Plan 2021 (the Draft Plan) will update and replace the nine existing contributions plans that currently apply outside the Parramatta CBD and Sydney Olympic Park with a single plan to fund local infrastructure.
The Draft Plan will apply to all development that will create additional demand for new local infrastructure. Contributions would be required for development such as residential accommodation, mixed use development and tourist and visitor accommodation.
Examples of the local infrastructure to be provided include:
- 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 works
The Works Map below lists the works proposed and where the work would be located. The Works Map can also be accessed here.
Council is now seeking feedback on the Draft Plan. Please scroll down the page to view options for providing feedback. Public exhibition closes at 5:00pm on Friday 16 April 2021.
The Draft Plan and supporting documents can be downloaded from the resources section of this page. Council has also prepared some additional resources to assist in better understanding the Draft Plan. Please see below:
- Community Summary Infographic: Provides a quick visual summary and is available in the resources section of this page.
- Frequently Asked Questions: Helps to break down the information in the Draft Plan and can be found by scrolling further down the page.
- Out-of-Hours Phone Sessions: Book in with a member of Council's Land Use Planning Harmonisation Team to schedule a 15-minute phone call via our online booking option.
Have your say!
Public exhibition of the Draft Plan closes at 5:00pm on Friday 16 April 2021.
Written submissions can be made during the exhibition period in the following ways:
Use the form below to submit your feedback.
Written comments can be emailed to firstname.lastname@example.org
Subject: Submission on Draft City of Parramatta (Outside CBD) Development Contributions Plan (F2019/00796)
City of Parramatta Council
Attention: Land Use Planning Harmonisation Team (Ref: F2019/00796)
PO Box 32, Parramatta NSW 2124
You can also talk to a Council planner at one of our Out-of-Hours Phone Sessions.
Supply of personal information: The supply of personal information by you is voluntary. If you do not wish to provide personal information, Council may be limited in dealing with your comments. 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.
Please Note: The Draft City of Parramatta (Outside CBD) Development Contributions Plan 2020 has been prepared under the provisions of Section 7.11 of the Environmental Planning & Assessment Act 1979 (NSW) which allows consent authorities including Council and private certifiers to levy a development contribution when a development consent or complying development certificate is issued.
Frequently asked questions
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.
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.
Local infrastructure to be provided by contributions received under the Draft Plan includes:
The Environmental Planning & Assessment Act 1979 (the Act) allows the following approaches to collect local infrastructure contributions:
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.
Refer to Section 2.6 of the Draft Plan, ‘Obligations for Accredited Certifiers’ for details.
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 will be on public exhibition from Wednesday 17 March 2021 until 5pm on Friday 16 April 2021, and all feedback will be considered by Council. Following exhibition, a report on the exhibition and final Draft Contributions Plan will be prepared for Council’s consideration. The Draft Plan will come into effect following Council endorsement.