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North East of the City Centre (formerly known as North-East Planning Investigation Area (NEPIA)) is located at the north-eastern fringe of the Parramatta City Centre between the anticipated high-rise corridor along Church Street to the west, and the low-scale Heritage Conservation Area along Sorrell Street to the east. It includes the properties between Isabella Street and Ross Street, Parramatta as shown in Figure 1.
July 2025 – Finalisation of the Planning Proposal and Development Control Plan
On 4 July 2025, the Planning Proposal for NEPIA was finalised bringing into effect Parramatta LEP 2023 (Map Amendment No 9), that resulted in the following changes to land to the North East of City Centre:
- Floor Space Ratio – increase from 0.8:1 to a range between 2:1 and 3.6:1.
- Height of Buildings – increase from 11m to a range between 24m and 40m (approximately 6-12 storeys).
North-East of City Centre - Parramatta Development Control Plan (Parramatta DCP 2023)
The DCP for North East of City Centre (formerly known as NEPIA) also took effect on 4 July 2025 (as endorsed by Council on 14 April 2025). This forms Parramatta DCP 2023 (Amendment 8) and is contained in Part 8 Section 8.3.10.
A full copy of the Parramatta DCP 2023 is available via Council's Development Control Plans webpage.
Review of Traffic and Transport Planning Studies
As part of the finalisation process of the Planning Proposal and Site Specific DCP for the land North East of the City Centre, Council on 14 April 2025 also resolved to write to Transport for NSW to request that an urgent review of recent traffic and transport planning studies be undertaken as part of a North Parramatta Traffic review and for the outcome to be provided to Council before 30 June 2025.
The Lord Mayor, Councillor Martin Zaiter, wrote to the Hon. John Graham MLC, Minister for Transport, on 8 May 2025 requesting the review. Council is yet to receive a formal reply from Transport for NSW (TfNSW) in response to the request. Council officers will continue to advocate to TfNSW for this review to be undertaken.
Background
Council undertook a review of the planning controls in the Parramatta CBD as part of the Parramatta CBD Planning Framework Review that began in 2015. This Council led project included a review not only of the existing Parramatta CBD, but also fringe areas known as ‘Planning Investigation Areas’ (PIAs).
A summary of the planning process is outlined below:
| Date | Milestone |
| March – April 2021 | Community consultation for the Draft North-East Planning Investigation Area (NEPIA) Planning Strategy that proposed ideas for the future planning controls. |
| November 2023 | Council committed to recommencing the review of NEPIA as the review of the NEPIA Planning Strategy was paused due to the prioritisation and resourcing to finalise the Parramatta City Centre (which was completed in December 2022) |
| December 2023 | As part of a separate planning process, the State Government announced new planning controls to come into effect in July 2024 along the light rail corridor on Church Street via the State Environmental Planning Policy (Church Street North) 2023. |
| May 2024 | Council endorsed the NEPIA Planning Proposal and draft DCP controls for public exhibition. |
| September 2024 | The State Government issues a Gateway Determination for NEPIA Planning Proposal. |
| November - December 2024 | Council exhibited the Planning Proposal and draft Development Control Plan (DCP) for NEPIA between 7 November to 19 December 2024. Visit Participate Parramatta for the exhibition material. |
| February – March 2025 | Council officers prepared a report with recommendations to the Local Planning Panel on the 18 February 2025, followed by a report to the Planning, Transport and Environment Committee on 24 March 2025. |
| April 2025 | Council at its meeting of 14 April 2025 endorsed to finalise the Planning Proposal and draft DCP for the NEPIA. At the same Council Meeting, Council also resolved to write to the NSW Minister for Transport, the Hon. John Graham MLC, to request that Transport for NSW carry out an urgent North Parramatta Traffic review in response to a Lord Mayoral Minute (LMM25-9). |
| May 2025 | The Lord Mayor, Councillor Martin Zaiter, wrote to the Hon. John Graham MLC, Minister for Transport, on 8 May 2025 requesting the North Parramatta Traffic review be undertaken and provided to Council before 30 June 2025. |
| July 2025 | The Planning Proposal for NEPIA was finalised bringing into effect Parramatta LEP 2023 (Map Amendment No 9) , and the site-specific DCP was also brought into effect. |
Get in touch
If you would like to discuss any part of the North East of the City Centre (formerly known as North-East Planning Investigation Area) or need further information, get in touch with our Land Use Planning team on 02 9806 5050
