North-East Planning Investigation Area

The 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. 
 

April 2025 Update

At its meeting on 14 April 2025, Council endorsed the finalisation of the Planning Proposal and DCP for North East Planning Investigation Area. This includes:

• Increasing the Maximum Floor Space Ratio from 0.8:1 to a range between 2:1 and 3.6:1.
• Increasing the Maximum Height of Building from 11m to a range between 24m and 40m (approximately 6 – 12 storeys).

At the same Council Meeting (14 April 2025), 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). This review will assess recent traffic and transport studies in North Parramatta to ensure a coordinated approach to managing impacts from the Parramatta Light Rail and other growth precincts. The findings of this review will be critical to any further transport and traffic changes that may be needed to improve access to this area, and respond to the traffic and parking concerns raised in submissions during the exhibition of the Planning Proposal and draft DCP for NEPIA. Details of the review can be found in the Lord Mayoral Minute here: North Parramatta Traffic review. 

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.

The Minutes for the Council Meeting can be found here: Minutes - Ordinary Council Meeting Monday 14 April 2025 (see Page 20).

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 draft North-East Planning Investigation Area (NEPIA) Planning Strategy was consulted with the community in 2021 that proposed ideas for how the area could redevelop in the future. As Council’s priority was to finalise the new planning controls for the Parramatta CBD, further work on the NEPIA was paused to commit resources to other elements of the CBD Review which was completed in December 2022.

Council in November 2023 committed to recommencing the NEPIA planning controls.

Shortly after in 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. The State Government’s changes allow residential development up to 29 storeys high creating up to 1800 new dwellings.

In May 2024 Council endorsed the Planning Proposal and draft DCP controls currently on exhibition which considers: 

• the previous community feedback received to the NEPIA Planning Strategy;
   
• the anticipated development along the Parramatta Light Rail Corridor from the Church Street North SEPP;
   
• and the heritage character of the surrounding area.  

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 proposed changes and the supporting exhibition material. 

Following public exhibition, 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; and then a report for a final decision to Council on 14 April 2025 to finalise the Planning Proposal and draft DCP for the NEPIA.  

Next Steps

Council officers will take the next steps to finalise the NEPIA Planning Proposal and DCP. The DCP will come into effect following the finalisation of the changes to the Parramatta LEP 2023. It is anticipated that these changes will occur on or by 18 July 2025 (as per the altered Gateway Determination issued by the State Government on 1 May 2025). 

Get in touch

If you would like to discuss any part of the North-East Planning Investigation Area or need further information, get in touch with our Land Use Planning team on  02 9806 5050