{"id":"nsw:epi-2023-0117","name":"Parramatta Local Environmental Plan 2023","slug":"parramatta-local-environmental-plan-2023","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"117 of 2023","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":180996,"registerId":"nsw-nsw:epi-2023-0117-current","compilationNumber":null,"startDate":"2026-04-05","status":"InForce","reasons":null,"registeredAt":null},"sections":[{"sectionNumber":"Part 1","sectionType":"part","heading":"Preliminary","content":"# Part 1 Preliminary\n\nPart 1 Preliminary","sortOrder":0},{"sectionNumber":"1","sectionType":"section","heading":"Name of Plan","content":"#### 1 Name of Plan\n\n1.1 Name of Plan\n\n> This Plan is [Parramatta Local Environmental Plan 2023](/view/html/inforce/current/epi-2023-0117).","sortOrder":1},{"sectionNumber":"Part 2","sectionType":"part","heading":"Permitted or prohibited development","content":"# Part 2 Permitted or prohibited development\n\nPart 2 Permitted or prohibited development","sortOrder":13},{"sectionNumber":"2","sectionType":"section","heading":"Land use zones","content":"#### 2 Land use zones\n\n2.1 Land use zones\n\n> The land use zones under this Plan are as follows—\n> \n> > Residential Zones\n> \n> > R2 Low Density Residential\n> > \n> > R3 Medium Density Residential\n> > \n> > R4 High Density Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\n> > \n> > E2 Commercial Centre\n> > \n> > E3 Productivity Support\n> > \n> > E4 General Industrial\n> > \n> > E5 Heavy Industrial\n> \n> > Mixed Use Zones\n> \n> > MU1 Mixed Use\n> \n> > Special Purpose Zones\n> \n> > SP1 Special Activities\n> > \n> > SP2 Infrastructure\n> \n> > Recreation Zones\n> \n> > RE1 Public Recreation\n> > \n> > RE2 Private Recreation\n> \n> > Conservation Zones\n> \n> > C2 Environmental Conservation\n> \n> > Waterway Zones\n> \n> > W1 Natural Waterways\n> > \n> > W2 Recreational Waterways","sortOrder":14},{"sectionNumber":"pt","sectionType":"part","heading":"Land Use Table","content":"# pt Land Use Table\n\nLand Use Table\n\nNote—\n\nState environmental planning policies, including the following, may be relevant to development on land to which this Plan applies—\n\n> [State Environmental Planning Policy (Housing) 2021](/view/html/inforce/current/epi-2021-0714)\n\n> [State Environmental Planning Policy (Transport and Infrastructure) 2021](/view/html/inforce/current/epi-2021-0732), Chapter 2—relating to infrastructure facilities, including air transport, correction, education, electricity generating works and solar energy systems, health services, ports, railways, roads, waste management and water supply systems\n\n> [State Environmental Planning Policy (Resources and Energy) 2021](/view/html/inforce/current/epi-2021-0731), Chapter 2\n\n> [State Environmental Planning Policy (Resilience and Hazards) 2021](/view/html/inforce/current/epi-2021-0730), Chapter 3\n\n> [State Environmental Planning Policy (Industry and Employment) 2021](/view/html/inforce/current/epi-2021-0723), Chapter 3\n\n> [State Environmental Planning Policy (Primary Production) 2021](/view/html/inforce/current/epi-2021-0729), Chapter 2\n\n**Land Use tbl:** Am 2025 (207), Sch 1\\[1\\]; 2025 (386), Sch 1\\[1\\].\n\nZone R2 Low Density Residential\n\nZone R3 Medium Density Residential\n\nZone R4 High Density Residential\n\nZone E1 Local Centre\n\nZone E2 Commercial Centre\n\nZone E3 Productivity Support\n\nZone E4 General Industrial\n\nZone E5 Heavy Industrial\n\nZone MU1 Mixed Use\n\nZone SP1 Special Activities\n\nZone SP2 Infrastructure\n\nZone RE1 Public Recreation\n\nZone RE2 Private Recreation\n\nZone C2 Environmental Conservation\n\nZone W1 Natural Waterways\n\nZone W2 Recreational Waterways","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Bed and breakfast accommodation; Building identification signs; Business identification signs; Centre-based child care facilities; Community facilities; Dual occupancies; Dwelling houses; Educational establishments; Emergency services facilities; Environmental protection works; Exhibition homes; Exhibition villages; Flood mitigation works; Group homes; Home-based child care; Home businesses; Home industries; Hostels; Neighbourhood shops; Oyster aquaculture; Pond-based aquaculture; Public administration buildings; Recreation areas; Recreation facilities (outdoor); Respite day care centres; Roads; School-based child care; Seniors housing; Tank-based aquaculture; Water recycling facilities","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Any development not specified in item 2 or 3","sortOrder":34},{"sectionNumber":"Part 3","sectionType":"part","heading":"Exempt and complying development","content":"# Part 3 Exempt and complying development\n\nPart 3 Exempt and complying development","sortOrder":95},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":99},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":111},{"sectionNumber":"5","sectionType":"section","heading":"Relevant acquisition authority","content":"#### 5 Relevant acquisition authority\n\n5.1 Relevant acquisition authority\n\n> > (1) The objective of this clause is to identify, for the purposes of section 3.15 of the Act, the authority of the State that will be the relevant authority to acquire land reserved for certain public purposes if the land is required to be acquired under Division 3 of Part 2 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022) (the owner-initiated acquisition provisions).\n> > \n> > Note—\n> > \n> > If the landholder will suffer hardship if there is any delay in the land being acquired by the relevant authority, section 23 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022) requires the authority to acquire the land.\n> \n> > (2) The authority of the State that will be the relevant authority to acquire land, if the land is required to be acquired under the owner-initiated acquisition provisions, is the authority of the State specified below in relation to the land shown on the [Land Reservation Acquisition Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> > | Zone SP2 Infrastructure and marked “Local road” | Council |\n> > | Zone SP2 Infrastructure and marked “Carpark” | Council |\n> > | Zone SP2 Infrastructure and marked “Drainage” | Sydney Water Corporation |\n> > | Zone SP2 Infrastructure and marked “Educational establishment” | Department of Education |\n> > | Zone SP2 Infrastructure and marked “School” | Department of Education |\n> > | Zone SP2 Infrastructure and marked “Public Transport Corridor” | Transport for NSW |\n> > | Zone R2 Low Density Residential and marked “Local road widening” | Council |\n> > | Zone E1 Local Centre and marked “Local road widening” | Council |\n> > | Zone E2 Commercial Centre and marked “Local road widening” | Council |\n> > | Zone E3 Productivity Support and marked “Local road widening” | Council |\n> > | Zone MU1 Mixed Use and marked “Local road widening” | Council |\n> > | Zone C2 Environmental Conservation and marked “Local environmental conservation” | Council |\n> > | Zone E2 Commercial Centre and marked “Regional cycleway” | Council |\n> > | Zone MU1 Mixed Use and marked “Regional cycleway” | Council |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.\n> \n> **cl 5.1:** Am 2023 (117), Sch 7\\[1\\]; 2024 (158), Sch 1\\[1\\].","sortOrder":112},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":139},{"sectionNumber":"6","sectionType":"section","heading":"Acid sulfate soils","content":"#### 6 Acid sulfate soils\n\n6.1 Acid sulfate soils\n\n> > (1) The objective of this clause is to ensure development does not disturb, expose or drain acid sulfate soils and cause environmental damage.\n> \n> > (2) Development consent is required for the carrying out of works described in the table to this subclause on land shown on the [Acid Sulfate Soils Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023) as being of the class specified for those works.\n> > \n> > | Class of land | Works |\n> > | 1 | Any works |\n> > | 2 | Works below the natural ground surfaceWorks by which the watertable is likely to be lowered |\n> > | 3 | Works more than 1m below the natural ground surfaceWorks by which the watertable is likely to be lowered more than 1m below the natural ground surface |\n> > | 4 | Works more than 2m below the natural ground surfaceWorks by which the watertable is likely to be lowered more than 2m below the natural ground surface |\n> > | 5 | Works within 500m of adjacent Class 1, 2, 3 or 4 land that is below 5m Australian Height Datum and by which the watertable is likely to be lowered below 1m Australian Height Datum on adjacent Class 1, 2, 3 or 4 land |\n> \n> > (3) Development consent must not be granted under this clause for the carrying out of works unless an acid sulfate soils management plan has been—\n> > \n> > > (a) prepared for the proposed works in accordance with the Acid Sulfate Soils Manual, and\n> > \n> > > (b) provided to the consent authority.\n> \n> > (4) Development consent is not required under this clause for the carrying out of works if—\n> > \n> > > (a) a preliminary assessment of the proposed works prepared in accordance with the Acid Sulfate Soils Manual indicates that an acid sulfate soils management plan is not required for the works, and\n> > \n> > > (b) the preliminary assessment has been provided to the consent authority, and\n> > \n> > > (c) the consent authority has confirmed the preliminary assessment by written notice to the person proposing to carry out the works.\n> \n> > (5) Development consent is not required under this clause for the carrying out of the following works by a public authority, including ancillary work such as excavation, construction of access ways or the supply of power—\n> > \n> > > (a) emergency work, involving the repair or replacement of the works of the public authority, required to be carried out urgently because the works—\n> > > \n> > > > (i) have been damaged, or\n> > > \n> > > > (ii) have ceased to function, or\n> > > \n> > > > (iii) pose a risk to the environment or to public health and safety,\n> > \n> > > (b) routine maintenance work involving the periodic inspection, cleaning, repair or replacement of the works of the public authority, other than work involving the disturbance of more than 1 tonne of soil,\n> > \n> > > (c) work that costs less than $20,000, other than drainage work.\n> \n> > (6) Development consent is not required under this clause to carry out works that—\n> > \n> > > (a) involve the disturbance of less than 1 tonne of soil, and\n> > \n> > > (b) are not likely to lower the watertable.","sortOrder":140},{"sectionNumber":"Part 7","sectionType":"part","heading":"Additional local provisions—Parramatta City Centre","content":"# Part 7 Additional local provisions—Parramatta City Centre\n\nPart 7 Additional local provisions—Parramatta City Centre","sortOrder":167},{"sectionNumber":"Division 1","sectionType":"division","heading":"Preliminary","content":"## Division 1 Preliminary\n\nDivision 1 Preliminary","sortOrder":168},{"sectionNumber":"7","sectionType":"section","heading":"Land to which Part applies","content":"#### 7 Land to which Part applies\n\n7.1 Land to which Part applies\n\n> > (1) This Part applies to land in Parramatta City Centre.\n> \n> > (2) A provision in this Part prevails over another provision of this Plan to the extent of an inconsistency.","sortOrder":169},{"sectionNumber":"Division 2","sectionType":"division","heading":"Development standards generally","content":"## Division 2 Development standards generally\n\nDivision 2 Development standards generally","sortOrder":171},{"sectionNumber":"Division 3","sectionType":"division","heading":"Design excellence","content":"## Division 3 Design excellence\n\nDivision 3 Design excellence","sortOrder":181},{"sectionNumber":"Division 4","sectionType":"division","heading":"Car parking","content":"## Division 4 Car parking\n\nDivision 4 Car parking","sortOrder":186},{"sectionNumber":"Division 5","sectionType":"division","heading":"Provisions for Parramatta City Centre other than “Area A”","content":"## Division 5 Provisions for Parramatta City Centre other than “Area A”\n\nDivision 5 Provisions for Parramatta City Centre other than “Area A”","sortOrder":192},{"sectionNumber":"Division 6","sectionType":"division","heading":"Site specific provisions","content":"## Division 6 Site specific provisions\n\nDivision 6 Site specific provisions","sortOrder":203},{"sectionNumber":"Part 8","sectionType":"part","heading":"Additional local provisions—Carter Street Precinct","content":"# Part 8 Additional local provisions—Carter Street Precinct\n\nPart 8 Additional local provisions—Carter Street Precinct","sortOrder":222},{"sectionNumber":"8","sectionType":"section","heading":"Carter Street Precinct development framework","content":"#### 8 Carter Street Precinct development framework\n\n8.1 Carter Street Precinct development framework\n\n> Development consent must not be granted to development in the Carter Street Precinct unless the consent authority has considered the Carter Street Precinct Development Framework published by the Department on 18 December 2020.","sortOrder":223},{"sectionNumber":"Part 9","sectionType":"part","heading":"Additional local provisions—Melrose Park Precinct","content":"# Part 9 Additional local provisions—Melrose Park Precinct\n\nPart 9 Additional local provisions—Melrose Park Precinct\n\n**pt 9:** Ins 2023 (117), Sch 7\\[3\\].","sortOrder":235},{"sectionNumber":"9","sectionType":"section","heading":"Application of part","content":"#### 9 Application of part\n\n9.1A Application of part\n\n> This part does not apply to land in Melrose Park North, other than land identified as “Area 1” or “Area 4” on the [Key Sites Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023), until 30 June 2026.\n> \n> **cl 9.1A:** Ins 2023 (117), Sch 7\\[3\\]. Am 2023 (606), Sch 1\\[1\\]; 2024 (186), Sch 1; 2025 (169), Sch 1\\[1\\]; 2025 (316), Sch 1\\[3\\].","sortOrder":236},{"sectionNumber":"Schedule 1","sectionType":"schedule","heading":"Additional permitted uses","content":"# Schedule 1 Additional permitted uses\n\nSchedule 1 Additional permitted uses\n\n(Clause 2.5)\n\n**sch 1:** Am 2023 (117), Sch 7\\[4\\]; 2023 (310), Sch 1\\[3\\]; 2023 (365), cl 5; 2024 (484), Sch 1\\[1\\] \\[2\\]; 2025 (645), Sch 1\\[8\\].","sortOrder":242},{"sectionNumber":"10","sectionType":"section","heading":"Use of certain land at 175 Burnett Street, Mays Hill","content":"#### 10 Use of certain land at 175 Burnett Street, Mays Hill\n\n10 Use of certain land at 175 Burnett Street, Mays Hill\n\n> > (1) This clause applies to land identified as “10” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the purposes of boarding houses is permitted with development consent.","sortOrder":252},{"sectionNumber":"10A","sectionType":"section","heading":"Use of certain land at Melrose Park South","content":"#### 10A Use of certain land at Melrose Park South\n\n10A Use of certain land at Melrose Park South\n\n> > (1) This clause applies to land identified as “10A” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the purposes of food and drink premises is permitted with development consent.","sortOrder":253},{"sectionNumber":"11","sectionType":"section","heading":"Use of certain land at North Parramatta","content":"#### 11 Use of certain land at North Parramatta\n\n11 Use of certain land at North Parramatta\n\n> > (1) This clause applies to land identified as “11” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) office premises,\n> > \n> > > (b) restaurants or cafes.","sortOrder":254},{"sectionNumber":"12","sectionType":"section","heading":"Use of certain land at 16 Masons Drive, North Parramatta","content":"#### 12 Use of certain land at 16 Masons Drive, North Parramatta\n\n12 Use of certain land at 16 Masons Drive, North Parramatta\n\n> > (1) This clause applies to land identified as “12” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) The use of no more than 10 rooms in Yurora House for hotel or motel accommodation is permitted with development consent.","sortOrder":255},{"sectionNumber":"13","sectionType":"section","heading":"Use of certain land at 64 Victoria Road, North Parramatta","content":"#### 13 Use of certain land at 64 Victoria Road, North Parramatta\n\n13 Use of certain land at 64 Victoria Road, North Parramatta\n\n> > (1) This clause applies to land identified as “13” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the purposes of take away food and drink premises is permitted with development consent if the gross floor area of the premises does not exceed 100m2.","sortOrder":256},{"sectionNumber":"14","sectionType":"section","heading":"Use of certain land at 1 Windsor Road, North Rocks","content":"#### 14 Use of certain land at 1 Windsor Road, North Rocks\n\n14 Use of certain land at 1 Windsor Road, North Rocks\n\n> > (1) This clause applies to land identified as “14” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the purposes of retail premises is permitted with development consent if—\n> > \n> > > (a) the premises are primarily used to sell groceries, foodstuffs and liquor, and\n> > \n> > > (b) the development will not result in more than 3,800m2 of the gross floor area of all buildings on the land being used for retail premises.","sortOrder":257},{"sectionNumber":"15","sectionType":"section","heading":"Use of certain land at 4–6 Barden Street, Northmead","content":"#### 15 Use of certain land at 4–6 Barden Street, Northmead\n\n15 Use of certain land at 4–6 Barden Street, Northmead\n\n> > (1) This clause applies to land identified as “15” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) business premises,\n> > \n> > > (b) medical centres,\n> > \n> > > (c) office premises.","sortOrder":258},{"sectionNumber":"16","sectionType":"section","heading":"Use of certain land at Parramatta","content":"#### 16 Use of certain land at Parramatta\n\n16 Use of certain land at Parramatta\n\n> > (1) This clause applies to land identified as “16” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) light industries that carry out research and development on a commercial basis,\n> > \n> > > (b) office premises.","sortOrder":259},{"sectionNumber":"17","sectionType":"section","heading":"Use of certain land at Argyle Street, Parramatta","content":"#### 17 Use of certain land at Argyle Street, Parramatta\n\n17 Use of certain land at Argyle Street, Parramatta\n\n> > (1) This clause applies to land identified as “17” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023), known as the Parramatta Transport Interchange.\n> \n> > (2) Development for the purposes of a single residential flat building is permitted with development consent if—\n> > \n> > > (a) no more than 40% of the gross floor area of the building is used for residential accommodation, and\n> > \n> > > (b) at least 40% of the gross floor area of the building is used for retail premises or business premises, or both.\n> \n> > (3) This clause does not apply to the erection of a new building if the floor space ratio of the building exceeds 6:1.","sortOrder":260},{"sectionNumber":"18","sectionType":"section","heading":"Use of certain land at George Street and 1 Purchase Street, Parramatta","content":"#### 18 Use of certain land at George Street and 1 Purchase Street, Parramatta\n\n18 Use of certain land at George Street and 1 Purchase Street, Parramatta\n\n> > (1) This clause applies to land identified as “18” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) centre-based child care facilities,\n> > \n> > > (b) community facilities,\n> > \n> > > (c) function centres,\n> > \n> > > (d) office premises,\n> > \n> > > (e) restaurants or cafes.","sortOrder":261},{"sectionNumber":"19","sectionType":"section","heading":"Use of certain land at 111–113 Victoria Road, Parramatta","content":"#### 19 Use of certain land at 111–113 Victoria Road, Parramatta\n\n19 Use of certain land at 111–113 Victoria Road, Parramatta\n\n> > (1) This clause applies to land identified as “19” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the purposes of commercial premises is permitted with development consent.","sortOrder":262},{"sectionNumber":"20","sectionType":"section","heading":"Use of certain land at Grand Avenue, Rosehill","content":"#### 20 Use of certain land at Grand Avenue, Rosehill\n\n20 Use of certain land at Grand Avenue, Rosehill\n\n> > (1) This clause applies to land identified as “20” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) office premises,\n> > \n> > > (b) shops.","sortOrder":263},{"sectionNumber":"21","sectionType":"section","heading":"Use of certain land at 108 Silverwater Road, Silverwater","content":"#### 21 Use of certain land at 108 Silverwater Road, Silverwater\n\n21 Use of certain land at 108 Silverwater Road, Silverwater\n\n> > (1) This clause applies to land identified as “21” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the purposes of office premises is permitted with development consent if—\n> > \n> > > (a) the development is carried out in an existing building, and\n> > \n> > > (b) the gross floor area of the building, immediately before 18 June 2020, was not less than 2,000m2.","sortOrder":264},{"sectionNumber":"22","sectionType":"section","heading":"Use of certain land at Wentworth Point","content":"#### 22 Use of certain land at Wentworth Point\n\n22 Use of certain land at Wentworth Point\n\n> > (1) This clause applies to land identified as “22” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) boat building and repair facilities,\n> > \n> > > (b) boat launching ramps,\n> > \n> > > (c) boat sheds,\n> > \n> > > (d) marinas.","sortOrder":265},{"sectionNumber":"23","sectionType":"section","heading":"Use of certain land at 195 Church Street, Parramatta","content":"#### 23 Use of certain land at 195 Church Street, Parramatta\n\n23 Use of certain land at 195 Church Street, Parramatta\n\n> > (1) This clause applies to land identified as “23” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the purposes of car parks is permitted with development consent.","sortOrder":266},{"sectionNumber":"24","sectionType":"section","heading":"Use of certain land at 263–281 Pennant Hills Road, Carlingford","content":"#### 24 Use of certain land at 263–281 Pennant Hills Road, Carlingford\n\n24 Use of certain land at 263–281 Pennant Hills Road, Carlingford\n\n> > (1) This clause applies to land identified as “24” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/parramatta-local-environmental-plan-2023).\n> \n> > (2) Development for the purposes of business premises, food and drink premises and shops is permitted with development consent.\n> \n> > (3) The maximum gross floor area of the parts of buildings used for the following purposes is 2,600m2—\n> > \n> > > (a) business premises,\n> > \n> > > (b) food and drink premises,\n> > \n> > > (c) recreation facilities (indoor),\n> > \n> > > (d) shops.","sortOrder":267},{"sectionNumber":"25","sectionType":"section","heading":"Use of land at 63 and 83 Church Street, Parramatta","content":"#### 25 Use of land at 63 and 83 Church Street, Parramatta\n\n25 Use of land at 63 and 83 Church Street, Parramatta\n\n> > (1) This clause applies to the following land—\n> > \n> > > (a) Lot 100, DP 1249271, 83 Church Street, Parramatta,\n> > \n> > > (b) Lot 102, DP 1249271, 63 Church Street, Parramatta.\n> \n> > (2) Development for the purposes of residential flat buildings is permitted with development consent.\n> \n> > (3) Subclause (2) does not apply unless the consent authority is satisfied that development for the purposes of residential flat buildings, other than the following when located in the basement of a building, will not be carried out on land in Zone E2 Commercial Centre—\n> > \n> > > (a) parking spaces for vehicles,\n> > \n> > > (b) storage cages used to store the personal items of residents.","sortOrder":268},{"sectionNumber":"Schedule 2","sectionType":"schedule","heading":"Exempt development","content":"# Schedule 2 Exempt development\n\nSchedule 2 Exempt development\n\n(Clause 3.1)\n\nNote 1—\n\n[State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572) specifies exempt development under that Policy. The Policy has State-wide application. This Schedule contains additional exempt development not specified in that Policy.\n\nNote 2—\n\nExempt development may be carried out without the need for development consent under the Act. Such development is not exempt from any approval, licence, permit or authority that is required under any other Act and adjoining owners’ property rights and the common law still apply.","sortOrder":269},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Signage—bus shelter advertising","content":"#### sch.2-sec Signage—bus shelter advertising\n\nSignage—bus shelter advertising\n\n> Must be located on or in a bus shelter owned or managed by Council.","sortOrder":270},{"sectionNumber":"Schedule 3","sectionType":"schedule","heading":"Complying development","content":"# Schedule 3 Complying development\n\nSchedule 3 Complying development\n\n(Clause 3.2)\n\nNote—\n\n[State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572) specifies complying development and the complying development conditions for that development under that Policy. The Policy has State-wide application. This Schedule contains additional complying development not specified in that Policy.","sortOrder":271},{"sectionNumber":"sch.3-sec","sectionType":"section","heading":"General conditions","content":"#### sch.3-sec General conditions\n\nGeneral conditions\n\n> Any development specified in Part 1 is subject to the same conditions set out in Schedule 6 to [State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572).","sortOrder":274},{"sectionNumber":"Schedule 4","sectionType":"schedule","heading":"Classification and reclassification of public land","content":"# Schedule 4 Classification and reclassification of public land\n\nSchedule 4 Classification and reclassification of public land\n\n(Clause 5.2)","sortOrder":275},{"sectionNumber":"Schedule 5","sectionType":"schedule","heading":"Environmental heritage","content":"# Schedule 5 Environmental heritage\n\nSchedule 5 Environmental heritage\n\n(clause 5.10)\n\n**sch 5:** Am 2024 (492), Sch 1; 2025 (207), Sch 1\\[6\\] \\[7\\]; 2025 (470), Sch 1\\[1\\] \\[2\\].","sortOrder":279},{"sectionNumber":"Schedule 6","sectionType":"schedule","heading":"Pond-based and tank-based aquaculture","content":"# Schedule 6 Pond-based and tank-based aquaculture\n\nSchedule 6 Pond-based and tank-based aquaculture\n\n(Clause 5.19)","sortOrder":283},{"sectionNumber":"Schedule 7","sectionType":"schedule","heading":null,"content":"# Schedule 7\n\nSchedule 7 (Repealed)\n\n**sch 7:** Am 2023 (338), cl 5(1) (2). Rep 2023 (117), Sch 7\\[6\\].","sortOrder":301}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"flash_summary":{"complexity_score":9,"scope_assessment":{"changed":true,"description":"This Plan goes beyond a simple recitation of zone rules and consolidates multiple former local environmental plans into a single, highly prescriptive instrument with many new precinct‑level, site‑specific and incentive‑based controls. Compared with a generic LEP whose core purpose is to set zones and basic development standards, this version: (a) embeds detailed Parramatta City Centre controls (tiered FSR/height formulas, sun‑access protections, mandatory design excellence and competitive design processes); (b) adds novel incentive mechanisms (additional FSR/height in return for commercial floor area, public open space dedication or sustainability performance, and parking‑reduction bonuses tied to increased height/FSR); (c) introduces substantial sustainability performance thresholds for high‑density development (clause 7.25); and (d) imposes many bespoke site constraints and quantitative caps (Melrose Park dwelling caps, precinct GFA caps, specific site commercial minima). These additions expand the Plan’s role from applying uniform local development standards to actively allocating and trading development potential across mapped sites and precincts, increasing its regulatory reach and the kinds of trade‑offs it governs."},"complexity_factors":["Comprehensive consolidation: repeals multiple predecessor LEPs and blends many prior site‑specific rules (cl 1.8 and Schedule notes).","Extensive mapping regime: multiple named maps (Land Zoning, Height of Buildings, Floor Space Ratio, Additional Local Provisions, Key Sites, Special Provisions Area, Heritage Map, Sun Access Protection Map, Active Frontages Map, Natural Resources Map, etc.) with many provisions tied to those maps (clause 1.7 and numerous site clauses).","Large number of defined terms and local definitions in Part 7 (e.g. additional GFA, applicable FSR, car parking formula) and cross‑references to State policies and external manuals (clause 7.2, cl 1.9, cl 5.21(5)).","Highly conditional development standards: tiered FSR/height tables keyed to site area and site identification, with formulaic calculations (clause 7.3, 7.4, 4.4A).","Numerous exceptions and incentives: multiple places allow extra FSR/height subject to design excellence, commercial use, public open space dedication, or sustainability targets (clauses 7.5, 7.15, 7.25, 4.4A).","Design governance layers: mandatory design advisory panels, competitive design processes and design excellence tests across many thresholds (clauses 6.13, 7.14, Part 9 for Melrose Park).","Site‑specific provisions: dozens of site and precinct clauses (e.g. 7.29–7.46, Part 8 and Part 9) each with bespoke numeric caps or use mixes, increasing interpretative complexity.","Extensive heritage listing: Schedule 5 lists hundreds of heritage items and many conservation areas and archaeological sites, triggering special consent and assessment regimes (clause 5.10 and Schedule 5).","Multiple cross‑agency concurrence and procedural conditions: Transport for NSW, Planning Secretary concurrence for large precincts, and other statutory interfaces (clauses 5.1, 6.24, 8.3, 9.5)."],"plain_english_summary":"**What this instrument is, mechanically**\n\n- This is the Parramatta Local Environmental Plan 2023 (the Plan). It replaces and consolidates earlier local environmental plans that applied to land in the City of Parramatta (see repeal and savings provisions) and sets the legal rules for what land can be used for, how land may be developed, and what standards apply. (See clauses 1.1, 1.8, 1.8A.)\n\n- The Plan:\n  - divides the local government area into land-use zones and maps those zones (clause 2.1–2.3 and Land Zoning Map);\n  - lists the uses allowed in each zone and whether they require development consent, are exempt or are prohibited (Land Use Table and Schedules 2–3);\n  - fixes principal development standards such as minimum lot sizes (clause 4.1 series), height limits (clause 4.3 and Height of Buildings Map) and floor space ratios (FSR) (clause 4.4 and Floor Space Ratio Map);\n  - provides many site‑specific and precinct provisions (Parts 7–9 and multiple clauses in Part 6) for Parramatta City Centre, Carter Street, Melrose Park and other identified sites; and\n  - contains environmental, heritage and infrastructure controls (see clauses on biodiversity 6.3, riparian land 6.4, stormwater 6.5, foreshore 6.6, heritage 5.10, flood planning 5.21).\n\n- The Plan also contains procedural and cross‑cutting rules: maps prevail as amended when adopted (clause 1.7); State environmental planning policies prevail where they do (clause 1.9); the Council is the consent authority except where the Act provides otherwise (clause 1.6); and some private covenants and agreements are suspended to the extent necessary to allow development consistent with the Plan (clause 1.9A).\n\n**Who this affects**\n\n- Private landowners and developers in the City of Parramatta: the Plan defines what they may do on their land (what uses are permitted, development standards, exemptions, and site‑specific conditions) and what approvals they must obtain.\n\n- The Council (consent authority) and other public authorities (e.g. Transport for NSW, Planning Secretary for some precincts) that make or are asked for consents, give concurrence, or implement development control plans (see clauses 5.1, 5.1A, 7.3, 9.5 and various site clauses).\n\n- Residents and neighbours: the Plan sets controls (e.g. setbacks, heritage protections, flood and bushland protections, limits on overshadowing of identified public spaces) that shape amenity and local outcomes (see clauses 7.7 sun access, 6.13/7.13 design excellence, 6.3 biodiversity).\n\n- Infrastructure providers and utilities: the Plan requires essential services to be available before consent (clause 6.7) and requires concurrence or consultation with Transport for NSW and other agencies for certain sites (multiple site clauses).\n\n**Why it matters — stated aims and how the legal mechanics pursue them**\n\n- Stated aims: the Plan explicitly says it aims to set local environmental planning provisions for Parramatta and lists aims including supporting arts/culture, protecting natural and cultural heritage, managing flood and bushfire risk, encouraging ecologically sustainable development, enabling housing and employment, and protecting road system operations (clause 1.2).\n\n- How the Plan pursues those aims (mechanics):\n  - Zoning and the Land Use Table steer where housing, industry, shops and mixed uses may occur (Part 2, Land Use Table).\n  - Height and FSR controls (clauses 4.3, 4.4 and Part 7 for Parramatta City Centre) and site‑specific exceptions/incentives (e.g. additional FSR or height where design excellence and commercial uses are provided — clauses 7.15, 7.5, 7.26) steer density and built form.\n  - Design excellence and competitive design processes (clause 6.13 and Part 7 Division 3) are mandatory for many tall or high‑value projects and may be prerequisites for additional height or FSR (clauses 7.14–7.15).\n  - Environment and heritage protections (clauses 6.3–6.6 and clause 5.10, plus Schedule 5 heritage lists) require assessment, conservation plans or consent for work affecting biodiversity, riparian lands or heritage items.\n  - Infrastructure and parking rules (Division 4 of Part 7, clauses 7.16–7.20 and Part 8 clauses on parking incentives) reduce or cap parking supply, provide incentives for lower parking, and set formulas for maximum parking per use.\n\n**Costs, incentives, trade‑offs and likely behavioural effects (practical test of the stated aims)**\n\n- Who pays: costs fall primarily on landowners/developers. Specific costs include meeting higher design and sustainability standards (design competitions, design advisory panels, BASIX / energy/water performance requirements in clause 7.25), preparing development control plans or heritage management documents, and (where required) dedicating land for public open space to unlock additional FSR (clause 4.4A(5)–(6)). Public authorities bear costs of reviewing complex applications and implementing public domain works.\n\n- Incentives built into the Plan: additional FSR or height is available in many locations when specific public benefits or conditions are met — for example: commercial floor space minimums, design excellence winners, meeting high‑performance energy/water targets, provision of public open space, or reduced residential parking (clauses 7.5, 7.15, 7.25, 8.5, 7.26). Those clauses shift value toward projects that deliver design excellence, commercial activity, sustainability outcomes or public amenities.\n\n- Trade‑offs and substitution effects: the Plan prioritises higher density and tall buildings in identified precincts (Parramatta City Centre and specific “Areas”) while protecting certain heritage, open space and foreshore lands. That creates a transfer of development potential to defined sites and may increase land values and development activity in those precincts while constraining other areas (see Part 7 Special Provisions Area maps and site clauses such as 7.33, 7.34, 7.35). Developers may substitute residential floor area for commercial floor area in some places only if they meet the specified conditions.\n\n- Compliance burden and bureaucratic discretion: the Plan imposes many discretionary tests (e.g. Council must be satisfied about suitability, design excellence, heritage impacts, flood compatibility). Those tests create administrative workload and give the consent authority (the Council) and other agencies (e.g. Transport for NSW; Planning Secretary concurrence under clause 9.5 for Melrose Park) significant decision‑making discretion. Mandatory design competitions and advisory panels for many large projects increase upfront costs and process complexity (clauses 6.13, 7.14, 9.3).\n\n- Concentrated benefits and risks of capture: additional FSR and height incentives are concentrated — they mainly benefit owners of identified key sites or large consolidated parcels that can meet the conditions. That structure can advantage parties able to invest in design processes, assemble sites and meet sustainability and public‑benefit conditions.\n\n- Implementation risk: the Plan relies heavily on multiple maps, site‑specific development control plans and cooperation with other agencies. Errors in mapping or delay in preparing required DCPs or securing agency concurrence (e.g. Transport for NSW) could delay projects or create ambiguity (see clauses 1.7, 6.23, 8.3 and many site clauses requiring DCPs).\n\n**Notable specific regulatory tools and limits**\n\n- Repeal and savings: older local environmental plans applying to Parramatta are repealed; development applications made before the Plan’s commencement are generally decided under the pre‑existing instrument (clause 1.8, 1.8A).\n\n- Suspension of private covenants: certain covenants that would otherwise prevent development consistent with the Plan are suspended to the extent necessary, with express exclusions such as Council’s own covenants, biodiversity certifications and planning agreements (clause 1.9A).\n\n- Canal estates are expressly prohibited (clause 2.9).\n\n- Heritage and archaeological controls: demolition or alteration of listed heritage items or excavation of archaeological sites requires consent and, in particular circumstances, notification of the Heritage Council or local Aboriginal communities (clause 5.10 and Schedule 5).\n\n- Parramatta City Centre has a dense set of bespoke rules: graduated FSR rules depending on site area and site category (clause 7.3–7.5), sun‑access protection for key public spaces (clause 7.7), mandatory design excellence processes (7.12–7.15), car parking formulas and caps (7.16–7.20), and many site‑specific floor area and use mix requirements (Part 7 Division 6 site clauses).\n\n**Bottom‑line practical effect**\n\n- The Plan is a comprehensive, mapped legal instrument that prescribes where and how land in Parramatta may be used and developed. It centralises development potential into mapped precincts, adds detailed design, sustainability and heritage controls, creates conditional incentives (additional FSR/height) where public benefits are provided, and raises compliance and process requirements for larger or sensitive developments. That changes the economic incentives facing landowners and developers (who must meet specified conditions to access higher density) and gives the Council and certain State agencies substantial decision‑making discretion about major developments."},"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The volume and frequency of amendments (28+ versions in under 3 years) strongly indicates that the plan's scope has evolved considerably from its original March 2023 form. This pattern is consistent with NSW government housing supply reforms, rezoning of specific sites, and the introduction of Transport Oriented Development policies that have progressively altered height limits, permitted uses, and development standards across the Parramatta area. The document provided does not contain the substantive provisions, only the version history metadata, so a definitive analysis of specific scope changes is not possible from this text alone."},"complexity_factors":["Standard instrument LEP format incorporates extensive state-mandated provisions by reference, creating a multi-layered legal framework requiring cross-referencing with the Environmental Planning and Assessment Act 1979 and associated regulations","28+ amendments since March 2023 mean the current version of the plan may differ substantially from what was originally enacted, requiring careful attention to version history for development applications lodged at different times","Land use zoning tables and development standards (height, floor space ratio, lot size) vary significantly parcel-by-parcel and require reference to separate zoning maps not reproduced in the text itself","Interaction with State Environmental Planning Policies (SEPPs) — state-level planning rules that can override or supplement the LEP — adds complexity that cannot be understood from the LEP alone","Heritage provisions, biodiversity overlays, flood planning areas, and other site-specific overlays create multiple intersecting layers of regulation that may apply simultaneously to a single property","Rapid pace of amendment (sometimes multiple times per month) creates a moving target for anyone trying to understand their rights at a particular point in time","Applies across a large and diverse local government area encompassing Parramatta CBD, suburban residential areas, industrial precincts, and waterway corridors — each with different rules"],"plain_english_summary":"The Parramatta Local Environmental Plan 2023 is the legal planning rulebook for the City of Parramatta: it sets what land can be used for and what can be built where, under NSW’s Environmental Planning and Assessment Act 1979 using the statewide standard instrument. It directly affects property owners, residents, developers, businesses and the broader community — determining approvals, development limits and protections — and has been amended repeatedly since its March 2023 commencement."},"flash_summary_failed":{"failed":true,"reason":"Unauthenticated. Configure AI_GATEWAY_API_KEY or use a provider module. Learn more: https://ai-sdk.dev/unauthenticated-ai-gateway","source":"analysis-cron"},"kimi_summary":{"_metrics":{"completionTokens":694},"content_quality":"ok","complexity_score":9,"scope_assessment":{"changed":false,"description":"This appears to be the original 2023 Plan as enacted. The scope aligns with its stated purpose: consolidating planning controls for the City of Parramatta following council amalgamation. The extensive site-specific provisions for Parramatta City Centre, Carter Street, and Melrose Park reflect the Plan's original intent to manage major urban renewal areas, not scope creep."},"complexity_factors":["Multiple overlapping zone systems (residential, employment, mixed use, special purpose, recreation, conservation, waterway)","Extensive cross-referencing to maps (Height of Buildings Map, Floor Space Ratio Map, Lot Size Map, Heritage Map, Natural Resources Map, etc.)","Site-specific provisions with unique rules for individual addresses or precincts (Parts 6–9)","Nested conditional logic — many clauses have multiple exceptions, thresholds, and formulae (e.g., floor space ratio calculations vary by site area, zone, and whether competitive design processes were held)","Heritage protection layered across three schedules (individual items, conservation areas, archaeological sites) with different approval triggers","Multiple savings and transitional provisions preserving rights under repealed instruments","Mathematical formulae for car parking calculations and floor space ratio bonuses","Design excellence requirements with competitive process exemptions and advisory panel triggers","Environmental overlays (flood, biodiversity, riparian, acid sulfate soils) each with separate assessment criteria","Active frontage and ground floor use controls in commercial zones with specified exceptions"],"plain_english_summary":"This is the **Parramatta Local Environmental Plan 2023**, a planning rulebook that controls what can be built and how land can be used across the City of Parramatta in Sydney.\n\n**What it does:**\n- **Zones land** into categories like residential (R2–R4), employment (E1–E5), mixed use (MU1), and conservation (C2) — each with rules about what buildings and activities are allowed\n- **Sets development standards** including maximum building heights, floor space ratios (how much floor area you can build relative to your land size), and minimum lot sizes for subdivision\n- **Protects heritage** — lists hundreds of heritage items and conservation areas where special approval is needed for changes\n- **Controls environmental risks** — includes rules for flood-prone land, bushfire hazards, acid sulfate soils, and biodiversity protection\n- **Promotes design quality** — requires \"design excellence\" for significant buildings, with competitive design processes for major projects\n\n**Who it affects:**\n- Property owners, developers, and builders seeking to develop land\n- Residents in heritage areas or near waterways\n- Businesses in Parramatta City Centre, where additional rules apply for tall buildings and commercial floor space\n\n**Key special areas:**\n- **Parramatta City Centre** (Part 7) — has its own height and floor space rules, sun access protections for parks, and incentives for high-performing sustainable buildings\n- **Carter Street Precinct** (Part 8) — requires design excellence and limits parking\n- **Melrose Park Precinct** (Part 9) — caps total residential floor space and requires Planning Secretary approval for large developments\n\nThe Plan repealed and replaced four older local environmental plans to create one consolidated framework for the whole council area."}},"importantCases":[],"_links":{"self":"/api/acts/parramatta-local-environmental-plan-2023","history":"/api/acts/parramatta-local-environmental-plan-2023/history","analysis":"/api/acts/parramatta-local-environmental-plan-2023/analysis","conflicts":"/api/acts/parramatta-local-environmental-plan-2023/conflicts","importantCases":"/api/acts/parramatta-local-environmental-plan-2023/important-cases","documents":"/api/acts/parramatta-local-environmental-plan-2023/documents"}}